{"id":941,"date":"2026-10-19T10:20:19","date_gmt":"2026-10-19T14:20:19","guid":{"rendered":"https:\/\/ernsocleus.com\/what-not-to-repair-before-getting-a-written-opinion\/"},"modified":"2026-10-19T10:24:00","modified_gmt":"2026-10-19T14:24:00","slug":"what-not-to-repair-before-getting-a-written-opinion","status":"publish","type":"post","link":"https:\/\/ernsocleus.com\/en\/what-not-to-repair-before-getting-a-written-opinion\/","title":{"rendered":"What not to repair before getting a written opinion"},"content":{"rendered":"<div class=\"fusion-video fusion-youtube fusion-aligncenter\" style=\"--awb-max-width:600px;--awb-max-height:360px;--awb-width:100%;\"><div class=\"video-shortcode\"><div class=\"fluid-width-video-wrapper\" style=\"padding-top:60%;\" ><iframe title=\"YouTube video player 1\" src=\"https:\/\/www.youtube.com\/embed\/n7XtwKLVeMg?wmode=transparent&autoplay=0&amp;rel=0\" width=\"600\" height=\"360\" allowfullscreen allow=\"autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture;\"><\/iframe><\/div><\/div><\/div>\n<p class=\"ec-mention-ia\"><strong>About this video.<\/strong> The person on screen is an AI-generated avatar in my likeness. The voice is mine, cloned from recordings of my own voice, and the editing adjusts the sound. The image and the voice may therefore differ from my real appearance and delivery. The text is written and approved by me, and I take full responsibility for it. This process lets me publish regularly; it changes nothing about what is said.<\/p>\n<p class=\"ec-reponse\"><strong>Hello. In a house you\u2019re getting ready to sell, there are things you should definitely not repair right away.<\/strong><\/p>\n<p class=\"ec-question\"><em>The question, as people ask it: \u201cdo I have to fix everything before selling my house\u201d<\/em><\/p>\n<h2>Have it checked first, decide afterwards<\/h2>\n<p class=\"ec-reponse\"><strong>Repairing without knowing what you\u2019re repairing is repairing blind. Here\u2019s the order to follow.<\/strong><\/p>\n<p>The question of what to repair before selling starts with a question of order. Have it checked first. Decide afterwards.<\/p>\n<p>An owner who repairs before having anything checked decides with the information they have. That is, what they can see. And what you see of a building component is its surface.<\/p>\n<p>A professional who comes to look doesn\u2019t just talk to you. They give you something in writing. That writing becomes a document you keep, that you can show, and that exists independently of your word.<\/p>\n<p>That\u2019s the difference between the two actions. A repair changes the building. A verification produces a document.<\/p>\n<p>A seller who has documents answers questions. A seller who doesn\u2019t tells stories.<\/p>\n<h2>The three categories of work before listing<\/h2>\n<p class=\"ec-reponse\"><strong>There isn\u2019t one list of work to do before selling. There are three, and they aren\u2019t handled the same way.<\/strong><\/p>\n<p>There are three categories of things in a house you\u2019re getting ready to sell. Naming them changes the conversation completely.<\/p>\n<p>First category. What gets checked beforehand, by a professional, with a written opinion. Foundation, concrete slab, visible structure, signs of water, roof, attic, electrical panel, plumbing. That\u2019s the subject of this video.<\/p>\n<p>Second category. What gets decided based on scope, once you have the written opinion in hand. Windows, doors, exterior siding, balcony, water heater, ventilation, interior finishes.<\/p>\n<p>Third category. Routine maintenance. No opinion, no decision, no expert. It gets done, and it\u2019s done.<\/p>\n<p>The last two categories are covered in <a href=\"https:\/\/ernsocleus.com\/en\/what-small-repairs-to-do-before-selling-your-house\/\">another video<\/a>. Here, we stay with the first \u2014 the one that takes time, and that people tackle last when it should come first.<\/p>\n<h2>Cracks: what you don\u2019t touch<\/h2>\n<p class=\"ec-reponse\"><strong>Don\u2019t seal a crack before an engineer has seen it. Afterwards, all they see is sealant.