You might think that the more you ‘fix’ or improve before selling a property, the more likely you are to receive higher offers. But it doesn’t always work like that – some fixes are less crucial than others.
Read on to find out what and what not to fix when selling a house.
Summary: What not to fix when selling a house (UK)
- Don’t over-renovate before selling, because you may have different tastes to your buyers and the changes may not add enough value to justify the cost.
- Avoid spending heavily on non-essential upgrades such as floor replacements, big decorative changes, garden redesigns and bathroom or kitchen remodels.
- Focus first on repairs that could raise major red flags in a survey – especially damp, leaks, electrical faults, infestations, broken windows and structural or subsidence problems.
- Small, low-cost fixes can still help – such as minor repairs, fresh paint, cleaning and simple energy-efficiency improvements.
- If the property is in poor condition, it can still sell, but likely at a lower price. Renovation and auction buyers often expect to factor repair costs into their offer.
Why you shouldn’t make your property look ‘perfect’ before selling
In short, your idea of perfection may not be the same as the buyer’s idea.
Some of the changes you make may not appeal to your potential buyers. Sometimes, while you might think you’re adding value to your property, you won’t actually see a return on your investment.
You also don’t know what the eventual buyer is planning to do with the property. You might replace your old carpets but then shortly after the buyer moves in, they could replace them with a hardwood floor.
There are also some changes you could make that won’t add value or appeal to buyers and slow down your sale.
This doesn’t necessarily mean that nothing is worth fixing or changing before you sell though. Some property renovations may be worth it and I’ll cover those shortly. But first, here are a few things that may not be worth doing given the time and expense involved.
What not to fix when selling a house
- Upgrading white goods e.g. fridge, washing machine, dishwasher unless one of these is broken.
- Replacing floors unless they’re badly damaged – but if, for example, the carpets are just badly stained, maybe try deep cleaning them instead.
- Major non-essential decorations – if the quote is for thousands of pounds (e.g. repainting the whole house) and will only make a subjective difference, it’s probably not worth it.
- Garden redesigns – the buyer usually wants the property for the amount of garden space you have, not what you’ve done with it. Just keep the garden in a good general condition.
- Bathroom remodels – you might install a walk-in shower but find that the new owner prefers a bathtub.
- Getting a ‘new’ kitchen – kitchen refurbishment can be expensive, so you may not always recoup the cost when selling.
If you’re worried that an old kitchen could affect the selling price, you may be able to solve the problem through minor tweaks such as painting the kitchen cabinets.
All of the above can cost thousands but because they are subjective fixes, you’re not guaranteed a return on your investment. In some cases, they may even put buyers off.
What you should fix before selling
Anything that a survey is likely to highlight as a major red flag further down the line is probably worth addressing before it gets to that stage.
Otherwise, you run the risk of accepting a buyer’s offer only for them to pull out of the sale once the survey flags an issue that will be expensive for them to fix.
Important fixes include:
- Structural / subsidence issues
If you have structural or subsidence issues, contact your buildings insurer.
If you can’t or don’t want to fix one of these other issues, I’ll explain what to do next shortly – selling a house in poor condition.
Things you could consider fixing
There are some smaller things that may be worth addressing if you’re confident that it will provide a return.
Minor repairs may help preserve the value of your property. If you’re good at DIY and can make the necessary fixes without incurring a cost, even better.
You might see things that look like they need replacing. But ‘refreshing’ them with a new coat of paint could be all they need – again, if it’s a small task and you don’t need to pay a painter, even better.
For the right price, things you could consider addressing before selling include minor repairs, painting and cleaning. Low-cost energy efficiency upgrades could also be worthwhile.
Selling a house in poor condition (UK)
Some buyers are actively looking for a property in need of renovation. For more details, read my guides on buying a house to renovate and property flipping.
So if there are some major fixes that most buyers would expect you to make, but you cannot afford to or don’t want to, you may still be able to sell your property.
However, bear in mind that buyers of property in need of renovation are expecting to pay relatively lower purchase prices, because they’re already factoring in the cost of the repair work.
Property auctions regularly sell properties in need of renovation – learn more about selling a house at auction.
FAQs: What not to fix when selling a house
Can I sell my house ‘as is’?
Yes, it’s common to sell a property in its current condition. However, there are some minor cost-effective improvements you could make, on a case by case basis, that could add value – properties in a better condition tend to fetch higher prices.
What devalues a house the most?
Damp or leak issues, electrical issues, infestations, structural damage and so on. Anything that a survey will cite as a red flag or a buyer can clearly see will cost a lot to repair could lower the property valuation by thousands of pounds.
Do you have to fill holes when selling a house? (UK)
You don’t need to do this with small holes, generally – many buyers will want to repaint or redecorate the walls, so there’s no need to fill them. However, if you made a big new hole after agreeing a sale e.g. by removing a wall-mounted TV, the Fixtures and Fittings form (TA10) may require you to repair these.
Final thoughts: What not to fix when selling a house
Sometimes, knowing what or what not to fix is a judgement call. If you’re not sure what to do, ask an experienced estate agent.
An experienced estate agent can advise you on which modifications are more or less likely to be worth the time and money.
If you found this guide useful, other popular guides include:
If you have any questions, need a valuation or want to ask about sales services, Fine Living is here for you. Please do not hesitate to get in touch.
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