What should you not fix when selling a house?

Lake Properties                     Lake Properties

Lake Properties                    Lake Properties

Don’t pour money into expensive, highly personal, or partial upgrades that buyers will change anyway (full kitchen remodels, luxury finishes, ultra-personal décor). Focus on clean, neutral, functional, and safe — fix deal-breaking systems and obvious safety/inspection issues, but skip costly aesthetic choices buyers will replace.

What you should not fix — and why

Below are common things sellers waste money or time on, with short explanations and exceptions.

1. Full high-end remodels (kitchens, bathrooms, room additions)

Why not: high cost, low guaranteed return; project can delay sale and create buyer uncertainty. Exception: if your neighborhood commands premium finishes (e.g., a remodel simply to match comps) or you’re staying long-term and want the upgrade.

2. Trendy or highly personalized finishes

Examples: loud wallpaper, neon paint, ultra-modern fixtures, themed rooms. Why not: buyers may be put off and will likely replace these items to suit their taste. Exception: neutralize — paint over extremes rather than replacing whole systems.

3. Partial renovations / mismatched upgrades

Examples: new countertops but old cabinets, one new bathroom in an otherwise dated home. Why not: highlights what’s unfinished and can lower perceived value. Exception: if the partial upgrade makes the space fully functional and looks cohesive.

4. Expensive landscaping features

Examples: ornate ponds, expensive mature plantings, complex irrigation systems. Why not: costly, ongoing maintenance, and buyers may see them as extra work/cost. Exception: simple curb-appeal boosts (mulch, trimmed hedges, fresh plants) are worthwhile.

5. Replacing older-but-functional items

Examples: older but working windows, a ten-year-old HVAC that still performs, appliances that work. Why not: buyers accept reasonable age if systems function; replacement cost often not recouped. Exception: if an item is failing, unsafe, or greatly reduces curb appeal.

6. Re-doing floors just because you prefer another material

Why not: buyers often change flooring to their taste; ripping out floors can backfire. Exception: badly damaged floors or flooring that will deter buyers (pet-soaked carpet, buckling).

7. Small, frivolous upgrades with low ROI

Examples: designer light fixtures, high-end bathroom accessories, boutique tiles. Why not: luxury taste is subjective and rarely increases sale price by its cost.

8. Cosmetic “band-aids” that conceal problems

Examples: painting over mold/water stains without addressing the leak, plastering cracks without fixing foundation movement. Why not: inspectors or buyers will find root issues later; concealment risks legal problems and renegotiation. Exception: for purely cosmetic stains with known, fixed causes, a paint touch-up is fine — but keep documentation.

The exceptions (when you should fix)

Some “not worth it” items become MUST-fix quickly:

• Safety hazards: exposed wiring, broken handrails, gas leaks — fix immediately.
• Structural or active water issues: roof leaks, active foundation movement, severe rot.
• Pest infestations (termites, rodents) — must be remedied and documented.
• Failing major systems that will kill the sale or appraisal (non-working HVAC in extreme climates, major plumbing failure).
• Code/permit problems that would prevent transfer or mortgage approval in your market.
• Anything that would fail a standard home inspection and be a deal-breaker in your area.

If in doubt: if it’s likely to kill financing or an inspection report, fix it.

Why “don’t fix” advice works (buyer psychology & comps)

• Buyers often want to customize. They mentally subtract your aesthetic choices and imagine their own.
• Over-improving beyond comparable homes in the neighborhood rarely increases the top market price — buyers compare to comps.
• Simple, clean, move-in-ready homes sell faster and attract more offers; expensive bespoke improvements can narrow the buyer pool.

What you should do instead (highest ROI / impact)

Spend on things that maximize buyer appeal and minimize objections:

High-impact, low-cost (very recommended)

• Fresh, neutral paint throughout main living areas.
• Deep cleaning (carpets, windows, grout).
• Decluttering and depersonalizing (pack family photos, remove knickknacks).
• Fixing small but visible issues: leaky faucets, sticking doors, burned-out lights, cracked tiles in high-visibility spots.
• Curb appeal basics: mow, trim hedges, power wash driveway/siding, add potted plants.