<\/strong><\/p>\n<p>Some items you don\u2019t touch before you have a written opinion. Cracks in the foundation walls and in the concrete slab are among them.<\/p>\n<p>Here\u2019s why. A crack that has been sealed, painted or covered can no longer be read. The structural engineer who comes afterwards no longer sees the direction, the width, or the offset between the two sides. They see sealant.<\/p>\n<p>The buyer will see sealant too. They\u2019ll ask the question. And the answer will be simpler with a written opinion on file.<\/p>\n<p>An unrepaired crack can let water in. That\u2019s all I can say about it. A crack is assessed by a structural engineer; the fix is carried out by a specialized contractor. Two trades, in that order.<\/p>\n<p>So you photograph it, with a coin next to it for scale. You note the date. And you repair afterwards.<\/p>\n<h2>Signs of water, efflorescence, mould: don\u2019t erase them<\/h2>\n<p class=\"ec-reponse\"><strong>Before repainting your basement wall, know what the paint erases.<\/strong><\/p>\n<p>Signs of infiltration in the basement, efflorescence and visible mould all follow the same rule. You don\u2019t erase them before having them looked at.<\/p>\n<p>A ring on the concrete. A wave-shaped discoloration at the bottom of a wall. A whitish, powdery deposit that rubs off with a finger. A dark stain behind a piece of furniture pushed against an exterior wall. These are observations. They have a location, a height and a shape.<\/p>\n<p>One coat of paint, and what\u2019s left is a recently painted basement wall. The observation no longer exists in your file.<\/p>\n<p>And it needs to be said clearly. The French drain can\u2019t be seen. It\u2019s buried. What we see are its symptoms.<\/p>\n<p>The person who links a symptom to its cause is an engineer. For a dark stain, it\u2019s mould investigation, another trade, which takes samples and issues a report.<\/p>\n<h2>The roof and the attic: you have someone go up<\/h2>\n<p class=\"ec-reponse\"><strong>No one can read your roof from a photo. Here\u2019s what actually gets looked at.<\/strong><\/p>\n<p>The roof is often decided on before anyone from the trade has looked at it. Here\u2019s what can be observed from the ground, and what can\u2019t.<\/p>\n<p>From the ground, with binoculars: lifted, split or missing shingles. Granules \u2014 the small gravel that covers the shingles \u2014 at the bottom of the gutters or at the foot of the downspouts.<\/p>\n<p>From the attic hatch, without going in, with a flashlight: dark stains on the wood of the roof underside. Frost or droplets on the nails in winter. You don\u2019t walk around in an attic.<\/p>\n<p>Two different trades. The shingles and the stains on the wood: that\u2019s a roofer. The frost and the condensation: that\u2019s a ventilation contractor.<\/p>\n<p>I won\u2019t tell you how many years your roof has left. No serious person will tell you that from a photo. Have a roofer go up, ask for their findings in writing, decide afterwards.<\/p>\n<h2>Electrical panel and plumbing: the written certificate<\/h2>\n<p class=\"ec-reponse\"><strong>Go read what\u2019s written on the door of your electrical panel. Without opening it.<\/strong><\/p>\n<p>The electrical panel and visible plumbing can be noted by eye, without opening anything and without touching anything.<\/p>\n<p>Is it a panel with round screw-in fuses rather than breakers. What service entrance is indicated: sixty amps, one hundred amps, two hundred amps. What brand is written on the door. And the year of construction matters. Between 1965 and 1978, some houses have outlet and lighting circuits in aluminum. An aluminum service entrance, on the other hand, is normal.<\/p>\n<p>On the plumbing side. A grey, flexible plastic pipe is polybutylene. Don\u2019t scratch it. Note it, photograph it, show the photo to a plumber. Green or white corrosion around a fitting.<\/p>\n<p>Here, you don\u2019t do any DIY. A master electrician who is a member of the CMEQ for the panel. A plumber for the rest. And the certificate in writing, to keep.