Pass TISH the First Time: A Pre‑Listing Game Plan

Selling in Lowry Hill and want a smooth, on‑time sale? In Minneapolis, the Truth in Sale of Housing evaluation is your first gate to market. If you get ahead of it, you reduce surprises, keep your timeline tight, and give buyers confidence. In this guide, you’ll get a clear, step‑by‑step plan to pass TISH on the first try, with local tips, costs, and a practical timeline. Let’s dive in.

TISH basics in Minneapolis

The City of Minneapolis requires a Truth in Sale of Housing evaluation for most residential sales. The evaluation documents observable housing and safety conditions and must be available before any showings. A TISH report is valid for two years or one sale. If required repairs are not done before closing, the buyer must accept responsibility and finish them within 90 days.

• Learn the program: City of Minneapolis TISH overview
• Know timing and validity: TISH evaluations and rules

Lowry Hill factors to expect

Lowry Hill has many late‑19th and early‑20th century homes with original woodwork, porches, windows, chimneys, and older systems. That character is part of the appeal, and it also means evaluators often flag items like exterior stairs and porches, grading and drainage, older electrical components, and smoke or CO alarms. Portions of the area have local historic designation, so some exterior work may need Heritage Preservation Commission review before permits are issued. Plan early, since preservation review can add several weeks to your schedule.

• Check preservation requirements: Lowry Hill historic district info

Your pre‑listing game plan

1) Set your sale strategy

Decide if you will complete all required repairs before showings to secure a clean sign‑off, or list with required repairs disclosed and negotiate accordingly. Completing repairs upfront can reduce friction and speed closing, but it requires time and budget. Either way, you must have the full TISH report ready for showings. Review the City’s timing rules to protect your launch date.

• Reference: TISH evaluations and rules

2) Walk your home like an evaluator

Use the City’s checklist to walk attic and basement, verify smoke and CO detectors, test GFCI outlets in kitchens, baths, and outdoors, check stairs and handrails, look for moisture stains, and scan visible wiring and plumbing. Document what you see with notes and photos. This helps you prioritize and budget before your official evaluation.

• Start here: Evaluation checklist
• See frequent issues: Common required repairs

3) Book a licensed TISH evaluator

You must hire a City‑licensed evaluator, who will file your report with the City. Appointment lead times are often just a few days, but book early to keep your timeline intact. Ask about reinspection fees for non‑permit items so you can budget accurately.

4) Triage repairs by impact

Sort findings into three buckets. A: quick, no‑permit fixes you can do before showings, like adding missing smoke or CO alarms and tightening loose handrails. B: mid‑level items that need a licensed contractor, such as GFCI replacements. C: permit‑required work, such as electrical panel changes or major HVAC or plumbing updates. Prioritize A and B to reduce buyer objections early.

5) Permits and preservation coordination

If any exterior work needs a permit and your property is locally designated, contact Heritage Preservation staff early to confirm whether a review or certificate is required. For all permit work, open permits promptly so City inspectors can complete final inspections on time. Build in extra days for preservation review if applicable.

6) Reinspection and sign‑off

When repairs are done, ask your evaluator to recheck non‑permit items. Permit work is reinspected by City building, plumbing, mechanical, or electrical inspectors. Some items require contractor‑signed safety check forms, so line up licensed pros and submit the forms promptly.

• Forms reference: Safety check forms

7) If leaving repairs for the buyer

You can list with required repairs still open. In that case, the buyer must sign an Acknowledgement of Responsibility, submit it within one business day of closing, and complete repairs within 90 days. Price, timing, and buyer preferences should guide whether you pursue this path.

• Buyer‑assumption rules: Acknowledgement of Responsibility

Budget and timing at a glance

• TISH evaluation fee: many local firms charge about 200 to 350 dollars for single‑family evaluations, with reinspection around 50 to 100 dollars. Always request quotes and ask what is included.
  • Example local pricing: Apple Inspections sample pricing
• Common repair examples to plan for:
  • Smoke or CO detectors: about 25 to 130 dollars per unit depending on type and placement needs.
  • GFCI outlets: roughly 90 to 250 dollars per outlet installed, depending on wiring and access. See a national cost guide for context: GFCI outlet cost.
  • Water heaters and electrical panels vary widely by scope. Obtain local contractor bids and factor permit time into your schedule.

Sample two‑to‑four week timeline

• Days 1 to 3: Pre‑walk with the checklist, book your evaluator, knock out easy fixes.
• Days 4 to 7: Official TISH evaluation, receive the report, finalize your repair plan.
• Week 2: Complete quick contractor work, open permits where needed, submit any safety check forms.
• Week 3 to 4: Reinspections and final sign‑offs. If you choose to leave items for the buyer, prepare the acknowledgment paperwork.

Repair now or list and negotiate

• Repair now, get sign‑off: smoother showings, fewer objections, and often faster closings. You invest time and funds upfront.
• List with repairs remaining: faster time to market and lower upfront cost. Some buyers will ask for concessions, and not all will accept post‑closing repair obligations.

Quick Lowry Hill checklist

• Review the City evaluation checklist and the common repairs list.
• Verify smoke and CO detectors are installed and working in required locations.
• Test GFCIs in kitchen, bathrooms, laundry, garage, and exterior.
• Inspect porches, stairs, and handrails for loose or deteriorated parts.
• Check basement and attic for moisture, visible wiring issues, and insulation.
• Confirm downspouts and grading direct water away from the foundation.
• If your home is locally designated historic, contact preservation staff before exterior work.
• Get two to three quotes from licensed TISH evaluators and ask about reinspection fees.

Next steps

A strong TISH strategy does more than clear an inspection. It sets the stage for presentation, pricing, and a confident launch that attracts the right buyers. If you want a tailored plan for your Lowry Hill home, along with design‑led prep and premium marketing, connect with Shane Spencer for a focused pre‑listing consult.

FAQs

Do I need a TISH report before showings in Minneapolis?

• Yes. The City requires a full TISH evaluation to be available before any showings. Plan your evaluation early so your list date stays on schedule.

How long is a Minneapolis TISH report valid?

• A TISH report is valid for two years or one sale, whichever comes first.

What if my Lowry Hill home is in a historic district?

• You must complete required code and safety repairs, and some exterior work may need preservation review before permits are issued, which can add time. Start this conversation as soon as you scope exterior repairs.

Who reinspects my repairs for TISH compliance?

• Your licensed TISH evaluator reinspects non‑permit items. City inspectors handle permitted work after final inspections, and some items require contractor‑signed safety check forms.

Where can I check my property’s TISH status?

• Use the City’s property portal to view filed reports and certificates. Start with the Minneapolis TISH information page: City TISH property portal.