Are you getting your Lafayette home ready to sell and wondering what to fix first? You are not alone. East Bay buyers expect clean inspections and clear disclosures, and small prep steps can prevent costly renegotiations later. In this guide, you will learn a practical, Lafayette‑specific checklist that tackles roofs, drainage, decks, pests, and sewer scopes, plus how to decide when to repair versus disclose. Let’s dive in.
Why Lafayette homes need a pre‑list tune‑up
Lafayette sits in the East Bay hills with wet winters and dry summers. That mix puts extra stress on roofs, gutters, drainage, and hillside decks. Many homes were built before 1980, so you may see aging plumbing, older roofing, and wood elements that need attention. Some neighborhoods are near wildland areas where wildfire risk and vegetation management matter for insurance and buyer confidence.
Before you list, a targeted tune‑up helps you avoid escrow delays and protects your net proceeds. You will focus on water management, safety items, pests, and aging systems that buyers scrutinize in Lafayette.
Your prioritized pre‑list checklist
Immediate actions (2–4 weeks)
- Walk the property with your agent and a checklist; flag leaks, wood rot, loose railings, and trip hazards.
- Order inspections: roof, pest/termite, sewer scope, and a general home inspection if you want full visibility.
- Clean gutters and downspouts; add extensions or splash blocks to move water away from the foundation.
- Fix active leaks in the roof or plumbing.
- Install or replace smoke and CO detectors where required, and correct obvious electrical hazards.
- Trim vegetation away from the home and roof. In WUI‑adjacent areas, review defensible space basics using CAL FIRE guidance.
- Improve curb appeal with light cleaning, trimming, and simple paint touch‑ups at the entry.
High priority items
- Repair structural or safety issues like unstable decks, failing rails, or major rot.
- Treat active termites or other wood‑destroying organisms, and repair any structural damage.
- Address major sewer defects found on a scope that could block closing or lender approval. If you cannot fix, disclose with bids.
- Resolve significant water intrusion, erosion, or retaining wall movement.
- Correct hazardous or unpermitted electrical or plumbing conditions as advised by qualified pros.
Medium priority
- Repair a roof that is near end of life or has multiple compromised areas based on a roofer’s inspection.
- Service HVAC, replace filters, and document service history.
- Repair exterior deterioration such as siding rot, broken windows, or peeling paint.
- Reinforce the deck ledger and connections if recommended by an inspector.
- Improve grading and add drains where minor pooling occurs near the foundation.
Lower priority
- Cosmetic-only renovations like full kitchen overhauls. Consider smaller updates such as paint or hardware swaps with better ROI.
- Large landscaping projects unless needed for drainage or curb appeal.
- Non‑safety code upgrades; disclose known conditions and price accordingly.
Inspections to order and typical costs
These ranges are approximate for the region. Always get local quotes and confirm scope in writing.
- Pre‑listing general home inspection: about $300 to $600. Helps you prioritize and prepare disclosures.
- Roof inspection: about $150 to $400. Confirms remaining life, flashing, and leak risks.
- Termite/pest inspection with WDO report: about $75 to $250. Buyers often expect one.
- Sewer scope (camera): about $200 to $600. Aging laterals and tree roots are common in older Lafayette neighborhoods.
- Deck or structural carpenter evaluation: about $150 to $400. Critical for hillside decks and older ledger attachments.
- Drainage evaluation: about $300 to $1,500 depending on complexity.
Verify licensing for contractors and inspectors through the California Contractors State License Board. For permits and local code questions, start with the City of Lafayette and check county records at Contra Costa County.
Roof: stop leaks and buyer doubt
Wet winters and tree debris stress Lafayette roofs. Look for missing shingles or tiles, failed flashing near chimneys and valleys, moss growth, and clogged gutters. Inspect the attic for stains, rot, or mold that signal active or past leaks.
- Fix small issues like flashing and a few damaged shingles for strong ROI. These repairs often prevent buyer credits later.
- If the roof is at the end of its life, weigh replacement costs against buyer expectations. In some cases, a written roofer’s report plus minor repairs is enough.
- Keep gutters and downspouts clean and functioning to protect the roof and foundation.
Drainage: keep water away
On sloped Lafayette lots, water can pool at foundations or run along retaining walls. Check grading, downspout extensions, and surface runoff paths. Look for efflorescence in crawlspaces or basements, and soft soil against the foundation after rain.
- Quick wins include gutter cleaning and inexpensive downspout extensions.
- If you see pooling, consider simple grading, French drains, or sump improvements. Major retaining wall repairs are costly, so get bids early and decide whether to fix or disclose.
