Preparing Your Home for Sale

What should you do before putting your Christchurch home on the market?

Start with the work that makes your home easier to inspect, understand and maintain. Set a budget before choosing improvements, gather the records buyers may need, and agree a launch date that leaves time for photography and legal preparation. Ray White Marshland can discuss presentation priorities alongside a free property appraisal.

Four to six weeks before your planned launch

Understand the property and the paperwork

Locate your title information, plans, building consents and completion records for alterations you have made. Tell your lawyer and salesperson about known defects, disputes, boundary questions and any unconsented work. For a Canterbury home, assemble the earthquake claim, repair and insurance records you hold; do not assume a buyer can reconstruct the history from a listing. Ask your lawyer what should be supplied or explained, and identify missing records early.

If the property is cross-lease, unit title or subject to shared access or services, have the relevant documents ready. A tenanted property also needs an accurate tenancy agreement and a coordinated viewing plan. The preparation will differ for a modern Prestons home, an older Christchurch house and a rental investment; use the actual property’s history rather than a suburb-wide assumption.

Choose repairs before upgrades

Make a room-by-room list of visible maintenance: leaking taps, loose handles, sticking doors, damaged surfaces and garden access. Ask which jobs improve presentation or remove an obvious concern and which are unlikely to justify their cost. Get quotes and allow time for trades. Avoid covering a defect with cosmetic work; raise it and decide how to handle it properly.

One to two weeks before photography

Show the usable space

Remove excess furniture and personal clutter so buyers can understand the layout, storage and movement through the house. Clean windows, kitchens and bathrooms; tidy entrances, paths and outdoor living areas. Keep everyday essentials accessible if you are still living in the home. If staging is proposed, agree its cost, duration and removal arrangements before booking.

Plan photographs and the property description

Check which rooms, exterior angles and features should be shown. Weather, light and access matter, especially for gardens and outdoor living. Review the description for accuracy: chattels, parking, heating, dimensions and any school-zone statements need support. Do not present a wide-angle photograph or staging as evidence of room size or included furniture. Agree which images and channels are included in the campaign budget.

Before the first viewing

Agree the open-home and private-viewing arrangements, key security and what happens with pets and valuables. If tenants occupy the home, coordinate lawful access with the property manager and tenants. Confirm who buyers should contact and when you will receive viewing feedback. Keep a simple checklist for lights, ventilation, cleaning and locking up; a consistent routine is easier than a major reset before every visit.

Before accepting an offer

Know what is included in the sale and when you could provide possession. Discuss finance, your next purchase, removal arrangements and a realistic settlement date with your advisers. Keep documents and communications together so questions can be answered promptly. Your lawyer should advise on the agreement, conditions and disclosure before you sign.

Common questions

Should I renovate before selling?

There is no universal return on a renovation. Compare the cost, time and likely buyer relevance with simpler maintenance and presentation. An appraisal discussion can help prioritise the work, but it cannot guarantee that spending will be recovered.

Can we sell while living in the house?

Yes, a campaign can be planned around an occupied home. Agree access, photography and a manageable viewing routine. Be clear about notice and security arrangements, and raise any constraints before choosing the timetable.

Plan the next step

Request an appraisal or call (03) 323 4350 to discuss your property and timing. Read our selling approach and the independent Settled preparation guidance.