Home improvements can increase your home’s value before you sell. But not every repair or renovation is worth your time and money — which means it’s just as important to know what not to fix when selling a house.
A real estate agent can help you focus on projects that will impact buyers the most. Because of realtors' local market expertise, they know what current buyers are looking for and which needed repairs will likely be deal breakers.
When looking for a real estate agent, it’s important to compare your options. We can help by connecting you with several top realtors in your area. You'll find an experienced agent who will prep your home for sale, and you’ll pay a listing fee of just 1.5% — about half of what traditional realtors charge.
Why you shouldn't fix everything
You don't need to fix everything in your house that needs repairs.
If you list on the open market, you usually just need to ensure your house is clean, well-maintained, and without major issues (like a broken HVAC system).
You don't need major renovations (like a kitchen remodel) that cost a lot of money. These updates rarely result in a substantially higher sale price.
Recently renovated homes attract some buyers, but they can also turn away buyers who assume that renovated homes cost a premium.
Plus, many buyers want to put their own stamp on their new home. While an updated kitchen may look impressive, buyers may be more drawn to functional, slightly outdated homes that they can renovate to their tastes.
As one real estate agent on Reddit says, “When you pull a well maintained functioning feature out of a house and replace it, you will not get substantial ROI. You also run the risk of alienating buyers who don't like your design choices and can't stomach buying a brand new kitchen with plans to tear it out soon after closing.”
What not to fix when selling a house
Generally, you want to avoid big renovations that look good but don’t actually increase your home’s value by much.
You should talk to an experienced real estate professional to find out what buyers are looking for in your particular area. But these are some fixes you can usually skip:
- Outdated kitchen: A major kitchen remodel can cost anywhere from $80,000 to over $150,000,[1] especially if you replace all your kitchen appliances. But you’ll likely recoup less than half that cost when you sell. Instead of a complete remodel, focus on issues that will likely be deal breakers, such as broken appliances or water damage.
- Outdated bathroom: Similarly, bathroom remodels look great but are rarely worth the investment. On average, a bathroom remodel has a return on investment (ROI) of only around 45–49%.[1]
- Carpet: New carpet is unlikely to sway many potential buyers, who will want either hardwood or a carpet color they choose. Unless your carpet is in especially bad condition, carpet should be high on your list of what not to fix when selling a house.
- Windows: New windows can cost over $20,000,[1] and you’ll likely recoup only about two-thirds of that cost. If the condition of your windows becomes an issue for prospective buyers, you can negotiate seller credits in the purchase agreement to help replace them.
- Unfinished basement: A finished basement is a nice bonus for potential buyers, but it’s rarely a must-have. Instead of sinking tens of thousands into finishing your basement, give buyers the opportunity to dream of how they can make the space their own.
- Minor electrical issues: Small issues like a single non-functioning outlet or an outdated electrical service panel usually won't deter buyers as long as they aren't safety hazards. While fixing these issues may be worthwhile if they’re cheap, it's not necessary if you have to sell fast.
What to fix when selling a house
You should focus on two types of home repairs when selling your house.
- Major issues that are potentially hazardous (and that could make it difficult for buyers to get a mortgage)
- Simple upgrades that attract buyers or have a high ROI
Here are some examples:
- Damaged roof: Most buyers expect the roof to be in decent condition and consider a damaged roof a deal breaker. If a roof is leaking, it could make the house uninhabitable and lead to mold issues, which in turn could leave buyers struggling to get approved for a mortgage or insurance.
- Broken HVAC system: A broken HVAC system can make a home uncomfortable to live in and should be replaced before putting your house on the market. However, if your HVAC system is merely old but still functioning, you may be able to leave it and negotiate credits to replace it.
- Damaged flooring: Normal wear and tear isn’t likely to be a deal breaker, but if your floors look heavily damaged, then you may want to replace them. Hardwood floors have the best ROI (about 80%,[2]) because they tend to be popular with buyers.
- Garage door: A damaged garage door negatively impacts the appearance of a home. And if the garage door isn't functioning, it creates a hassle for the new homeowners. These factors are likely why a garage door replacement has one of the highest ROIs, at nearly 200%.[1]
- Deep clean: A deep clean, including washing all floors and walls and tidying the house, is a cheap and easy way to make a good impression on buyers. As one real estate agent on Reddit says, “Cleaning is important. This is probably the easiest concept to understand, but most sellers never clean or only clean for maybe 30 min.”
- Landscaping: Attractive landscaping can add 5–12% to your home’s value,[3] and since it’s the first thing buyers will see, it can dramatically increase your property’s curb appeal. Some landscaping, such as adding new trees and water features, can set you back thousands of dollars. But others, like putting down mulch, constructing a fire pit, and simply maintaining your front lawn, are much more affordable.
- Painting: If your walls look a bit dated, adding a fresh coat of paint can potentially speed up the home selling process. Paint won't greatly increase your home's sale price, but it's a great way to attract buyers without spending much money.
What to do if you don't want to fix anything
You can always sell your home as is if you don’t want to fix anything. Your options for selling as is depend on your home's condition and your local market.
If your house only needs cosmetic improvements — like new cabinets, a fresh coat of paint, or a deep clean — then your house will likely attract buyers on the open market.
However, if your home requires more substantial repairs and isn't well-maintained, you may struggle to find traditional buyers. In this case, consider selling to a company that buys houses for cash.
Cash buyers are typically investors who have their own team of contractors and are willing to buy homes in poor condition — even distressed properties. The drawback is that a cash buyer will pay less for your home than you'd get on the open market if you made repairs.
Your options for selling your house as is are also highly dependent on your local market.
In markets where demand for homes is high, even typical buyers may be willing to overlook major issues with a property. But in slower markets, buyers will have higher expectations. That said, in most cases you’ll still lose money selling a house as is compared to comparable homes with more repairs and curb appeal.
If you're unsure whether to list on the market or sell to a cash buyer, you can compare your options to make an informed decision.
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Get advice from an experienced realtor
A local real estate agent can help you determine the most important repairs to make before selling your house and what not to fix when selling a house. Since buyer tastes vary by market, it’s important to consult a local expert who knows what prospective buyers in your area are looking for.
Your agent will perform a comparative market analysis (CMA) to see what homes similar to yours are selling for, and they can arrange a pre-listing home inspection report. These documents will help you determine which repairs and improvements are the most important.
Your realtor can also help you determine what easy fixes, such as fresh paint or landscaping, could potentially attract buyers without costing much money.
Talk to at least 2–3 local realtors before deciding who to work with. By comparing your options, you increase your odds of finding an agent who is best suited to your home sale and able to get the sale price you’re aiming for.
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