Moderate-cost, good ROI

• Replace tired light fixtures and switch plates with neutral, inexpensive options.
• Re-caulk grout lines in bathrooms, fix toilet runs.
• Replace old carpet (if stained/worn) — or clean thoroughly.
• Update hardware (cabinets, door handles) for a fresh look without full remodel.

When to consider bigger updates

• If comps show recently renovated kitchens/baths and your home needs to compete in that tier.
• If the current condition prevents financing or inspection approval.

Decision guide — how to decide what to fix

1. Safety / Function First: Anything unsafe or that prevents sale — fix.
2. Inspection Killers: If an inspector will identify it as a major defect, fix it.
3. First-impression Issues: Visible dirt, bad odors, peeling paint — fix them.
4. High-cost vs high-return: Avoid high-cost projects with low resale ROI.
5. Neighborhood Benchmark: Don’t over-improve above neighborhood comps.
6. Time & Disruption: Don’t start long projects that delay listing or create living hassles unless they’re necessary.

Negotiation options instead of fixing

If a buyer wants work done, these are alternatives to doing it yourself:

• Offer a credit at closing for repairs (buyer can choose contractor).
• Lower the price slightly rather than completing an expensive remodel.
• Provide inspection/repair receipts for recently fixed issues to reassure buyers.
• Use an as-is listing with a realistic price if you don’t want to do repairs — but expect fewer offers.

DIY vs contractor

• DIY good: painting, decluttering, small tile re-grout, minor carpentry when skilled.
• Hire pro: electrical, plumbing, structural repairs, major roofing, HVAC — shoddy DIY here causes escrow/legal headaches.

Timing & staging considerations

• Don’t start projects that delay professional photos — photos are critical for marketing.
• If renovating, schedule completion before listing so the house can be shown as finished.
• Staging (rented or DIY) often yields better returns than extensive renovations.

Inspector & appraiser perspective

• Inspectors look for safety, structural, moisture, and mechanical system issues. Cosmetic fixes won’t impress if there are underlying problems.
• Appraisers compare to comps — expensive personal upgrades don’t always raise appraised value unless they move the home into a higher comp bracket.

Quick pre-listing checklist (what to do — short & actionable)

• Clean, declutter, depersonalize.
• Touch-up paint with neutral colors.
• Fix leaky taps, running toilets, and burned-out lights.
• Secure and remove obvious trip hazards; fix handrails.
• Power-wash exterior and tidy the garden.
• Replace cracked glass panes and torn screens.
• Remove strong odors (pets, smoking) — professional cleaning if needed.
• Gather warranties, manuals, and receipts for recent repairs.

Common seller mistakes to avoid

• Over-improving beyond the neighborhood.
• Hiding problems (legal/ethical risk).
• Doing a partial job that looks worse than the original.
• Letting a project go unfinished when photos have already been taken.
• Spending on “nice-to-have” luxury items that won’t attract buyers.

Market context matters

• In a hot seller’s market, buyers will tolerate more cosmetic issues — you can skip more fixes.
• In a buyer’s market, buyers will negotiate harder — polishing small issues becomes more important. Talk to your listing agent about local conditions and recent sales (comps) before deciding.

Final decision rule

Ask two questions for each item:

1. Will this deter or scare off buyers or fail inspection? If yes → fix.
2. Will this cost me more than I will likely recover in price or time to sell? If yes → don’t do it.

Lake Properties Pro-Tip

Spend your time and budget on clean, neutral, and functional improvements: fresh paint, deep cleaning, curb appeal basics, and fixing safety/inspection items. For everything else, consider pricing smartly, offering a credit, or letting the buyer remodel to their taste.

Lake Properties                    Lake Properties