<\/p>\n<h2>You don\u2019t renovate, or cover up, what you haven\u2019t had looked at<\/h2>\n<p class=\"ec-reponse\"><strong>Want to finish your basement before selling? There\u2019s one thing to do before putting up the first stud.<\/strong><\/p>\n<p>The same rule applies to renovations: you don\u2019t renovate what you haven\u2019t had looked at.<\/p>\n<p>Take a basement. You decide to finish it before selling. Drywall on the walls, floating floor, recessed lighting. The result looks great.<\/p>\n<p>But before the work, nobody looked at the concrete. Neither the foundation walls nor the slab. Nobody noted what was there.<\/p>\n<p>So today, two things are true at the same time. The basement is finished. And the only honest answer to the question \u201cwhat\u2019s behind this wall\u201d is: I don\u2019t know.<\/p>\n<p>I\u2019m not saying there\u2019s something there. I\u2019m saying there\u2019s no longer any way to know without taking it apart.<\/p>\n<p>The order isn\u2019t a preparation detail. It\u2019s what decides what you\u2019ll still be able to know later.<\/p>\n<p>And there\u2019s a follow-up to that, when you fill out your seller\u2019s declarations. What you covered up, you still know about. Drywall doesn\u2019t erase it from your memory, and it doesn\u2019t erase it from your obligations. You declare what you know \u2014 including what is no longer visible.<\/p>\n<h2>The time each opinion takes<\/h2>\n<p class=\"ec-reponse\"><strong>A roofer in October doesn\u2019t have the same availability as in April. That\u2019s what decides your timeline.<\/strong><\/p>\n<p>Here\u2019s the reason to start early, and it has nothing to do with the work itself.<\/p>\n<p>A professional doesn\u2019t come the next day. You have to call, wait for an appointment, wait for the visit, then wait for the written report. Each step takes days, and sometimes weeks depending on the season.<\/p>\n<p>A roofer in October doesn\u2019t have the same availability as in April. A structural engineer works by appointment. An accredited laboratory works on a collected sample, and the result comes back afterwards.<\/p>\n<p>I won\u2019t give you a precise timeframe, because it changes from one region to another and from one season to another. What I can tell you is that the seller who calls at the same time they put up the sign has already lost their room to manoeuvre.<\/p>\n<p>The concrete step: call to book the appointments before choosing your listing date. Not after.<\/p>\n<h2>What you do with the opinion once you have it<\/h2>\n<p class=\"ec-reponse\"><strong>A written opinion serves three purposes. The third is answering the inspector before they ask.<\/strong><\/p>\n<p>You have the written opinion. It serves three purposes, and the third surprises most sellers.<\/p>\n<p>First, it tells you whether there is something to do, and what. That\u2019s the one everyone thinks of.<\/p>\n<p>Second, it feeds your seller\u2019s declarations. You\u2019re no longer declaring a memory: you\u2019re declaring a fact, with a date and the name of the person who observed it.<\/p>\n<p>Third \u2014 and this is the one people forget \u2014 it answers the buyer\u2019s inspector before they even ask. When a document is already on file, the conversation doesn\u2019t start from scratch.<\/p>\n<p>So you file it. A folder, chronological order, and it stays put.<\/p>\n<p>A written opinion lost in an email you can\u2019t find is an opinion that doesn\u2019t exist when you need it.<\/p>\n<h2>Who to call, and for what<\/h2>\n<p class=\"ec-reponse\"><strong>I don\u2019t do the inspection. My role is to know where to look and who to call.