By Matthew Gluck | Founder & Principal Broker, NestEdge Realty
When homeowners prepare to sell, most attention goes toward pricing, painting, staging and photography. Those things matter, but some of the most expensive surprises have nothing to do with how a home looks.
An unfinished building permit, missing certificate of occupancy, septic concern or outdated property record can become an issue after a buyer has already fallen in love with the house.
These problems don't necessarily prevent a sale. However, discovering them after accepting an offer can create unnecessary uncertainty, additional expenses and delays.
For homeowners preparing to sell in Chappaqua, Armonk, Bedford, Pleasantville, Scarsdale or elsewhere in Westchester County, here are seven issues worth investigating before the home goes on the market.
## 1. Open Building Permits and Missing Certificates of Occupancy
One of the first steps sellers should consider is reviewing their property's building records.
Over the years, homeowners may have finished basements, installed decks, added bathrooms, renovated kitchens, built swimming pools or completed other improvements.
Depending on the municipality and the scope of the project, those improvements may have required permits, inspections and a certificate of occupancy or another form of final approval.
The fact that work was completed years ago does not necessarily mean the paperwork was finalized.
In the Town of New Castle, which includes Chappaqua, the Building Division maintains permit and certificate-of-occupancy application procedures. Bedford provides an online portal through which property owners can review parcel history, including open building applications, permits and certificates. Pleasantville's Building Department also handles permits, inspections and final certificates of occupancy.
The requirements are not identical across Westchester municipalities. Sellers should contact the building department responsible for their particular property rather than assume that a neighboring town follows the same process.
**Before listing:** Request available building records, identify outstanding permits and ask the municipality what would be required to resolve any discrepancies.
## 2. Septic Systems and Private Wells
Westchester includes homes connected to municipal sewer and water systems as well as properties relying on private septic systems and wells.
For properties with septic systems, sellers should gather available records showing the system's location, maintenance history, pumping and servicing, and any previous repairs.
If the system has experienced backups, drainage problems or other performance concerns, those issues deserve attention before a buyer's inspection.
A system's age alone does not establish that it needs replacement. Its condition, design, maintenance and performance matter.
Private wells deserve particular attention because Westchester County has a Private Well-Water Testing Law.
For covered property sales involving private drinking-water wells, the law requires the seller to arrange and pay for water testing after the contract of sale is signed. The seller must also provide the purchaser confirmation that testing has been ordered within the period specified by the law.
If results identify water-quality problems, the law provides procedures and options for addressing them. A failed result does not automatically mean the transaction cannot proceed, but it may create additional obligations, negotiations and expenses.
Sellers should discuss the requirements with their attorney and arrange for testing through an appropriately certified laboratory.
**Before listing:** Determine whether the property has a septic system or private well, gather maintenance and testing records, and understand the steps required once a contract is signed.
## 3. Aging HVAC, Roofing and Other Major Systems
A home does not need brand-new mechanical systems to sell successfully.
However, older equipment can become an important part of a buyer's inspection and negotiations.
Heating and cooling systems, water heaters, electrical panels, roofing, generators and other major components may all receive additional scrutiny.
For example, a functioning HVAC system that is approaching the end of its expected service life may still raise questions about future replacement costs.
That doesn't necessarily mean a seller should replace it before listing.
The more practical approach is to understand the system's condition and gather documentation.
Recent servicing, maintenance invoices, warranty information and professional evaluations can help buyers distinguish a functioning older system from one with a known problem.
The same applies to roofs. A roof's age matters, but so do its condition, repair history and any evidence of leakage.
If the property has a buried or aboveground heating-oil tank, sellers should also gather available installation, inspection, removal or remediation records, as applicable.
**Before listing:** Identify the age and condition of major systems, organize service records and obtain professional advice before committing to expensive replacements.
## 4. Property Condition Disclosures
New York's Property Condition Disclosure Act is another important part of preparing a home for sale.
For most covered residential sales, sellers must complete and deliver the required Property Condition Disclosure Statement before the buyer signs a binding contract.
In March 2024, New York eliminated the former option allowing sellers to provide a $500 credit instead of completing the disclosure statement.
The disclosure addresses matters within the seller's actual knowledge, including various aspects of the property's condition and history.
It is not a warranty, nor does it replace a buyer's independent inspections.
Certain transactions and property types are subject to exceptions, so sellers should review their obligations with their attorney.
