What not to fix when selling your home: The do's and don'ts

When embarking on the home sale journey, the impulse to address every imperfection and upgrade your property to the fullest can be strong.

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In the already long list of tasks needed to put your home on the market, you might have included several renovations on your to-do list. While some upgrades pay off, others won't impact the value as much as you’d hope. To help you avoid costly mistakes or delaying the sale, here's a list of dos and don'ts when selling a house. 

What not to fix when selling a house

As a general rule of thumb, you should focus on big-picture items that can make a difference in the comfort, safety, and functionality of your home. Here are what projects to put on the back burner when preparing your house for sale: 

Cosmetic issues that don't impact value

While some cosmetic updates can be worthwhile, others are simply unnecessary and will cost more than you'll recoup. 

• Minor wall scuffs and paint colors: Buyers often repaint after moving in. So, unless the walls are heavily damaged, leave minor scuffs or outdated paint colors alone. A clean, neutral-colored home is ideal—but don't stress about perfection.
• Worn carpets and scratched flooring: It’s unlikely that carpets with minor wear and tear or hardwood floors with small scratches will deter a buyer. Instead of taking on the expense of replacing or updating these features, consider a professional cleaning or refinishing for a less expensive facelift. 
• Outdated fixtures: Do you have old-fashioned light fixtures or cabinet handles? Don't rush to update them. These small details are often overlooked or easily replaced by buyers later. Focus on ensuring that everything works rather than making it look new.
• Landscaping: While curb appeal is crucial, elaborate landscaping projects aren't. Stick to basic maintenance, like trimming hedges, mowing the lawn, and clearing debris.

Functional features that are still in working order

Replacing outdated features can be costly—and unlikely to sway buyer opinion or increase the asking price. If certain features of your home are functional, there's no need to replace them simply because they lack a modern feel.

• Appliances: Unless an appliance is broken, don't spend money to replace it. Instead, ensure they're clean and in working order.
• Windows and doors: As difficult as it may be to ignore a sticky track or small draft, it's for the best. The return on investment to replace these features is unlikely to cover the project cost. Consider lubricating and updating weatherstrip material for a simple, budget-friendly solution.
• HVAC Systems: While a new HVAC system can be a selling point, replacing a functioning unit is rarely cost-effective. Instead, show buyers it's well-maintained. A clean filter and recent service record go a long way in reassuring buyers

Big renovations that won’t recoup costs

It can be tempting to undertake a major home improvement before listing your home—especially in high-value areas like the kitchen or bathroom. However—excitement aside—it’s unlikely they’ll yield a strong return. 

• Major kitchen or bathroom remodels: Most buyers are happy with functional spaces and may plan their own updates after purchase. Plus, the costs of a full renovation often outweigh the potential increase in sale price. 
• High end upgrades: Not all buyers want to see granite countertops or premium flooring. Additionally, if your neighborhood trends towards mid-range home prices, these upgrades may not be worth the expense. 
• Structural additions:  Unless the addition addresses a significant shortcoming, skip it. Structural upgrades can really eat into your wallet between permit fees and labor costs. Again, depending on where the home is located, it may put you in the red. 

Personal taste and high-end fixes

A home reflects its seller, so it's only natural to want to present something you're truly proud of. However,  tailoring updates to your personal style rather than pleasing a broad audience can hurt you in the long run. 

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Various unnecessary projects can quickly eat into your wallet and make it harder for potential buyers to envision the space as theirs. 

• Niche indoor features: Avoid adding custom elements like built-in decorative moldings, wallpaper, or specialized lighting. Buyers may not see the value in these features, especially if they don't align with their preferences.
• Elaborate outdoor features: While elements like a hot tub, cold plunge, and deck are appealing, they're not worth the ROI. 

DIY repairs that could backfire

It’s natural to try to save money with DIY repairs, but poorly executed fixes can raise red flags for buyers.

• Amateur plumbing or electrical repairs: Fixes that aren’t done to code or look unprofessional can make buyers question the overall condition of the home. If critical repairs are needed, hire a licensed professional to ensure the work is done correctly.
• Subpar patchwork: Whether it’s patching drywall or repairing a fence, shoddy work can give buyers the impression that the home hasn’t been well-maintained. Quality matters, so only take on repairs you can do well.
• Cosmetic cover-ups: Trying to hide issues with cosmetic fixes, like painting over water stains without addressing the leak, can backfire during inspections. Address underlying problems instead of masking them.