<\/strong><\/p>\n<ul>\n<li>Structural engineer<\/li>\n<li>Decontamination specialist<\/li>\n<li>Roofer<\/li>\n<li>Ventilation contractor<\/li>\n<li>Master electrician (CMEQ)<\/li>\n<li>Plumber<\/li>\n<li>Accredited laboratory<\/li>\n<\/ul>\n<h2>Frequently asked questions<\/h2>\n<div class=\"accordian fusion-accordian\" style=\"--awb-border-size:1px;--awb-icon-size:16px;--awb-content-font-size:var(--awb-typography4-font-size);--awb-icon-alignment:left;--awb-hover-color:var(--awb-color2);--awb-border-color:var(--awb-color3);--awb-background-color:var(--awb-color1);--awb-divider-color:var(--awb-color3);--awb-divider-hover-color:var(--awb-color3);--awb-icon-color:var(--awb-color1);--awb-title-color:var(--awb-color8);--awb-content-color:var(--awb-color8);--awb-icon-box-color:var(--awb-color8);--awb-toggle-hover-accent-color:var(--awb-color5);--awb-title-font-family:var(--awb-typography1-font-family);--awb-title-font-weight:var(--awb-typography1-font-weight);--awb-title-font-style:var(--awb-typography1-font-style);--awb-title-font-size:16px;--awb-title-letter-spacing:0.01em;--awb-title-line-height:1.35;--awb-content-font-family:var(--awb-typography4-font-family);--awb-content-font-weight:var(--awb-typography4-font-weight);--awb-content-font-style:var(--awb-typography4-font-style);\"><div class=\"panel-group fusion-toggle-icon-boxed\" id=\"accordion-941-1\"><div class=\"fusion-panel panel-default panel-4ef589909cdbab100 fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_4ef589909cdbab100\"><a aria-expanded=\"false\" aria-controls=\"4ef589909cdbab100\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#4ef589909cdbab100\" href=\"#4ef589909cdbab100\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">Do I have to fix everything before selling my house?<\/span><\/a><\/h4><\/div><div id=\"4ef589909cdbab100\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_4ef589909cdbab100\"><div class=\"panel-body toggle-content fusion-clearfix\">Hello. In a house you\u2019re getting ready to sell, there are things you should definitely not repair right away.<\/div><\/div><\/div><div class=\"fusion-panel panel-default panel-edf3a9c77f2b0baa3 fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_edf3a9c77f2b0baa3\"><a aria-expanded=\"false\" aria-controls=\"edf3a9c77f2b0baa3\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#edf3a9c77f2b0baa3\" href=\"#edf3a9c77f2b0baa3\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">Before repairing anything, have it checked<\/span><\/a><\/h4><\/div><div id=\"edf3a9c77f2b0baa3\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_edf3a9c77f2b0baa3\"><div class=\"panel-body toggle-content fusion-clearfix\">Repairing without knowing what you\u2019re repairing is repairing blind. Here\u2019s the order to follow.<\/div><\/div><\/div><div class=\"fusion-panel panel-default panel-d36b1e3b333d56126 fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_d36b1e3b333d56126\"><a aria-expanded=\"false\" aria-controls=\"d36b1e3b333d56126\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#d36b1e3b333d56126\" href=\"#d36b1e3b333d56126\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">Work before selling: the three categories<\/span><\/a><\/h4><\/div><div id=\"d36b1e3b333d56126\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_d36b1e3b333d56126\"><div class=\"panel-body toggle-content fusion-clearfix\">There isn\u2019t one list of work to do before selling. There are three, and they aren\u2019t handled the same way.<\/div><\/div><\/div><div class=\"fusion-panel panel-default panel-b31b2bc16d8424f09 fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_b31b2bc16d8424f09\"><a aria-expanded=\"false\" aria-controls=\"b31b2bc16d8424f09\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#b31b2bc16d8424f09\" href=\"#b31b2bc16d8424f09\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">Should you repair a crack before selling?<\/span><\/a><\/h4><\/div><div id=\"b31b2bc16d8424f09\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_b31b2bc16d8424f09\"><div class=\"panel-body toggle-content fusion-clearfix\">Don\u2019t seal a crack before an engineer has seen it. Afterwards, all they see is sealant.<\/div><\/div><\/div><div class=\"fusion-panel panel-default panel-9c11c98269871405b fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_9c11c98269871405b\"><a aria-expanded=\"false\" aria-controls=\"9c11c98269871405b\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#9c11c98269871405b\" href=\"#9c11c98269871405b\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">Repainting your basement before selling: what it erases<\/span><\/a><\/h4><\/div><div id=\"9c11c98269871405b\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_9c11c98269871405b\"><div class=\"panel-body toggle-content fusion-clearfix\">Before repainting your basement wall, know what the paint erases.