Quick Answer
Ironclad Plumbing wrote this pre-listing checklist because plumbing issues are among the most common inspection findings that cost sellers money in negotiations, and most of them are cheap to fix before the inspector arrives.
| Item | Fix Before Listing? | Why |
|---|---|---|
| Active leaks (any) | Yes, always | Any visible leak is a red flag on an inspection report. Cheap to fix now, expensive in buyer negotiations. |
| Running toilets | Yes | Inspectors note these. Buyers see dollar signs. $150 fix prevents a $500+ negotiation credit. |
| Dripping faucets | Yes | Same logic. Fix the $175 repair before it becomes a $500 buyer credit. |
| Water heater over 12 years old | Maybe | Inspectors will note the age. You don’t have to replace it, but expect buyer questions. Consider getting it serviced and providing documentation. |
| Galvanized pipe (pre-1960s homes) | Disclose, don’t necessarily replace | Galvanized pipe is a known concern. Inspectors flag it. Buyers may ask for a repipe credit ($8,000-$15,000). You can disclose upfront, price accordingly, or offer a credit. |
| Polybutylene pipe (gray plastic, 1978-1995) | Strongly consider replacing | Many buyers’ lenders and insurance companies won’t approve loans or policies on homes with polybutylene. Replacing before listing removes a deal-killer. |
| No visible shutoff valves at fixtures | Fix | Inspectors check these. Non-functional shutoffs are a safety concern. Replace stuck or missing shutoffs: ~$175 each. |
| Unpermitted plumbing work (water heater, remodel) | Get retroactive permits or disclose | Unpermitted work is a negotiation issue and can be a deal-breaker for cautious buyers. |
| Slow drains | Yes | Easy to interpret as a sewer problem. Clear them before the inspector arrives. $175-$300. |
| Water stains on ceilings or walls | Yes (fix the source, then the stain) | Inspectors will note water stains and recommend further evaluation. If the leak is fixed, document the repair. Then paint over the stain. |
| Sewer line condition (unknown) | Consider a pre-listing camera inspection | A $275 camera inspection that shows a clean line is documentation you can share with buyers. If the camera reveals a problem, you can fix it on your terms rather than negotiating under pressure. |
Why Plumbing Matters When Selling
Plumbing issues are among the most common findings on home inspection reports. And unlike cosmetic issues (paint, landscaping, dated fixtures), plumbing findings carry a weight that’s disproportionate to their actual repair cost. A $150 running toilet on an inspection report can trigger a $500 negotiation credit because the buyer doesn’t know it’s a $150 fix. They just see “plumbing issue” and their agent advises them to ask for a credit.
The goal is not to hide problems. It’s to fix the cheap ones before the inspection so they never appear on the report, and to document the big ones so buyers have clear information rather than anxiety.
The Inspection Findings That Kill Deals
These are the items that cause buyers to walk away or demand large credits:
Polybutylene pipe. Gray plastic pipe installed between 1978 and 1995. Known to deteriorate and fail. Many insurance companies won’t write policies on homes with polybutylene. Many lenders won’t approve loans. If your home has polybutylene supply lines, replacing them before listing ($5,000-$10,000 depending on home size) removes what is often a deal-killing finding. If you don’t replace, you’re narrowing your buyer pool to cash buyers and investors.
Active sewer line problems. If the buyer’s inspector runs a camera (increasingly common in Austin) and finds root intrusion, cracks, offsets, or a bellied line, expect a $5,000-$15,000 negotiation credit or a request for repair before closing. A pre-listing camera inspection ($275) lets you discover this on your terms. If the line is clean, you have documentation to share. If it has problems, you can get repair estimates and decide whether to fix, disclose, or adjust your price.
Unpermitted water heater or remodel work. If the buyer’s inspector or the title company discovers that plumbing work was done without permits, it becomes a negotiation issue. Some buyers and their agents will demand retroactive permits and inspections (which means the work has to be accessible for the inspector to see, and if it fails, you’re paying for corrections). Retroactive permitting is possible in most Austin-area municipalities, but it’s easier to do before listing than under the pressure of a closing deadline.
No hot water or inadequate hot water. If the inspector runs the hot water and it’s lukewarm or takes 5 minutes to arrive at distant fixtures, that goes on the report. Service the water heater, flush the tank, and verify recovery time before listing.
The Pre-Listing Plumbing Checklist
Do these before your home goes on the market. Total cost for most homes: $500-$1,500 depending on what needs attention. Money well spent compared to the negotiation credits you’d give up.
1. Fix every active leak. Under sinks, behind toilets, at the water heater, at hose bibs. Every one. A plumber can knock these out in a single visit.
2. Fix running toilets. Every one. Replace flappers, fill valves, whatever is causing it. $100-$200 per toilet.
3. Fix dripping faucets. Every one. Cartridge replacements or new faucets where needed.
4. Test every shutoff valve. Under sinks, behind toilets, at the water heater. Turn each one off and confirm water stops. Replace any that don’t function. ~$175 each.
5. Clear slow drains. Every slow drain in the house. The inspector will run water in every sink, tub, and shower and note drainage speed.
6. Service the water heater. Flush the tank. Check the anode rod. Verify the T&P relief valve works. Note the age on the unit. If it’s over 12 years, consider whether proactive replacement ($2,200) is worth it vs a buyer credit negotiation. If you service it rather than replace it, keep the invoice as documentation.
7. Check for water stains. Ceilings, walls, under sinks, around toilets. If you find stains, find the source, fix it, document the repair with a plumber’s invoice, then repaint. The inspector may still note the repaint, but “repaired and documented” is infinitely better than “active water stain with unknown source.”
8. Consider a pre-listing sewer camera inspection. $275. If the line is clean, you have documentation. If it has problems, you learn about them before a buyer does.
9. Verify permits for any previous plumbing work. If you had a water heater replaced, gas work done, a bathroom remodeled, or any other permitted work, verify the permit was pulled and the inspection passed. Check abc.austintexas.gov or your municipality’s portal. If permits were missed, talk to your plumber about retroactive options.
10. Check the water pressure. A $10 gauge on a hose bib tells you the PSI. If it’s over 80 PSI (which is common in some Austin neighborhoods), a PRV may be needed. If it’s under 40, there may be a supply issue. Either one goes on an inspection report.
The Cost of NOT Fixing Things Before Listing
| Issue | Your Fix Cost | Likely Buyer Credit Request | Net Cost of Waiting |
|---|---|---|---|
| Running toilet | $150 | $400-$600 | $250-$450 lost |
| Dripping faucet | $175 | $400-$600 | $225-$425 lost |
| Slow drain | $175 | $300-$500 | $125-$325 lost |
| Non-functional shutoff valves (3) | $450 | $800-$1,200 | $350-$750 lost |
| Water stain on ceiling (leak fixed) | $350 (repair + paint) | $1,000-$2,000 (buyer fears hidden damage) | $650-$1,650 lost |
Buyers and their agents inflate repair credits because they don’t know the actual cost of the fix. They see “plumbing issue” and their agent says “ask for $500-$1,000.” You know the faucet cartridge costs $25 and the labor is $150. But once it’s on the inspection report, you’re negotiating from weakness. Fix it before the inspection and it never appears.
Ironclad’s Pre-Listing Plumbing Package
Call Ironclad at (833) 597-1932 to schedule a pre-listing plumbing assessment. We’ll tell you what to fix, what to disclose, and what’s fine as-is. No service visit fees.