What Repairs Should I Fix Before Listing My Naples Home?

Almost every seller I meet asks the same thing before we list: what should I fix first? Fix what a buyer’s inspector and a buyer’s insurance company will flag: the roof, the AC, pool equipment and safety items. Tell buyers what you know. And skip the big remodel, because it rarely pays you back at the closing table. Here is how I walk Naples sellers through home repairs before selling, in the order I would spend the money.

Fix it or disclose it? Start with what you know

In Florida, a seller has to tell the buyer about known problems that materially affect the value of the home and that a buyer cannot easily see. That rule comes from the Florida Supreme Court case Johnson v. Davis (1985), and Florida Realtors explains it here. Since October 1, 2025, Florida law also requires a written flood disclosure at or before the time the contract is signed. It asks whether you know of flooding that damaged the home while you owned it, whether you filed a flood claim, and whether you received any help paying for flood damage. You can read the exact wording in section 689.302 of the Florida Statutes.

So the first question is not “what can I hide with paint?” It is “what do I already know about this house?” Some items are worth fixing. Others are fine to disclose and price in. Either way, buyers find out, and a problem they discover late costs you more leverage than one you put on the table early. If you are unsure what to disclose, talk with a real estate attorney.

Roof and AC come first

A buyer’s insurance company looks at the roof before almost anything else. Florida law says an insurer cannot refuse to write or renew a homeowner’s policy just because of roof age when the roof is less than 15 years old. If it is 15 or older, the homeowner can have it inspected, and if the roof has at least five years of useful life left, age alone cannot be the reason for a no. Roof age is counted from the last full replacement. That is in section 627.7011 of the Florida Statutes.

Citizens, the state-backed insurer, also asks for documentation of at least five years of remaining life on shingle roofs older than 25 years and tile or metal roofs older than 50 years, per its inspections page. What that means for you as a seller:

• Find the roof permit date and any re-roof paperwork now, before a buyer asks.
• Fix active leaks and visible damage. Do not cover them up.
• Have the AC serviced and keep the receipt. A working, maintained system is an easy answer when the buyer’s inspector writes down its age and condition.

Pool equipment, screens and safety items

In Naples the lanai and pool are part of the living space, so buyers and inspectors look hard at them. Make sure the pump, filter and any heater run, and repair torn screen panels. These are usually small jobs that keep a long list off the inspection report.

Then look at safety. Citizens says serious hazards such as exposed wiring, active leaks or evidence of leaks should be repaired before a buyer applies for coverage. Those are the items that can hold up a buyer’s insurance, and that can hold up your closing. Fix them first. Missing outlet covers, loose handrails and smoke alarms that do not work are cheap fixes too.

Skip the vanity remodel

A new kitchen or a full bathroom remodel looks great in photos, but buyers rarely pay you back dollar for dollar, and the work eats weeks you could be on the market. If a room is dated but working, clean it, repair what is broken and price the home for its condition. My guide to preparing your Naples home for sale covers the cleaning, paint and curb appeal steps that do pay off.

Think about a pre-listing 4-point

If your home is more than 20 years old, the buyer will likely need a 4-point inspection to get Citizens coverage, and many private carriers ask for one too. Some sellers order one before listing so there are no surprises. My 4-point inspection guide explains what it checks.

Run the net sheet before you spend

Every repair should be weighed against what you take home. In Collier County, including Naples and Marco Island, the seller typically pays the documentary stamp tax on the deed and the commission. The owner’s title insurance policy and title fees are not a seller cost here. That is different from Lee County, where the seller customarily pays the owner’s title policy and title fees too. I put the repair budget right on the net sheet so you can see whether a fix is worth it.

Featured home: 590 6th St NE

My listing at 590 6th St NE in Golden Gate Estates is a good example of a seller doing the homework up front. The listing notes that every major system is documented and permitted, from the 2019 guest house to the solar array, the re-roof, the well and the 2025 gated entry. Offered at $1,499,000:

• Two homes on one gated 2.50 acre property, with no HOA
• A main residence with five bedrooms and two primary suites
• A 1,211 square foot guest house built in 2019 with three bedrooms, two baths, a full kitchen and its own garage
• A screened, solar heated pool, owned solar with battery backup, a whole-home generator and a private well

See the photos and details on the 590 6th St NE listing page, or call me for a private showing.

How I help

Before you list, I walk the house with you, room by room, and we sort every item into three piles: fix it, disclose it, or leave it and price for it. If you want inspectors, I can give you names of licensed pros. Then I show you the net sheet with and without the repairs, so you decide with real numbers. In English and Spanish, since 2013.

What repairs should I make before selling my Naples home?
Start with what a buyer’s inspector and insurer will flag: roof leaks or damage, the AC, pool equipment, torn screens, exposed wiring and active leaks. Skip large remodels that rarely pay back.

Do I have to fix everything a buyer’s inspector finds?
No. Repairs are negotiated in the contract. Some sellers repair, some give a credit, and some sell as is. What you cannot do is hide known problems that materially affect value and are not easy to see.

Will an old roof stop my sale?
It can make insurance harder for the buyer. Florida law bars insurers from refusing a policy just for roof age when the roof is under 15 years old, and allows an inspection for older roofs. Have your roof permit date ready.

Is it worth remodeling my kitchen before I sell?
Usually not. A remodel costs time and money that buyers rarely repay in full. Clean, repair what is broken, and price the home for its condition.

Want a second set of eyes before you list? Start on my sell page, or call or text me at (239) 289-0749. Se habla español.