Like thousands of students across the country, my first introduction to the Betsy Ross House was on a 5th-grade school field trip. Standing in that modest Philadelphia courtyard with my grandma, surrounded by weathered brick walls and streets, I remember craning my neck to take in every detail, fascinated by the idea that an ordinary woman from the 1700s could leave such an enduring mark on American history. Back then, history often felt frozen behind textbook pages, but seeing a costumed interpreter felt like stepping directly through a portal into the past.

Now, working with Redfin, my journey has taken me back to 239 Arch Street. It’s a true full-circle moment: stepping into the Betsy Ross House once again, but this time going behind the scenes to discover how the 18th century is brought to life.

Preserving one of America’s most famous stories doesn’t happen by accident. It takes rigorous training, immersive period costuming, and authentic handcraftsmanship. We sat down with Madeline Burk, one of Historic Philadelphia’s Betsy Ross History Makers, to uncover what it’s really like to step into Betsy’s shoes, from passing a nerve-wracking sewing audition to understanding the mindset of an 18th-century icon.

Visit the Betsy Ross House with Redfin

Want to step inside living history for yourself? Head over to the Betsy Ross House on Redfin to learn more about the home and sign up for free admission on November 7, courtesy of Redfin.

To explore other iconic properties across the country, visit Redfin Presents Iconic Homes of America. 

What was the audition and casting process like to step into the role of Betsy Ross?

I already worked for Historic Philadelphia as a storyteller, and they were looking to have someone else come into the role of Betsy. Oftentimes, they try to pull from people who are already in the company, and I was one of those people that they thought would be good for the role.

I did have to go through a little bit of an audition, just mostly to make sure that I’d be ready for it. I had to tell a historical story that I’d usually tell for the company. And I had to answer a few questions about: Do I play any instruments? What’s my experience with memorizing information?

And then the scariest part of my audition was I had to sew. I had to sew a straight running stitch on a piece of linen. I did not do very well, I confess.

What inspired you to take on this role?

Betsy is a normal woman who was living in the 1700s, but her story has spread so far and so wide that she can have a real impact. I love history and performances, and Betsy is a fascinating person. With as little information as we have about her, we know a lot about how she was as a person, the ways that she behaved, the things that she believed in, and how she was willing to fight for them. I think that’s really admirable.

How do you prepare mentally and physically each day to step into the 18th century?

It’s a lot of getting dressed. Getting into the corsetry certainly changes the way that I move, the way that I breathe a little bit, and the way that I talk sometimes. Putting my hair up all in the cap, I look at myself in the mirror and I feel like a different person.

There’s also something to the voice that shifts when I am Betsy. Everything is a bit more proper. I become a little bit more mindful of the way that I speak and the way that I hold myself, because it feels like the way to portray this kind of person to the world is to be thoughtful with the things that I say and the things that I do.

What is the most unexpected piece of history you’ve learned while portraying her?

Something that I didn’t really expect to learn so much about is 18th-century upholstery. We do so much work in the house and in the shop, sewing things and making things, both for our museum and for other museums.

I’ve become a much better stitcher in my time working here, and it’s a real skill that I can carry with me because there’s so much of it that obviously has changed and so much of it that hasn’t. There have been little pieces of furniture, clothing, and other things that I’m more able to repair with skill in my own home, so it’s wonderful to carry that with me now.

What do you and the other History Makers sew in the upholstery shop?

Two of my favorite things that we’ve made are sets for doll beds. We’ve made horsehair-stuffed mattresses for doll beds, and we’ve made curtains for doll beds using cotton chintz. You make the curtains and you make the valances that go around. And one of the things that I talk about with bed curtains is that they’re so specific to each person – and it’s true for the bed curtains we’ve made for the doll beds, too. They’re so different from one another and they employ different techniques, which is fun.

We’ve also made curtains for a camp bed for Fort Ticonderoga. We make flags as well, of course, which is always a fun time.

What is your pro tip for sewing a flag?

Use running stitches for the felled seams. If you do a traditional felled seam with a back stitch and then a whip stitch, it’s impossible to get out if you mess up. And by impossible, I mean more difficult than you want it to be. With those long stretches of fabric, you’re going to mess up at some point or another, and that’s okay. Be willing to go back and fix your mistakes.

How do you handle tricky or funny questions from modern visitors without breaking character?

We get a lot of training to be Betsy, so I have so much information in my head about her and about the time. It’s not often that I get questions that I have absolutely no idea how to answer. If it’s a funny question or if someone’s trying to make me break character, I simply think, “Well, how would Betsy respond to this?” And oftentimes, it’s with a bit of a tease, a bit of a scold, a bit of a laugh, and then we move on to the next thing.

If it is a question that I genuinely don’t know the answer to, that Betsy would’ve known, I’m pretty good at working my way around to giving an answer that I do know. And Betsy isn’t someone who would’ve known every single little thing about her time historically, so if someone asks me something about a ship captain’s job or a candle maker’s job, I can just say, “I haven’t a clue.” No one can be mad at that, because that wasn’t what she did.

What is your favorite story to share when welcoming people into Betsy Ross’ historic home?

I really love talking about Betsy’s first husband, John Ross. The two of them met when they were training to be upholsterers together. The way that I always tell it: They were young, she was very beautiful, he was very handsome, and it was the sort of situation where she would look up, notice him across the room, see that they were making eye contact, and then look away. Youthful things.

They became friends during their apprenticeship, but they knew that they wouldn’t be able to be together because she was a Quaker and he was an Anglican, and such things were forbidden. But eventually, they decided that they were going to get married. So they ran off, got married in a tavern in New Jersey, and came back to Philadelphia. Betsy was read out of meeting, and she became an Anglican for several years because of her marriage to John Ross.

I think it’s so telling about this woman who fiercely loved who she loved, and made her choices and stuck by them. She was stubborn, feisty, and rebellious. She believed what she believed, and she wasn’t willing to change herself without good reason.

Why do you think it’s important to preserve history in such a digital world, especially in the era of AI?

There’s so much we can learn from history about ourselves – obviously about our past, but also about our future. Patterns repeat themselves. Things come up and they change us, at least we think forever, and then we forget about them. And then similar things come up again and change the world again.

I think it’s really important that we remember the things that make us human: the art, literature, and connection that certain technological things can’t re-create for us. History emphasizes the importance of those very human things.

What is an unexpected or fun fact about Betsy Ross?

She was married three times, and she was buried three times. Clearly, she believed in the power of threes. She also never owned her own property; she was always a renter.

What do you think would be Betsy Ross’ dream home?

It would have to be someplace more luxurious than she could afford, because I think she would want someplace with a lot of upholstered goods – somewhere very soft, very comfortable. I think she would be happy with a modest place where she can make a home, be comfortable with the ones that she loves, and live her life simply. A place where she can work, a place where she can live. I don’t think she would’ve gone for anything too fancy, but a place to be herself with her family and with her work.

If you’ve ever tried to book movers in July, you know how fast the calendar fills up. Fall tends to be a calmer story. The summer rush has wound down, the temperatures are easier on everyone carrying a couch up the stairs, and winter’s worst weather hasn’t arrived yet.

That doesn’t mean a fall move runs itself. From the leaf-covered driveways of Atlanta, GA to the first frosty mornings in Boise, ID, shorter days, changing weather, and a few seasonal chores can catch you off guard. This guide covers what to plan for so your move goes smoothly.

Peak season and moving costs work in your favor

Peak moving season runs through the summer months, when demand for movers, truck rentals, and storage is at its highest. Once it’s back-to-school time and vacations are over, demand usually drops, and that can mean more choices and more flexibility on your timeline.

Mark Van Ryswyk of Catchouse points out that fewer people moving can work to your advantage, noting that movers, inspectors, and lenders are “less booked than in peak summer season, which can mean more scheduling flexibility and sometimes better rates on moving services.”

Even so, the start and end of the month tend to stay busy, so book your movers as early as you can. Get a few quotes on the cost to move, ask about weekday availability, and confirm what’s included before you commit.

Plan around the school calendar

If you’re moving with kids, fall can be the trickiest season of the calendar. Moving mid-semester can be tough on students, so think about timing before you pick a date.

• Look into enrollment steps and record transfers at the new school before you move.
• Ask about start dates, bus routes, and any required paperwork.
• If you can, aim for a natural break like a long weekend or holiday so kids have time to settle in.
• Pack a few familiar items, like favorite bedding or a favorite book, in an easy-to-find box.

>>Read: Moving with Kids: A Guide to Buying and Adjusting to a New Home

Prepare for fall weather and shorter days

Fall weather can swing from sunny and mild to cold and soggy at a moment’s notice, and the sun sets earlier than it did over the summer. Char McCurdy, COO of Summit Property Management, suggests building your move around the light, advising people to “do the heavy lifting in daylight and keep flashlights handy in case power or lighting isn’t on yet.”

