Are you getting your home ready to sell? If so, you’re going to want my Homeowner’s Maximum Value Action Plan

Warren Oberholser
Warren Oberholser
Published on July 25, 2021

Hi, I’m Warren Oberholser. I’m a realtor in the East Bay Tri-Valley area in Northern California. My goal is to help both buyers and sellers get maximum results for one of their biggest investments, their home.

So what’s my proven ‘Homeowner’s Maximum Value Action Plan’?

Well, working with sellers over the last decade has given me an opportunity to develop a formula or procedure for my sellers to follow and implement, allowing them to properly prepare their homes to sell for the market.

Before we get started, I want to let you know that there are three documents I made specifically for this BLOG. To assess them click here.

  • Outline: This covers everything I’m going to discuss.
  • Action Plans:
    • Master: You will complete this document you’re ready to move forward with getting your house ready for the market.
    • Example: This document has already been completed for referance.

Let’s get started

To aid you in a successful home sale, there are three things you must do first.

  • Assess the property
  • Put together a budget
  • Creating a timeline
Assess your property

Assess your property

When I’m hired to sell a home the first step I do is assess the property. Assess the property means physically walk around the home and write down all the items you see that may or possibly may need to be fixed, removed, or renovated. This includes your front and backyard, garage, inside areas of your house. Don’t worry too much about how much something will cost or how much time it will take. Those areas will be addressed in the next steps, budget, and timeline.

Think of it this way. Assessing your property is just an overview of areas you think a potential buyer may take the issue of when they view your home for the first time. In this step, you also want to note all the positive features. Your home has, such as a remodeled kitchen, if your home is located on a large lot or in a quiet area, has a great view, etc.

Create a timeline to sell your home.


When do you want to sell your home? Is it the spring, summer, or fall? Or a better question is, when do you think you’ll be ready to sell your home?

  • Example:
    • Let’s say you want to sell your home in the spring. And if we’re in February, that gives us just a couple of months’ timeline to prepare your home for the market. Knowing you have just two months or less helps you understand what kind of projects you can take on before your house goes on the market. More important, what projects to avoid, such as a complete bathroom or kitchen remodel.

Yes, a professional remodeling company can get those big jobs handled in two months or less. However, from the time you decide to move forward with a project like this, usually takes longer due to the availability of building materials, weather, and mainly scheduling conflicts with the contractor.

Create a budget


The budget is the last step before creating the ‘Action Plan’. For obvious reasons, it’s important to know how much money you can allocate for repairs and, or cleanup. Now do not stress if you don’t have enough discretionary funds to handle this. You’ll find the majority of the items in my Homeowner’s Maximum Value Action Plan require little to no money, rather just your time and sweat equity (which means: you perform the labor).

I’ve just completed the three steps, assess the property, timeline and budget. Before we actually create our Action Plan sheet, there’s another step that dovetails with assessment, which is inspections. Traditionally inspections are handled when the home is on the market and the seller has accepted a buyer’s contract. This stage of the selling process is referred to as pending. When a home is pending, the buyer decides what inspections they’ll have performed and the buyer pays all the inspection fees.

However, in the case of preparing your home to sell, it’s important to determine if there are any advantages of having an inspection or inspections performed prior to going on the market. Why would you do this? Well, there are a few reasons.

When selling your home, create a ‘seller’s disclosure package’ for the buyer

Full Disclosure

Having a non-biased professional evaluate the condition of your home, lets a potential buyer know valuable information about your home. With my listings, I always create a seller disclosure package. This package contains all the required disclosure documents the seller needs to fill out, such as the TDS and SPQ.

I also provide any generic standard disclosures and anything that is specific to the property, such as the prelim report that the title company provides, the natural hazard disclosure report, et cetera. So by including inspection reports with your seller disclosure package gives any potential buyer and their real estate agent a much better understanding of the condition of your home, and can give them confidence when writing an offer.

Before you perform any home repairs, find out if you have any Section 1 or roof issues!


If you’re considering doing some repairs before going on the market, it could be helpful to find out if your home has any issues such as dry rot, termite infestation, plumbing leaks, windows with a broken seal, or electrical problems. By handling these items before going on the market can add value to your home. This is especially important if you can correct any Section One items found on the termite or pest report, and any issues the roof inspector found to better understand those terms. Please see my termite and home inspection BLOGS.

When ‘not’ to repair!

When to repair and when not to repair:

If the seller’s budget does not allow enough to correct all the areas found on an inspection report or handle any updating or remodeling, then the seller may choose just to focus on a big-ticket item, such as correcting all the termite or roof issues. It also helps the seller decide just how much money they want to spend, or they may choose to spend nothing and sell the home as-is and price the property accordingly.

I do want to point out that not all sellers and listing agents agree with pre-inspections before going on the market, and there are legitimate reasons for this objection.

1-Per the California Residential Purchase Agreement (contract), the buyer elects what inspections they want to perform. The buyer pays for those inspection fees, not the seller. A buyer may decide to order the same type of inspection the seller did just to verify the information is correct.

2 –If the buyer’s inspections reveal the property has some issues or needs repairs, it may just be easier to negotiate between the two parties once in contract.

3-The home is newer, built in the last five to eight years.

Let’s get started- download the above-associated documents and watch the video!

Okay, let’s get started on our ‘Homeowner’s Maximum Value Action Plan’. Please download the associated documents and watch the video at the top!

I hope you get lots of interest from buyers and you produce multiple offers.

Please let me know if you have any questions. Warren


Hello…I work with both buyers and sellers in the Tri-Valley area of Northern California. The Tri-Valley is comprised of 6 cities: Pleasanton, Livermore, Dublin, San Ramon, Danville, and Alamo. To better understand what each city has to offer, I have created a Pros and Cons video and BLOG for each – (Pros & Cons for Pleasanton, Pros & Cons for Livermore, Pros & Cons for Dublin, Pros & Cons for San Ramon, Pros & Cons for Danville and Pros & Cons for Alamo). If you are thinking about purchasing or selling a home, please reach out to me by text, phone, or email. If it is convenient, I can schedule a Zoom chat so we can discuss your home goals. Wishing you all the best on your home journey. Cheers!

Warren Oberholser

🏡Homebuyers guide 🏡

💰 Free Mortgage Calculator 💸

🏡 E-book guide getting your house ready to sell 🏡

🏡 De-clutter your home 🏡

📸 How to Prepare your home for the photographer📸

Warren Oberholser

eXp Realty

[email protected]

(925) 980-4603

DRE # 01861944


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