For many homeowners, completing the disclosure is also a useful opportunity to identify records they need to locate or questions that require clarification.
For older homes, federal lead-based paint disclosure requirements may also apply. Most housing built before 1978 is subject to specific rules concerning known lead-based paint information and available reports.
**Before listing:** Review the applicable disclosure requirements with your attorney and answer accurately based on your actual knowledge.
## 5. Drainage, Water Intrusion and Environmental Concerns
Water-related issues can be especially important in Westchester, where properties may include sloping lots, retaining walls, finished basements, wooded areas and complex drainage systems.
Sellers should consider whether there is a history of basement water intrusion, flooding, persistent moisture, drainage repairs or related insurance claims.
They should also gather records of any waterproofing, sump pump installations, drainage improvements or professional remediation.
A previous water issue does not necessarily make a property difficult to sell, particularly when the cause has been identified and appropriately addressed.
However, buyers may want to understand what happened, what work was completed and whether the problem has recurred.
The New York Property Condition Disclosure Statement also includes questions concerning flood-related matters.
For properties near wetlands, streams or other environmentally sensitive areas, homeowners should verify whether previous improvements required municipal or other regulatory approvals.
**Before listing:** Review known drainage and water issues, gather supporting documentation and consult appropriate professionals when necessary.
## 6. Surveys, Property Boundaries and Exterior Improvements
Many Westchester homeowners have made improvements to their outdoor spaces over time.
Fences, patios, pools, retaining walls, sheds, driveways and landscaping can substantially improve a property's usefulness.
But these features may also raise questions about boundaries, setbacks, easements and approvals.
An older property survey may not show improvements made after it was prepared.
That doesn't automatically mean a new survey is required before listing. However, sellers should understand what documentation exists and whether their attorney, title company or other transaction professionals anticipate a need for updated information.
For example, if a homeowner installed a fence or expanded a patio after the last survey, the existing document may not accurately depict current conditions.
A seller who knows this before accepting an offer is in a better position to address questions efficiently.
**Before listing:** Locate the most recent survey and compare it with the property's current layout. Ask your attorney whether any discrepancies warrant further investigation.
## 7. Closing Logistics and Financial Preparation
Even a property in excellent condition can encounter complications when the seller hasn't planned the financial and logistical details of the move.
Before listing, homeowners should understand their approximate mortgage payoff, anticipated selling expenses and potential net proceeds.
They should also consider whether they need the proceeds from their existing home to purchase the next one.
If the transactions cannot close on the same day, temporary housing, storage and moving arrangements may become necessary.
Sellers planning to downsize should consider how long it may take to find a suitable replacement home.
Property preparation and marketing should be coordinated with those financial and timing considerations.
A realistic moving plan includes contingencies for closing delays rather than assuming that every step will occur on the originally anticipated date.
**Before listing:** Review estimated net proceeds, identify important moving deadlines and discuss possible closing scenarios with your attorney, lender and real estate agent.
## A Practical Pre-Listing Checklist for Westchester Sellers
Before putting your home on the market, consider completing these steps:
- Request available building permits and certificates of occupancy.
- Locate surveys and documentation for major improvements.
- Gather HVAC, roof, generator and other service records.
- Organize septic maintenance and private-well records, if applicable.
- Review property-condition disclosure requirements with your attorney.
- Identify known water intrusion, drainage or environmental issues.
- Obtain an estimated breakdown of selling expenses and net proceeds.
- Develop a realistic moving timeline with a backup plan.
Not every homeowner will need to address every item. The goal is to identify potential issues early enough to make informed decisions.
## The Bottom Line
Preparing a Westchester home for sale is about more than making it look attractive.
The most successful preparation strategy combines presentation, pricing and marketing with an understanding of the property's condition, documentation and potential transaction obstacles.
Some issues can be resolved before listing. Others may simply require accurate records, professional guidance or appropriate disclosure.
Either way, identifying them early gives sellers more time to evaluate their options and reduces the likelihood of an unwelcome surprise after an offer has been accepted.
**Matthew Gluck is the Founder & Principal Broker of NestEdge Realty, an independent real estate brokerage based in Chappaqua, New York, serving buyers and sellers throughout Westchester County.**
*This article provides general information, not legal, engineering, environmental or financial advice. Requirements vary by property, municipality and transaction. Consult qualified professionals regarding your specific circumstances.*