What to Fix Before You Sell in Perth, and What to Leave

Fix what the law requires and what a buyer's inspector will find. In WA that means compliant smoke alarms and safety switches before settlement, any leaks, water damage or structural problems, and the small visible faults buyers notice in the first minute. Leave anything a buyer is likely to rip out and redo to their own taste.

Most sellers come to me with a long list. New carpet, a fresh bathroom, the pergola they always meant to replace. Most of it can go. Two items are not optional at all. Here is how I sort it.

The two fixes WA law requires

Smoke alarms. Under the Building Regulations 2012, the seller must have compliant smoke alarms installed before the transfer of ownership. In plain terms, that means alarms that are mains-powered (hardwired, not battery-only), no more than 10 years old at the time of transfer, in working order, and installed by a licensed electrical contractor. Battery-only alarms are allowed only in limited cases. Check the date stamped on your alarms now. Plenty of homes have alarms that quietly passed ten years without anyone noticing.

Safety switches (RCDs). Before the title transfers, a home being sold in WA must have at least two residual current devices protecting all the circuits that supply power points and lights. Homes built after 2000 should already have them. Older homes often do not. If yours is short, a licensed electrician has to install them.

Get an electrician to check both at the same visit, early, and keep the paperwork. Leaving it to settlement week is how a simple job becomes a headache.

What a buyer's building inspection will flag

Most Perth home sales on the standard REIWA contract include a pre-purchase inspection condition for major structural defects. If the inspector's report finds one, the buyer can require you to fix it, and if you do not, they can walk away. REIWA's own guidance is that this inspection is about structure, not cosmetic items like tiling, plastering or doors.

That is the formal side. The practical side is that many buyers also get a broader private inspection, and anything in that report becomes a negotiating point. So these are the items worth dealing with before you list:

• Leaks and water damage. Stained ceilings, a weeping shower, a roof leak, failed gutters. Buyers fear water damage because they cannot see how far it goes.
• Drainage around the house. Soil sloping toward the walls, blocked soakwells, ponding after rain. Inspectors check this, and it is often a cheap fix if you catch it early.
• Cracks that are getting worse. A hairline crack in a cornice is normal. A wide or stepped crack in the brickwork is something to get looked at before a buyer's inspector writes it up for you.
• Termites. If you have any doubt, get a pest inspection before you list. Finding activity halfway through a contract is the worst possible time.
• Pool barriers. If you have a pool or spa deeper than 30cm, the barrier must comply, and WA councils inspect them at least every four years. A gate that does not self-close and self-latch is a cheap fix and an easy thing for a buyer to use against you.

If you are unsure what is lurking, a pre-listing building inspection costs far less than a buyer using a surprise report to take money off your price.

The small things buyers notice in the first minute

None of these will show up on a structural report. All of them shape how a buyer feels about your home.

• Dripping taps and running toilets
• Doors that stick, catch or will not latch
• Cracked tiles, chipped skirting and holes in the plaster
• Broken window latches, torn flyscreens and cracked glass
• Blown globes and loose switch plates
• A garage door that groans or a fence panel that leans

Individually, each is trivial. Together, they tell a buyer the house has not been looked after. A handyman can usually clear the lot in a day or two, and it is some of the best money you will spend on a sale.

What to leave alone

This is where I save sellers the most money, usually by telling them not to do something.

The dated kitchen or bathroom that still works. If it is clean and functional, leave it. Many buyers will want to choose their own, and you will not get back a full renovation inside a sale campaign.

Floor coverings, unless they are damaged or stained. Worn but clean carpet is fine. Ripping it out for new carpet in a colour you picked is spending money on a buyer's decision.

Anything a land-value buyer will knock down. If the most likely buyer for your block is a builder or someone planning to rebuild, do the legal requirements and a tidy-up, and stop there. Nobody pays extra for a new pergola on a house that is coming down.

Your own taste. Feature walls, statement tiles, a new colour scheme. You are not decorating for yourself anymore. You are removing reasons for a buyer to hesitate.

Fix it, disclose it, or price it in

For anything bigger that you decide not to fix, you have two honest options. Disclose it and let the price reflect it, or get a quote so buyers can see exactly what it costs. A known problem with a quote attached is a number a buyer can work with. An unknown problem found by their inspector is a reason to offer low or walk away.

What you cannot do is hide it. If you know about a material problem, talk to your agent about handling it before the campaign starts, not after an offer comes in.

Questions sellers ask

Do I need hardwired smoke alarms to sell a house in WA?
Yes. Before ownership transfers, the seller must have compliant smoke alarms installed. They need to be mains-powered, no more than 10 years old, in working order and installed by a licensed electrical contractor. Battery-only alarms are allowed only in limited cases, generally with council approval.

How many safety switches do I need to sell my home in Perth?
At least two RCDs protecting all the circuits that supply power points and lights, installed before the title transfers. Most homes built after 2000 already have them. If yours does not, a licensed electrician needs to fit them.

Should I get a building inspection before I sell?
It is worth considering, especially for an older home. It costs far less than a buyer finding a defect mid-contract and using it to renegotiate, and it gives you time to fix things or get quotes on your own terms.

Can a buyer pull out because of a building inspection in WA?
Under the standard REIWA inspection condition for major structural defects, if the report finds one, the buyer can require you to fix it and can terminate if you do not. The exact rights depend on the wording in your contract, so check it with your settlement agent or lawyer.

Should I renovate the kitchen before selling?
Usually not. If it is clean and works, leave it. Fix anything broken, and consider small updates like handles or a splashback, but a full new kitchen rarely pays for itself in a sale.

The honest summary

Sort the legal items first: smoke alarms and safety switches, checked early by a licensed electrician. Then deal with anything a buyer's inspector will find, especially water, drainage, cracks and termites. Clear the small visible faults in a day or two with a handyman. Leave the dated but working kitchen, the clean carpet and anything a buyer will want to change anyway, and keep that money in your pocket.

If you want a straight answer on what is worth fixing in your home, I will walk through it with you and tell you what to leave. Book a free appraisal, or grab the free seller's guide if you would rather read first.

This article is general information only and does not take your personal circumstances into account. Requirements for smoke alarms, safety switches and pool barriers are summarised from WA government guidance as at October 2026 and can change. Check your obligations with a licensed electrician, your settlement agent or a lawyer before you sell.