<\/div><\/div><\/div><div class=\"fusion-panel panel-default panel-fcaa980ba153266b6 fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_fcaa980ba153266b6\"><a aria-expanded=\"false\" aria-controls=\"fcaa980ba153266b6\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#fcaa980ba153266b6\" href=\"#fcaa980ba153266b6\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">Roof before selling: roofer or ventilation<\/span><\/a><\/h4><\/div><div id=\"fcaa980ba153266b6\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_fcaa980ba153266b6\"><div class=\"panel-body toggle-content fusion-clearfix\">No one can read your roof from a photo. Here\u2019s what actually gets looked at.<\/div><\/div><\/div><div class=\"fusion-panel panel-default panel-3bc6b6f3f7440ba2f fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_3bc6b6f3f7440ba2f\"><a aria-expanded=\"false\" aria-controls=\"3bc6b6f3f7440ba2f\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#3bc6b6f3f7440ba2f\" href=\"#3bc6b6f3f7440ba2f\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">Electrical panel before selling: what to note<\/span><\/a><\/h4><\/div><div id=\"3bc6b6f3f7440ba2f\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_3bc6b6f3f7440ba2f\"><div class=\"panel-body toggle-content fusion-clearfix\">Go read what\u2019s written on the door of your electrical panel. Without opening it.<\/div><\/div><\/div><div class=\"fusion-panel panel-default panel-fd918c650c3d6fc5e fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_fd918c650c3d6fc5e\"><a aria-expanded=\"false\" aria-controls=\"fd918c650c3d6fc5e\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#fd918c650c3d6fc5e\" href=\"#fd918c650c3d6fc5e\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">Finishing your basement before selling: what to do before the work<\/span><\/a><\/h4><\/div><div id=\"fd918c650c3d6fc5e\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_fd918c650c3d6fc5e\"><div class=\"panel-body toggle-content fusion-clearfix\">Want to finish your basement before selling? There\u2019s one thing to do before putting up the first stud.<\/div><\/div><\/div><div class=\"fusion-panel panel-default panel-83e7adba74026a8ac fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_83e7adba74026a8ac\"><a aria-expanded=\"false\" aria-controls=\"83e7adba74026a8ac\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#83e7adba74026a8ac\" href=\"#83e7adba74026a8ac\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">How much time to allow for checks before selling<\/span><\/a><\/h4><\/div><div id=\"83e7adba74026a8ac\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_83e7adba74026a8ac\"><div class=\"panel-body toggle-content fusion-clearfix\">A roofer in October doesn\u2019t have the same availability as in April. That\u2019s what decides your timeline.<\/div><\/div><\/div><div class=\"fusion-panel panel-default panel-f68dba1eaeff07093 fusion-toggle-has-divider\"><div class=\"panel-heading\"><h4 class=\"panel-title toggle\" id=\"toggle_f68dba1eaeff07093\"><a aria-expanded=\"false\" aria-controls=\"f68dba1eaeff07093\" role=\"button\" data-toggle=\"collapse\" data-parent=\"#accordion-941-1\" data-target=\"#f68dba1eaeff07093\" href=\"#f68dba1eaeff07093\"><span class=\"fusion-toggle-icon-wrapper\" aria-hidden=\"true\"><i class=\"fa-fusion-box active-icon awb-icon-minus\" aria-hidden=\"true\"><\/i><i class=\"fa-fusion-box inactive-icon awb-icon-plus\" aria-hidden=\"true\"><\/i><\/span><span class=\"fusion-toggle-heading\">What a written opinion is really for before selling<\/span><\/a><\/h4><\/div><div id=\"f68dba1eaeff07093\" class=\"panel-collapse collapse \" aria-labelledby=\"toggle_f68dba1eaeff07093\"><div class=\"panel-body toggle-content fusion-clearfix\">A written opinion serves three purposes. The third is answering the inspector before they ask.