Decks and exterior wood: safety first
Many Lafayette homes have wood decks that face moisture and sun. Focus on ledger attachment, rot, loose fasteners, rail stability, and surface condition.
- Repair structural issues before listing. Safety items can stop a sale.
- Re‑stain or repaint as needed to improve first impressions.
- For hillside decks, get a qualified inspector or carpenter to assess posts, footings, and connections.
Pests: treat and document
Subterranean termites are common in Northern California, and drywood termites can also appear. Schedule a licensed inspection and review any recommended treatment or repairs.
- Treat active infestations and repair structural damage where feasible before listing.
- Keep the written report and any completion or clearance documents ready for buyers. This builds confidence and reduces renegotiations.
Sewer scope: avoid surprise expenses
Older Lafayette neighborhoods may have clay or cast‑iron sewer laterals with root intrusion or offset joints. A sewer camera inspection is a modest cost that can save time later.
- If the scope shows major defects like collapse or heavy root intrusion, decide whether to repair pre‑list or disclose with multiple bids and a proposed credit.
- Some sewer agencies require inspection or repair at the time of sale. Confirm with the City of Lafayette and your local sewer agency early in the process.
Systems and safety: simple wins buyers value
Buyers expect systems to work. Service the HVAC, replace filters, and ensure the water heater has proper seismic strapping. Install smoke and CO alarms per California requirements, and correct visible electrical hazards.
These small steps improve buyer confidence and help appraisals and loans move forward without extra conditions.
Fix now or disclose? A simple framework
California law requires you to disclose known material facts, typically through the Transfer Disclosure Statement and related forms described by the California Association of REALTORS®. You can review seller disclosure guidance and forms context at the California Association of REALTORS®. If your home was built before 1978, provide the federal lead‑based paint disclosure and review rules at the EPA’s lead disclosure page.
Use this decision path:
- Safety or structural issues. Repair before listing when possible. This reduces liability and protects offers.
- Active failures. Fix roof leaks, heating failures, or sewer backups. If you cannot, disclose and present bids. Consider a credit or escrow holdback.
- Cosmetic items. Prioritize low‑cost, high‑impact updates like paint or hardware. Disclose the rest and price accordingly.
- High‑cost capital items. For foundation, full sewer lateral, or full roof replacements, choose one: repair and market the upgrade, or disclose with inspection reports and multiple bids, then offer a credit or holdback to keep escrow moving.
For wildfire and vegetation questions, use CAL FIRE resources. For permits and local standards, check the City of Lafayette. Keep all receipts, permits, and warranties to share with buyers.
Documentation, permits, and hiring
- Hire licensed professionals and verify credentials on the CSLB site.
- Pull permits when required. Check permit history with the City of Lafayette and Contra Costa County.
- Get two to three itemized bids for significant work. Written bids help you choose smartly and strengthen negotiations.
- Keep all inspection reports, invoices, and warranties in a simple packet for buyers.
Local resources
- City permits, public works, and local standards: City of Lafayette
- County records and assessor info: Contra Costa County
- Wildfire hazard maps and defensible space: CAL FIRE
- Lead‑based paint disclosure rules: EPA Lead Disclosure
- Contractor license lookup: CSLB
- Disclosure forms and guidance: California Association of REALTORS®
Ready to sell with fewer surprises?
If you want a smooth sale and stronger offers, start with the steps above, then choose repairs that deliver the best return while keeping your timeline on track. If you would like help weighing bids, modeling credits versus repairs, or coordinating inspections, reach out. Schedule a free consultation with Unknown Company to map your pre‑list plan.
FAQs
Do Lafayette sellers need a sewer scope before listing?
- In older neighborhoods, a sewer scope is often a smart pre‑list move because it uncovers root intrusion or broken joints that can stall escrow.
Should I replace an old roof that is not leaking?
- Not always. A roofer’s inspection plus minor repairs can be enough, but a visibly aged roof can reduce offers, so weigh replacement against market expectations.
What if a termite report finds active infestation?
- Treat it before listing when possible and repair any structural damage. At minimum, fully disclose and provide estimates so buyers see a clear path forward.
Can I disclose big issues and offer a credit instead of repairing?
- Yes, but expect lower offers and potential lender concerns if safety or habitability is affected. Provide multiple bids and consider an escrow holdback to keep the deal moving.
What inspections do Lafayette buyers expect to see?
- Roof, pest, and sewer scope are common, along with a general home inspection. Deck and drainage evaluations are also valuable for hillside properties.
