# The punch list before you sell: what to fix, what to skip

> **Quick answer:** Water heaters must be braced, anchored or strapped against earthquakes, and the seller certifies that in writing (Health and Safety Code 19211). Sellers also deliver operable smoke alarms and must address carbon monoxide alarm requirements, and owners of single-family homes built on or before January 1, 1994 must disclose noncompliant water-wasting plumbing fixtures (Civil Code 1101.4). Your agent's forms cover the details.

Source: https://coachellavalleyremodeling.com/guides/punch-list-before-selling/
Updated: 2026-11-06
Published by: Coachella Valley Remodeling, a free referral service for homeowners; not a contractor.

Getting a house ready to sell is mostly a handyman job with a few licensed trades mixed in. The goal isn't a remodel. It's a house that shows well in photos, survives the buyer's inspection without a long repair request, and meets the few things California requires before closing.

In the Coachella Valley there are extra wrinkles: many sellers are out of town, many homes are 30 to 70 years old (80% of Palm Springs housing and 66% of Palm Desert's was built before 1990, per [ACS 2020–2024](https://censusreporter.org/profiles/16000US0655254-palm-springs-ca/)), and the desert leaves its own marks on doors, plumbing and paint.

This guide is practical help, not legal advice. Your agent and escrow officer guide the disclosure forms.

## Step 1: The items California requires

A few things are tied to the sale itself. Your agent's paperwork will cover them, but they belong at the top of the punch list because they can hold up closing.

| Item | What's required | Who usually does it |
|---|---|---|
| **Water heater strapping** | Water heaters must be braced, anchored or strapped against earthquake movement, and the seller certifies it in writing ([H&S Code 19211](https://california.public.law/codes/health_and_safety_code_section_19211)) | A handyman for straps on an existing heater; a C-36 plumber if the heater is replaced |
| **Smoke alarms** | Operable smoke alarms, with the seller's written statement of compliance | You or a handyman |
| **Carbon monoxide alarms** | Required in homes with a fuel-burning appliance, fireplace or attached garage; covered on the agent's disclosure forms | You or a handyman |
| **Water-conserving fixtures** | Owners of single-family homes built on or before January 1, 1994 had to replace noncompliant fixtures by 2017, and sellers must disclose any that remain ([Civil Code 1101.4](https://california.public.law/codes/civil_code_section_1101.4)) | A handyman for toilets, showerheads and aerators |

The fixtures in question are the old water-guzzlers: toilets using more than 1.6 gallons per flush, showerheads over 2.5 gallons a minute and interior faucets over 2.2. Many valley homes still have one or two. Swapping a showerhead or aerator is a few dollars; a toilet is a modest handyman job. It's usually simpler to replace them than to explain them.

Some cities add their own point-of-sale rules. Ask your agent what applies to your address.

## Step 2: Fix what an inspector will flag

Buyers' inspectors in the valley find the same things in house after house. Fixing them before you list keeps them out of the repair request.

**Plumbing**
- Dripping faucets, running toilets, slow drains
- Corroded angle stops and supply lines under sinks. Desert Water Agency groundwater, which serves most of Palm Springs, averaged about 14 grains per gallon of hardness in its [2025 report](https://www.dwa.org/water-quality-report), and the mineral crust shows
- Missing or failed caulk at tubs, showers and counters
- Water heater pressure-relief line not routed properly (a plumber's call)

**Electrical**
- Dead outlets, missing cover plates, loose switches
- GFCI outlets that don't trip or reset in kitchens, baths, garages and outdoors
- Light fixtures not working

Anything beyond swaps in existing boxes, such as double-tapped breakers, scorched wiring or an undersized panel, goes to a licensed C-10 electrician.

**Doors and windows**
- Sliders that grind on sand-packed tracks, screens off their tracks
- Doors that stick, don't latch or have worn weatherstripping
- Cracked panes and fogged dual-pane glass

**Walls, ceilings and exterior**
- Drywall cracks, nail pops and old patch marks
- Water stains. Find and fix the source first, document the fix, then paint
- Hairline stucco cracks, peeling trim paint, rusted hose bibs
- Roof drains and scuppers on flat roofs clear

**Cooling**
- AC serviced, with a receipt. A buyer in the desert will ask about the AC first
- Filter changed, condensate line clear
- Swamp cooler, if any, working or properly decommissioned

**Pests**
- Termite evidence. Desert subterranean termites are the most destructive subterranean species in the region ([UC IPM](https://ipm.ucanr.edu/PMG/PESTNOTES/pn7415.html)). Many buyers and lenders want a wood-destroying-organism report; getting one early lets you schedule any repairs before escrow, not during