A little more planning goes a long way:

• Protect your belongings. Use plastic bins or wrap cardboard boxes in case of rain, and keep important papers and electronics in dry areas.
• Prep your path. Lay down floor protection, keep extra towels handy, and clear wet leaves from walkways so nobody slips with a box in hand.
• Check the forecast. If a storm rolls in, it might be worth it to see if you can change your move-in date on short notice.

What renters should know about fall availability 

Rental listings often thin out as the busy summer season ends, so you may have fewer options than you would in spring or summer. The upside is that landlords can be more flexible when units have been sitting for a while, so it’s worth asking about move-in dates, lease terms, and incentives.

If you’re moving out of a rental, give yourself a chance to protect your deposit. Mia Fairly of One Source Atlanta Property Management recommends a walkthrough before you hand over the keys, suggesting “a pre-move-out inspection to give tenants an opportunity to address issues before leaving.”

Also read your lease’s move-out clause so you know the notice requirements, cleaning expectations, and how to return your keys. Snap dated photos of each room before you go, and do the same when you move into your new place.

>>Read more: First-Time Renter’s Guide

How maintenance for new homeowners before winter

If you’re buying, you’ll want to get your new home ready for the colder months. Start with the basic fall home maintenance, like heating, gutters, and exterior upkeep, before the first freeze arrives.

Here are a few tasks to add to your list:

• Schedule annual maintenance for your heating system and fireplace before freezing temperatures hit.
• Clear your gutters so melting snow and rain have somewhere to go.
• Swap out furnace filters and test your thermostat.
• Check windows and doors for drafts.
• If you live somewhere with an irrigation system, have it winterized before temperatures drop.

The fall moving timeline

The exact timeline can vary depending on your situation, but here’s a general timeline to help you stay on track for a smooth move in the fall: . 

Four to six weeks before 

• Book movers or reserve a truck.
• Confirm your school, rental, or closing dates.
• Start decluttering and packing off-season items.

Two to three weeks before

• Schedule utility transfers, especially heat, and set up internet service.
• Update your address with the post office, banks, and subscriptions.
• Get quotes for storage if you need it.

One week before

• Pack a “first night” box with bedding, toiletries, chargers, a warm layer, and basic tools.
• Confirm details with your movers and check the weather forecast.
• Do a final walkthrough of your current home.

Moving day

• Start early to make the most of the daylight.
• Protect floors, doorways, and boxes from rain and mud.
• Keep valuables, documents, and medications with you.

>>Read: Moving Checklist: Everything You Need to Know for a Smooth Move

The one item people forget

Every move has a few things that slip through the cracks, and a few are specific to the fall season. Dawn Templeton of Templeton Real Estate Group says that when moving in the fall, “people tend to forget to purchase leaf bags for gathering all the fallen leaves.” Add rakes and gloves to your list while you’re at it, because a yard full of leaves is a lot less charming when you’re trying to unload a truck.

Make your fall move a smooth one

With some planning, a fall move can be easier than you’d expect. Book early, watch the weather, plan around school and rental timelines, and get your new home ready for winter. Once the boxes are unpacked, you’ll be set up for a cozy season in your new place.

Moving out of a rental comes with a long to-do list. Pack the boxes, clean the unit, return the keys, and then wait to see how much of your security deposit shows up in your bank account. If you’ve ever worried about getting charged for something that just comes with living in a home, you’re not alone. Whether you’re renting in Tampa, FL or Anaheim, CA, this is a question almost every tenant runs into at some point.

The good news is that landlords generally can’t deduct from your deposit for normal wear and tear. The tricky part is figuring out where wear and tear ends and damage begins. Here’s how to tell the difference, plus a few tips for keeping your deposit intact.

What is normal wear and tear? 

Normal wear and tear is the gradual aging of a rental that happens when people simply live in it. Think of it as the cost of doing business for both sides. A home that’s lived in for a year or more is going to show some signs of life, and a landlord is expected to account for that in their budget rather than pass it along to the tenant.

Common examples include:

• Faded or slightly dingy paint
• Minor scuffs on walls
• Carpet that’s worn down in high-traffic areas
• Loose door handles or cabinet hinges from regular use
• Light scratches on hardwood floors
• Sun-faded curtains or blinds

Michael D. Swing of Swing Property Management Services points to a few everyday examples that tenants tend to stress over more than they need to. “Basic wear and tear are simple dirt lines from the back of a couch or bedroom headboard that leave marks on the walls. It also could be a color streak on the walls or molding from items rubbing against them when accidentally moved near the wall or baseboard.”

In other words, the small marks that come from furniture and daily routines usually fall on the landlord’s side of the ledger.

Normal wear and tear vs. property damage

Wear and tear happens slowly and naturally. Property damage is caused by accident, neglect, or misuse. The easiest way to tell them apart is to ask whether the problem came from ordinary use or from something that went beyond it.

Here’s how that looks in practice:

Normal wear and tear	Property damage
Faded paint	Crayon or marker on the walls
Minor carpet wear in walkways	Large stains, burns, or pet damage in the carpet
Small nail holes from picture hangers	Large holes or gouges in drywall
Light scratches on floors	Deep gouges or water damage
Worn grout	Broken or cracked tiles

A few other factors can affect the call. The age of the item matters, since a 15-year-old carpet is expected to look tired no matter who lived on it. The length of your stay matters too, because a tenant who lived there for five years will leave more signs of use than one who stayed for six months.

Why holes in walls cause so many disputes

Walls are where things often get complicated. Dave Goldberg of Goldberg Group Property Management says wall damage is the most common source of disagreements between tenants and property managers, and the line comes down to what made the hole. “When a tenant vacates, they should not attempt to patch and paint a hole in a wall, as most leases restrict tenants from doing this themselves. If it’s a picture hanger and the nail hole is small, that’s not ‘excessive wear and tear.’ However, if the tenant hung a bracket to support a TV mounted on a wall, these holes are considered ‘excessive wear and tear,’ and the tenant will be charged a percentage of the cost to repair that wall.”

If you’re unsure about hanging something heavy, ask your landlord before you drill. A quick email can save you a deduction later.

How security deposits and landlord deductions work 

A security deposit is money you pay upfront to cover unpaid rent or damage beyond normal wear and tear. At the end of your lease, your landlord can inspect the unit and deduct for any repairs that fall into those categories. Whatever is left over should be returned to you.

Deductions are usually allowed for things like:

• Unpaid rent or fees
• Damage beyond normal wear and tear, such as large holes, burns, or broken fixtures
• Excessive dirt or trash left behind
• Missing items that came with the unit

Deductions are generally not allowed for things like:

• Repainting after a normal tenancy
• Replacing carpet that’s worn from age
• Cleaning that brings the unit back to the condition you found it in
• Routine maintenance

Landlords are often required to give you an itemized list of any deductions, and some are required to include receipts or estimates. If something on that list looks like normal wear and tear to you, you have every right to ask about it.

Check your lease for the fine print

Your lease is the rulebook for your tenancy, so read it carefully before you move in and again before you move out. Pay attention to language around:

• Cleaning requirements. Some leases ask for a professional cleaning, which can mean hiring a company and keeping the receipt. Cleaning it yourself, even thoroughly, may not satisfy that requirement.
• Repairs and alterations. Many leases restrict painting, patching holes, or making changes without written permission.
• Smaller details. Things like working lightbulbs, replacement air filters, and yard maintenance can show up in the lease and affect your deposit.
• Notice requirements. Missing the deadline to give notice can lead to extra charges.

If anything is vague, ask your landlord to clarify in writing. A lease can add specifics, but it generally can’t override the protections in your state’s law.

>>Read: Lease Red Flags Every Renter Should Know Before Signing

Use your move-in and move-out inspections

The best way to protect your deposit is to create a clear record of the unit’s condition from day one. Do an apartment walkthrough when you get your keys, take date-stamped photos or video of every room, and note any existing damage in writing. Send a copy to your landlord so there’s a shared record.

Joshua Rabinovitz, president of King George Property Management, notes that most deposit disputes begin when damage goes beyond everyday use, such as large holes in walls, excessive stains, or broken fixtures. His top tip for avoiding that situation is simple. “My advice to renters is to thoroughly document the property’s condition with photos at move-in and move-out, as this is one of the simplest ways to avoid disagreements over security deposits.”

When it’s time to move out, repeat the process. Clean the unit, walk through it with your landlord if possible, and take another round of photos. Comparing the two sets side by side makes it much easier to show what’s normal aging and what isn’t.

Know your state’s laws

Rules around security deposits and wear and tear vary quite a bit from state to state. Laws can differ on how much a landlord can collect as a deposit, how long they have to return it after you move out, and whether they must provide an itemized list of deductions. Some states also have specific penalties if a landlord wrongfully withholds a deposit.

