What Not to Fix When Selling a House: Save Money, Sell Faster
When Karen decided to sell her home, she was overwhelmed with the number of things she thought she needed to fix. From the outdated bathroom tiles to the creaky basement steps, she felt every corner of the house needed attention. After months of stress and sinking money into renovations, a real estate agent friend gave her a piece of advice that changed everything: “Not every flaw needs to be fixed.” Relieved, Karen stopped trying to make her home perfect. She sold the house as it was, quickly and at a fair price, proving that in real estate, sometimes less is more.
Karen’s story is typical for many homeowners preparing to sell their property. It’s tempting to tackle every imperfection, assuming it will fetch a higher sale price or help the home move faster. However, not every repair or upgrade is worth the time and cost. This article will explore what not to fix when selling a house, why focusing on specific aspects can help you save money, and what stats and expert advice say about the best approach.
Why It’s Important to Know What Not to Fix
Fixing everything in your home before listing it for sale might seem like an excellent strategy to attract buyers, but it can often backfire. Not only can it lead to unnecessary stress, but it can also drain your finances without offering a return on investment. According to the National Association of Realtors (NAR), homeowners only recoup 58% of the cost of a typical home improvement project when they sell (Source: NAR). Knowing which repairs won’t add significant value can save you time and money while making your home appealing to buyers.
Focus on What Matters
While addressing major structural or safety issues is essential, not every aesthetic imperfection will deter buyers. Some buyers might even prefer a home they can fix, especially in a hot market where they’re eager to get into a house quickly, even if it’s not perfect.
What Not to Fix When Selling a House
- Cosmetic Imperfections
Small cosmetic flaws, such as minor scuffs on walls, slightly outdated countertops, or older appliances, often do not deter buyers. While they might seem glaring, many buyers expect to make some cosmetic changes after purchasing a home. They’re more likely to focus on the overall layout and condition of the property rather than minor imperfections.
Why Skip It?
Cosmetic fixes often need more value to justify the time and cost. For example, according to Remodeling Magazine’s 2022 Cost vs. Value Report, a minor kitchen remodel recoups only about 71% of its cost at resale (Source: Remodeling Magazine). Instead of replacing countertops or upgrading appliances, consider giving buyers credit for those changes.
What to Do Instead:
Give the home a thorough cleaning, declutter, and touch up any apparent spots of peeling paint. A fresh coat of neutral paint on the walls can go a long way without requiring a significant overhaul.
- Partial Renovations
Updating one part of a room but leaving the rest untouched can make the entire room feel disjointed. For example, replacing just the sink in the bathroom or upgrading only the kitchen cabinets while leaving old floors can draw attention to what hasn’t been updated rather than creating a cohesive look.
Why Skip It?
Partial renovations often stand out negatively and make buyers wonder why the entire room wasn’t updated. Additionally, buyers looking for a fully renovated home may be turned off by incomplete updates, while those who want a fixer-upper will feel like they’re paying for unnecessary improvements.
What to Do Instead:
If a room is outdated but functional, leave it as-is or offer a renovation credit. Buyers often prefer having the flexibility to make their own design choices. Zillow notes that offering cash credits for necessary updates can make buyers feel like they’re getting a deal rather than overpaying for improvements they don’t care about (Source: Zillow).
- Old Appliances
Upgrading old appliances right before selling may seem like a good idea, but it rarely offers a high return on investment. New appliances can be costly, and many buyers prefer to select their models, brands, or colors.
Why Skip It?
The cost of replacing appliances like a refrigerator or stove typically translates into something other than a higher sale price. According to Consumer Reports, new appliances offer only marginal appeal to most buyers and don’t significantly affect the home’s overall value (Source: Consumer Reports). If the existing appliances are functional, leave them.
What to Do Instead:
Focus on making sure the existing appliances are clean and in working order. You could also offer a home warranty that covers appliance repair or replacement, which can provide peace of mind to buyers without the upfront cost to you.
- Outdoor Landscaping Overhauls
Curb appeal is essential, but you can still invest in expensive landscaping projects before selling your home. A fully landscaped yard with new plants, trees, and hardscaping can cost thousands of dollars and won’t necessarily bring a higher return.
Why Skip It?
Extensive landscaping projects rarely recoup their total cost. In fact, according to HomeLight’s 2022 Top Agent Insights Report, landscaping only increases home value by an average of 10%, and many buyers are okay with taking on this project after they’ve moved in (Source: HomeLight).
What to Do Instead:
Keep the yard tidy by trimming overgrown shrubs, mowing the lawn, and removing weeds or debris. A few potted plants or flowers near the entryway can give the home a welcoming feel without breaking the bank. If there are significant issues like broken fences or damaged walkways, it’s worth addressing these safety concerns, but aesthetic upgrades are optional.
- Small Cracks in Driveways or Sidewalks
It’s easy to worry about cracks in the driveway or sidewalks leading up to your home, but these are common in many homes, especially in older properties. Unless they are large and pose a tripping hazard, they are unlikely to be a deal-breaker for buyers.
Why Skip It?
Repaving a driveway or sidewalk can be expensive, and most buyers are unlikely to pay more for a home simply because the driveway looks flawless. In fact, according to HomeAdvisor, the average cost to repave a driveway can range from £1,500 to £4,000, but this investment won’t necessarily increase the home’s selling price (Source: HomeAdvisor).
What to Do Instead:
Ensure that the driveway is clean and free of large debris. If cracks are small, leave them alone or patch them if they are particularly noticeable. For significant cracks or uneven surfaces that might be hazardous, address those safety issues without investing in a total replacement.
- High-End Upgrades in a Modest Neighborhood
Installing high-end finishes or luxury upgrades will help sell your home faster, but these upgrades could backfire if you’re in a modest neighborhood. Over-improving a home for its location can make it harder to sell, as buyers won’t want to pay a premium in an area where property values don’t support it.
Why Skip It?
According to a study by Remodeling Magazine, installing luxury materials or fixtures in a mid-range home typically offers a lower return on investment. High-end upgrades often recoup only 60-70% of their cost, especially if the surrounding homes don’t have similar features (Source: Remodeling Magazine).
What to Do Instead:
Focus on cost-effective improvements that enhance the home’s overall appearance without overspending. For example, instead of installing marble countertops, consider refinishing your existing surfaces. This approach can improve the home’s appeal without pricing it out of the local market.
Conclusion:
Selling Smart, Not Perfect
what not to fix when selling a house, it’s essential to focus on what matters to buyers—not all fixes are worth the time or expense. You can save money, reduce stress, and sell your home faster by identifying the repairs and upgrades that will offer the most return on investment.
As Karen learned, sometimes the best approach is to sell the home as-is, leaving certain imperfections for the next owner to fix. Remember that many buyers focus more on the big picture—location, layout, and functionality than minor cosmetic flaws. By focusing on essential repairs and avoiding unnecessary upgrades, you’ll be better positioned to sell your home quickly and at a fair price.
