Michael's Summer Sales Tips

Top 5 Issues That Can Derail a Summer Home Sale: And How to Spot Them Early

When the real estate market heats up in the summer, so do buyers' expectations. Homes look their best this time of year, but it’s also when certain hidden issues are most likely to emerge. As a certified home inspector working across the GTA, I’ve seen firsthand how avoidable problems can turn a smooth sale into a stressful ordeal. If you're a seller, agent, or even a proactive buyer, knowing what to look for — and when to call in a professional — can make all the difference.

Let’s dive into the five most common issues that can derail a summer home sale, and what you can do about them.

1. Air Conditioning Problems

Nothing turns a summer showing sour faster than a broken or underperforming air conditioner. Buyers expect a home to be comfortably cool, and if they’re sweating during the walkthrough, they’ll assume the system is faulty — whether it is or not.

Why It Happens:

• A/C systems often sit dormant through winter and spring, collecting dust or developing minor faults that go unnoticed until it’s hot enough to turn them on.

• Dirty filters, low refrigerant, clogged drain lines, or outdated units are common culprits.

What to Do:

• Get a tune-up from a licensed HVAC technician before listing.

• Replace filters, clean vents, and test the thermostat.

• Have documentation ready to show maintenance history or recent repairs — it builds buyer confidence.

2. Roof and Gutter Issues

Summer thunderstorms can expose problems that went unnoticed in drier months. Buyers and inspectors alike will look for signs of wear or failure on the roof and gutter system.

Why It Happens:

• Harsh winter conditions cause ice dams and shingle wear.

• Leaves and debris clog gutters, leading to overflow and water damage.

• UV exposure dries out sealants, especially around flashing.

What to Do:

• Schedule a roof inspection — particularly if your roof is 15+ years old.

• Clear and test your gutters and downspouts.

• Replace cracked or missing shingles, reseal around vents and chimneys.

• Take photos to show buyers the roof’s condition if recent work was done.

3. Grading and Drainage Problems

Buyers don’t just look at your landscaping for curb appeal — they’re also watching for signs of drainage trouble. Improper grading can lead to foundation issues, musty basements, or soggy yards, especially after heavy spring rains.

Why It Happens:

• Soil settles over time, especially after freeze-thaw cycles.

• Flower beds or additions may inadvertently direct water toward the home.

• Poor drainage can cause basement seepage or visible mold.

What to Do:

• Walk the perimeter after a heavy rain — look for pooling or channels where water shouldn’t be.

• Add soil to low spots to slope away from the foundation.

• Extend downspouts at least 4 to 6 feet from the house.

• Consider a French drain or weeping tile if problems persist.

4. Pest and Wildlife Intrusions

Warmer weather brings out more than just homebuyers — it’s also peak season for pests. Insects, rodents, and even raccoons can take up residence in attics, crawlspaces, and garages, leaving behind evidence that turns buyers off.

Why It Happens:

• Summer is breeding season for many pests.

• Openings in soffits, siding, or vents offer easy access.

• Garages and sheds become prime nesting sites if cluttered.

What to Do:

• Have a pest inspection done, especially if the home backs onto green space or ravines.

• Seal any gaps in siding, vents, or fascia boards.

• Store firewood and garbage away from the house.

• Set traps or consult pest control for recurring problems.

5. Window and Door Seal Failures

Foggy windows or sticky doors might seem minor, but to buyers they signal neglect or hidden moisture issues. Summer heat can warp frames or expand materials, making these issues more pronounced.

Why It Happens:

• Double-paned windows lose their seal over time, allowing condensation between panes.

• Wood frames swell with humidity, causing sticking or improper closure.

• Screens tear or fall loose — especially when stored improperly over winter.

What to Do:

• Test every window and door — open and close them smoothly.

• Replace cracked seals or weather-stripping.

• Consider replacing fogged glass units or re-caulking where necessary.

Bonus Tip: Get a Pre-Listing Inspection

One of the smartest moves a seller can make is to invest in a pre-listing home inspection. It allows you to:

• Fix issues proactively, rather than during negotiations.

• Price the home appropriately, knowing its true condition.

• Reduce surprises during the buyer’s inspection.

Agents love it because it makes their job easier, and buyers appreciate the transparency.

Final Thoughts

Summer can be a fantastic time to sell your home — but only if it shows well and stands up to scrutiny. The five issues above are all common, but with some foresight and a little expert help, they don’t have to stand in your way.

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