<\/div><\/div><\/div><\/div><\/div>\n<h2>Get a value report for your property, and a marketing plan<\/h2>\n<p>Get a value report for your property, and a marketing plan \u2014 comparables, features, opinion of value<\/p>\n<div class=\"fusion-button-wrapper\"><a class=\"fusion-button button-flat button-large button-default fusion-button-default button-1 fusion-button-default-span fusion-button-default-type\" style=\"--awb-margin-top:6px;--awb-margin-bottom:6px;--button_text_transform:uppercase;\" target=\"_self\" title=\"Request a value report\" aria-label=\"Request a value report\" href=\"\/en\/contact\/\"><span class=\"fusion-button-text awb-button__text awb-button__text--default\">Request my value report<\/span><\/a><\/div>\n<h2>Full video transcript<\/h2>\n<p><em>Full transcript of the video above, translated from French. Published October 19, 2026.<\/em><\/p>\n<p>Hello. In a house you\u2019re getting ready to sell, there are things you should definitely not repair right away.<\/p>\n<p>My name is Ernso Cl\u00e9us. I\u2019m a residential and commercial real estate broker with RE\/MAX Crystal. Before becoming a broker, I earned a diploma in building inspection technology.<\/p>\n<p>It\u2019s not a question of money. It\u2019s a question of order.<\/p>\n<p>I won\u2019t talk about amounts. I won\u2019t tell you what it costs or what it brings in. I\u2019m going to talk to you about sequence, and about the paper trail.<\/p>\n<h3>Have it checked first, decide afterwards<\/h3>\n<p>The question of what to repair before selling starts with a question of order. Have it checked first. Decide afterwards.<\/p>\n<p>An owner who repairs before having anything checked decides with the information they have. That is, what they can see. And what you see of a building component is its surface.<\/p>\n<p>A professional who comes to look doesn\u2019t just talk to you. They give you something in writing. That writing becomes a document you keep, that you can show, and that exists independently of your word.<\/p>\n<p>That\u2019s the difference between the two actions. A repair changes the building. A verification produces a document.<\/p>\n<p>A seller who has documents answers questions. A seller who doesn\u2019t tells stories.<\/p>\n<h3>The three categories<\/h3>\n<p>There are three categories of things in a house you\u2019re getting ready to sell. Naming them changes the conversation completely.<\/p>\n<p>First category. What gets checked beforehand, by a professional, with a written opinion. Foundation, concrete slab, visible structure, signs of water, roof, attic, electrical panel, plumbing. That\u2019s the subject of this video.<\/p>\n<p>Second category. What gets decided based on scope, once you have the written opinion in hand. Windows, doors, exterior siding, balcony, water heater, ventilation, interior finishes.<\/p>\n<p>Third category. Routine maintenance. No opinion, no decision, no expert. It gets done, and it\u2019s done.<\/p>\n<p>The last two categories are covered in another video. Here, we stay with the first \u2014 the one that takes time, and that people tackle last when it should come first.<\/p>\n<h3>Cracks: what you don\u2019t touch<\/h3>\n<p>Some items you don\u2019t touch before you have a written opinion. Cracks in the foundation walls and in the concrete slab are among them.<\/p>\n<p>Here\u2019s why. A crack that has been sealed, painted or covered can no longer be read. The structural engineer who comes afterwards no longer sees the direction, the width, or the offset between the two sides. They see sealant.<\/p>\n<p>The buyer will see sealant too. They\u2019ll ask the question. And the answer will be simpler with a written opinion on file.<\/p>\n<p>An unrepaired crack can let water in. That\u2019s all I can say about it. A crack is assessed by a structural engineer; the fix is carried out by a specialized contractor. Two trades, in that order.<\/p>\n<p>So you photograph it, with a coin next to it for scale. You note the date. And you repair afterwards.