The debate over what to fix or not when putting a home on the market is a hot topic ripe with different opinions. The answers depend on who you ask. Ask 10 different agents, and you are likely to get 10 different viewpoints.
In today’s market, where affordability is challenged by higher interest rates and buyers’ budgets have shrunk, many don’t have an extra outlay of cash to put into a home.
On the seller side, many are feeling squeezed as well, incurring sticker shock by the costs involved with prep for sale — it can be easy to get carried away, and before you know it, a seller has essentially remodeled their home. The market may or may not generate much of a return for all that work, depending on where the property is located, and buyers may zone in on what was not done.
Being in a price-sensitive market in many areas of the country, buyers are taking longer to make decisions, and they aren’t quick to pay what a seller is asking. In many cases, multiple price reductions have to occur just to get an offer. This leaves sellers wondering what they can leave alone when selling their home.
I am going to preface this list by taking insurability into consideration, as some things may need to be replaced or addressed, just for a buyer to be able to obtain insurance. And if a buyer is getting a loan and cannot get insurance on the property, they won’t be moving forward.
Also, the type of loan the buyer is doing (FHA or VA) may dictate that certain things be addressed — such as the roof being replaced if nearing the end of its life, wood rot, leaning fences, tree limbs overhanging the fence, and a well or septic tank issues that come up on an inspection.
11 pre-list repairs agents should quit recommending
But outside of insurability and loan issues, here are 11 things sellers should leave alone when selling:
1. Appliances
If they are working, even if they are dated, these don’t need to be replaced. Sellers should make sure they are clean though — no one wants to look inside a dirty oven or refrigerator that hasn’t been cleaned.
2. Kitchen countertops
Let the next buyer address this one to their personal tastes and preferences. Depending on the kitchen’s condition, a buyer may have other plans for the kitchen as far as remodeling, changing or upgrading some parts of it.
3. Kitchen cabinets
Just like the countertops, let the next buyer determine what they want to do here. They may want to change the existing color, style, etc., and may want to change them out entirely.
4. Plumbing fixtures
No need to update these prior to going on the market, especially if the kitchen and baths have not been updated — a buyer is likely going to update these when they do a remodel. If fixtures are leaking, they should be repaired or replaced.
5. Light fixtures
Buyers have different preferences, and a seller could change these out before putting their home on the market, only for the buyer to come in and get rid of them and put their own ones up. Typically, sellers wouldn’t want to spend much money on anything they would be installing to “update.” Just make sure fixtures are clean and light bulbs are in good working order, both inside and outside.
6. Cracks on driveway, garage and walkways
Settlement cracks happen over time, and it doesn’t make sense to tackle these unless there is a major structural issue or trip hazard (particularly on walkways — often from tree roots — they may need to get at the cause of it to address properly).
7. Flooring
Leave flooring choices to the next buyer. Buyers’ tastes and preferences vary. If there is a mix of flooring — carpet, tile and wood, for example — a buyer may want to choose one seamless flooring throughout. Lifestyles vary, as do household traffic regarding pets, kids, etc.
Unless carpet is extremely worn, stained and holding smells from pets or smoke, it should be professionally cleaned and left in place. Recarpeting an entire home with cheap carpet is likely to get taken up by the buyer as soon as they move in.
8. Garage
No need to do a garage makeover before putting a home on the market. It should be clean and free of dead bugs, cobwebs and well-organized. The new buyer will set this area up for their preferences and how they live. For some buyers, it may be a home gym, others may want a workshop, and other buyers may want to ensure there’s lot of storage in addition to cars.
9. Garage Doors
Speaking of the garage, this is another one that doesn’t have to be replaced before going on the market unless it is damaged beyond repair. It should be in good working condition and include all controls.
10. Outdoor living spaces and pools
As long as these spaces are clean and presentable, leave them alone. If a pool deck has cracks or the bottom needs resurfacing, that can be a large undertaking. Price to account for any deferred maintenance or repairs needed for these areas.
11. Remodeling
This is not the time to redo the kitchen and baths. It can be hard to know what another buyer will want, and typically, any kind of seller remodeling and updates are going to be on the inexpensive side. Buyers don’t want to pay top dollar for a seller’s renovations that have cheaped out or are not to their liking, only to have to redo them.
Pricing strategically to account for things that will need attention is a more cost-effective approach, so long as nothing impacts insurability and the ability to obtain a loan.
Spending money on repairs and improvements that are not critical to buying will not necessarily bring a higher return, especially in a price-sensitive market. One of the most reasonably priced things a seller can do is ensure the property is clean and well-maintained, even if it is not the most updated.
