What Today’s Buyers Care About (and How Sellers Should Prepare)

The market has shifted toward a more balanced environment. Buyers are choosier, inspectors are stricter, and insurers are scrutinizing everything. If you’re selling, here are the hot-button items that will attract questions, delays, or deal-breakers—and what to do about them.

Safety & Code Essentials

Smoke and CO Detectors

Install detectors in the correct locations and ensure every unit works.
Replace expired units; most have a 10-year lifespan.
Label installation dates so buyers and inspectors see clear compliance.

HVAC & Refrigerant Reality

Older systems using legacy refrigerants are increasingly costly to service and may raise red flags.
If your condensers are near end-of-life, expect buyers to ask for replacement or credits.
Be aware that furnace/air handler compatibility can turn a “simple” condenser swap into a bigger project.

Home Insurance: The New Gatekeeper

Binding coverage is tougher in many areas, especially with wildfire or other regional hazards.
Buyers may request extra time to secure a policy.
Have your insurance details ready and be proactive about information requests.
Avoid unnecessary claims before listing; recent claims can complicate buyer coverage.

Roof Condition

Insurers and buyers are focused on roofs. A neglected roof can block insurance and kill a deal.
Consider a roof inspection before listing. If replacement is advised and you want top dollar, plan for it or price/credit accordingly.

Location & Defensible Space

Proximity to open space, canyons, or brush can affect insurability.
Create defensible space: weed abatement, tree trimming, and debris removal.
Expect requests for current exterior photos (and sometimes aerial views).

Plumbing: Leaks, Repipes & Epoxy

Multiple past leaks (e.g., pinhole leaks in thin copper) raise insurance concerns.
If you’ve had repeat leaks and no repipe/epoxy, anticipate credits or repair requests.

Tree & Hardscape Risks

Trees planted too close to structures can lean on fences, lift hardscape, or threaten roofs.
Overgrown or invasive roots often lead to removal requests or price credits.
Removing problem trees yourself usually costs less than a buyer’s requested credit.

Termites & Wood Rot

In many regions, termite reports are standard again.
Get the inspection and treatments done early so you can disclose and avoid last-minute surprises.
Materials and labor can be tight; address issues before you open escrow.

Pools: Lovely… and Loaded with Liability

Pool inspections frequently uncover code and safety items (self-latching gates, alarms) and equipment issues.
Obtain a third-party pool inspection before listing and handle repairs or price accordingly.
Buyers paying a premium for a pool expect turnkey function.

HOA Documents (If Applicable)

Order HOA documents immediately when you list or open escrow.
Buyers will review CC&Rs, financials, meeting minutes, litigation, rental caps, and assessments.
Deliver early so any objections surface before day-17 (or equivalent) contingency deadlines.

Windows & Seals

Compromised seals (fogging) or cracked panes get noted.
In some states, certain window specs are insurance requirements.
Budget for pane replacements or full units where needed.

The Bottom Line

Today’s buyers are focused on safety, insurability, and long-term costs. Sellers who prepare—by inspecting early, handling obvious repairs, and documenting upgrades—see smoother escrows, fewer credits, and stronger offers.