What Not to Fix When Selling a House: A Guide

When it comes to preparing your home for sale, it’s not just about what to fix – deciding what not to fix when selling a house is equally important.

You want your property to look its best for potential buyers, but it’s all too easy to fall into the trap of putting time and money into improvements that won’t add value.

Do you really need to upgrade your Cricklewood home’s kitchen before selling, redecorate your Kensal Rise house from top to bottom, or overhaul your Victorian villa in Queens Park to compete with lovingly restored period properties in the area? Fortunately, there are some tips and tricks to help you determine what to fix – and what to leave alone.

Read our guide to find out what not to fix when selling your house in the UK.

How do you decide what to fix before selling your house?

Think in terms of low or high return on investment (ROI) fixes, and your goal – a quick sale or a greater profit? Consider the local property market, then think about your property type and where it fits in. The key is to establish what value the improvements could add to your property selling price, and whether the impact on sale price worth your time and money.

What shouldn’t you fix before selling a house?

Generally speaking, skip ‘low ROI’ fixes that involve spending more in return for low added value. If an expensive fix won’t significantly improve the home or guarantee significant returns – then you probably shouldn’t do it.

• Major Renovations – Installing a new kitchen, or undergoing major renovation works such as adding a conservatory, can add to your sale price but the costs could quickly eat into your potential gains. The added appeal is minimal if everything’s functional, since many buyers will replace kitchen appliances and layout later.
• Structural Changes – Removing walls or adding basement conversions could increase your home’s value as part of a well-planned layout – particularly in areas where space is at a premium. However, the costs are exceptionally high, and structural projects can delay your sale considerably.
• Systems & Infrastructure – Installing a new boiler, heat pumps or solar panels may sound like a good idea, particularly with your energy performance certificate (EPC) score in mind – but installation costs are often high and are likely not to be necessary as an improvement.
• Cosmetic Over-Improvements – Feature walls and moulding are more costly and tend to be a matter of taste – unless, for example, you’re reinstating period features. If potential buyers don’t share your personal style, they may be put off by the cost and hassle or removing them.

Thinking of selling your home? Knowing what to leave alone ties closely into how long are you liable after selling a house, so it’s worth reading both together. If you’re sizing down at the same time, see our guide on should I downsize my house.

What high value fixes should you do before selling your home?

Many of these measures come in at a lower cost, but could make a big impact on your sales price. Unlike the previous list, these straightforward fixes often give a good return on investment without the risk of overcommitting to lengthy improvements.

• Fresh neutral paint throughout – Rid the property of scuffs, peeling paintwork and low-level wear and tear with a fresh coat of paint in a neutral colour.
• Deep clean – Arrange professional carpet cleaning, deep clean the kitchen and bathrooms, and replace old sealant and grout.
• Declutter and depersonalise – Packing away personal possessions can make your home feel more spacious and let buyers picture it as their own.
• Maximise kerb appeal – Tidy up the garden and exterior of the property – repainting the front door and windows can also add kerb appeal, or ‘curb appeal’.
• Fix dripping taps and minor repairs – Don’t let a leaky tap or squeaky door give potential buyers reason to think it’s a ‘fixed-upper’ property. This should stop people worrying that there are deeper issues with utilities or fittings.
• Remove all odours – Air your property well before viewings to drive away any suspicion of damp issues or rot.
• Maximise lighting – Simple lighting fixtures positioned well can make your home feel warm and welcoming. Adding a few more to your rooms can greatly improve the ambience, and ensure they feel as bright and airy as possible.

What are usually essential fixes before selling your home?

You should seek expert advice, but these fixes are usually essential if you want to sell your home. Not to mention, certain issues can startle mortgage lenders if they show up on the survey.

• Plumbing issues – Blocked drains, leaks and water damage can develop into serious issues and are likely to come up on the buyers survey. Since these can affect the structure of the property, they are often important to fix in advance of the sale.
• Broken boiler or central heating system – The heating system should be in good working order – Gas Safe highlight that it’s also recommended to provide a gas safety record to the buyer for extra peace of mind. If the boiler is broken or obviously faulty, you should get this fixed as soon as possible as the new owners will undoubtedly need it.
• Structural issues – Major issues such as structural cracks or subsidence can’t be overlooked, though your home insurance policy may cover repairs. Fundamental issues like this are seriously off-putting to most buyers, so you need to resolve them before selling or expect significant price negotiation.
• Electrical hazards and major faults – Electrical faults are dangerous and need a qualified professional to fix. These need to be resolved as soon as possible, or at the very least, an inspection needs to clearly identify the limits of the problem before the sale.
• Roof leaks or missing tiles – Outstanding roof repairs can be a red flag to buyers. As with other structural issues, buyers will perceive this as a threat to the property, and also be put off by the high cost of roof repairs and the length of time it can take. Many buyers will want you to fix these issues before their purchase.
• Pest infestations & rot – Unsanitary or hard to eradicate infestations like rodents and woodworm should be treated as soon as possible. Similarly, any dry or wet rot must be taken seriously, and attended to quickly.
• Japanese Knotweed or asbestos disclosure – You must notify the buyers about Japanese Knotweed or asbestos on the TA6 form (if either are known about). As per Environment Agency guidelines, it’s infamously hard to eradicate Japanese Knotweed, and asbestos requires a specialist removal company.

Thinking of selling your home? A good solicitor can also advise on disclosure – find one of the best conveyancing solicitors in north west London.

Understand what not to fix before selling a house in North London?

With careful consideration, you can strike the right balance between raising your property’s appeal and keeping your budget under control. Looking for a local estate agent to sell your house in the Neasden or West Hampstead areas? Contact Portland today.