Pre-Sale Checklist
Everything Indiana FSBO sellers should handle before listing — what to fix, what to skip, what to gather, and what the law requires.
Repairs: What Moves Value, What Wastes Money
Buyers pay for confidence, not perfection. Focus your time and money on the fixes that remove objections — skip the ones that only please your own taste.
Worth doing
- Fix anything that could flag as a health or safety issue on inspection — active leaks, exposed wiring, missing handrails, broken smoke detectors.
- Repair visible water damage and address its source (roof, gutters, grading) — buyers assume the worst if they see a stain.
- Patch holes, fix sticking doors and windows, and replace burnt-out bulbs — small stuff signals a well-maintained home.
- Service the HVAC system and change filters — a recent service record reassures buyers and inspectors alike.
- Address major curb-appeal issues: peeling exterior paint, an overgrown yard, a broken porch step.
Usually skip
- Full kitchen or bathroom remodels — you rarely recoup the cost, and buyers often prefer to choose their own finishes.
- New roof or HVAC system replacement unless it's already failing — a disclosed age and working condition is usually fine.
- Cosmetic upgrades matched to your personal taste (bold paint colors, unique tile) — neutral is safer and cheaper.
- Landscaping overhauls — a clean, trimmed yard beats an expensive new design most buyers will change anyway.
Decluttering & Staging Basics
You're not decorating for yourself anymore — you're helping a stranger picture their life in your space.
- Remove excess furniture so rooms read as spacious — if a room feels tight, take a piece out.
- Clear countertops, closets, and garages down to about a third full — buyers open closets and judge storage.
- Pack away personal photos, collections, and strong personal decor so buyers can picture their own belongings there.
- Deep clean every room, including carpets, windows, and grout — a spotless home reads as a well-cared-for home.
- Fix lighting: open blinds, use higher-wattage bulbs, and clean fixtures — bright homes photograph and show better.
- Neutralize odors from pets, smoking, or cooking well before your first showing or photo session.
- Tidy the exterior: mow, edge, sweep the porch, and put away yard equipment, hoses, and trash cans.
Documents to Gather Now
Having these ready before you list prevents scrambling later and keeps your closing on schedule.
- Your deed and property legal description (from your closing packet or the county recorder).
- A copy of your property survey, if you have one — buyers and title companies both ask for it.
- Mortgage payoff information — your current loan balance and your lender's payoff request process.
- HOA documents, if applicable: bylaws, current dues, and any special assessments or violations.
- Past inspection reports and records of major repairs or replacements (roof, HVAC, water heater, foundation work).
- Utility and average cost information — many buyers ask, and it builds trust to have it ready.
- Warranty documents for major systems or appliances that will convey with the sale.
- Property tax statements and any exemptions currently applied.
Photos That Actually Sell
Most buyers decide whether to even request a showing based on your photos. Treat this step as non-negotiable.
- Shoot in daylight, ideally mid-morning or late afternoon, with all interior lights turned on.
- Capture every room a buyer will care about: living areas, kitchen, all bedrooms and bathrooms, and any bonus spaces.
- Shoot wide — get corners of rooms in frame (a wide-angle lens or phone ultra-wide mode helps) so spaces feel accurate, not misleading.
- Include exterior shots from multiple angles, plus the yard, driveway, and any standout features (deck, garage, view).
- Finish decluttering and staging before you shoot — photos taken before prep work almost always need a costly reshoot.
- Consider a short walkthrough video or virtual tour in addition to stills — it keeps serious buyers engaged longer.
Pricing Prep
Pricing is the single biggest lever on how fast — and how well — your home sells. Overpricing costs you time; underpricing costs you money.
- Pull recent comparable sales (comps) within your neighborhood from the last 3–6 months, matched on size, condition, and age.
- Adjust your comps for differences — a comp with a finished basement or an extra bathroom isn't a straight comparison.
- Check current active and pending listings nearby to understand your real-time competition, not just closed sales.
- Factor in your own repair and condition realities honestly — buyers and appraisers will.
Not confident in your comps? A $300 broker price opinion is a written view of market value from comparable sales, typically within a week. It is not an appraisal a lender can use.
Learn about the broker price opinionIndiana Seller Disclosures
Indiana uses two different disclosure forms. This is a starting point, not legal advice — we confirm what applies to your property as part of coordination.
- Seller's Residential Real Estate Sales Disclosure — most sellers of a 1–4 unit home complete this form and deliver it before accepting an offer. Exemptions can apply, including some family transfers and some estate sales.
- Sales Disclosure Form — the property-tax form filed at closing. The title company usually prepares it and files it with the county auditor.
- Federal Lead-Based Paint Disclosure — required for any home built before 1978, along with the EPA "Protect Your Family From Lead in Your Home" pamphlet.
- Known issues with the roof, foundation, systems (electrical, plumbing, HVAC), water intrusion, or past insurance claims belong on the seller's condition disclosure.
- Homeowners association disclosures if the property is part of an HOA, including fees, restrictions, and any pending litigation or assessments.
Ready for the Next Step?
Already have a buyer and terms? Start the online wizard. Still preparing? Review the full process first.