## Step 3: Cosmetic work that pays its way

These are the small jobs that make listing photos and showings better:

- **Paint.** Neutral, fresh paint in main rooms. Touch up scuffs everywhere else.
- **Kitchen cabinets.** If the boxes are sound, new hardware, adjusted hinges and painted or refaced doors change a dated kitchen for a fraction of a remodel. See [cabinet painting](https://coachellavalleyremodeling.com/cabinet-painting/) and [cabinet refacing](https://coachellavalleyremodeling.com/cabinet-refacing/). Remodeling magazine's Cost vs. Value data for Los Angeles shows a midrange minor kitchen remodel recouping about 127% of its cost at resale in 2025, against well under 60% for a major remodel ([JLC](https://www.jlconline.com/cost-vs-value/2025/los-angeles-ca/)).
- **Lighting.** Replace dated or mismatched fixtures and every dead bulb, with one color temperature throughout.
- **Bathrooms.** Recaulk, regrout or clean grout, new showerheads and faucet aerators, a new toilet seat.
- **Hard-water marks.** Descale glass, fixtures and tile. White film photographs badly.
- **Outside.** Clean the entry, repaint or refinish the front door, fix gates and replace dead plants.

## What to skip

- **Big remodels right before listing**, unless your agent shows you the comparable sales that support them. You rarely recover the full cost, and a project that runs late can push you out of the selling season.
- **Taste-specific upgrades.** The buyer will want their own.
- **Replacing systems that still work.** A 12-year-old AC that runs well and has a service record is a disclosure, not a punch-list item. Price it in instead.
- **Covering problems.** Painting over a water stain without fixing the leak creates a disclosure problem, not a sale.

- **Price approved before work starts**: “A $300 quote turned into a $1,495 bill.” Our standard: You approve the price before work starts. Anything extra is approved by you first.
- **A real person answers**: “I called five times and nobody called back.” Our standard: A real local person answers, and we chase the contractor so you don't have to.
- **On time, or a call ahead**: “Took a day off work and nobody came.” Our standard: Your appointment is confirmed the day before, and if anything changes, you'll hear from a person.
- **Right trade for the task**: “He fixed it Tuesday, and it was leaking again Friday.” Our standard: We check the job fits our partner contractor's license, and the job isn't done until you've seen it working.
- **Pay when it's done**: “I paid the deposit and never saw him again.” Our standard: For small jobs, you pay when the work is done.
- **Done means you say it's done**: “He marked it complete after two hours, half finished.” Our standard: A job is complete when you say it is.
- **Real insurance, not app fine print**: “He broke it, and the guarantee covered almost nothing.” Our standard: Our partner contractor carries its own liability insurance, and we've seen the certificate.
- **Fixes to their own work are free**: “He came back to fix his mistake and billed me again.” Our standard: If our partner contractor's work fails, it fixes it at no charge.

## Typical costs

There's no published valley price list for pre-sale repairs. National benchmarks from [Fixr's handyman guide](https://fixr.com/costs/handyman) give a sense of scale:

| Item (national, Fixr) | Typical range |
|---|---|
| Hourly handyman rate | About $50–$100, most near $65 |
| Hole in a wall | $125–$175 |
| Door repair | $125–$200 |
| Toilet install | $100–$200 |
| Light fixture install | $80–$150 |
| Tile and grout repair | $200–$400 |
| Painting a 10×10 room | $400–$1,000 |
| Drywall repair and paint, 12×12 room | Up to about $1,000 |

A full list priced as one visit costs far less than separate calls. See [honey-do list pricing](https://coachellavalleyremodeling.com/guides/honey-do-list-pricing-bundling/). Remember the licensing line: once the whole list reaches $1,000 in labor and materials, or any item needs a permit, the job needs a licensed contractor ([what a handyman can legally do](https://coachellavalleyremodeling.com/guides/handyman-vs-licensed-contractor-california/)).

**Free referral:** [Get a handyman](https://coachellavalleyremodeling.com/get-a-quote/handyman/)

## When the buyer's inspection comes back

Even a well-prepared house gets a repair request. A few habits keep it from derailing escrow:

- **Read the whole report, not just the summary.** Inspectors flag many items as "monitor" or "maintenance." Those are usually negotiable; safety items and active leaks usually aren't.
- **Get written prices fast.** A licensed contractor's written price for each requested item lets you choose between fixing it, offering a credit or declining it, on facts rather than guesses. Your agent handles the negotiation; the contractor prices and does the work.
- **Fix with permits where required.** A water heater, electrical repair or AC replacement done without a permit during escrow can create a new problem for the buyer's lender or the next inspection.
- **Keep receipts and photos.** Buyers usually ask for proof that requested repairs were done. Invoices with the contractor's license number and before-and-after photos settle it.
- **Watch the deadlines.** Escrow dates don't wait for contractors. In high season, book the trade the day the request arrives.

