Preparing Your Home to Sell: Repairs, Staging and Disclosures

Buyers decide quickly. Many make up their minds from the listing photos before they ever visit. A home that looks clean, bright and cared for gets more showings and stronger offers. The good news is that most of the best preparation does not cost much. Here is how to get ready, plus the Massachusetts disclosure rules every seller should know.

Start with a walk-through

Walk through your home like a buyer would, starting at the curb. Better yet, ask your agent to do it with you. Make a list of anything that looks worn, broken or cluttered. Then sort it into three groups: must fix, nice to fix, and leave alone.

Repairs that usually pay off

Focus on things a buyer, home inspector or appraiser will notice:

• Leaky faucets, running toilets and slow drains
• Burned-out bulbs, loose outlets and switch plates
• Doors and windows that stick or do not lock
• Peeling paint, water stains and damaged caulk around tubs and sinks
• Missing handrails, loose steps and damaged flooring
• Gutters, downspouts and grading that send water toward the foundation

Fresh paint in neutral colors is one of the most affordable upgrades. Big remodels are a different story. In the 2025 Cost vs. Value report for New England, smaller exterior projects such as a garage door replacement and a steel entry door replacement were among the projects that returned the most of their cost at resale. Large remodels usually return less than they cost. Talk to your agent before starting any big project.

Clean and declutter

A deep clean is the best money you can spend. Clean windows, carpets, grout, appliances and light fixtures. Then declutter:

• Clear kitchen and bathroom counters
• Remove about a third of what is in closets so they look roomy
• Put away family photos, collections and personal items
• Clean out the basement, attic and garage, since buyers look there too
• Remove extra furniture so rooms feel open

If you are downsizing, this is a good time to start sorting what you will keep, sell, donate or give to family.

Staging

Staging means arranging furniture and decor so buyers can picture themselves living in the home. The National Association of REALTORS® 2025 Profile of Home Staging found:

• 83% of buyers’ agents said staging made it easier for buyers to visualize the property as their future home.
• 29% of sellers’ agents reported an increase of 1% to 10% in the dollar value offered.
• 49% of sellers’ agents said staging reduced time on market.
• The living room, primary bedroom and kitchen were the rooms buyers’ agents considered most important to stage.
• The median cost of a staging service was $1,500, and $500 when the seller’s agent handled it.

You do not need to stage every room. Focus on the living room, primary bedroom and kitchen. For a vacant home, even a few key pieces help buyers understand the size and use of each room. Virtual staging can work for photos, but it should be clearly labeled.

Curb appeal

The front of your home is the first photo and the first impression. Simple steps make a big difference:

• Mow, edge, weed and add fresh mulch
• Trim bushes away from windows and walkways
• Clean or paint the front door, and update the house numbers and light fixture
• Power-wash siding, walkways and decks
• In winter, keep walkways shoveled and salted for showings

Make sure your street number is easy to see. Fire departments ask for that during the smoke certificate inspection too.

Professional photos and video

Most buyers start their search online, so photos matter. Professional photographers use wide-angle lenses, proper lighting and editing that show your home at its best. Many listings also include a video walk-through, drone photos and a floor plan. Before the photo shoot, open the blinds, turn on all the lights, hide cords, trash cans and cleaning products, and put the toilet seats down.

Massachusetts disclosures sellers should know

Buyer beware, with limits

Massachusetts generally follows the rule of caveat emptor, or “buyer beware,” for sellers. There is no required state seller disclosure form, and sellers are not required to volunteer every issue. But you must answer buyers’ questions truthfully, and any information you give, including on a seller’s statement of property condition, must be accurate. Lying or hiding a problem can create legal liability even after closing.

Real estate agents have a higher duty. Under consumer protection law (M.G.L. Chapter 93A), licensees must disclose known material facts that could affect a buyer’s decision, and they cannot ignore defects that should be reasonably apparent to them. So if you tell your agent about a problem, expect it to be disclosed.

Required in specific cases

• Lead paint (homes built before 1978): before the buyer signs a Purchase and Sale Agreement, you and your agent must give the Massachusetts Property Transfer Lead Paint Notification, share any lead inspection reports or Letters of Compliance, disclose what you know about lead in the home, and sign the certification. Federal law also requires a lead disclosure for pre-1978 homes.
• Septic systems: if the home has a septic system, disclose it and plan for the Title 5 inspection.
• Smoke and CO alarms: you need a certificate of compliance from the fire department. Check that alarms are working, in the right places and not expired. In Wellesley, for example, smoke alarms older than 10 years and CO alarms older than 7 years must be replaced.

How Luis can help

Luis Tejada and our team can walk through your home with you, suggest which fixes are worth it, and coordinate photos and staging, in English or Spanish. Book a free 15-minute call or request your home value to get started. You can also see our full step-by-step selling guide.