<\/p>\n<h3>Signs of water, efflorescence, mould: don\u2019t erase them<\/h3>\n<p>Signs of infiltration in the basement, efflorescence and visible mould all follow the same rule. You don\u2019t erase them before having them looked at.<\/p>\n<p>A ring on the concrete. A wave-shaped discoloration at the bottom of a wall. A whitish, powdery deposit that rubs off with a finger. A dark stain behind a piece of furniture pushed against an exterior wall. These are observations. They have a location, a height and a shape.<\/p>\n<p>One coat of paint, and what\u2019s left is a recently painted basement wall. The observation no longer exists in your file.<\/p>\n<p>And it needs to be said clearly. The French drain can\u2019t be seen. It\u2019s buried. What we see are its symptoms.<\/p>\n<p>The person who links a symptom to its cause is an engineer. For a dark stain, it\u2019s mould investigation, another trade, which takes samples and issues a report.<\/p>\n<h3>The roof and the attic: you have someone go up<\/h3>\n<p>The roof is often decided on before anyone from the trade has looked at it. Here\u2019s what can be observed from the ground, and what can\u2019t.<\/p>\n<p>From the ground, with binoculars: lifted, split or missing shingles. Granules \u2014 the small gravel that covers the shingles \u2014 at the bottom of the gutters or at the foot of the downspouts.<\/p>\n<p>From the attic hatch, without going in, with a flashlight: dark stains on the wood of the roof underside. Frost or droplets on the nails in winter. You don\u2019t walk around in an attic.<\/p>\n<p>Two different trades. The shingles and the stains on the wood: that\u2019s a roofer. The frost and the condensation: that\u2019s a ventilation contractor.<\/p>\n<p>I won\u2019t tell you how many years your roof has left. No serious person will tell you that from a photo. Have a roofer go up, ask for their findings in writing, decide afterwards.<\/p>\n<h3>Electrical panel and plumbing: the written certificate<\/h3>\n<p>The electrical panel and visible plumbing can be noted by eye, without opening anything and without touching anything.<\/p>\n<p>Is it a panel with round screw-in fuses rather than breakers. What service entrance is indicated: sixty amps, one hundred amps, two hundred amps. What brand is written on the door. And the year of construction matters. Between 1965 and 1978, some houses have outlet and lighting circuits in aluminum. An aluminum service entrance, on the other hand, is normal.<\/p>\n<p>On the plumbing side. A grey, flexible plastic pipe is polybutylene. Don\u2019t scratch it. Note it, photograph it, show the photo to a plumber. Green or white corrosion around a fitting.<\/p>\n<p>Here, you don\u2019t do any DIY. A master electrician who is a member of the CMEQ for the panel. A plumber for the rest. And the certificate in writing, to keep.<\/p>\n<h3>You don\u2019t renovate, or cover up, what you haven\u2019t had looked at<\/h3>\n<p>The same rule applies to renovations: you don\u2019t renovate what you haven\u2019t had looked at.<\/p>\n<p>Take a basement. You decide to finish it before selling. Drywall on the walls, floating floor, recessed lighting. The result looks great.<\/p>\n<p>But before the work, nobody looked at the concrete. Neither the foundation walls nor the slab. Nobody noted what was there.<\/p>\n<p>So today, two things are true at the same time. The basement is finished. And the only honest answer to the question \u201cwhat\u2019s behind this wall\u201d is: I don\u2019t know.<\/p>\n<p>I\u2019m not saying there\u2019s something there. I\u2019m saying there\u2019s no longer any way to know without taking it apart.<\/p>\n<p>The order isn\u2019t a preparation detail. It\u2019s what decides what you\u2019ll still be able to know later.<\/p>\n<p>And there\u2019s a follow-up to that, when you fill out your seller\u2019s declarations. What you covered up, you still know about. Drywall doesn\u2019t erase it from your memory, and it doesn\u2019t erase it from your obligations. You declare what you know \u2014 including what is no longer visible.