Seller tool · Prep
What to fix and what to skip before you sell in South Louisiana
Fix what an inspector will write up: water, termites, roof, drainage and HVAC. In our climate those are the items buyers ask about first. Then clean, declutter and make small repairs. Skip big cosmetic remodels unless we have talked through the numbers with you. This page ends with how to get the house ready for listing photos.
Reviewed by the Nicole Spellman Group team
Updated September 27, 2026
Our climate
Start with the five things our weather is hard on
Heat, humidity, heavy rain and termites wear on South Louisiana houses. Deal with these before anything cosmetic.
| Item | What to check | What to do before listing |
|---|---|---|
| Humidity and mold | Musty smells, stains on ceilings or under sinks, damp closets | Fix leaks. The EPA says to keep indoor humidity below 60%, ideally 30 to 50%, and to dry wet materials within 24 to 48 hours |
| Termites | Mud tubes, soft or damaged wood, discarded wings in spring | Have a licensed pest control company inspect. Keep your treatment contract and records ready for buyers |
| Roof | Missing shingles, stains in the attic, damaged flashing | Repair active leaks. Gather the roof's age, receipts and any FORTIFIED certificate |
| Drainage | Standing water near the slab, clogged gutters, downspouts dumping at the foundation | Clean and repair gutters. The EPA advises sloping the ground away from the foundation |
| HVAC | Dirty filter, weak cooling, a clogged condensate drain | Replace the filter. ENERGY STAR recommends a yearly contractor check-up; keep the receipt |
Sources: EPA, A Brief Guide to Mold, Moisture and Your Home; LSU AgCenter, Formosan subterranean termites; ENERGY STAR maintenance checklist. We do not publish repair cost ranges; get at least two written quotes from licensed contractors.
Room by room
The checklist
Small, visible fixes. Nothing here needs a remodel.
Kitchen
- Clear the counters down to one or two items
- Fix drips and check under the sink for leaks or stains
- Clean the oven, cooktop and range hood
- Replace burned-out bulbs
- Tighten loose cabinet hardware
Bathrooms
- Re-caulk tubs and showers where it is cracked or dark
- Fix running toilets and slow drains
- Make sure the exhaust fan works
- Put out fresh towels; store daily products
- Check for soft flooring near the toilet and tub
Living areas and bedrooms
- Remove extra furniture so rooms feel open
- Patch nail holes; touch up scuffed paint
- Pack personal photos and collections
- Clean out closets to half full
- Make sure every door and window opens and latches
Exterior and yard
- Mow, edge and trim shrubs back from the house
- Clean gutters and extend downspouts
- Pressure wash the drive, walk and siding
- Fix the front door, lock and doorbell
- Keep mulch and soil from piling against the siding
Attic, garage and utility
- Clear a path to the attic, water heater and electrical panel
- Label the breakers
- Test smoke detectors
- Look for stains around the water heater and AC unit
- Haul off what you will not move
Every room
- Deep clean, including baseboards, fans and vents
- Same color temperature in every bulb
- Neutralize odors from pets, smoke and cooking
- Open blinds and clean the windows
- Set the thermostat to a comfortable temperature
Spend wisely
Usually fix, usually skip
A rule of thumb, not a rule. Every house is different, and we will tell you what we would do with yours.
Usually worth fixing
- Active leaks: roof, plumbing, AC drain
- Anything that looks like a safety issue: exposed wiring, missing handrails, broken steps
- Signs of termites or wood rot
- Water pooling at the foundation
- Things that do not work: doors, windows, appliances that stay, fixtures
- Stains that make buyers ask "what happened here?"
Usually skip
- Full kitchen or bath remodels right before listing
- Adding rooms or pools
- Bold or trendy finishes chosen for resale
- Replacing working systems only because they are older; disclose age and let buyers price it
- High-end upgrades beyond what nearby homes have
Repairs you make can matter for your property disclosure. You complete that form yourself, from your own knowledge. See our property disclosure walkthrough.
Paperwork
Gather these while you prep
Buyers, inspectors and insurers ask for them. Having them ready saves days.
