Before the photographs: getting a property ready for sale

What should you do before putting a property on the market?

Begin with the decisions and the information, then turn to the photographs. You do not need a perfect house or a complete file to speak to an agent. You do need a clear understanding of what you hope to achieve and an honest account of what is known about the property.

For a seller in Strokestown, Dromod or elsewhere across Roscommon, Leitrim and Longford, my starting point would be much the same: what is being sold, who needs to be involved, what might affect the timing and what work deserves attention before launch? The answers shape a useful plan. They do not have to arrive in one sitting.

Decide what the sale needs to achieve

Write down your priorities before discussing a figure. Are you moving to another home, dealing with an inherited property, disposing of land or simply exploring your options? Is there a preferred date, a linked purchase or somebody whose agreement is needed?

Separate a preference from a fixed requirement. Wanting to move before a particular month is different from having already committed to another transaction. Tell the agent and solicitor about the distinction. It allows them to explain what can be planned and what remains outside their control. A candid first conversation is more useful than an impressive prediction.

Honest pricing advice belongs in that discussion. The objective is to pursue the best achievable price on a timetable that makes sense for you. A higher target may require patience, but neither an ambitious asking price nor a longer wait guarantees a better result. Agree how and when the strategy will be reviewed.

Find the deeds and appoint the solicitor early

The Law Society advises getting the title deeds to the selling solicitor as early as possible. If a lender holds them, your solicitor can explain the authority needed to request them. If the property is mortgage-free, establish whether the papers are with you or a previous solicitor (Law Society of Ireland, 2026a).

You are not being asked to interpret the title yourself. Start with the address, any folio reference you have and the location of the paperwork. Give confidential documents directly to the solicitor through an agreed channel. Keep a simple record of what has been requested, who is obtaining it and what is still outstanding.

Tell the advisers what has changed

An extension, converted space, altered entrance or other building work should be mentioned early. The Law Society’s planning guide identifies permissions, relevant professional opinions and evidence of compliance as matters to discuss with your solicitor. Documents for work carried out since purchase may need to be gathered separately (Law Society of Ireland, 2026b).

Do not assume that a long-standing alteration has no implications, or that a planning permission proves every aspect of the work is in order. Equally, avoid deciding for yourself that a missing document makes a sale impossible. Explain the facts and let the appropriate advisers establish what is required.

Check the BER before the advertising begins

SEAI states that a valid BER certificate and advisory report are generally required when a building is offered for sale, and the BER must appear in the advertising. There are specified exemptions, including certain protected structures (SEAI, n.d.). Check the actual position for your property rather than guessing from its age or appearance.

If you have a certificate, provide it to the agent. If you do not, ask about the next step in arranging an assessment or confirming an exemption. A BER concerns energy performance; it should not be presented as a substitute for investigating a building’s condition.

Spend on presentation with a purpose

My preference is to begin with straightforward work: cleaning, decluttering, making rooms accessible and attending to small maintenance jobs that can be properly completed. Open curtains, clear worktops and remove distracting personal items for the photographs. Keep routes through the property safe for viewings.

Before commissioning a new kitchen, extensive decoration or landscaping, discuss the likely audience, cost and delay. A purchaser may intend to change the property themselves. There is no universal renovation budget that guarantees a return. Presentation should help someone understand the space and condition; photographs and descriptions should not conceal material defects.

Agree the service and the practical arrangements

The PSRA explains that the property services agreement should identify the work and its costs. Read the proposed fees, expenses and conditions carefully before signing (PSRA, 2023). Ask how the marketing will work, who will handle viewings and how you will receive feedback.

Prepare a clear list of what is intended to remain and what you intend to remove. Explain any occupancy or access arrangements. For a house with land, be explicit about the extent of the proposed sale and anything being retained. These are useful instructions for the advisers, rather than matters to leave to a buyer’s assumptions.

A manageable first step

Put together a short starting note: the location; property type; your objective; preferred timing; and any issue you want to discuss. An Eircode, folio or a few ordinary phone photographs can help if they are to hand. They are not a prerequisite for an initial enquiry.

You can begin here with an email address or phone number and add the rest later. The aim of the first conversation is to decide what should happen next, who needs to do it and whether the proposed instruction is suitable. Good preparation is a series of sensible steps, not an examination you must pass before asking for help.