Your state or city may also publish a landlord-tenant handbook that spells out these rules in plain language. It’s worth a skim before you sign a lease and again before you move out.

What to do if you disagree with a deduction 

If your landlord withholds money you think they shouldn’t have, you have options:

1. Review the itemized list. Compare it to your move-in and move-out photos and your lease.
2. Reach out in writing. Explain why you believe a charge is normal wear and tear, and attach your photos.
3. Send a formal demand letter. If you don’t get a response, many states allow you to send one requesting the return of your deposit.
4. Consider legal action. This is often the last resort, but can be an accessible option if you have good documentation.

Keeping your deposit intact

Normal wear and tear is simply the natural aging of a home that someone has lived in. Faded paint, light scuffs, and small nail holes are part of the deal. Damage that goes beyond ordinary use, like large holes, heavy stains, or broken fixtures, is where deductions come into play. Read your lease, document everything, and know your state’s rules, and you’ll be in a strong position to get your deposit back.

If you’ve missed a mortgage payment, or a few, you’re probably feeling stressed, and maybe a little embarrassed. First, know that you’re far from alone. Life happens, from job loss to medical bills to surprise expenses, and plenty of homeowners find themselves behind, from a big city like New York, NY to a small city like Oxford, MS. Second, you likely have more foreclosure options than you think.

The catch is that most of them work best when you act early. Here’s how the process works, what you can do about it, and who can help.

This article is for general information only and isn’t legal advice. Foreclosure laws vary by state, so talk with a qualified attorney or HUD-approved housing counselor about your situation.

How the foreclosure timeline works

Foreclosure doesn’t happen overnight. In most cases, it unfolds in stages: you miss payments, your servicer sends notices, and then the lender starts the legal process of taking the home. The exact foreclosure process, steps, and deadlines depend on where you live. Some states go through the courts (judicial foreclosure), while others allow the lender to move forward without a court case (nonjudicial foreclosure).

That gap between your first missed payment and the actual sale is your window to act. 

David DiNatale, managing partner and attorney at Capital Funding, says the best way to use that time is to start talking to your lender. “Communicate and be proactive. This is the most important step. Lenders don’t want red ink on the balance sheet. A foreclosure costs the lender legal fees, months of carrying costs, and usually a loss at sale. Call the servicer as soon as you know you’ll miss a payment, ask for the loss mitigation department, and propose an extended repayment plan that spreads the arrears over 6 to 12 months on top of your regular payment. Get every agreement in writing.”

Don’t ignore the notice

It’s tempting to set that envelope aside and hope things improve. Unfortunately, that’s the move that costs homeowners the most. Elliot S. Schlissel, managing partner of Schlissel DeCorpo, LLP, sees it often. “The most common mistake homeowners make is ignoring a foreclosure notice. There are many things that can be done to save a home facing foreclosure and a foreclosure defense attorney can help educate you regarding those options.”

If hiring an attorney feels out of reach, you may still have support. A HUD-approved housing counselor should be able to walk you through your options along with your local legal aid organization.

Your foreclosure options

The exact path depends on your income, how much you owe, and how much the home is worth. Here are the main options to know:

Loan modification

A loan modification permanently changes the terms of your mortgage. For example, a modification could lower your interest rate, extend the loan term, or add missed payments to your total balance. The goal is a monthly payment you can realistically keep up with.

Steven J. Grace, a  bankruptcy and foreclosure defense attorney in Chicago, says timing and income matter here. “If you fall behind on your mortgage but still have income, contact your mortgage servicer immediately about a loan modification. If you can increase your income by working additional hours or taking a second job, start now, because demonstrating the ability to afford future payments is critical to obtaining a modification.”

If you apply, submit a complete application and keep copies of everything. 

Forbearance

If you’re dealing with a short-term setback, like a temporary job loss or medical issue, your servicer may agree to let you pause your payments or pay a smaller amount for a set period. Forbearance doesn’t erase what you owe, so you’ll need a plan for catching up afterward. Depending on what your servicer offers, you might repay the missed amount all at once when payments restart, or have extra payments added at the end of your loan. 

Repayment plan

A repayment plan is a temporary agreement between you and your lender that spreads your missed payments out over time on top of your regular payment. It typically lasts for a set period, and doesn’t change the term of your original mortgage. Make sure to review the exact documents and terms to understand what you are financially responsible for and when before signing anything. 

Short sale or selling your home

Sometimes keeping the home just isn’t realistic, and that’s okay. Selling on your own terms can protect your finances far better than letting foreclosure run its course. Arman Javaherian, CEO of Homa, puts it this way, “There are more ways out of foreclosure than most homeowners realize. And if keeping the home just isn’t realistic, selling it, even through a short sale, may be better than foreclosure.”

If you owe more than the home is worth, a short sale lets you sell for less than your mortgage balance with your lender’s approval. A deed in lieu of foreclosure, where you voluntarily hand the property over to the lender, is another option. If you go that route, make sure the agreement covers everything you still owe. Both are generally considered less damaging to your credit than a completed foreclosure, though your lender has to agree to them. 

>>Read: Short Sale vs. Foreclosure

Bankruptcy and the automatic stay

Bankruptcy is usually a last resort, but it can be a powerful tool in the right situation. Filing triggers what’s called an automatic stay, which temporarily halts most collection activity, including a foreclosure sale. There are different types of bankruptcy filings, each of which differently affect your mortgage repayments and whether or not you may be able to keep the home.

Bankruptcy also comes with real costs, including a long-lasting hit to your credit, so it’s a decision to make with an attorney’s guidance. Paul Young, Esq. of Young, Marr, Mallis & Associates says it often comes into play when other routes fall through. “If a modification is either not offered or consists of terms that are not realistic for the homeowner, it is important to contact experienced counsel to discuss bankruptcy options to alleviate pending foreclosure and potential sheriff sale action.”

Watch out for foreclosure scams

When you’re under pressure, offers that sound like a rescue can be tempting. Be wary of any company that guarantees it can stop your foreclosure, asks for large upfront fees, or tells you to stop talking to your lender. Legitimate help, like HUD-approved housing counseling, is available for free. 

Know all your options first

Foreclosure feels overwhelming, but it’s rarely all or nothing. Between working with your servicer, exploring a loan modification or forbearance, selling on your own terms, and getting legal advice, you have more room to maneuver than that notice might suggest. The right move depends on your income, how much equity you have, and your state’s rules, so it helps to understand every path and consult with professionals for help before you commit to one.

A foreclosure can come with a tempting price tag. But the discount usually reflects what you can’t see in the listing photos. These homes often sit empty for months, with no one around to notice a slow leak, a dead furnace, or moisture creeping into the crawlspace. Whether you’re browsing foreclosure homes in Cleveland, OH, where a winter without heat is hard on pipes and furnaces, or homes in Tampa, FL, where humidity can turn a closed-up house musty fast, the story is the same. By the time a buyer finds out, the repair bill is theirs.

So how do you protect yourself when you’re buying a house that may have been neglected or locked up tight? This guide covers what vacancy does to a home, what a thorough inspection includes, how to build protection into your offer, and what to do when you can’t get inside at all.

Why a foreclosure discount comes with a catch

Most foreclosures are sold as-is, so the seller, usually a bank or a court-supervised process, isn’t going to fix anything for you. That means the listing price is only the starting point. The real cost includes everything the house needs once you have the keys.

The team at Private Equity List recommends going in with that mindset and advises buyers to “treat every foreclosure as sold as-is and price in what you can’t see. Vacant homes often hide burst pipes, mold and stripped fixtures, so keep a repair reserve on top of the contractor’s estimate.”

Think of that reserve as your safety net. If the surprises never show up, you’ve got extra cash for the fun stuff. If they do, you won’t be scrambling.

>>Read: How to Buy a Foreclosed Home

What happens to a house when no one’s home?

A lived-in home gets constant low-level care. Someone spots the drip under the sink, adjusts the thermostat, and opens a window when the basement gets musty. An empty house gets none of that, and small problems can quietly turn into big ones. 

What should a full inspection cover? 

A standard home inspection is a good start, but with a vacant property you’ll want to go further. Brad Harwell of Advanced Inspections says, “We always recommend a full spectrum inspection to our clients, which includes the standard inspection, Indoor Air Quality surveys, sewer scopes, infrared and chimney scans, and reports for mold, VOCs, and carbon dioxide. Radon, asbestos, and lead based paint testing on older inventory homes and homes with linoleum and CVT flooring is also important.”

Not every item applies to every house. The asbestos and lead testing, for example, matters most for older homes and certain flooring types. But the rest of the list is worth asking about no matter the age of the home.

