By Gary Parker, licensed Utah real estate agent (License #4922719-SA00) · Buying Utah houses since 2009 · Last updated September 22, 2026
An old house that needs major repairs can be sold three ways: repair it and list with an agent, list it as-is, or sell to a cash buyer. Repairing the home yourself can bring the highest sale price but costs the most time and money. A cash sale is fastest, with no repairs or commissions, but a lower offer. Check out the chart below when you want to sell an old house.
| Option | Sale price | Agent commission | Repairs you pay for | Time to close |
|---|---|---|---|---|
| Repair, then list with an agent | Highest potential | 3% to 6% | All of them | Average days on market until under contract 63 days |
| List as-is with an agent | A little more than a cash home buyer | 3% to 6% | It depends on what the buyer requests you repair | Average days on market until under contract 63 days |
| Sell to a cash buyer | Lower than listing with an agent | $0 | None | As little as 7 days |
Sell an Old House
If you’re hoping to avoid your house sitting on the market for months on end because it’s old and not in the best repair, then you need to make some decisions up front to speed up the selling process. First you need to decide if you want to go with a Realtor or work with an investor to sell an old house.
Realtors will help you identify repairs that may be needed on your home and make suggestions as to how to make your home more appealing to potential buyers. Investors, on the other hand, will purchase your home as-is and though the selling price is usually lower they won’t require you to take on any expensive repairs or updating.
Working With a Realtor, Pros and Cons
Pros
Real estate agents are able to negotiate terms and conditions on your behalf and they take care of all the contracts so you don’t have to.
Realtors provide their expertise in preparing your home for sale. They can help you identify where to make changes and updates that could help your home sell more quickly.
Realtors can do the work of listing your home and taking pictures and advertising your home for you.
Cons
Realtors take a commission of the home sale, with the average real estate commission in Utah being between 3% and 6% of the sale price. All commissions are negotiable.
You often have to commit to a contract with a Realtor. This means you can’t decide to sell on your own or sell to an investor without a Realtor involved if you signed a contract.
You will need to do some work to prepare your home for sale and be ready to vacate the property for showings and open houses.
Working with an Investor, Pros and Cons
Pros
Investors can make cash offers and close quickly. Depending on your situation cashing out and closing soon could save your credit and get you out of a bad financial situation quickly.
Investors usually buy your home as-is — no expensive repairs, cleaning or updating needed.
Investors are flexible. They aren’t planning on moving in to your house so they can be flexible with the terms and tailor their offer to you.
Investors are private buyers who are well versed in contracts and legal processes, you’ll get the benefits of working with an experienced home buyer without the fees of involving a realtor.
Cons
Depending on how much money you need to make from the sale of the home an investor might not offer what you need. They are purchasing the home as-is and will do all the fixing and updating needed to sell the home for a profit so they make a fair cash offer that may or may not be enough in your situation.
Why Is an Old House Hard to Sell?
Big Ticket Repair Items
Old houses are hard to sell mainly because of hidden systems, not cosmetics. Outdated wiring, plumbing, and panels can block financing and homeowner’s insurance, and homes built before 1978 carry lead paint disclosure rules. That shrinks your buyer pool to people with cash or renovation loans, which is why old homes often sit longer and sell for less.
