We get this question all the time from homeowners getting ready to sell: “Should I waterproof my crawlspace or basement before I list?”
And our honest answer? Not always.
It might seem like a no-brainer to “fix it before you list it,” but when it comes to waterproofing, there are two solid reasons why it might be better to hold off—and save yourself a few headaches (and a few thousand dollars).
Reason #1: You Don’t Know What a Buyer Will Care About
Every buyer is different. Some won’t blink at a little moisture in the crawlspace—especially in places like Oregon, where it’s all too common. While we’ll always argue that standing water is not normal and definitely not good for your home, some buyers simply aren’t bothered by it. They might plan to take care of it later—or not at all.
So why spend money fixing a problem someone might not care about or might want to tackle their own way?
Here’s the key: don’t hide it, and don’t lie about it.
If there’s water in the crawlspace or basement, be upfront in the disclosure. Any qualified inspector will be able to tell anyway, and honesty always puts you in the best position. If it’s noted during inspection, you can offer a credit, provide a contractor’s bid, and move forward cleanly.
Reason #2: You Might End Up Defending the Work
Even if you hire a great contractor and do the job right, you still might find yourself in the awkward position of having to explain why you did it a certain way.
Buyers come with all kinds of opinions—and sometimes, their relatives do too. Maybe the buyer’s dad helped install a French drain back in 1970, and now he’s “the expert” on what waterproofing should look like. Suddenly, he’s asking for proof of slope measurements, piping specs, and why you chose Product A over Product B.
When you waterproof pre-sale, you open yourself up to those debates—no matter how solid the work is.
On the flip side, if the issue comes up during inspection and you say, “We got a bid from a licensed contractor and are happy to offer a credit,” you keep the process simple, honest, and on track to close. No defending. No delays.
The Smarter Approach? Transparency and a Plan
Instead of preemptively waterproofing, here’s what we usually recommend:
- Have the space evaluated by a trusted waterproofing company (like us).
- Get a clear, detailed bid showing what needs to be done and how much it would cost.
- Disclose the condition honestly in the listing.
- Use the bid as a negotiation tool—offer a credit or be prepared to address it if it comes up.
This approach keeps you on firm ground—legally, morally, and logistically—and avoids unnecessary stress or spending before you know what a buyer actually wants.
Waterproofing before listing isn’t always the right move. Some buyers won’t care. Others might question your choices. But every buyer will appreciate honesty—and a clear path forward.
Need help evaluating your basement or crawl space before listing? Better Basements & Waterproofing can provide a no-pressure assessment and give you the information you need to move forward with confidence.
Reach out today. We’re here to help you and your clients make smart, informed decisions—whether that means waterproofing now, later, or not at all.