Put mold protection in writing

Moisture is one of the most common problems in houses that sit empty, so mold deserves its own line in your offer. John M. Acaron of Indoor Microbial Specialist suggests contingency wording along the lines of, “Purchase is strictly contingent upon Buyer receiving an acceptable written mold assessment—evaluating air quality, moisture sources, and hidden fungal growth—from a state-licensed mold assessor.”

Treat that as sample language rather than legal advice, and ask your real estate agent or attorney how to adapt it to your contract and your state’s rules. What matters is that the assessment is written, looks at moisture sources (not just visible mold), and comes from a licensed professional.

>>Read: Buying a House with Mold

What if I can’t get inside the house? 

Sometimes you can’t enter the home, especially at auction, where access is often limited or nonexistent. When you can get in, though, make the most of the visit. The inspectors at Reliance Inspections explain, “Because these homes are sold as-is, buyers should get the utilities turned on before the inspection so we can actually test the plumbing, electrical, and HVAC. Otherwise, they’re buying blind on the most expensive systems in the house.”

And if you truly can’t see the property, the goal shifts from finding problems to pricing the risk. Set your maximum bid after subtracting a generous repair allowance, not the one you’re hoping for.

How you buy changes what you can see

How much you can learn about a home before committing largely depends  on the type of sale.

• Auction: Access is usually limited, sales often require cash, and things move quickly.
• REO (bank-owned): The lender has taken the home back. These properties are often vacant, and inspection access is typically easier than at auction.
• Preforeclosure: The owner may still be living in the home and working with the lender, which can open the door to a regular inspection.

Some investors lean toward that last option. Wen Deguzman, co-founder of Nassau Investments Academy, is one of them. He says, “I prefer buying preforeclosure properties instead of auction and REOs. The reason is you have no competition when buying preforeclosures. You can even create equity when buying preforeclosures – specifically by doing a short sale.”

That’s one investor’s experience, and it comes with caveats. Short sales need lender approval and can take time, and conditions vary by market. Whichever route you take, the inspection steps above still apply.

Plan for what you can’t see 

A foreclosure can be a great deal, as long as you plan for what you can’t see. Assume the home is as-is, think about what months of vacancy can do to a house, inspect as thoroughly as access allows, and build protections like a mold contingency into your offer when the sale type allows it. If you can’t get inside, price in the worst case and keep a repair reserve handy. A little homework up front can save you a lot later.

Square footage tells you how much space a home has, but not necessarily how that space works. Two homes with the same square footage can feel completely different depending on how rooms connect, where natural light enters, and how easily you move between spaces. That’s why a house layout matters just as much as the number of bedrooms or total square footage.

Whether you’re comparing homes in Boston, MA, searching for a house in Portland, OR, understanding how a layout fits your routine can help you look beyond listing photos and floor plans.

Key takeaways:

• Look beyond square footage. Room placement and connections can matter as much as size.
• Consider your routine. Think about how you’ll move between rooms throughout the day.
• Pay attention to privacy. Noise and room separation can affect work, rest, and shared spaces.
• Think long-term. Flexible rooms and accessible layouts may better accommodate changing needs.

Why does a house layout matter?

A floor plan shows where rooms, walls, and doorways are located. What it doesn’t always capture is how those spaces feel and function when you’re living in them.

Basm Mohsen, CEO of VirtualSpace.xyz, explains, “A floor plan only tells half the story. The real test is how you move through a space: whether the path from the front door to the kitchen cuts through the living room, whether bedrooms sit far enough from shared areas to feel private, and whether daylight actually reaches the rooms you use most.” Small details, such as hallway widths, closet locations, and door placement, can influence how comfortable a home feels.

Deven Verma, Co-founder and CEO of View360Degrees, adds: “A home’s layout shapes daily life in ways a floor plan rarely shows – how the morning light reaches the kitchen, whether the path from the front door to the bedrooms cuts through the living room, or how much privacy a home office really has.”

When touring a property, try to picture your usual routine rather than evaluating each room on its own.

Open floor plan vs. traditional layout: Which works better?

Open-concept homes connect spaces such as the kitchen, dining room, and living area, while traditional layouts provide more separation between rooms.

Neither is automatically better. The right choice depends on how you use your home. Pau Puigcorbé, Founder and CEO of Virtea, explains: “Two homes with identical square footage can offer completely different living experiences depending on their layout. An open-concept kitchen and living area can make entertaining and interactions easier, while a dedicated home office or thoughtfully separated rooms can provide the privacy and quiet needed for remote work.”

An open layout may work well for households that enjoy shared spaces and entertaining. More defined rooms may be preferable when quiet areas are needed for work, studying, or relaxation.

Some homes combine both approaches with partial walls, separate rooms, or other design features that create distinct spaces without fully closing them off.

How room placement affects daily routines

One detail that’s easy to overlook during a showing is circulation, or how people move between different areas of the home.

Andrew Bondarenko, Principal at Rendler, explains, “Clear circulation paths make daily routines feel intuitive, while thoughtful transitions between shared and private spaces help people connect without sacrificing privacy.”

Think about the routes you’ll take most often. Is the kitchen easy to reach from the garage? Do you have to walk through the living room to get to a bedroom? Is there enough room to move comfortably around furniture?

These details may seem minor during a quick tour, but they’re worth considering when deciding whether a home fits your lifestyle.

Why noise and privacy matter in a house layout

A home may have enough bedrooms or office space on paper, but their locations can make a difference.

For example, a home office next to a busy kitchen may not provide the quiet environment someone needs for remote work. Similarly, a bedroom near the main living area may be less suitable for someone who sleeps during the day.

Michael Bolduc, President at HC Habitation, shares an example from his work with homeowners. “For some of our clients in the medical field, they may be on call or work night shifts. An extra bedroom in a far-away corner of the home is dedicated to this, with soundproofing insulation. This isn’t a room you want near the main living area.”

When evaluating a home, consider where noise is likely to come from and whether the layout provides enough separation for different activities.

>> Read: 7 Signs You Found the Right House: How to Know When a Home Is “The One”

Choosing a layout that works as your needs change

Your household’s needs may change over time. A spare bedroom might become a home office, a playroom, or a space for guests.

Bondarenko emphasizes the value of flexibility. “Natural light, accessible storage, and rooms that can adapt over time often matter more to everyday comfort than square footage alone. The best floor plans support how people actually live today while leaving room for their needs to change.”

For some buyers, a main-level bedroom and bathroom may be useful for future accessibility needs. Others may prioritize flexible rooms that can serve several purposes.

Bolduc also points to how shared spaces can support family routines. “For our clients with teenage kids, kitchen islands often become homework and hangout stations – pop-up countertop or side cabinet plugs are a must to keep all the electronics charged.”

Thinking about how you’ll use rooms today, and how that might change, can help you evaluate a layout beyond its current furniture arrangement.

Can a home’s layout affect resale appeal?

A home’s layout can influence how buyers respond to a property, but preferences vary. Some buyers may prioritize open living areas, while others value separate rooms and more privacy.

Features such as convenient room connections, accessible storage, and flexible spaces may appeal to different households. However, a layout that works well for one buyer may not suit another.

If you’re considering a home with an unusual layout, think about whether the arrangement meets your needs and how difficult it would be to make changes later. Unlike paint colors or light fixtures, moving walls or changing room locations can involve substantial renovation work.

>> Learn: How Floor Plans Help Buyers Compare Homes

How to evaluate a home’s layout before touring

Listing photos show individual rooms, but floor plans and virtual tours can help you understand how those rooms connect.

When reviewing a listing, consider:

• Room connections: Can you move easily between the spaces you’ll use most?
• Privacy: Are bedrooms and workspaces separated from busy areas?
• Natural light: Which rooms receive daylight, and when?
• Storage: Are closets and storage areas conveniently located?
• Furniture placement: Will the room dimensions and doorways work with your belongings?

Virtual tools can help you narrow your options, but an in-person showing is still useful for assessing noise, lighting, room proportions, and how the home feels.

Looking beyond the floor plan when buying a home

A house layout affects more than how rooms appear in listing photos. It influences everyday routines, privacy, and how easily spaces can adapt to different needs.

As you compare properties, look beyond square footage and consider how the rooms work together. Reviewing available floor plans and virtual tours on Redfin can help you identify questions to ask and features to pay attention to during a showing.

Closing day is a lot. You’ve signed dozens of pages, handed over a cashier’s check, and walked away with a set of keys and a stack of paperwork you may not fully understand yet. What happens to all of it? For most new homeowners, real estate closing documents end up in a folder somewhere – and stay there until something goes wrong. 

That’s a problem worth getting ahead of. These aren’t just formalities;  they’re legal records that establish your ownership, protect your title, and can be needed years down the road to resolve disputes, support insurance claims, or calculate your home’s tax basis when you eventually sell. Whether you’ve just purchased a home in Denver, CO or closed on a condo in Tampa, FL, here’s everything you need to keep, organize, and act on after the transaction is done.