How to present your home at its best

As you get your home market ready, put your time, energy, and money into the following:

Cleanliness and decluttering

A clean, decluttered home often makes a bigger impression than new finishes. It also won't break the bank. Deep clean carpets, windows, and surfaces, and remove personal items to help buyers envision themselves in the space.

Critical repairs

While upgrades can increase your home value, repairs can keep it from depreciating. They're also a necessity for a safe, functional space.

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Address obvious damage or safety hazards, such as a leaky roof, broken steps, or plumbing leaks. These issues can deter buyers or lead to negotiations for a lower price. According to The National Association of Realtors, 41% of buyers want to avoid renovations and issues with plumbing or electricity.

Staging

Consider staging your home to highlight its best features. Staging refers to dressing up your home to make it more appealing to buyers, and it's an important part of preparing a house for sale. It can help them envision their life in the space and encourage them to make an offer.

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You'll want to walk through your home to determine what needs refreshing. If you don't have the time to stage your home or would like guidance, consider a professional home stager.

Curb appeal

Curb appeal is the way your home looks from the street or curb. Since you never get a second chance to make a first impression, curb appeal is particularly important during the selling process. Exterior home maintenance is just as crucial as interior upkeep and staging.

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To boost your curb appeal, add exterior light fixtures, refresh your landscaping, or consider replacing a worn-out mailbox. Also, if you have a deck or patio, it's never a bad idea to stage furniture, such as a few rocking chairs and potted plants.

When to consult a professional

Not sure which fixes are worth doing? A professional can help you prioritize.

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• The role of a realtor: Real estate agents understand your local market and what prospective buyers in your area value. They can advise which home repairs will make a major difference and which aren't worth the lift. 
• Pre-sale inspection: A pre-sale inspection can identify major issues that might come up later. Addressing these critical repairs can prevent surprises during the buyer’s home inspection process. It's one of the most effective way to gauge what to fix and what not to fix when selling the home. 
• Staging professional: Every market and home is different.  A professional can guide you based on local trends. For example, in some neighborhoods, a fresh coat of paint might be a must, while in others, buyers are more forgiving of minor wear and tear. 

Frequently asked questions

What should you avoid saying when selling a house?

When selling a house, it’s important to be mindful of what you say during showings or negotiations to avoid creating doubt in a buyer’s mind or complicating the process. Avoid revealing personal reasons for selling, such as financial struggles, job relocation, or a divorce, which might give buyers leverage to negotiate a lower price. You should also steer clear of highlighting past problems, even if they’ve been resolved. Instead, focus on showcasing the home’s best features and let inspections address any necessary details.

What matters the most when selling a house?

First impressions are crucial, so ensuring your home has strong curb appeal and a clean, well-maintained interior is key. Buyers often form opinions the moment they see the property, so presenting it in the best possible light matters. Pricing the home correctly is another critical factor. Overpricing can discourage buyers, while competitive pricing attracts serious interest and can lead to multiple offers. Marketing also plays an important role.

What appliances do you leave when selling a house?

In most cases, built-in appliances stay with the home when it’s sold. Typically, kitchen appliances like built-in ovens, stovetops, dishwashers, and range hoods are included. If built-in or designed to match the kitchen’s aesthetic, refrigerators and microwaves are also often left behind, while freestanding versions might be excluded unless specified in the contract. Laundry machines are usually negotiable and can incentivize buyers if left with the home. It’s important to clearly outline which appliances are included in the listing and purchase agreement to avoid misunderstandings during the sale process.

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Final thoughts

As a home seller, there are a number of costs you might not be able to avoid, such as real estate commission fees, closing costs, and moving costs. Therefore, it’s a good idea to put a cap on the ones you can control. Since your home’s value is a mix of market conditions, comparable homes, and various other factors, the home renovations you invest in should be worth the time and money you spend. 

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If you need funds to manage costly repairs or support your renovation to-do list, a Home Equity Investment (HEI) from Point is worth exploring. There are no monthly payments, income requirements, or need for perfect credit.‍