By Marianne HayesSEPTEMBER 21, 2022

If you're selling your home, you don't have to fix everything. Learn what not to fix when selling a house.

If you’re putting your home on the market, you probably have a lot on your to-do list. Getting your home buyer-ready is a job in itself, especially if you plan on making repairs beforehand—but not everything in your home needs an upgrade. That’s why we put together this checklist of what not to fix when selling a house.

Be sure to address major issues, but don’t pump money into certain home repair projects that may not be worth the time and cost. Here’s how to decide which fixes and renovations you might be able to skip.

Deciding what not to fix when selling a house

You’ll first want to clarify the issues your home has, especially if they could deter potential buyers. That’s where a home inspection can come in handy.

“Competition has been quite fierce lately for multiple offers on homes," said Jessica Lautz, the vice president of demographics and behavioral insights with the National Association of Realtors (NAR). “Having a home inspection in advance can move the process along so you can be honest and open about what that buyer would be walking into.”

A proper home inspection can reveal both significant problems and minor issues. From there, you can prioritize what’s most important to fix—and what you can leave alone. Connecting with an experienced real estate agent can also be helpful. If they understand your local market, they can likely guide you in determining the most important repairs for the average buyer.

Do-not-fix checklist

Upgrade the kitchen? Not necessarily.

According to NAR’s 2022 Remodeling Impact Report, you’ll likely recoup about 75% of a complete kitchen renovation when ready to sell. A kitchen upgrade (like switching out some hardware or finishes) has a 67% return on value.

“What’s interesting is that kitchens have a high joy score, meaning that people are happy once they do them in their home, but when we look at the cost to value, you don’t actually recoup all that back,” Lautz said.

It could have something to do with personal taste. Kitchens, for example, are trending right now, but it could turn off parents of young children—or folks who simply don’t like the look.

Adding a new bathroom or primary bedroom

The cost recovery for adding a new bathroom is about 63%, according to NAR.Meanwhile, the average cost of the project is $80,000. Adding a new primary bedroom suite is a similar story—roughly $172,500 for the project with a 56% cost recovery.

Swapping in a fancy front door

Installing a fiberglass or steel front door might make your home look a little nicer but the return on investment generally isn’t worth it. NAR puts the cost recovery at 60% to 64%.

Installing a swimming pool

Adding a pool to your backyard isn’t guaranteed to increase your home value. It really comes down to your neighborhood, local buyers and if most homes in the area have pools. Still, the responsibility of maintaining a pool could be a turn-off.

“When it comes to resale, it’s not necessarily a home run for some buyers because they may not want a pool,” Lautz said.

Minor repairs

Fixing every little issue in your home could add up. For example, insignificant repairs related to plumbing or electricity may not require your attention as a seller. If a buyer is in love with the home, they may not mind making low-dollar repairs. It’s big, costly projects that could discourage buyers.

Required repairs to sell a house

If a home inspection uncovers serious issues with your home, you’ll want to fix those before putting it on the market. Otherwise, it could put off buyers or give them leverage to negotiate a lower sale price.

Roofing is a great example. The NAR report mentioned earlier found that the cost recovery here is 100%.

“It can be dirty and loud, so I think having it done in advance can be very attractive to a potential buyer,” Lautz said .

If you have significant problems with any of the following, it’s probably in your best interest as a seller to address them:

·   Roofing

·   Air conditioning or heating

·   The home’s foundation

·   Electricity (especially if there are any safety concerns)

·   Plumbing

Repairs aside, Lautz said there are some basic home improvement features that could spruce up your home and make it more attractive to buyers. That might include:

·   Decluttering

·   Conducting a thorough home cleaning

·   Removing pets during showings

·   Upping your curb appeal (improving your landscaping, painting your front door, replacing your mailbox and doing other simple things to make your home look more inviting)

Fixes that increase home value

Again, addressing serious issues can improve your home’s value in a competitive market. Certain renovations might also work in your favor. The NAR report found the following fixes tend to net the best return on investment:

·   Refinishing hardwood flooring

·   New wood flooring

·   Insulation upgrade

Lautz added that upgrading your garage door can go a long way in improving your home’s curb appeal. According to HomeLight, the projects below might also bump up your home value:

·   Adding livable square footage

·   Adding a double sink to your bathrooms

·   Adding a kitchen island or walk-in pantry

·   Building or converting a home office

One important note: Every local market is completely different. What’s in demand in one area might be irrelevant in another.

“Talk to a real estate agent before undertaking any of these projects because they can tell you what’s common in your area and what will have the highest resale in your local market,” Lautz said.

Bottom line

When deciding which repairs to make (and which to skip), there isn’t a one-size-fits-all answer. Your unique market and home issues will largely determine what makes the most sense for you. However, it’s probably safe to say that repairing major issues is a good idea. Getting a home inspection and partnering with a skilled real estate agent is usually the first step.