Before you list your luxury home

When selling your luxury home filled with custom features, it’s easy to overlook the health of the systems that make them work. The best route to a smooth closing is to address these systems before you list. After recent inspections of multi-million dollar desert homes, I’ve compiled a list of things that sellers and buyers are battling over.

  • Updated pool equipment: you’ve completely renovated your kitchens and bathrooms, but you still have 15 year old pool equipment outside. Pool inspections should call out the age of the equipment and whether replacement parts are available. I’ve seen this a few times and it’s a big point of contention because buyers don’t want to get hit with a $15,000 pool equipment upgrade.
  • Pool deck cracks: it’s common to believe that pool deck cracks are an easy cosmetic fix. However, the cracks could be created by the pressure of the water in the pool or natural settlement of the backyard. If it’s natural settlement, that’s a cosmetic fix. If it’s a more complex issue created by the pressure of the water, there may be a crack in the pool and that’s a costly fix.
  • Casita maintenance and upgrades: remember that your casita may not be used that often but it’s a real selling point with buyers. Your casita needs the same regular maintenance and finish upgrades as the main house. Buyer’s start looking more closely at potential red flags in the main house if the casita needs work.
  • Remote controlled accordion doors, shades, and blinds: they must work! At a recent inspection the gorgeous doors did not open with the remote, so I had to list them as a defect. Make sure they’ve had a tune up, and that the operating instructions are available to anyone showing the home.
  • Garage concerns: if you have an AC unit the garage, have it serviced regularly so it’s in good working order. Also, it’s nice to see an ABC Fire extinguisher mounted the wall–especially if you have a golf cart. It’s a safety detail that reflects well on the the overall maintenance of the space.

Use this checklist to determine if you need a pre-sale inspection. I’d be happy to inspect before you list to help ease the way to a smoother negotiation.

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