Seller preparation checklist
Preparing a house for sale in NZ
Use a practical New Zealand checklist to prioritise property documents, repairs, cleaning, presentation, photography and open-home preparation before selling.
Fix buyer-stopping problems and resolve material facts first; spend on presentation only when the likely benefit justifies the cost.
01
Start four to six weeks before the intended launch
List the work that must happen before photography, the work that can continue during the campaign and the optional improvements that need a return. Timing varies by property, contractor availability and the legal or technical questions involved; this is a planning sequence, not a promised sale timetable.
| When | Priority | Output |
|---|---|---|
| 4–6 weeks before launch | Title, consent, maintenance and disclosure questions | A documented issue list and professional advice where needed |
| 2–4 weeks before launch | Repairs, exterior access, cleaning and decluttering | A property that can be photographed and inspected clearly |
| 1–2 weeks before launch | Photography brief, floor plan, copy facts and campaign approvals | Approved marketing assets and complete property information |
| Before every viewing | Light, temperature, access, valuables, pets and safety | A consistent inspection experience |
02
Collect the property facts before writing the advertisement
Bring together the title, council and consent information you already hold, rates information, warranties, body corporate records where relevant, tenancy details and evidence for material improvements. Ask your lawyer, agent or an appropriate technical professional what else is required for your property.
- Check that bedrooms, floor area, parking and chattels are described accurately
- Identify unconsented work or missing records rather than making assumptions
- Record known defects and obtain advice about disclosure
- Do not put legal conclusions or unsupported superlatives into the advertising
03
Prioritise repairs by buyer friction, not room-by-room perfection
Water ingress, unsafe access, broken fixtures, visible deferred maintenance and unresolved compliance questions usually deserve attention before decorative projects. Obtain quotes where a repair is material, and compare the likely reduction in buyer uncertainty with the cost and delay.
| Priority | Typical examples | Decision test |
|---|---|---|
| Resolve or investigate | Leaks, moisture, unsafe steps, electrical concerns, unconsented work | Could this affect safety, disclosure, finance or a buyer's conditions? |
| Low-cost friction removal | Sticking doors, failed bulbs, damaged handles, blocked gutters, overgrown access | Will a simple fix remove an obvious objection? |
| Presentation | Deep cleaning, decluttering, garden edges, neutral touch-ups | Will it help buyers understand condition and space? |
| Optional capital work | New kitchen, bathroom, flooring or major landscaping | Is there evidence the likely sale benefit exceeds cost, risk and delay? |
04
Make every main space easy to inspect
Clean thoroughly, remove excess belongings and create clear access to windows, storage, meters, garages and outdoor areas. Decluttering should make the layout legible rather than make the home look unoccupied.
- Clean glass, kitchens, bathrooms, floors and high-touch surfaces
- Reduce odour sources and address the cause rather than masking them
- Store medicines, documents, keys and valuables securely
- Plan where pets, vehicles and occupants will be during viewings
05
Brief photography and marketing with verified facts
Agree the shot list, floor plan, video, signboard, portal level and copy approval process before money is committed. Photographs should present the property clearly without hiding defects or using edits that materially misrepresent it.
- Confirm the image and video usage rights
- Check that the floor plan is labelled as indicative where appropriate
- Proofread the address, dimensions, chattels and property features
- Ask which marketing items are included, optional or payable if the property does not sell
06
Prepare a repeatable open-home routine
Use the same short checklist before each inspection so presentation does not depend on memory. Protect comfort and safety while allowing buyers to inspect the property normally.
- Open agreed blinds and switch on necessary lights
- Set a comfortable temperature and ventilate appropriately
- Remove trip hazards and secure restricted areas
- Leave the agent with access instructions and material property information
- Record feedback themes without treating one comment as market evidence
07
Avoid overcapitalising before sale
Do not assume the cost of an improvement will be added dollar-for-dollar to the sale price. Ask agents to separate evidence from opinion, compare the as-is and improved campaign options, and include holding cost and launch delay in the decision.