<\/p>\n<h3>The time each opinion takes<\/h3>\n<p>Here\u2019s the reason to start early, and it has nothing to do with the work itself.<\/p>\n<p>A professional doesn\u2019t come the next day. You have to call, wait for an appointment, wait for the visit, then wait for the written report. Each step takes days, and sometimes weeks depending on the season.<\/p>\n<p>A roofer in October doesn\u2019t have the same availability as in April. A structural engineer works by appointment. An accredited laboratory works on a collected sample, and the result comes back afterwards.<\/p>\n<p>I won\u2019t give you a precise timeframe, because it changes from one region to another and from one season to another. What I can tell you is that the seller who calls at the same time they put up the sign has already lost their room to manoeuvre.<\/p>\n<p>The concrete step: call to book the appointments before choosing your listing date. Not after.<\/p>\n<h3>What you do with the opinion once you have it<\/h3>\n<p>You have the written opinion. It serves three purposes, and the third surprises most sellers.<\/p>\n<p>First, it tells you whether there is something to do, and what. That\u2019s the one everyone thinks of.<\/p>\n<p>Second, it feeds your seller\u2019s declarations. You\u2019re no longer declaring a memory: you\u2019re declaring a fact, with a date and the name of the person who observed it.<\/p>\n<p>Third \u2014 and this is the one people forget \u2014 it answers the buyer\u2019s inspector before they even ask. When a document is already on file, the conversation doesn\u2019t start from scratch.<\/p>\n<p>So you file it. A folder, chronological order, and it stays put.<\/p>\n<p>A written opinion lost in an email you can\u2019t find is an opinion that doesn\u2019t exist when you need it.<\/p>\n<p>You don\u2019t repair for the sake of repairing. You have it checked, you get the opinion in writing, and you decide afterwards.<\/p>\n<p>Six items follow this rule, and for each one, repairing erases information you\u2019ll need later. You don\u2019t cover up concrete you haven\u2019t had looked at.<\/p>\n<p>A seller\u2019s first question is still the value of their property. I produce a value report and a marketing plan. You can request it through the links below the video.<\/p>\n<p>If you\u2019re already bound by a brokerage contract with another broker, this invitation isn\u2019t meant for you.<\/p>\n<p>I don\u2019t pass verdicts on a building, I don\u2019t put a price on work, and I don\u2019t act as an inspector in any transaction.<\/p>\n<p>Ernso Cl\u00e9us, residential and commercial real estate broker, RE\/MAX Crystal. Your broker who knows buildings.<\/p>\n<p class=\"ec-maillage\">Read also: <a href=\"https:\/\/ernsocleus.com\/en\/what-small-repairs-to-do-before-selling-your-house\/\">what small repairs to do before selling your house<\/a> \u00b7 <a href=\"https:\/\/ernsocleus.com\/en\/what-to-check-before-putting-your-house-on-the-market\/\">what to check before putting your house on the market<\/a> \u00b7 <a href=\"https:\/\/ernsocleus.com\/en\/real-estate-tips\/\">all the seller tips<\/a> \u00b7 <a href=\"https:\/\/ernsocleus.com\/en\/contact\/\">get in touch<\/a><\/p>\n<p><em><strong>Ernso Cl\u00e9us<\/strong>, residential and commercial real estate broker \u2014 RE\/MAX Crystal. Your broker who knows buildings.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"<p>About this video. The person on screen is an AI-generated  [&#8230;]<\/p>\n","protected":false},"author":0,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[2],"tags":[],"class_list":["post-941","post","type-post","status-publish","format-standard","hentry","category-vendre"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.2 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>What not to repair before getting a written opinion<\/title>\n<meta name=\"description\" content=\"Cracks, signs of water, roof, attic, electrical panel, plumbing: six items not to repair before having them looked at, and why the repair erases the information.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" 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