Do you have to make repairs before selling a house in Fort Worth? No. Texas law doesn't require you to fix anything before you sell, but you must disclose known problems, and repairs you skip usually come back up during the buyer's option period.
This is one of the most common questions I get from sellers, and the honest answer has two parts. Legally, you can sell a house in almost any condition. Practically, the condition shows up in your price, your days on market, and the repair negotiation after the inspection.
So the real question isn't "do I have to?" It's "which repairs cost less to do now than they'll cost me later?" Here's how I'd sort that out.
What Texas law actually requires
There's no repair requirement, but there is a disclosure requirement. Under Section 5.008 of the Texas Property Code, most sellers of a single-family home must give the buyer a written Seller's Disclosure Notice, completed to the best of their belief and knowledge. If the buyer signs a contract before receiving it, the buyer can terminate for any reason within seven days after getting it.
That means a known roof leak or a past foundation repair isn't something you can quietly leave alone. You can choose not to fix it. You can't choose not to mention it. If you're selling a home built before 1978, federal law also requires a lead-based paint disclosure, which the TREC contract references.
What "as is" really means in Texas
Many sellers think listing "as is" ends the repair conversation. It doesn't. The TREC One to Four Family Residential Contract defines "As Is" as the present condition with any and all defects, but it also says the buyer can still inspect, negotiate repairs in a later amendment, or terminate during the option period.
The option period is the key. The buyer pays a fee for an unrestricted right to walk away during that window. So even on an "as is" sale, a buyer who finds a problem can ask for a repair, a credit, or a price change, and leave if you say no.
Repairs that are usually worth doing before you list
- Anything active. Leaks, a running toilet, an HVAC system that isn't cooling, a breaker that trips. Active problems make buyers wonder what else is wrong.
- Safety items. Missing smoke detectors, exposed wiring, loose handrails, a garage door that won't reverse. They're exactly what a buyer's inspector is looking for.
- Small, visible wear. Torn screens, sticking doors, missing outlet covers, dead bulbs. Cheap to fix, and they add up fast in a buyer's head.
- Things that show in photos. Stained ceilings, damaged flooring, peeling paint. Buyers decide whether to visit based on the photos.
For a room-by-room punch list, see 10 Things to Fix Before Listing Your Aledo Home. The list works just as well in Fort Worth.
Repairs that often aren't worth it
- Full remodels. A new kitchen or bath right before selling rarely pays for itself, and the buyer may not share your taste.
- Older but working systems. A 15-year-old water heater that works is often better handled through price or a negotiated credit than a replacement.
- Projects you can't finish well. A half-done or amateur repair can look worse to an inspector than the original problem.
If you have money to put into the house, my post on upgrades that add value before selling covers where it tends to show.
Repair, credit, or price it in?
When a problem is bigger, you have three choices. You can fix it before listing, offer a credit or price reduction during negotiations, or price the home to reflect the issue from day one. Each has a place.
Fixing it first works when the repair is straightforward and the result is visible. Credits work when the buyer would rather choose their own contractor, or when the cost is uncertain. Pricing it in works for big items like a roof near the end of its life, because it keeps the issue from becoming a surprise later.
If you agree to make repairs under the TREC contract, they must be done by licensed people, or by people commercially engaged in that trade when no license is required. You also have to give the buyer paperwork showing the scope of work and payment, and transfer any transferable warranties. Keep every receipt.
Lender-required repairs
Sometimes the buyer's lender, often through the appraisal, requires a repair before it will fund the loan. Under the TREC contract, neither party has to pay for lender-required repairs unless they agree in writing. If nobody agrees, the contract terminates. And if those repairs cost more than 5% of the sales price, the buyer can terminate. Fixing obvious safety and condition items before you list makes that conversation less likely.
Should you get a pre-listing inspection?
For an older home, or any home where you suspect something, I think it's usually worth it. It lets you decide what to fix, what to disclose, and what to price in before a buyer's inspector writes the list for you. It also helps you fill out the disclosure accurately. The tradeoff is that anything it finds becomes something you know, and what you know, you disclose.
Frequently asked questions
Can I sell my Fort Worth house as is?
Yes. But under the TREC contract, "as is" doesn't stop the buyer from inspecting, asking for repairs, or terminating during the option period. You also still owe the buyer a Seller's Disclosure Notice describing what you know about the home's condition.
Do I have to fix things the inspector finds?
No. You can agree to repairs, offer a credit, adjust the price, or decline. The buyer can then accept that or terminate if they're still in the option period.
Who pays for repairs the lender requires?
Under the TREC resale contract, neither side is obligated unless they agree in writing. If no one agrees to pay, the contract terminates and the buyer's earnest money is refunded.
If you'd like help deciding what to fix and what to leave, I'll walk the house with you. My Listing Prep Field Guide is a good place to start. If you're buying or selling in Fort Worth or Parker County, call or text Josh White at 432.215.9177 or visit buysellfortworthhomes.com.