Which minor reno's are worth doing right now before selling? (Toronto)

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Jul 29th, 2021 12:59 am

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Jul 27th, 2021 8:32 pm

[email protected] [OP]: Deal Addict; Jul 18, 2005; 1695 posts; 102 upvotes

Jul 27th, 2021 8:32 pm

Which minor reno's are worth doing right now before selling? (Toronto)

This is for a ~30 year old home. Last big reno's (kitchen, washrooms, flooring) were done approximately 15 years ago. Those finishes are looking dated in those areas, but out of the budget to redo those. Walk-out basement has been used strictly for home theatre and fitness equipment for the last 20 years, but is looking a bit dingy.

I've got the following on my list, and this is the order I was prioritizing:

Group 1 (easy, cheap, DIY)
- paint (all interiors, some parts of exterior that can be accessed easily)
- replace light fixtures with modern
- new curtains
- new switch/receptacle covers throughout

Group 2 (getting more expensive, can't DIY some of these, less obvious effect of changes)
- bathtub doors (this is closer to a must do than optional)
- new baseboards/casings
- repave driveway (hasn't been done in a very long time, getting weeds growing through cracks throughout and it has sunk ~4" lower than my garage)
- sliding closet doors

Group 3 (currently placing these as the lowest priority, although if there is benefit I might pull this one up ahead)
- Basement flooring
- Basement light fixtures
- Basement kitchen cabinet doors / drawers,
- Basement bathroom vanity, toilet, shower

I see all of the items in the first group as a no-brainer to do. The other 2 groups are where I am not sure if it's worth it or not. I saw a comp house to mine nearby that looked like it had significant investment in the finishes go for well above the otherwise identical comp that was sold last Fall but had almost no improvements done to it.

Would appreciate any insights as to hwo to go about these improvements given the current market conditions.

26 replies

Jul 27th, 2021 8:36 pm

hierophant: Deal Fanatic; Feb 4, 2010; 6916 posts; 6689 upvotes

Jul 27th, 2021 8:36 pm

I'm not expert but in this market, I wouldn't bother doing any of those reno especially not for a 30 year old house. The renos you have listed make absolutely no sense to me - painting, curtains, new switches ...no brainer?! really? No offence but you don't seem to savvy at this stuff, you would just be throwing away money - no one's even going to look at that stuff let alone pay a higher price for it. If the curtains are dated- just remove them when you're showing the house. Curtains typically don't stay with the house unlike blinds.

Last edited by hierophant on Jul 27th, 2021 8:38 pm, edited 1 time in total.

Jul 27th, 2021 8:38 pm

RichmondCA: Deal Addict; Mar 2, 2017; 3510 posts; 6822 upvotes; Toronto/Markham

Jul 27th, 2021 8:38 pm

It's a start, it really depends on current condition, comps around you, and what the target demographic expects + price range of home - so there is no 1 fit all answer. Obviously the more you do, the better it shows, but there is a point of diminishing returns where it's not worth it or warranted.

When you talk to your realtor, provided they don't use janky stagers, the stagers will do a 'discovery report' through your place and pick everything for you from light fixtures to paint colour to make the place pop with links and discounts to everything.

For your driveway you should be able to get away with a top coat of asphalt instead of pulling it all out.

RE Broker

Jul 27th, 2021 8:51 pm

SubjectivelyObjective: Deal Addict; Jun 26, 2019; 2034 posts; 1772 upvotes; GTA

Jul 27th, 2021 8:51 pm

Statistically speaking, any reno before selling will lose you money.

It will make your house sell a bit faster, and pocket your realtor a bit more in commission, but that's about it.

Group 1 seems like a lot of work for little to no return. If its 15 years old people are going to reno it when they move in or in the near future anyways.

If the house is going to sell regardless of the condition, and houses don't sit on the market all too long, I wouldn't do a thing.