Key takeaways:

• Store all real estate closing documents in a secure, accessible location — physical and digital.
• Confirm that any prior loan has been formally released by the county.
• Complete a safety checklist before you’re fully settled in.
• Keep records of every major improvement you make to the home.
• Update your estate plan to reflect your new asset.

Closing documents to keep – and why each one matters

1. The recorded deed

Your deed is the legal document that transfers ownership to you. Once it’s recorded with the county, it becomes part of the public record – but you should keep a certified copy in a secure location regardless. If you don’t receive a recorded copy at closing, follow up with your title company to confirm when one will arrive.

2. Owner’s title insurance policy

Title insurance protects you against ownership disputes, liens, or claims that surface after closing. Unlike most insurance policies, it’s a one-time purchase that covers you for as long as you own the home. File it with your other documents and know where it is – you’ll want it readily accessible if a title issue ever comes up.

3. Closing disclosure or settlement statement

This document is a line-by-line summary of every fee, credit, and cost from your transaction. It’s useful for tax preparation, future refinancing conversations, and verifying that everything was applied correctly at the time of closing. Keep it indefinitely.

4. Promissory note and deed of trust

These outline your loan obligations in full. Your lender holds the originals, but keep copies for your own records. You’ll want them if you ever need to dispute a loan term, verify your interest rate, or reference your original loan structure.

5. Survey

A property survey defines the legal boundaries of your land. It’s essential for resolving any boundary disputes with neighbors, understanding recorded easements, and confirming exactly what you purchased. If a survey wasn’t conducted for your transaction, it’s worth ordering one.

EXPERT TIP: Keep these documents somewhere secure and easy to find.

“After closing, homeowners should keep the original recorded deed, owner’s title insurance policy, survey, promissory note, and deed of trust in a secure, accessible location,” says Stephen Kahley, Senior Associate Attorney at Baker Law Group PLLC. “The closing disclosure or settlement statement should be kept with them, along with any recorded easements, covenants, or HOA governing documents that affect the property.”

6. HOA documents, easements, and covenants

If your property is subject to an HOA or recorded easements, keep those governing documents somewhere accessible. They directly affect what you can and can’t do with your property – and you’ll need them if disputes arise with neighbors, contractors, or the association down the line.

7. Proof of lien release

This one is easy to overlook, but it’s important. If your purchase paid off an existing mortgage on the property, confirm that the previous lender formally recorded a lien release with the county. An unresolved lien can cloud your title and create serious complications if you try to refinance or sell later.

EXPERT TIP: Don’t assume an old loan was automatically cleared from the record.

“If the purchase or refinance paid off a prior loan, confirm that a release of the old lien has been recorded with the county,” says Kahley. “Lingering liens can cloud title and delay a future sale or refinance.”

8. Property tax records

Keep your most recent property tax statement and confirm your account is in good standing. It’s also worth verifying that the county has updated the ownership records to reflect your name – assessment errors after a sale are more common than most buyers expect and can affect what you’re billed going forward.

9. Homeowner’s insurance policy

Your home insurance declarations page should be stored with your other real estate closing documents. Review your coverage annually and update it when you make significant improvements – a major renovation that increases your home’s value should be reflected in your policy limits.

10. Warranties and appliance manuals

Every warranty that came with the home – builder’s warranty, appliance manufacturer warranties, HVAC equipment warranties, roof warranties – should be documented and filed together. The same goes for appliance manuals and model numbers, which you’ll need for service calls, warranty claims, and future buyers who ask about the home’s systems.

EXPERT TIP: New construction buyers should receive a comprehensive closing book – and every buyer should build one.

“Each homeowner at the time of closing receives a ‘Closing Book,’” says Kathy Ward, Warranty Administrator at R.K. Reiman Construction. “It contains everything, including a list of all subcontractors who worked on their home, copies of the final survey, elevation certificate, and landscape plans and paint schedule. We also provide a list of to-dos and a reminder to register all appliances and a maintenance schedule for specific items.”

Whether or not your builder provides one, it’s worth creating your own version – a home file that grows with every service record, permit, and contractor receipt you accumulate over the years.

11. Records of major improvements

Every significant upgrade you make, whether it’s a new roof, a finished basement, updated electrical, a kitchen renovation, should be documented with permits, contractor receipts, and before-and-after photos. These records establish your home’s adjusted cost basis for tax purposes, support insurance claims, and help future buyers understand the home’s history when you eventually sell.

Safety steps to complete right after closing

Once your real estate closing documents are organized, shift your attention to the home itself. A few targeted safety checks in the first week can surface problems early,  especially if you waived an inspection to get the deal done.

EXPERT TIP: Safety checks are more critical now than ever.

“With how common waiving inspection contingencies has become, checking all smoke and carbon monoxide detectors, analyzing potential electrical issues, changing the locks on all exterior doors, and reviewing the maintenance status of appliances, cooling and heating units, hot water heaters, security systems, and fireplaces has become that much more critical,” says Michael Ferrence, Attorney at Law at Gross McGinley, LLP.

Here’s what to work through in the first week:

• Change the locks. You have no way of knowing how many copies of the previous key exist. Rekeying all exterior doors is inexpensive and should happen before you’re fully moved in.
• Test smoke and CO detectors. Replace batteries in any unit that’s more than a few years old, and swap out any detector past its expiration date – typically 10 years for smoke detectors and 5-7 years for CO detectors.
• Locate the main water shutoff. Know where it is before a pipe ever leaks.
• Label the electrical panel. Identify and mark any circuits that aren’t already clearly labeled.
• Check HVAC filters. Replace if dirty and note when the system was last professionally serviced.
• Note the water heater’s age. Most have a lifespan of 8-12 years. If it’s approaching that range, budget accordingly.

What to do if problems show up later

Even with a thorough inspection and complete seller disclosures, some defects don’t reveal themselves until you’ve lived in a home for a while. Water intrusion, mold, and cracks in ceilings or walls can signal structural issues the seller or builder knew about but failed to disclose – and that’s a situation worth taking seriously.

EXPERT TIP: Document problems immediately and get legal guidance early.

“It’s important for that property owner to consult with a real estate attorney that understands construction law so that a proper investigation can be made to determine whether the sellers had knowledge of these defects and failed to disclose them, or if these are deficiencies that a builder must remedy,” says Richard Weaver, Real Estate Attorney at The Weaver Law Firm.

Disclosure claims are time-sensitive. Statutes of limitations vary by state; photograph and date any defects as soon as you notice them and consult an attorney promptly if something significant surfaces. >> Read: 6 Things That Can Go Wrong at Closing

Don’t forget to update your estate plan

It’s not the most exciting post-closing task, but it matters. Once you own a home, your financial picture looks different – and your estate plan should reflect that

EXPERT TIP: Your new home may be the most valuable asset you own.

“It is important to ensure that it is properly protected and will transfer exactly how you want it to in the event that you were to pass away,” says Ferrence.

If you don’t have a will or trust in place, buying a home is a practical reason to create one. Review it to confirm the property is addressed correctly and that your beneficiary designations still reflect your current intentions. It’s a one-time task that protects everything else you just worked to acquire.

Key takeaways: 

• An appraisal report is a written opinion of a home’s market value, backed by evidence like comparable sales, photos, and notes on the home’s condition.
• Knowing how to read an appraisal report starts with understanding what each section covers, from the property details to the final value.
• An appraisal is not the same thing as a home inspection, so it’s smart to review both reports before closing.

If you’ve ever opened an appraisal report and felt like you were reading a spreadsheet crossed with a legal document, you’re not alone. This report decides whether your loan moves forward, and most buyers and sellers only skim it for the final number.

That number matters, but the pages behind it tell you how the appraiser got there. Whether you’re buying a home in Wichita, KS or selling your home in Laurel, MD, here’s how to read an appraisal report, what’s included in it, and how to put it to good use alongside your home inspection.

What is an appraisal report, and who is it for? 

An appraisal report is the written record of a home’s estimated market value. It lays out the appraiser’s conclusion along with the research that supports it. Once it’s finished, it typically goes directly to the lender who requested it with a copy going to the homeowner. .

Even though the buyer often pays for the appraisal, the buyer isn’t the one it works for. Courtney Prentice of Rally Appraisal puts it this way: “A certified appraiser is an unbiased, neutral party to the sale transaction hired by the lender to arrive at an opinion of value for the subject property. The appraiser’s client is the lender, not the buyer, seller, or realtor. The lender hires the appraiser to conclude the fair market value which the lender then uses to assist them in the buyer’s loan process. Think of the appraiser as part of the “checks and balances” to make sure their client (the lender) doesn’t make a loan based on an inflated sale price above market value for the property.” 