House records
- Receipts and warranties for the roof, HVAC, water heater and major repairs
- Termite treatment contract and service history
- Any FORTIFIED roof certificate
- Survey, if you have one
- Permits for work done on the house
Costs and coverage
- Recent utility bills
- HOA name, contact and dues, if any
- Flood insurance policy and any elevation certificate
- Your mortgage payoff contact
- Last year's property tax bill
In Louisiana, a Wood Destroying Insect Report for a sale is issued by a licensed termite control operator or certified technician on the state form, and carries a 90-day re-treat guarantee for live subterranean termites found in accessible areas. It does not guarantee repair of damage. Who orders and pays for it is worked out in the purchase agreement.
Sources: La. Admin. Code tit. 7, §XXV-121 (Wood Destroying Insect Report); Louisiana Illuminator on the Louisiana Fortify Homes Program, May 2026; FEMA Flood Map Service Center.
Photo day
Prepping your home for listing photos
Photos are the first showing. Buyers see them before they see the house. Do this the day before, then a final pass the morning of.
1Clear every surface
Counters, tables, dressers and nightstands. Leave one or two simple items. The camera makes clutter look twice as bad.
2Hide the everyday
Trash cans, soap, toothbrushes, pet bowls, chargers, magnets and papers on the fridge. Put toilet seats down.
3Turn on every light
Replace dead bulbs and match colors. Open blinds and curtains. Turn ceiling fans off so they do not blur.
4Make it personal-free
Put away family photos, names, mail and anything with personal information. It keeps the focus on the house and protects your privacy.
5Get the outside ready
Move cars off the driveway and away from the front. Mow, sweep, put away hoses, tools and toys. Close the garage door.
6Plan for people and pets
Pets and people should be out of the shots. Plan to be out of the house or in one spot the photographer has finished.
Room by room, photo day
- Kitchen: bare counters, clean stainless, towels put away
- Baths: fresh folded towels, clear tub and vanity, curtain straightened
- Bedrooms: beds made tight, nothing under the bed that shows
- Living: pillows straightened, remotes and cords out of sight
- Yard: fresh cut, no bins at the curb
South Louisiana tips
- Watch the forecast; afternoon storms can push exterior shots
- Cut the grass a day or two ahead so clippings settle
- Wipe outdoor furniture and clear pollen from porches
- Run the AC early so windows do not fog on humid mornings
- Sweep leaves and needles off walkways and the roofline you can reach safely
Straight answers
Prep questions
Should I make repairs before selling or sell as is?
Fix what an inspector will flag, like leaks, termites, drainage and safety issues, and skip big remodels. Selling as is can work too, priced for the condition. We will show you both options with numbers.
Do I need a termite inspection to sell in Louisiana?
Louisiana regulates a specific Wood Destroying Insect Report for sales. Whether one is ordered, and who pays, is worked out in your purchase agreement and with the buyer's lender.
La. Admin. Code tit. 7, §XXV-121
Should I replace an old roof or AC before listing?
Not always. If it works and does not leak, many sellers disclose the age and let buyers price it in. Get a licensed contractor's opinion and talk to us before you spend.
How much should I spend getting my house ready?
As little as it takes to fix real problems and present the house clean. Get at least two written quotes for any repair, and compare the cost to what it is likely to change about your price.
What should I do the day before listing photos?
Clear surfaces, hide everyday items, replace bulbs, open blinds, mow and move cars off the drive. Then do a final walk-through the morning of.
Does humidity matter when selling a house?
Yes. Musty smells and mold are red flags for buyers. The EPA recommends indoor humidity below 60%, and fixing leaks and drying wet areas within 24 to 48 hours.
EPA
Keep going
Next
Next step
Not sure what is worth fixing?
We will walk the house with you and tell you what we would fix, what we would skip, and why. No obligation.
General information, current as of September 27, 2026. Not legal or tax advice. Nicole Spellman Group agents are licensed Louisiana real estate salespersons, not attorneys, inspectors, contractors or appraisers. Use licensed professionals for inspections and repairs.