Vendor & Contractor Partnerships for Pre-Sale Improvements

Deciding what to fix before you sell is half the job. The other half is choosing who does the work, because a poorly managed project can cost more than the improvement was ever worth.

Why Vendor Choice Matters So Much

Pre-sale work runs against a deadline. You are not just paying for a result; you are paying for a result by a certain date. A contractor who is slow, unclear, or hard to reach can delay your listing, and every week of delay can mean carrying costs on a home you were hoping to sell.

I do not recommend a single vendor for every project. Instead, I suggest a process that you can use with any professional you consider.

Start With the Basics

Before you hire anyone, confirm the following:

• License. California requires contractors to be licensed for many types of work. You can check a license status through the state licensing board's website.
• Insurance. Ask for proof of liability coverage and workers' compensation where it applies.
• References and past work. Ask for projects similar to yours and speak to the owners if you can.
• Permits. Ask who will pull permits and how inspections will be handled.

If a contractor is reluctant to provide any of this, treat that as information.

Get Written Scopes and Compare Them Carefully

Collect at least two or three written bids, and compare them line by line. The lowest number is not always the best one, because bids can differ in what they include. Look at:

1. The exact work being done and materials being used.
2. Who is responsible for cleanup and disposal.
3. A start date, an end date, and what happens if the schedule slips.
4. A payment schedule tied to completed milestones rather than large payments upfront.
5. How changes will be priced and approved in writing.

A clear scope protects both sides, and it also gives you documentation that can be useful when a buyer asks about the work.

Keep Permits and Records in Order

Work that needed a permit and did not get one can create problems during escrow, because buyers, lenders, and inspectors may ask for documentation. I tell sellers to keep a folder with permits, receipts, warranties, and before-and-after photos. This is also useful for the seller disclosures you may need to complete.

When a property includes an ADU or other additional living space, documentation matters even more, since financing and valuation for those properties can involve extra review. Our in-house KC Mortgage Desk can explain in general terms how lenders might look at such a property, though each lender and program has its own rules.

Manage the Project Like a Timeline

Treat the project as a sequence with a hard end date that comes before your photography and launch. I recommend:

• Walking the home with the contractor before work begins.
• Scheduling a weekly check-in, even a short one.
• Building in a buffer of extra days before the photographer arrives.
• Doing a final walk-through with a written punch list.
• Withholding the final payment until the list is complete.

A Note on Referral Relationships

I am happy to talk with sellers about the types of professionals who may be useful, such as painters, cleaners, landscapers, and inspectors. Any suggestion is not an endorsement or a guarantee, and you should always do your own checking and sign your own agreement. If any referral arrangement exists, it should be disclosed to you.

Next Step

My seller resource includes a contractor comparison sheet, a scope checklist, and a simple project timeline. Use the Download 2026 Seller Playbook to get organized before you sign anything, and reach out if you would like to talk through your plan.

This article is for educational purposes only and is not legal, tax, or lending advice. Please consult a CPA, attorney, or lender about your situation, and remember that rates and programs change.

Charles Nguyen, Licensed Broker, DRE #01846114