In most home loans, the lender doesn’t pick the appraiser directly. They typically order the appraisal through an appraisal management company which assigns one. Rules are in place so that buyers, sellers, and agents can’t choose or recommend the appraiser, which helps keep the value unbiased.

In other words, the report exists primarily to protect the loan while also giving you a useful snapshot of your home’s value.

How to read an appraisal report, section by section

Formats vary a bit, but most residential appraisal reports include the same core pieces. Here’s what each one covers.

Property description and condition 

During the visit, the appraiser tours the home, snaps photos, takes measurements, and notes what shape everything is in. The report records details like square footage, bedroom and bathroom count, lot size, age, and any recent improvements or permanent fixtures. It also notes the overall condition of the home, including visible wear that a lender would want to know about.

Neighborhood and market trends

Your home doesn’t exist in a vacuum, and the report reflects that. Expect a section on the surrounding area, including nearby land uses, how the neighborhood is changing, and whether prices are rising, falling, or holding steady.

>>See also: Redfin’s U.S. Housing Market Overview

Comparable sales and adjustments 

This is the heart of most reports. Appraisers typically use the sales comparison approach, which means they look at recently sold homes that are similar to yours. In most cases, recent sales of similar nearby homes carry more weight than anything else in setting the final value.

No two homes are identical, so the report also includes adjustments. If a comp has a finished basement and yours doesn’t, for example, the appraiser adjusts the comp’s price to account for the difference. If you want to see how comps work from the buyer or seller side, our guide to finding real estate comps is a good companion read.

Photos, sketches, and maps

Photos are a standard part of the report. You’ll typically see shots of your home inside and out, and each comp gets its own photo too. Many reports also include a floor plan sketch and a map showing where the comps sit in relation to your home.

The value conclusion 

After weighing the comps and adjustments, the appraiser lands on a final opinion of value, and a solid report shows the work behind that number. 

Certifications and limiting conditions 

The last pages usually spell out what the appraiser did and did not verify. They also include the appraiser’s license information, signed certifications, and any assumptions or limiting conditions behind the opinion. .

Appraisal report vs. home inspection report

Here’s one of the most common mix-ups in the homebuying process. Because both home appraisals and inspections involve someone walking through the house, it’s easy to assume they do the same thing. They don’t, as Marty Goldsmith of Gold Home Inspection explains. “A home appraisal and a home inspection serve two very different purposes. An appraisal primarily estimates a property’s market value for the lender, while a home inspection evaluates the condition of the home’s major systems and components, including the roof, foundation, electrical, plumbing, and HVAC systems. Buyers should never rely on an appraisal to identify potential defects or costly repairs; reviewing both reports together provides a more complete picture of the property’s value and condition before closing.” 

A simple way to keep them straight is that the appraisal is about price and the inspection is about condition. You’ll want both before you sign.

>>Read: Inspection vs Appraisal for Home Buyers

How to use your appraisal report and inspection together

Once both reports land in your inbox, the real work begins. Read them side by side, and note anywhere one report raises a question the other can answer. 

When the appraiser has a question about the home

Sometimes the appraisal raises a condition question that only an inspector can answer, and that’s where the two professionals can help each other. Charles Strickland of Preferred Home Inspections describes how that plays out in practice. “We do home inspections. We let you know the condition of your home. The appraiser lets you know what the value of your home is. Sometimes the appraiser may find a roof that is in question, and we can answer the condition of the roof. The appraiser may have a question on a structural issue, and since I also have a builder’s license I can address it.”

If your appraiser flags something like an aging roof or a possible structural concern, your inspection report may already have the answer, so keep it handy.

What if the inspection finds a big issue? 

Surprises on an inspection report can feel stressful, and it’s natural to wonder whether they’ll ripple into the appraisal or your loan. Les Hanna of Hanna Home Services says it’s worth taking a measured approach. “When an inspection finds a major issue, it often changes the conversation about the purchase, whether that means repairs, a price adjustment, or a closer look at the home. Whether it also affects the appraisal or the loan depends on the issue and on the lender, so buyers shouldn’t assume either way. My advice is to go through the full inspection report with your agent, so you know exactly what you’re dealing with before closing.”

That last tip is a great rule of thumb for the whole process. Your agent can help you weigh what the inspection found, what the appraisal says, and what makes sense for your next move, whether that’s negotiating repairs, asking for a credit, or moving ahead as planned.

Go into closing with the full picture

When you understand how to read an appraisal report, it should feel a lot less intimidating. It’s more than a number on a page. It’s a snapshot of your home, your neighborhood, and the market, built to help your lender feel confident about the loan. Read it alongside your home inspection report, and you’ll walk into closing knowing both what the home is worth and what shape it’s in. If you’d like a hand making sense of either report, a Redfin agent can walk you through it. 

Hardwood floors can last for decades, but scratches, stains, and everyday wear eventually take a toll. If your floors are looking worn, refinishing may help restore their appearance without replacing them entirely. However, not every floor can be refinished, and the cost and process depend on its condition.

Whether you’re preparing to sell a home in Nashville,TN or updating a house in Richmond, VA, here’s what experts recommend knowing before you start.

Key takeaways

• Check your floors first. Wood thickness and existing damage determine whether refinishing is possible.
• Budget for the full project. Repairs, stain changes, and stairs can increase costs.
• Plan for downtime. Sanding, staining, and finishing may keep rooms off-limits for several days.
• Consider professional help. DIY sanding mistakes can damage hardwood floors.

Can your hardwood floors be refinished?

Before scheduling a refinish, check whether your floors have enough wood remaining to withstand sanding.

Sean, Lead Contractor at Kanna Construction & Remodeling, advises: “Before refinishing hardwood floors, check the wood’s thickness to ensure it has enough of a wear layer left to withstand sanding without damaging the planks.”

Solid hardwood can often be refinished multiple times, depending on its thickness and previous sanding. Engineered hardwood typically has a thinner top layer, which may limit whether it can be sanded at all.

The condition of your floors also matters. Surface scratches and worn finishes may be suitable for refinishing, while deep gouges, water damage, or buckling could require repairs or replacement. If you’re unsure, a flooring professional can assess the wood’s condition and remaining thickness before work begins.

How much does it cost to refinish hardwood floors?

The cost to refinish wood floors depends on the size of the space, the condition of the wood, and the type of finish or stain selected. Repairs, stairs, and additional preparation can also affect the final price.

Here’s what contractors estimate for a typical refinishing project:

• Ryan Brining, Co-Owner of White Maple Construction: “A homeowner refinishing 500 square feet of hardwood in average condition can expect to pay roughly $2,000 to $3,000, with stairs and railings priced separately on top of that.”
• Josh Brooks Construction and Renovation Inc.: “Refinishing hardwood floors generally costs between $3 and $8 per square foot, depending on the condition of the wood, total square footage, and the type of finish or stain requested.” For a 500-square-foot living room, the company estimates approximately $1,500 to $3,000.
• Vino Design Build: “For a standard project involving around 500 square feet of hardwood in average condition, homeowners can generally expect professional refinishing to cost between $2,500 and $5,000.”

Pricing can vary between contractors, and the rising cost of materials can add even more to the total. Josh Brooks Construction and Renovation Inc. also identifies repairs, custom color matching, and dustless sanding requirements as potential cost factors, while Vino Design Build notes that damaged boards and extensive sanding can also increase costs.

Before committing, request detailed quotes from a variety of local flooring professionals and confirm what’s included in the price.

Does changing the stain color affect the cost?

Changing from a dark stain to a lighter or natural finish can require additional sanding and preparation.

Ryan Brining of White Maple Construction explains, “The existing color matters too: a lot of homeowners are going to a natural finish now, which works well over a lighter stain, but a really dark stain like provincial settles into seams and grain. Anything left behind shows through, especially on detailed stair rails and newel posts, so sometimes replacing makes more sense than refinishing.”

If you’re considering a major color change, ask your contractor whether the desired finish is achievable without removing too much wood.

>> Read: How to Stain a Deck: The Simple 4-Step Process

What happens during hardwood floor refinishing?

Refinishing typically involves sanding away the existing finish, repairing damaged areas, applying stain if desired, and adding protective finish coats. The process can take several days, depending on the floor’s condition, the products used, and drying or curing requirements.

Sean at Kanna Construction & Remodeling explains: “Expect significant dust, strong chemical fumes, and multi-day drying times that typically require clearing the room and staying off the floors.”

Before work begins, homeowners should plan to:

• Remove furniture and belongings from the affected rooms.
• Ask about dust containment and ventilation.
• Confirm how long the project will take.
• Check when it’s safe to walk on the floors and move furniture back.