If you're out of town during escrow, a contractor who works from a written list and sends photos per item is the difference between a smooth close and a frantic week of phone calls.

## Timing around the season

- **Two to four weeks before photos:** pre-listing inspection, termite report, and get the punch list priced.
- **One to two weeks before photos:** repairs, licensed trades first (plumbing, electrical, AC), then paint and cosmetic work last.
- **The week of photos:** final clean, every bulb working, AC set to a comfortable temperature for showings.

Many valley sellers aim to be on the market for the winter and spring season, when seasonal residents and visitors are in town; your agent can tell you what the local data says this year. Contractors are busiest October through April, so if you can, book pre-sale work in late summer or early fall.

## Selling from out of town

Many valley sellers are second-home owners or families handling an estate. The same rules that protect absentee owners apply here:

- **One written list**, with photos of each item, shared with your agent and the contractor.
- **Prices approved before work starts.**
- **Before-and-after photos of every item**, and invoices only with photo proof.
- **Pay on completion.** For larger work, California caps the down payment at 10% of the price or $1,000, whichever is less.
- **Keys and access in writing**, including HOA gate lists and lockbox codes.

Our [second-home services](https://coachellavalleyremodeling.com/second-home-services/) page covers working from a distance, and the [handyman hub](https://coachellavalleyremodeling.com/handyman/) lists city pages across the valley, including [Palm Springs](https://coachellavalleyremodeling.com/palm-springs/handyman/), [Palm Desert](https://coachellavalleyremodeling.com/palm-desert/handyman/) and [La Quinta](https://coachellavalleyremodeling.com/la-quinta/handyman/).

**Free referral:** [Get a handyman](https://coachellavalleyremodeling.com/get-a-quote/handyman/)

## Common questions

### What does California require a seller to fix before closing?

Water heaters must be braced, anchored or strapped against earthquakes, and the seller certifies that in writing (Health and Safety Code 19211). Sellers also deliver operable smoke alarms and must address carbon monoxide alarm requirements, and owners of single-family homes built on or before January 1, 1994 must disclose noncompliant water-wasting plumbing fixtures (Civil Code 1101.4). Your agent's forms cover the details.

### Should I fix everything before I list?

No. Fix what's broken, unsafe or likely to show up on a buyer's inspection as a negotiating point: leaks, electrical issues, a failing AC, sticking doors, obvious damage. Skip big upgrades unless your agent shows you the comparable sales that justify them. A tidy, working house usually beats a half-finished remodel.

### Is it worth getting a pre-listing inspection?

Often, yes, especially on older valley homes. An inspection before you list turns surprises into a planned punch list with prices, so you can fix, disclose or price around each item instead of negotiating under deadline in escrow.

### How long does a pre-sale punch list take?

A typical handyman list of 10 to 20 small items is often one to three days of work. Add time for anything that needs a licensed trade or a permit, like a water heater or electrical repair, and for paint to cure. Start two to four weeks before photos.

### When is the best time to list in the Coachella Valley?

Many valley sellers aim for the winter and spring season, when seasonal residents and visitors are in town. Ask your agent for local data. Either way, do repairs before listing photos, and if you're out of town, have them done in the fall while contractors have room on their calendars.

### Are you a real estate agent or contractor?

Neither. Coachella Valley Remodeling is a free referral service. We refer you to our licensed partner contractor for pre-sale repairs and punch lists. You hire and pay the contractor directly, and your agent stays your guide on pricing and disclosures.

## Related pages

- [Handyman help in the Coachella Valley](https://coachellavalleyremodeling.com/handyman/)
- [Honey-do list pricing: how bundling small jobs saves money](https://coachellavalleyremodeling.com/guides/honey-do-list-pricing-bundling/)
- [The most common handyman jobs in desert homes](https://coachellavalleyremodeling.com/guides/common-handyman-jobs-desert-homes/)
- [Cabinet refacing vs. painting vs. replacing: which one does your kitchen need?](https://coachellavalleyremodeling.com/guides/cabinet-refacing-vs-replacing/)
- [What a handyman can legally do in California, and when you need a licensed contractor](https://coachellavalleyremodeling.com/guides/handyman-vs-licensed-contractor-california/)
- [Kitchen remodel permits in the Coachella Valley, city by city](https://coachellavalleyremodeling.com/guides/remodel-permits-coachella-valley/)