Jul 27th, 2021 9:07 pm

[email protected] [OP]: Deal Addict; Jul 18, 2005; 1695 posts; 102 upvotes

Jul 27th, 2021 9:07 pm

hierophant wrote: ↑ I'm not expert but in this market, I wouldn't bother doing any of those reno especially not for a 30 year old house. The renos you have listed make absolutely no sense to me - painting, curtains, new switches ...no brainer?! really? No offence but you don't seem to savvy at this stuff, you would just be throwing away money - no one's even going to look at that stuff let alone pay a higher price for it. If the curtains are dated- just remove them when you're showing the house. Curtains typically don't stay with the house unlike blinds.

I wouldn't have thought any of this stuff really mattered - but again saw a house recently go way over (+$400k) an otherwise identical comp from last Fall.

I disagree with your suggestion that repainting the interiors is throwing money away. It's commonly listed as a high ROI (as far as reno's go anyways). It's an opportunity to clean up all the scuffs along the walls since the last job (10 years ago) and updating the colors is just secondary.

+3

Jul 27th, 2021 9:13 pm

hierophant: Deal Fanatic; Feb 4, 2010; 6916 posts; 6689 upvotes

Jul 27th, 2021 9:13 pm

[email protected] wrote: ↑ I wouldn't have thought any of this stuff really mattered - but again saw a house recently go way over (+$400k) an otherwise identical comp from last Fall.

I disagree with your suggestion that repainting the interiors is throwing money away. It's commonly listed as a high ROI. It's an opportunity to clean up all the scuffs along the walls since the last job (10 years ago) and updating the colors is just secondary.

The house I bought badly needed a paint job - that didn't deter me from buying it or offering a lower price. Not sure if you're going to paint it yourself or hire someone, the latter is pretty expensive. Doing it yourself is a big job. There were soooo many cosmetic things I didn't notice until after I moved it - the flooring and baseboards were in such bad shape. I don't think savvy buyers are going to look at the superficial things - their prime concerns is going to be the big stuff like water damage, structural, windows, roof, etc. .IMO I don't think it's worth the time or money for the 'renos' you speak of - little ROI...that's just my opinion.

Jul 27th, 2021 9:15 pm

ollywood: Member; Feb 10, 2021; 394 posts; 336 upvotes; GTA

Jul 27th, 2021 9:15 pm

Group 1 for me.

Also important to mention: don't devalue the efficacy of decluttering your home.

Jul 27th, 2021 9:31 pm

kangarooz: Deal Addict; Apr 12, 2013; 2924 posts; 1907 upvotes; Moon

Jul 27th, 2021 9:31 pm

hierophant wrote: ↑ The house I bought badly needed a paint job - that didn't deter me from buying it or offering a lower price. Not sure if you're going to paint it yourself or hire someone, the latter is pretty expensive. Doing it yourself is a big job. There were soooo many cosmetic things I didn't notice until after I moved it - the flooring and baseboards were in such bad shape. I don't think savvy buyers are going to look at the superficial things - their prime concerns is going to be the big stuff like water damage, structural, windows, roof, etc. .IMO I don't think it's worth the time or money for the 'renos' you speak of - little ROI...that's just my opinion.

If I am selling a home I am not trying to fish a "Savvy Buyer" you want the home to be as ready for your buyer as you can or at least create the image for it. If you can put in some sweat equity and increase the value of your home like a fresh coat of paint, its a no-brainer.

Koodo, Public Mobile, Lucky Mobile Customer

+7

Jul 27th, 2021 9:53 pm

Jon Lai: Deal Expert; May 30, 2005; 48258 posts; 9150 upvotes; Richmond Hill

Jul 27th, 2021 9:53 pm

I'd say just do the painting as it's the easiest thing to refresh a house, and leave the rest.