Some contractors use dust-containment sanding equipment to reduce airborne dust, although no sanding process is completely dust-free. Water-based and oil-based finishes also have different application, drying, and curing requirements. Ask your contractor which product they recommend and how it will affect your timeline.

>> Read: Questions to Ask General Contractors Before Starting a Project

Should you refinish hardwood floors yourself?

DIY refinishing may appeal to homeowners looking to reduce labor costs, but sanding requires care and experience.

Sean warns, “Heavy drum sanders can easily gouge the wood if misused.” Uneven sanding can leave visible marks or remove more wood than intended. Mistakes may be especially difficult to correct on thin flooring or floors that have already been refinished several times.

For smaller projects, DIY may be an option if you have the right equipment and understand the process. However, professional refinishing may be worth considering for larger spaces, significant repairs, or complicated stain changes.

When comparing the cost to refinish wood floors yourself versus hiring a contractor, account for equipment rental, materials, protective gear, preparation, and cleanup, not just labor.

When should you replace hardwood floors instead?

Refinishing isn’t always the most practical choice. Floors with extensive water damage, structural problems, or insufficient wood thickness may need partial or full replacement. Matching existing hardwood during renovations can also be challenging.

Brining explains: “On larger additions and renovations where walls move or new flooring ties into existing floors, a clean patch is hard to pull off, so it often makes sense to replace a bigger section than homeowners expect rather than piece in a seam that shows.”

If you’re extending hardwood into another room or repairing a large damaged area, ask your contractor to compare refinishing, partial replacement, and full replacement options. The right approach depends on the condition of the existing wood, the scope of the project, and how closely new materials can match.

Is refinishing hardwood floors worth it before selling?

If you’re preparing to sell, refinishing worn hardwood floors may be worth considering, especially when scratches, stains, or uneven finishes are noticeable throughout the home.

However, not every floor needs a complete refinish. Depending on its condition, cleaning, minor repairs, or a less intensive finish refresh may be sufficient.

Consider the cost to refinish wood floors alongside other repairs and improvements you’re planning before listing. A local Redfin agent can help you assess how the condition of your floors compares with similar homes in your market.

>>Learn: 5 Home Features That Add Long-Term Value

What to consider before refinishing hardwood floors

Before committing to a project, have a flooring professional evaluate the wood’s condition, discuss your preferred finish, and provide a detailed estimate.

Refinishing can be a practical way to refresh existing hardwood, but the best approach depends on how much wear the floors have experienced and what you want to achieve. Understanding the costs, limitations, and timeline ahead of time can help you decide whether refinishing or replacement makes more sense for your home.

Key takeaways:

• Calculate potential rental income, expenses, and maintenance costs before deciding whether renting is financially worthwhile.
• Review mortgage restrictions, local landlord-tenant laws, insurance requirements, and property conditions before listing your house.
• Use consistent tenant screening, a clear lease agreement, and organized management practices to protect your investment.

Renting out your house can provide an additional source of income while allowing you to maintain ownership of your property.

For homeowners who own multiple properties or aren’t ready to sell, renting out all or part of a home can be an appealing alternative. With more home sellers than buyers in today’s market and renting remaining more affordable than buying for many households, keeping a property as a rental may be worth considering.

However, becoming a landlord comes with financial, legal, and ongoing management responsibilities. Before listing your home for rent, you’ll need to evaluate potential rental income and expenses, review local rental regulations, prepare the property for tenants, and establish a screening and leasing process.

Understanding how to rent out your house can help you decide whether it’s the right financial and practical move for you.

1. Check whether you can legally rent out your house

Before you start any of the major planning, confirm that your mortgage, HOA rules, zoning regulations, and applicable local laws allow you to rent out your property. Key requirements to review include: 

• Mortgage terms and lender requirements: Some mortgages include owner-occupancy requirements or restrictions on converting a primary residence into a rental. 
• Zoning and permit requirements: Local regulations may require rental licenses, property registration, inspections, or compliance with occupancy limits. 
• Fair Housing laws: The Fair Housing Act prohibits housing discrimination based on protected characteristics. State and local laws may include additional protections. 
• Landlord-tenant laws: Familiarize yourself with applicable requirements for property conditions, security deposits, notices, tenant privacy, and other tenant rights. 
• HOA rules: Your homeowners association may have specific rules for the neighborhood regarding rental properties – or prohibit rentals altogether. 

“If the property you want to lease is in an HOA, homeowners should check their governing documents for rental restrictions, leasing requirements, tenant registration, or other rules before renting,” shares the team at MicroHOA. “You may be required to provide information about the tenant and lease, or even get approval and pay administrative costs to the HOA. Most covenants hold the owner responsible for rule infractions and maintenance no matter who lives at the property, so make sure the tenants understand the community rules they’ll be expected to follow.”

“The fines for breaking HOA or condo association rules land on you, not your tenant,” adds Doug McLain, owner of Dynamite Management. “You’re also still on the hook for assessments or any damage your tenant causes to the common areas. A quick call to your association’s manager before you sign a lease can save you from an expensive surprise.”

2. Decide if renting out your house is the right move

Renting out your house can generate income and allow you to retain ownership, but it also comes with financial responsibilities and ongoing work. This is especially important to consider if you are deciding between selling and renting your house, which is a common struggle in today’s housing market.

Weigh the pros and cons of renting out your house

Potential benefits include monthly rental income, long-term property appreciation, and retaining the option to sell later. However, landlords also face vacancies, unexpected repairs, property damage, and management responsibilities.

Choose a long-term, short-term, mid-term, or room rental

“Pick your rental strategy before you prep your home,” suggests the team at Evolve, a vacation rental management company. “Owners often default to long-term renting without asking whether it’s the best return on their investment. In many markets, short- and mid-term stays can earn much more than traditional 12-month leases do. They also provide the flexibility to use the home yourself. Of course, you’ll need to run your rental more like a hospitality business, which a company like Evolve can help you do confidently.”

The right rental arrangement depends on your financial goals, property, and local regulations.

• Long-term: Typically leased for six to twelve months or longer.
• Short-term: Often rented for days or weeks, like a vacation rental for example, subject to additional local restrictions.
• Mid-term: Commonly rented for one to several months.
• Room rental: Involves renting individual rooms while sharing certain spaces.

>> Read more: What’s the Difference Between Short and Long Term Rentals? 

Questions to ask yourself before becoming a landlord

Before moving forward, consider whether you can afford unexpected expenses, manage tenant requests, and maintain the property. Also determine whether you have the time and resources to handle landlord responsibilities.

“Renting out your home isn’t a side project; it’s running a business with someone else living inside your biggest asset,” states Adam Willis, past-president of NARPM Utah and CEO of Nestwell Property Management in West Jordan. “The owners who succeed treat it that way from day one with clear systems, consistent standards, and good professional guidance. Check what you’re allowed to do, and be honest about your time and temperament. Will you answer a no-heat call at 2 a.m. in January? Are you comfortable enforcing a lease with someone you may like personally? If not, that’s a strong signal to work with a professional property manager.”

3. Build a financial game plan and set the rent

Setting a profitable rental price starts with understanding your expenses, evaluating local demand, and preparing for unexpected costs.

Estimate rental income and ownership expenses

Calculate expected monthly rent and compare it with expenses such as:

• Mortgage payments, property taxes, and insurance
• Maintenance, repairs, and utilities
• HOA fees and property management costs
• Potential licensing fees and other applicable expenses

Rental income isn’t the same as profit, so account for all ownership costs before making a decision.

Plan for vacancies, repairs, and reserves

“First time landlords often over-estimate the amount of rent they will receive and under-estimate the amount of time it will take to start earning income from rent payments,” cautions Hal Wilkerson, principal broker at Hawaii Coastal Property Management in Honolulu. “There are real costs that come with renting out your house. While it may be easy to say ‘Rent is $3,000 and my mortgage is $2,700, I should be fine!’ The reality is, especially in today’s competitive rental market, some markets are seeing compression on rents which can translate to either a rental property sitting longer than a first-time landlord may expect, or requiring them to reduce their marketed rent amount to induce a tenant.”

Even desirable rental properties can sit vacant between tenants. Set aside funds for missed rent, emergency repairs, and major replacements such as roofing or HVAC systems.

Understand the 50% rule

The 50% rule is a general guideline that suggests setting aside about half of your rental income for operating expenses, such as maintenance, insurance, and property taxes, not including mortgage payments. While it can be a helpful starting point for estimating costs, actual expenses will depend on your property, location, and maintenance needs.

Compare similar rental properties

Research comparable rentals based on location, square footage, bedrooms, bathrooms, amenities, and condition. Reviewing homes for rent on Redfin can help you understand local asking prices.

>> Rental Calculator: How Much Can I Rent My House For? 

