Category: Selling Tips

If you’re thinking about selling your home, there’s one question you need to answer before anything else: What’s the condition of your roof?

A bad roof doesn’t just lower your home’s value — it can kill the entire deal. As someone who has been on both sides of this equation as a licensed roofer and real estate professional, I can tell you: your roof is the #1 thing home inspectors flag, and it’s the #1 reason buyers walk away or slash their offers.

The Harsh Reality: What a Bad Roof Costs You

When a buyer’s home inspector flags roof issues — missing shingles, leaks, aging materials, or structural concerns — everything changes. Buyers who were excited about your home suddenly get cold feet. Here’s what typically happens:

• Buyers walk away entirely — they don’t want the hassle or the risk
• They demand $15,000–$20,000+ off the asking price — far more than the actual repair would cost
• Lenders may refuse to finance the purchase — many mortgage companies won’t approve a loan on a home with a failing roof

That means your home sits on the market longer, you lose negotiating power, and you end up leaving serious money on the table.

The ROI of Replacing Your Roof Before Selling

Here’s where the math gets interesting. According to industry data, a new roof costs between $8,000 and $15,000 depending on the size and material. But here’s what you get back:

• $15,000–$25,000 in added home value — that’s a potential return of 60% to over 100%
• Removes the #1 deal-killer from your inspection report
• Faster sale — homes with new roofs sell quicker and with fewer contingencies
• Stronger negotiating position — buyers can’t use the roof as leverage to beat you down on price

When you replace your roof before selling, you’re not just fixing a problem — you’re making a strategic investment that pays for itself at closing.

Fix-N-List Funds It Upfront — You Pay Nothing Until Closing

I know what you’re thinking: “I can’t afford a new roof right now — that’s why I’m selling.” That’s exactly why I created Fix-N-List. We fund the roof replacement upfront so you pay nothing out of pocket. The cost is simply settled at closing from your proceeds. No loans, no credit checks, no upfront cash needed.

This removes the biggest barrier homeowners face. You get a brand-new roof, your home sells for top dollar, and you come out ahead — without spending a dime before the sale.

Why Tim’s Crew Makes the Difference

Here’s something that sets Fix-N-List apart from every other pre-sale renovation program: I’m a licensed roofer. I don’t sub your roof out to some random contractor and hope for the best. My own crew does the work — every time.

What does that mean for you?

• Faster turnaround — no waiting weeks for a subcontractor’s schedule
• Lower cost — no middleman markup means more savings passed to you
• Quality control — I’m on the job, ensuring every detail is right
• All roof types covered — asphalt shingle, architectural shingle, flat roofs — we handle it all

Storm Damage? Insurance May Cover It

Here’s a bonus many homeowners don’t realize: if your roof has existing storm damage — from hail, wind, or severe weather — your homeowner’s insurance may cover most or all of the replacement cost. I handle the entire insurance claim process for you, from the initial inspection to working with your adjuster. Many sellers discover they can get a brand-new roof with minimal or zero out-of-pocket cost through insurance alone.

Not Sure About Your Roof? Get a Free Inspection

You don’t have to guess whether your roof needs attention. Tim will inspect your roof for free as part of your Fix-N-List assessment. I’ll tell you exactly what condition it’s in, whether it needs repair or replacement, and how it could impact your sale price.

Ready to sell your home for top dollar? Don’t let a bad roof hold you back.

📞 Call (630) 534-0866 to schedule your free roof inspection and Fix-N-List assessment today.

You’ve probably heard the advice: “Just sell your house as-is. Don’t waste money on renovations.”

It sounds logical. Why spend money on a house you’re leaving? But here’s the problem — that advice is costing homeowners tens of thousands of dollars. And the agents giving it usually can’t show you the math behind their recommendation.

Let’s change that.

The Real Math Behind Pre-Sale Renovations

Here’s what the numbers actually look like in Chicago’s western suburbs market:

• Kitchen refresh (new countertops, cabinet paint, hardware, backsplash): ~$12,000–$15,000 investment → $40,000–$60,000 higher sale price
• New flooring (LVP throughout main areas): ~$5,000–$8,000 investment → $15,000–$25,000 increase in perceived value
• Fresh paint (interior, modern neutrals): ~$3,000–$5,000 investment → $10,000–$20,000 in buyer appeal
• Curb appeal (landscaping, power washing, exterior touch-ups): ~$2,000–$4,000 investment → $8,000–$15,000 in first-impression value

A $25,000 strategic renovation can realistically return $50,000–$75,000 in additional sale price. That’s a 2–3x return on investment.

So why do so many agents recommend selling as-is?

Why Most Agents Say “Just Sell As-Is”

Here’s the uncomfortable truth: most real estate agents don’t understand construction costs.

They know comparable sales. They know staging. They know marketing. But when it comes to knowing that a kitchen refresh costs $12,000 (not $40,000 like most homeowners fear), or that luxury vinyl plank can transform a home for $6 per square foot — that’s outside their expertise.

Without that knowledge, the safe recommendation is always “sell as-is.” It’s lower risk for the agent, even if it means a lower price for you.

Tim’s Dual Expertise Makes the Difference

Tim Wangler isn’t just a Realtor — he’s also a licensed contractor. That combination is rare, and it changes the entire equation.