Tons of things for sale!
Silver Coins and Numismatics | Hardwood cutting boards, dining tables, home decor, and more | Heatware

+1

Jul 27th, 2021 10:00 pm

kittypink: Deal Addict; Jul 4, 2009; 1656 posts; 1055 upvotes; Windsor, ON area

Jul 27th, 2021 10:00 pm

I just sold my townhouse in 3 days with 5 offers.
I agree with you that painting walls and baseboards is a no brainer (also window and door trim) Sure, new owners can repaint but I think most people buy a house on emotional feel. If a house feels clean and warm, people will be willing to bid.

I patched an repainted any scuffed or patched walls, painted baseboards and trim, changed out all builder light fixtures and builder door handles. I also repainted the garage door and front door.

I know that when I was house hunting, if a house has dinged up baseboards and scuffed walls, it gives me a feeling of grossness to the house and I don't want to make an offer or I would low ball it.

+1

Jul 27th, 2021 10:16 pm

atom2020: Deal Addict; Nov 2, 2020; 1438 posts; 2075 upvotes

Jul 27th, 2021 10:16 pm

[email protected] wrote: ↑ I wouldn't have thought any of this stuff really mattered - but again saw a house recently go way over (+$400k) an otherwise identical comp from last Fall.

I disagree with your suggestion that repainting the interiors is throwing money away. It's commonly listed as a high ROI (as far as reno's go anyways). It's an opportunity to clean up all the scuffs along the walls since the last job (10 years ago) and updating the colors is just secondary.

Painting is a good idea it gives it a nice freshness and over the years walls can get damaged. Most interior decorators also say paint is very critical. Regarding your drapery I think you can leave that for the stager. If I were you I would also focus on any decluttering, try to put your stuff in boxes and store that somewhere - some stagers can help you get storage. Try to de clutter everything your kitchen cabinets, closets and so on. Buyers will open things up and its nicer when things are cleared out. This will also help you for whenever you move. I would say people are attracted to good staging so make sure you have a fabulous stager and don't be shy to ask your realtor about who they use and scope out your realtors previous listings, some realtors don't help stage at all. It will give you an idea of what kind of stagers they use.

+1

Jul 27th, 2021 10:30 pm

icantfigureoutausername: Deal Addict; Mar 27, 2015; 1550 posts; 674 upvotes; Thornhill, ON

Jul 27th, 2021 10:30 pm

I'm seeing more houses for sale now with no curtains at all. My neighbour went all out with extensive renos before listing (new flooring, painted throughout, landscaping, high-end staging furniture) . Her window covering were all removed and they've put nothing up at all. Mind you, it still hasn't sold.

Jul 27th, 2021 10:59 pm

Biscayne05: Deal Addict; Apr 10, 2017; 2891 posts; 2003 upvotes

Jul 27th, 2021 10:59 pm

Kitchens always bring the money in. Easiest way to refresh it is to get the cupboards painted and update the countertop with butcher blocks.

But if I were you, Id keep it the way it is unless youre willing to spend the $ on a proper reno

Jul 27th, 2021 11:50 pm

azia: Sr. Member; Jan 30, 2008; 879 posts; 423 upvotes

Jul 27th, 2021 11:50 pm

hierophant wrote: ↑ The house I bought badly needed a paint job - that didn't deter me from buying it or offering a lower price. Not sure if you're going to paint it yourself or hire someone, the latter is pretty expensive. Doing it yourself is a big job. There were soooo many cosmetic things I didn't notice until after I moved it - the flooring and baseboards were in such bad shape. I don't think savvy buyers are going to look at the superficial things - their prime concerns is going to be the big stuff like water damage, structural, windows, roof, etc. .IMO I don't think it's worth the time or money for the 'renos' you speak of - little ROI...that's just my opinion.

And you got a good deal, right? As a seller, you're exactly what they DON'T want. They're aiming for the family who wants a turn key house for their growing family, the one that doesn't mind paying more to not deal with Reno's, the ones who can't see past nice staging.

