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, or want a professional opinion of value in writing? Our $300 BPO Appraisal gives you a full comparable sales analysis and a market value opinion, typically within a week — a smart step before you set your list price.
Learn about the BPO AppraisalIndiana Seller Disclosures
Indiana requires specific disclosures for most residential sales. This is a starting point, not legal advice — we'll confirm the exact requirements for your property and transaction as part of your coordination.
- Indiana Sales Disclosure Form — filed with the county assessor at closing for most residential transfers; your title company will typically prepare this with your input.
- 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.
- Seller's residential real estate sales disclosure obligations — known material defects affecting the property's value should generally be disclosed to buyers; ask us which categories apply to your situation.
- Any known issues with the roof, foundation, systems (electrical, plumbing, HVAC), water intrusion, or past insurance claims related to the property.
- Homeowners association disclosures if the property is part of an HOA, including fees, restrictions, and any pending litigation or assessments.
- Exemptions may apply depending on the type of transfer (e.g., certain family transfers or estate sales) — we'll help confirm what's required for your exact situation.
Ready for the Next Step?
Once your property is ready, price it and get it in front of buyers. Already have a buyer and a price in mind? Skip ahead to the online intake wizard.