What to Fix Before Selling Your House in St. Louis

Start with what must be fixed

• City requirements. Many St. Louis County cities and the City of St. Louis require an occupancy or point of sale inspection before closing. Handrails, smoke detectors, GFCI outlets and similar items are common. Check your city first.
• Anything broken. Leaks, non-working appliances, cracked windows, missing outlet covers.
• Safety items. Loose railings, trip hazards, electrical issues.

Then fix what buyers notice first

1. Clean, then clean again. It is the best return on any prep budget.
2. Fresh neutral paint in high-traffic rooms.
3. Lighting. Bright bulbs and working fixtures make rooms feel larger.
4. Front door and entry. First impressions start at the curb.
5. Declutter. Buyers need to picture their own things.

What usually does not pay back

• Full kitchen or bath remodels right before listing
• Luxury upgrades above the neighborhood's price range
• Projects that will not finish before photos

Consider a pre-listing inspection

A pre-listing inspection shows problems before a buyer's inspector does. You can fix them, price for them or disclose them on your terms, which reduces surprises during negotiation.

Budget with a plan

Write every item down with a cost and a reason. Ask: will a buyer or inspector notice this, and will it change the price or the speed of the sale? If not, skip it.

Older homes and value-add homes

Not every home needs to be move-in ready. Some buyers want a project. Pricing an older home correctly can attract investors and buyers ready to renovate. See my listing approach.

Get your prep plan

Your Clear Path Plan includes a prep list with costs, timeline and what to skip. Get your Clear Path Plan.

A quick prep checklist

• Replace burned-out bulbs and match bulb colors
• Patch nail holes and touch up paint
• Clean windows, carpets and grout
• Service the HVAC and replace the filter
• Fix dripping faucets and running toilets
• Trim shrubs, edge the lawn, add mulch
• Make sure every door and window opens and locks
• Test smoke and carbon monoxide detectors

Order of operations

1. Check your city's inspection requirements.
2. Fix broken and safety items.
3. Clean and declutter.
4. Paint and lighting.
5. Curb appeal.
6. Photos.

St. Louis occupancy inspection notes

University City, Kirkwood and Webster Groves each require a passed occupancy inspection and permit before a new owner or tenant moves in, according to each city's website. Kirkwood lists sellers of residential property among those who need the permit and inspection, and University City asks sellers to have the home inspected before it goes on the market. Each city publishes its own checklist, and requirements and fees vary by city, so request your city's checklist first and fix those items before anything cosmetic.

Prioritize by return

1. Required items (city inspection, safety)
2. Broken items buyers' inspectors will flag
3. Low-cost, high-impact items: cleaning, paint, lighting, curb appeal
4. Optional updates only if they clearly raise price or speed

Example

A seller planning to replace dated cabinets might instead paint them, replace hardware and add brighter lighting for a fraction of the cost, then spend the savings on the required inspection items and a deep clean. The home photographs better and avoids a big project that may not pay back.

Market context

With St. Louis City and County inventory up 15.4% year over year in September 2026 (St. Louis REALTORS), buyers have more choices, so condition and presentation decide which homes get the showings.

Request your Clear Path Plan for a prep list with estimated costs.

Questions to ask any contractor

Ask for a written estimate, proof of license and insurance where required, a start date that fits your listing date, and whether a permit is needed. Keep receipts; buyers and their inspectors appreciate documentation, and it supports your disclosure.