| Issue | Typical era | Why it hurts a sale | Typical fix cost |
|---|---|---|---|
| Knob-and-tube or aluminum wiring | Knob-and-tube: pre-1950 Aluminum: about 1965 to 1973 | Insurance carriers may refuse to cover the house or add a surcharge. Home inspectors will flag as a fire risk. | $9,000 to $20,000 for an average 1800 SF house in Utah. |
| Federal Pacific (Stab-Lok) or Zinsco electric panels | 1950s to 1980s | The breakers fail at a high rate which is a fire hazard. Insurers may not insure or require replacement. | $2,000 to $4,000 |
| Galvanized or polybutylene (grey plastic) plumbing pipes | Galvanized: pre 1960s Polybutylene: about 1978-1995 | Galvanized: low pressure & leaks Polybutylene: bursting pipes & leaks | $8,000 to $15,000 for an average 1800 SF house in Utah. |
| Old clay or cast iron sewer line | Pre 1970s | Root intrusion and risk of collapse. Camera inspections will determine the condition of the pipe. | $3,000 to $20,000 depending on length and how the repair is made. |
| Lead-based paint | Pre-1978 | Federal disclosure rules apply, and FHA appraisals can require peeling paint to be fixed | Testing is inexpensive, and abatement varies widely by scope. |
| Asbestos materials (floor tile, popcorn ceilings, pipe wrap, some insulation) | Many homes before the 1980s | Disturbing asbestos can be very hazardous, but it can be contained. Buyers get nervous about it. | Test first, since removal cost depends on the material and amount. |
| Radon* | Any age and common in Utah | Inspection findings can trigger renegotiation. Most buyers will test for Radon. | $1,400-$2,500 for a mitigation system for a 1800 SF home in Utah. |
| Foundation issues | Any age but the older the home the more likely there are foundation issues. | Foundation issues can be very expensive to repair. Home inspectors will look for foundation problems. | Get an engineer’s quote |
| Unreinforced masonry | Any age but the older the home the more likely there are brick issues. | Issues with masonry can be signs of foundation issues or simple settling. | Get an engineer’s quote |
*Radon is the #2 cause of lung cancer, and 1 in 3 Homes in Utah have elevated Radon Levels. You can’t smell it, taste it, or see it. The EPA and the State of Utah suggest residents consider radon mitigation for radon levels greater than 4 picocuries (pCi/L).
Can You Afford to Make Repairs on Your Old Home?
Some repairs like the ones listed above will cost you thousands of dollars up front, and may not translate into thousands of dollars more in profit when you sell your old house. Calculating the return on investment is another important step before making repairs on your old home.
A roof in poor condition is worthwhile to repair before selling, according to the National Association of Realtors, a new roof promises an average ROI of 107% of your cost as the homeowner. A brand new roof means the new owners won’t have to worry about the expense and headache for 25-30 years and people are willing to pay more for that kind of peace of mind.
Brand new flooring, whether it is updating old carpet, refinishing the hardwood floors or putting down new floors shows a good return of investment. According to the same report from the National Association of Realtors, new flooring returns 106% of the investment.
Finally, the only other repair that shows an extremely high ROI is your HVAC system. If the system is old or needs repair or replacing then 85% of that cost is shown to be recouped in the sale of your home.
Other updates, such as renovating your kitchen or bathroom, will make your home look good in photos but do not promise a high return on investment so you’ll be out the cash you put into the project.
Strict Financing Guidelines
Older homes can also be harder to sell because it is hard to pass strict financing conditions. Many older homes don’t pass the appraisal standards for FHA and VA loans, which require a property to be safe, sound, and secure. Peeling paint in a pre-1978 home, a failing roof, or exposed wiring can all stall a loan. Buyers who need those loans are a large share of the market, so a home that can’t qualify loses many of them.
Renovation loans such as the FHA 203(k) or Fannie Mae HomeStyle can fill the gap, but they add paperwork and time, and many buyers and agents don’t want to deal with them. Cash buyers avoid the issue entirely, which is why an as-is cash sale can close in days rather than waiting on appraisals.
Insurance Can Block a Sale
Some insurers decline coverage or charge more for homes with knob-and-tube wiring, old panels, foundation issues or roofs near the end of their life. A buyer who can’t get insurance can’t close, so these issues can kill a deal late in the process, after weeks on the market. Adding to the insurance issue is the recent upswing in homes not being able to be insured. Certain types of flood planes near man made canals or natural bodies of water can more than triple your insurance costs.
Disclosure Requirements
If your home was built before 1978, federal law requires you to disclose known lead-based paint hazards and give buyers the EPA lead pamphlet. Disclosure of other known defects depends on Utah rules, so check the specific requirements with your agent or a real estate attorney. The Utah State approved real estate forms are on their website.
Selling Your Old Home As-Is
If you don’t have the cash to make major repairs or updates to your home then selling to a real estate investor may be your best option. You’ll save thousands of dollars up front that would have gone towards repairs and then save time and stress by closing on your home in a week for a cash offer. Skip the fees, time and money of working with a realtor to sell your older home and work directly with a trusted investor like Gary with Gary Buys Houses.
Gary will give you a custom cash offer that will allow you to close on the property in as little as a week. No more waiting, renovating and hoping for a good ROI for those expensive repairs, contact Gary to see how he can help you today.