When Tim walks your property, he’s not guessing what a renovation might cost. He knows exactly what costs $X and returns $Y. He’s managed hundreds of renovation projects and sold the resulting properties. He’s seen the before-and-after numbers play out in real time, in real closings.

That’s not theory. That’s data.

As-Is Sale vs. Fix-N-List: A Side-by-Side Comparison

Let’s look at a typical scenario for a home in DuPage County:

Scenario A: Sell As-Is

• Home listed at $350,000
• Sells for $340,000 after negotiations (buyers always discount for dated homes)
• Net to seller after commissions: ~$319,000

Scenario B: Fix-N-List Approach

• $25,000 in strategic renovations (funded by Fix-N-List, $0 upfront)
• Home listed at $400,000
• Sells for $395,000 (updated homes sell faster and closer to asking)
• Renovation costs reimbursed at closing: -$25,000
• Net to seller after commissions: ~$345,500

The difference? Over $26,000 more in the seller’s pocket.

But What If the Home Doesn’t Sell?

This is the question every homeowner asks — and it’s a fair one. What if you renovate and the market shifts?

Here’s where Fix-N-List stands apart: Tim absorbs the risk. He’s so confident in his assessment process that he funds the renovation upfront. If, in the unlikely event, the home doesn’t sell as projected, the homeowner isn’t on the hook for renovation costs out of pocket.

That’s not a promise most agents can make — because most agents aren’t putting their own money behind their recommendations.

Real Numbers From the Chicago Western Suburbs

In 2024 and into 2025, the Chicago western suburbs market has been incredibly strong for updated homes:

• Updated homes in Downers Grove, Naperville, and Elmhurst are selling in under 14 days on average
• Dated homes in the same areas are sitting 45–60+ days
• Price-per-square-foot premiums for updated homes range from $15–$30 more per sq ft
• Multiple offer situations are 3x more likely on freshly renovated listings

The market is telling us something: buyers will pay a premium for move-in ready. The question is whether you’re positioned to capture that premium.

Let Tim Run the Numbers for Your Home

Every home is different. Not every property needs — or would benefit from — a full renovation. Sometimes it’s a $5,000 refresh. Sometimes it’s $30,000. And sometimes, selling as-is genuinely is the best move.

The only way to know is to look at the specific numbers for your property.

Call Tim Wangler at (630) 534-0866 for a free, no-obligation assessment. He’ll show you exactly what the math looks like for your home — and you can decide from there.

When a homeowner in Deerfield, Illinois reached out about selling their home on Carol Court, they were ready to list it as-is. The house was livable, sure — but it hadn’t been updated in over 20 years. Dated kitchen, worn carpet throughout, faded exterior paint, and landscaping that had seen better days.

Their agent at the time suggested listing at around $375,000. That’s what comparable as-is homes in the area were fetching. Reasonable advice on the surface.

But here’s where the story takes a turn.

A Different Kind of Assessment

Tim Wangler — Realtor, licensed contractor, and founder of the Fix-N-List program — walked the property and saw something most agents miss: untapped equity hiding behind cosmetic issues.

Tim identified four key improvements:

• Kitchen refresh — new countertops, updated cabinet hardware, modern backsplash, and a fresh coat of paint on the existing cabinets
• New flooring — luxury vinyl plank throughout the main living areas, replacing the worn carpet
• Fresh paint — interior and exterior, in today’s trending neutral tones
• Landscaping upgrade — new mulch, trimmed hedging, seasonal flowers, and a power-washed driveway

The total renovation cost? Approximately $25,000.

And here’s the part that changes everything: the homeowner paid $0 upfront.

How the Fix-N-List Program Works

Most homeowners know their house could sell for more with updates — but they don’t have the cash, the time, or the contractor connections to make it happen. That’s exactly the gap Fix-N-List fills.

Here’s how it works in three simple steps:

Step 1: Free Home Assessment

Tim walks your property and identifies the improvements that will generate the highest return on investment. Not every upgrade is worth doing — Tim’s dual background in real estate and construction means he knows exactly which projects move the needle.

Step 2: Fix-N-List Funds the Renovation

Once you approve the plan, Fix-N-List covers all renovation costs upfront. Professional contractors handle the work while Tim oversees every detail. You don’t write a check, and you don’t manage the project.

Step 3: Sell for Top Dollar

Your updated home hits the market looking its absolute best. Once it sells, the renovation costs are simply reimbursed from the proceeds at closing. You keep the difference.

The Results Speak for Themselves

Back to our Deerfield homeowner. After the $25,000 renovation, the home was listed at $425,000 and sold quickly with multiple interested buyers. The final sale price came in at $422,000 — a full $47,000 more than the original as-is estimate.

After reimbursing the renovation costs at closing, the homeowner walked away with over $22,000 more in their pocket than they would have if they’d sold as-is. No upfront investment. No project management headaches. Just a bigger check at closing.

Could This Work for Your Home?

If you’re thinking about selling your home in the Chicago suburbs, don’t assume as-is is your only option. Many homeowners are leaving tens of thousands of dollars on the table simply because they don’t know programs like Fix-N-List exist.

The assessment is free. The risk is zero. And the potential upside? Just ask the homeowner on Carol Court.

Ready to find out what your home could really sell for? Call Tim Wangler at (630) 534-0866 for your free home assessment today.