Avoid home improvement gimmicks that hammer resale value

CORRECTION: This article has been updated to correct erroneous references to a specific type of exterior coating.

Q: We are considering listing our vacation home, and I have a question for you on whether it would be worth it to invest the money putting siding on it or selling it as is? The home is located on (a) golf course and has a magnificent view of the first hole and surrounding lakes and mountains.

We had the house exterior coated ... about six years ago and it was supposed to offer lifetime protection from the elements (at a cost of $6,000). Unfortunately it did not. We had some bad spots patched and repainted but now they look bad again and we are not sure what would be best.

We could do a better patch job and have the exterior primed and painted (hopefully the paint will "stick" to the exterior coating), or we could have vinyl siding put up, or we could sell the house "as is." The interior of the house is in good shape; we just had new Pella windows and doors installed within the past year. What do you think?

A: In general, in a down real estate market such as we now have, I think the more a seller can do to make their home attractive the better their chances are of finding a buyer. It's also important that the house shows that it has been well maintained, which is another reason to make whatever repairs are necessary before listing. In my personal opinion, selling a house "as is" should always be the last option, unless personal finances make that the only option.

That being said, it's difficult to advise you on whether to repair and paint the existing siding or have the house completely re-sided. This is where your own research and the assistance of an experienced real estate agent come into play.

You need to take a walk or a drive around your immediate area, and see what comparable houses right on the golf course look like -- especially any that are up for sale. This will give you a good indication of what buyers will expect to see in the neighborhood. Your real estate agent can call up comparable listings and sales for the area, so you can better understand what a realistic sales price will be.

If it costs a certain amount to have the house re-sided, and if you can realistically expect to recoup that investment in a higher sales price and a faster sale, then that's the way to go. If you can patch and paint for a lot less money, and that's what all the other homes in the area have done, then that might be the better option. All in all, I would probably lean toward painting, but be sure to verify that the exterior coating can be painted over.

You also mention using vinyl siding, which appeals to some people and doesn't appeal to others. So before taking that route be sure that a vinyl-sided house is in keeping with what others in the area have done. Also, make sure that it's allowed by your homeowners association.

One final thing, and this is directed at other readers, not at you (since I suspect you've already learned your lesson). Please don't fall for "miracle" products! Stick with reputable, proven products from reputable, proven suppliers and installers. ...CONTINUED

All rights reserved. This article may not be used or reproduced in any manner whatsoever, in part or in whole, without written permission of Inman News. Use of this article without permission is a violation of federal copyright law.