Check rent control and rent increase rules 

Depending on where your property is located, there may be rules about how much you can charge for rent, when you can raise it, and how much notice you need to give tenants. Be sure to check your state and local rental laws before setting your price or making any changes.

4. Decide who will manage the property

One of the next things to consider is whether you want to manage the rental yourself or hire a property manager to help. The best choice depends on how much time you have, how involved you want to be, and what works for your budget. 

When self-management may work

Self-management may work for you if you live nearby, have time to respond to maintenance requests, and feel comfortable handling tenant communications and administrative responsibilities.

“Owning and managing single-family and multi-family homes can be an excellent way to build personal wealth,” shares Tony Jacobsen, president of Landlords of Iowa. “However, it is essential to educate yourself on state landlord-tenant laws, local regulations, and fair housing guidelines, as these vary by location. Joining a local landlord or property manager association is a great starting point to gain this knowledge.”

When to consider hiring a property manager

If you live far from your rental, own multiple properties, or simply don’t have the time to handle everything yourself, hiring a property manager might be worth considering. They can help with day-to-day tasks like finding and screening tenants, collecting rent, coordinating repairs, and handling lease renewals. Just keep in mind that services and fees vary, so it’s worth comparing your options to find what works best for you.

5. Get rental property insurance

Renting out your home may change your insurance needs, so review your coverage before tenants move in. Here are a couple of different types of insurance to consider: 

• Landlord insurance vs. homeowners insurance: Standard homeowners insurance may not adequately cover a tenant-occupied property. Landlord insurance may provide protection for the home, certain liability claims, and qualifying lost rental income, depending on the policy.
• Landlord insurance vs. renters insurance: Landlord insurance generally protects the property owner’s covered interests, while renters insurance, which is paid by the tenant, typically protects the tenants’ personal belongings and provides certain liability coverage.

6. Get your house rental-ready

Preparing your house for tenants involves completing necessary repairs, addressing safety concerns, and making the property clean and functional.

Clean, repair, and maintain the property

Before listing, consider:

• Deep-cleaning floors, kitchens, bathrooms, and appliances
• Fixing leaks, damaged fixtures, and malfunctioning systems
• Checking plumbing, electrical, heating, and cooling systems
• Maintaining landscaping and outdoor areas

Complete safety and security checks

Verify that required smoke and carbon monoxide alarms, locks, handrails, and other safety features meet applicable codes. Address known hazards and complete any required inspections.

Decide whether to rent furnished or unfurnished

Furnished rentals may appeal to tenants seeking flexible or short-term accommodations, while unfurnished properties can suit longer-term arrangements. Compare local demand, furnishing costs, and maintenance responsibilities.

7. Draft a lease agreement

A written lease establishes expectations between the landlord and tenant, including payment terms, responsibilities, and occupancy rules.

Include the essential lease terms

A rental agreement should generally address:

• Names of the parties and property address
• Lease duration and monthly rent
• Payment deadlines and permitted fees
• Security deposit terms
• Maintenance and repair responsibilities
• Renewal, termination, and notice provisions

Address deposits, pets, utilities, maintenance, and HOA rules

Clearly explain who pays utilities, handles routine maintenance, and follows applicable HOA requirements. Pet rent and security deposits must comply with relevant laws, including accommodation requirements for assistance animals.

Know when to have the lease reviewed

Consider consulting a qualified local attorney to ensure your lease complies with applicable landlord-tenant laws, required disclosures, and restrictions on lease provisions.

8. Market your house for rent

Effective rental marketing highlights the property’s features, provides accurate information, and helps prospective tenants determine whether it meets their needs. Here are a few ways you can draw interest to your property: 

• Write an objective listing description: Include the home’s size, layout, amenities, location, rental price, and applicable terms. 

• Use quality photos: Include well-lit photos of major rooms, outdoor areas, and distinctive features that make the property stand out.
• Explain property details: Provide accurate information about parking, appliances, utilities, and accessibility features where relevant.

• Set a consistent showing and application process: Establish a clear process for inquiries, tours, application submissions, and follow-ups. Apply the same procedures consistently and follow applicable notice and privacy requirements.

9. Screen applicants consistently

Finding the right tenant is an important part of renting out your house. Having a clear and consistent screening process can help you make informed decisions while following applicable rental laws.

Set clear screening criteria

Before reviewing applications, decide what qualifications you’re looking for in a tenant. This might include income, rental history, and other relevant factors. Make sure your criteria follow fair housing laws and are applied consistently to every applicant.

Review applications and verify information

Once applications start coming in, take time to review and verify the information provided. Depending on local laws and with the appropriate authorization, you may want to check:

• Credit history: Review credit reports to get a better understanding of an applicant’s financial history.
• Income and employment: Verify that applicants have a reliable source of income.
• Rental history: Contact previous landlords to learn more about their rental experience.
• Background information: Conduct any additional checks permitted under local laws.

Make a decision and notify applicants 

Once you’ve reviewed applications, use your established criteria to choose a tenant. Keep records of your decisions and communicate with applicants about their status.

If you deny an application or offer different terms based on information in a consumer report, the Fair Credit Reporting Act generally requires you to provide an adverse action notice. State and local laws may have additional requirements, so be sure to check the rules in your area.

10. Finalize the lease and prepare for move-in

“You want to make sure that you set up the tenancy correctly from day one,” urges Michael Denha, a Southfield, MI based attorney. “Landlords should use a clear and comprehensive lease, document the property’s condition prior to move-in and have the tenant sign a move-in checklist, as well as understand your state and municipality’s landlord-tenant laws. If a Certificate of Rental Compliance is required, make sure you get one. Taking these steps up front can prevent disputes, costly problems that could arise later, or costly litigation in the event an eviction is challenged.”

Once you’ve selected a tenant, complete the required paperwork, document payments, and prepare the property:

• Review and sign the lease: Go over the lease with your tenant, answer any questions, and make sure everyone signs and receives a copy.
• Collect the security deposit: Collect and document the deposit, following local rules for deposit limits, handling, and returns.
• Update locks and access codes: Change or rekey locks and update garage, gate, or smart-home access codes as needed, following local requirements.
• Complete a move-in inspection: Walk through the property, document its condition with photos and a checklist, and give your tenant a chance to note any existing damage.

11. Collect rent and manage the property

Once your tenant moves in, staying on top of rent payments, maintenance, and communication can help keep things running smoothly.

Set up a rent collection system

Choose a payment method that works for you and your tenant, whether that’s an online payment platform, bank transfer, or another option allowed in your area. Set clear due dates and keep records of payments and receipts.

Stay on top of maintenance and repairs

Make it easy for tenants to report maintenance issues and have a plan for handling routine repairs and emergencies. Keep track of requests, completed work, and expenses so nothing gets overlooked.

Keep communication open

Let tenants know how and when to reach you, especially for urgent issues. As the lease comes to an end, check in about renewals or any changes to rental terms, making sure to follow local notice requirements.

12. Know when and how to handle eviction issues

While no landlord wants to deal with eviction, it’s important to know what to do if problems come up. Eviction is a legal process that allows landlords to regain possession of a rental property, but there are specific rules and procedures you need to follow.

Understand when eviction may be necessary

Issues like unpaid rent or serious lease violations may be grounds for eviction, depending on local laws. However, not every disagreement or lease issue justifies eviction, so it’s important to understand your tenant’s rights and the rules in your area.

Get legal guidance before taking action

If you’re considering eviction, talk to a local attorney who understands landlord-tenant laws before moving forward. Avoid taking matters into your own hands by changing locks, shutting off utilities, or trying to remove a tenant without following the proper legal process.

>>Read more: What is an Unlawful Detainer? 

The bottom line

Renting out your house can be a great way to earn extra income, but there’s a lot to consider before getting started. Taking the time to understand your expenses, check local rental rules, prepare your home, and find the right tenant can help make the process go more smoothly.

Whether you’re renting out your home for a short time or planning to keep it as a long-term investment, a little preparation can go a long way. Just be sure to stay up to date on local requirements and reach out to a legal, insurance, or tax professional when needed.

FAQs about how to rent out your house

Is it profitable to rent out a home?

Renting out your home can be profitable, especially if your rental income covers your mortgage, maintenance, and other expenses. Just keep in mind that unexpected repairs, vacancies, and local market conditions can affect how much you actually earn.

How difficult is it to rent out your home?

Renting out your home doesn’t have to be complicated, but it does take some planning and ongoing work. Between finding tenants, keeping up with maintenance, and managing rent payments, there’s a lot to stay on top of. If you’d rather not handle everything yourself, hiring a property manager can help lighten the load.

Can I rent out my house if I still have a mortgage?

Yes, you can often rent out your house even if you’re still paying off your mortgage. However, some loans have rules about how long you need to live in the home or whether you need to notify your lender before renting it out. Be sure to review your mortgage agreement and check with your lender before making the switch.