What to Fix and What Not to Fix When Selling a House
You’re considering selling your home, but it might not be in the pristine condition it was when you first moved in—or maybe it never was, but it worked for you. Now, it’s time to make it work for someone else and attract buyers to seal the deal. Should you hire help to get your home market-ready? How do you decide what’s worth fixing and what’s not? Let me guide you through the answers.
Should you hire somebody to help you get your house ready to sell?
If you want to get the most money from the sale of your home, then the answer is yes, you should.
Why Hire Someone to Help?
Hiring professionals to make necessary updates and repairs can significantly impact the final sale price of your home.
Can I Afford It?
There are contractors that will be willing to work with you to do the work now and waiting to get paid at the closing table. They will typically charge more. But if done correctly, the improvement should more than pay for themselves when you’re ready to sell.
What Should You Fix?
When preparing your house to sell, it’s important to focus on repairs and updates that will:
- Attract Buyers: Address issues that may deter potential buyers.
- Increase Value: Prioritize changes that will provide a return on investment (ROI).
Example Case
One of my clients utilized made repairs and improvements to their home to prepare it for sale. They had a laundry list of updates needed throughout the house. The carpet was 18 years old, the house hadn't been painted since early on after they had moved in, the HVAC systems were also original to the home and the upstairs AC unit wasn't functioning properly, their deck had steps that had fallen off and some that had settled at weird angles, repairs were needed due to a previous roofing issue, damaged windowsill, and over 18 years of living in the house resulting in stuff—a lot of stuff. The carpet alone can be cost prohibitive to sellers hoping to update their home for sale. With the help of the contractors I lined up willing to be paid at closing, my clients were able to:
- Replace the Carpet
- Paint the Interior
- Install new AC Units
- Fix and power wash the Deck
- Repair interior damage
- Replace a windowsill
- Declutter and Stage the Home
These updates transformed the home into a competitive listing that stood out in the market.
What Shouldn’t You Fix?
Not every issue needs to be addressed. There were more items on the list for repairs, but in this case, we skipped:
- Power Washing the House and Driveway: While this would have added curb appeal, it wasn’t essential given the market demand.
- Replacing the Furnaces: In Georgia, furnaces typically last much longer than AC units. This repair wasn’t necessary to attract buyers.
- Replacing Toilets: My client thought we should replace the toilets because they were original to the home. They still worked and were not an issue for those who wanted to buy the home.
Key Questions to Ask:
- Is It Essential? Will buyers see it as a dealbreaker or worry about the cost to fix it?
- Will It Provide Return on Investment? Will this repair or update increase the home’s value or help it sell faster?
Every House Is Different
Not all updates are necessary for every home, and the best way to decide what to fix and what to skip is to consult a local real estate agent. They’ll evaluate your home, analyze your market, and provide tailored recommendations.
The Results:
So, what happened with my clients? Did they make the right choice?
I estimate that if we sold as is, without making any changes, the home would have sold for less than $500,000.
The updates cost nearly $39,000.
With repairs and improvements, the house sold for $625,000!
The Math:
$625,000 (sale price) - $500,000 (est. as-is price) - $39,000 (paid at closing) = $86,000 in added value compared to selling as-is.
Clearly, hiring professionals to help prepare the house paid off significantly.
Final Thoughts
Hiring someone to help get your house ready to sell can significantly increase your home’s value and help it sell faster. Strategic updates—like replacing outdated carpet, freshening up paint, and addressing necessary repairs—can pay off big. The key is knowing what changes to make and what’s unnecessary.
Does that mean you can’t sell your house if you don’t fix things up? No. But you will need to price it appropriately and it will likely take longer. It’s all about what’s important to you.
Need Help Selling Your Home?
If you’re considering the selling your home in the metro Atlanta area, I’d love to help.
Call or text me, Kelly Vandever, at 770-597-1108 and allow me to make your move easier and more profitable!
Kelly Vandever
Real Estate Agent, Keller Williams North Atlanta