+9

Jul 27th, 2021 11:55 pm

hierophant: Deal Fanatic; Feb 4, 2010; 6916 posts; 6689 upvotes

Jul 27th, 2021 11:55 pm

azia wrote: ↑ And you got a good deal, right? As a seller, you're exactly what they DON'T want. They're aiming for the family who wants a turn key house for their growing family, the one that doesn't mind paying more to not deal with Reno's, the ones who can't see past nice staging.

Fair point. I was speaking as buyer not a seller, and a specific type of buyer at that.

I'm surprised to hear that some buyers are grossed out at knicks on the wall and baseboards. Weird.

Last edited by hierophant on Jul 27th, 2021 11:57 pm, edited 1 time in total.

+1

Jul 27th, 2021 11:57 pm

azia: Sr. Member; Jan 30, 2008; 879 posts; 423 upvotes

Jul 27th, 2021 11:57 pm

hierophant wrote: ↑ Fair point. I was speaking as buyer not a seller, and a specific type of buyer at that.

Yep. Best kind of buyer to be. The kind that seller hate. Lol

+2

Jul 28th, 2021 9:52 am

DarekP84312: Member; Jun 28, 2018; 353 posts; 420 upvotes; Aurora, Ontario

Jul 28th, 2021 9:52 am

hierophant wrote: ↑I'm surprised to hear that some buyers are grossed out at knicks on the wall and baseboards. Weird.

This was surprising to me too but a large portion of the population has zero imagination and buys a house almost entirely on emotions/impulse. Even my wife, if I show her a piece of furniture and it's available in 10 different colors/shades but the default picture is in a colour she doesn't like, it's an instant no. She cannot look at the picture and judge the shape/design independently and just imagine it in a different color. A lot of people, if they walk into a house and immediately see one thing they don't like, even if it's cheap and easy to fix, or even staging, it's an instant no. The opposite is also true. If they "love it" they will overbid.

+2

Jul 28th, 2021 10:18 am

RichmondCA: Deal Addict; Mar 2, 2017; 3510 posts; 6822 upvotes; Toronto/Markham

Jul 28th, 2021 10:18 am

DarekP84312 wrote: ↑ This was surprising to me too but a large portion of the population has zero imagination and buys a house almost entirely on emotions/impulse. Even my wife, if I show her a piece of furniture and it's available in 10 different colors/shades but the default picture is in a colour she doesn't like, it's an instant no. She cannot look at the picture and judge the shape/design independently and just imagine it in a different color. A lot of people, if they walk into a house and immediately see one thing they don't like, even if it's cheap and easy to fix, or even staging, it's an instant no. The opposite is also true. If they "love it" they will overbid.

Precisely why it's important to address all the cheap fix "No's" before listing, makes it that much easier to get top dollar and not end up with a stale listing.

RE Broker

+1

Jul 28th, 2021 10:32 am

stack1: Sr. Member; Jun 11, 2006; 569 posts; 608 upvotes

Jul 28th, 2021 10:32 am

I wouldn’t necessarily reject a house for nicks in the baseboard but I would look at overall upkeep. For our first house, we bought a fixer upper where the previous owner cheaped out on everything or tried to diy (poorly) things. It was ok, because we generally renovated everything, but being newbies, we underestimated the cost and time to fix.

If I were to buy today, I’d look for signs that the property was actually taken care of and there was some pride of ownership. I think this would lead to less problems down the road.

Anyway, I would ensure the property is very clean and tidy for showings (including exterior) and think paint is a good idea if there are marks and scuffs. I'd also fix any glaring but minor issues.

Jul 28th, 2021 10:45 am

Furcorn: Deal Addict; Jun 7, 2017; 1043 posts; 834 upvotes; BC

Jul 28th, 2021 10:45 am

None. Just keep it clean and tidy. Fix anything obviously broken like holes in drywall, cabinet doors falling off, blood stains on carpet.

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