Every house needs something. The question is whether your list of repairs is a weekend of touch-ups or a project that would eat your savings and the next six months. If it is the second kind, you have a real choice to make about whether to fix the house before selling or sell it as it is. This guide looks at the repairs that come up most often in Calgary and how to think through that choice.
Calgary’s usual suspects
Hail-worn roofs, siding and windows
Calgary is hail country. A June 2020 storm caused more than a billion dollars in insured damage, and the hailstorm of August 5, 2024 was one of the costliest insured events in Canadian history. The Insurance Bureau of Canada reported about $2.8 billion in losses and more than 130,000 claims a month after that storm, and an initial survey estimated about 35,000 buildings were damaged across northern Calgary and the surrounding area.
If your house took a hit and the repairs were never finished, or the insurance payout did not stretch far enough, buyers will see it. Dented siding, cracked shingles, damaged eavestroughs and broken window seals all show up on an inspection report.
Poly-B plumbing
Polybutylene pipe, usually called Poly-B, was widely used in Canadian homes from about 1985 to 1997 and was removed from the national plumbing code as an approved material in 2005. It is typically grey and often stamped with a code like “PB2110”. Some insurers now ask about Poly-B, charge more for it or decline coverage, which means a buyer may not be able to insure the house without replacing it. That makes it a common negotiating point on homes built in that era.
Old flood repairs
In June 2013, the Bow and Elbow rivers flooded and emergency response was needed in 32 Calgary communities, with Mission among the first areas evacuated and Inglewood, the Beltline and the area around Stampede Park also hit. Many basements were repaired since then. Buyers looking in flood-affected communities will often ask what was done, who did it and whether there were permits.
Basements and renovations without permits
Here is a detail many sellers miss. The City’s Certificate of Compliance checks whether the structures shown on your Real Property Report meet the Land Use Bylaw. It does not check building code compliance or permit history. A compliance stamp does not tell a buyer whether that basement suite or bathroom was built with permits, and a careful buyer’s inspector or lawyer will ask.
Fix first or sell as-is?
There is no single right answer, but some rough guidelines help.
- Small cosmetic fixes, like paint, a burned-out light or a loose railing, are often worth doing before any sale. They are cheap and they change first impressions.
- Big-ticket systems, like a roof, a full re-pipe, a foundation repair or an electrical upgrade, rarely pay back in full when you are the one selling. You spend the money and wait for the work, and the buyer simply expects those things to work.
- Unknowns, like suspected mould, a basement that might leak, or wiring nobody has looked at, are the riskiest. Opening a wall can turn a small estimate into a large one.
Also think about time. Getting quotes, waiting for a contractor’s schedule and managing the work can take months, and you are paying the mortgage, taxes, utilities and insurance the whole time. If you have already moved out, there is also the risk of something going wrong in an empty house.
What happens when you list a house that needs work
If you list without fixing, the repairs do not disappear. They show up in the buyer’s inspection, usually during the condition period after you have already accepted an offer. That often leads to a request for a lower price or a repair credit. If the buyer’s lender has concerns, the deal may collapse altogether, and you go back on the market with a listing history.
Be upfront about problems you know about. Hiding a known defect can come back on you after closing. A real estate lawyer can tell you what you need to disclose and how to word it.
Selling as-is to Alberta House Flippers
When we buy a house that needs repairs, we price the work into our offer from the start, so there is no renegotiation after an inspection. You do not need to fix the roof, replace the Poly-B, refinish the basement or even clean.
- Tell us about the house and the repairs you know about.
- We walk through once and look at the condition ourselves.
- We give you a written cash offer that already accounts for the work.
- You choose the closing date, and the lawyers handle the transfer.
Because we are paying cash, there is no financing condition and no lender who might balk at the roof. There are no commissions on our purchase, either. The offer will be lower than what a fully renovated house would sell for, because we are the ones taking on the cost and risk of the repairs. For many owners, that is a fair trade for being done.
If you want to compare your options, get a cash offer for your house as it is, then weigh it against the cost and time of repairs. You can also read more on our Calgary page.
Gather what you know before you call
Whatever route you choose, it helps to have the year the house was built, any past insurance claims, receipts for major work, permit records if you have them, and a list of problems you are aware of. That makes any buyer’s offer more accurate and saves time on both sides.
Frequently asked questions
Do I have to replace Poly-B plumbing before selling my Calgary house?
No. You can sell with Poly-B in place, but some buyers may struggle to get insurance, which can affect your sale. When we buy as-is, replacement is factored into our offer, so you do not have to do it.
My house still has hail damage from the last big storm. Can I sell it as-is?
Yes. We buy homes with unrepaired hail damage to roofs, siding and windows. Let us know whether there is an open or settled insurance claim so the lawyers can handle it correctly.
Does a Certificate of Compliance mean my renovations were done with permits?
No. In Calgary, the Certificate of Compliance only confirms that structures shown on the RPR meet the Land Use Bylaw. It does not review building code compliance or permit history.
Is it worth fixing my house before I sell?
Small cosmetic fixes often are. Large repairs like roofs, plumbing or foundations rarely pay back fully for the seller. Get quotes, then compare the cost and time against an as-is offer.