| Before a buyer considers your home seriously, it | | | | show that remodeling projects do not return |
| must meet his needs in a variety of ways. It | | | | 100% of their cost in the sales price. For the |
| must be a suitable commuting distance, | | | | average home, it does not pay to move walls, |
| neighborhood, design style, floorplan, size, number | | | | tear out cabinets, re-do kitchens and bathrooms, |
| of bedrooms, etc. If all or most of these needs | | | | or add rooms, in order to sell. There is a fine line |
| are met, the buyer will begin to move in the | | | | between remodeling and making repairs. You will |
| direction of making a purchase decision. The | | | | need to draw this line. Here are some decisions |
| purchase decision is a both an emotional and | | | | you may need to consider:Countertops are |
| intellectual response, founded on a level of trust in | | | | outdated or wrong color: It may be worth it to |
| your home. So, it is logical that in marketing your | | | | replace the countertops if other components of |
| home your goal should be to enable the buyer to | | | | the house are acceptable. An attractive |
| build trust in your home as quickly as possible. | | | | countertop can transform the kitchen, and the |
| One way to do this is to address both surface | | | | kitchen has a significant impact on the value of |
| and hidden repair issues before putting your home | | | | your home.Carpet is worn, outdated or wrong |
| on the market. A few small clues, such as torn | | | | color: This improvement is almost always worth |
| carpet or leaky faucet, will create a feeling that | | | | doing. Sometimes sellers ask us if they should |
| your house is not well cared for. Once the buyer | | | | give an allowance for carpet, and let the buyer |
| has spotted a few defects, he will be on the | | | | choose. Do not worry about whether the buyer |
| lookout for more. If the finishes in your home are | | | | will like your selection. Just choose a neutral shade, |
| in good condition, buyers will assume that the | | | | and make the change. New carpet makes |
| mechanical and structural systems are well | | | | everything else look better.Walls need complete |
| maintained also.Make a Complete List Remember | | | | or touch up paint:This is a must do! Clean walls are |
| that potential buyers and their real estate agents | | | | crucial to a winning presentation of your home. |
| do not have the warm personal memories and | | | | This includes baseboards and trim. On the walls |
| familiarity that you have with your home. They | | | | you should use neutral colors, such as cream, |
| will view it with a critical and discerning eye. | | | | sage green, beige/yellow, gray/blue. Stark white, |
| Anticipate their concerns before they ever see | | | | primary colors and dark colors do not contribute |
| your home. You may look at the leaky faucet | | | | as much market value, and may be a negative |
| and think of a $10 part at Home Depot. The | | | | factor.Texture on walls is poorly done, or there is |
| buyer thinks of a $100 plumbing bill. Begin by | | | | heavy "popcorn" texture on the ceiling: A clean, |
| walking through each room and considering how | | | | simple texture under paint can improve the |
| buyers are going to feel about what they see. | | | | presentation of your home. On the other hand, if |
| Make a complete list of needed repairs. Hire a | | | | there is much updating needed in other areas, it |
| handyman, if you need one, to fix the items in a | | | | does not make sense to target this |
| few days. It will be more efficient to have them | | | | item.Wallpaper is outdated or torn: This may need |
| all done at once. Some clients choose to market | | | | to be removed and the walls painted. However, if |
| their houses as a fixer-uppers. Of course, there | | | | the home needs a good deal of additional |
| are handy buyers out there who are not afraid of | | | | updating, then wallpaper should be left as is. |
| repairs, but they expect to profit from this, | | | | Bathroom caulking or grout is dirty: Put this on the |
| substantially above the cost of labor and materials. | | | | must do list. Old or darkened caulking is a turn-off |
| When a house needs obvious repairs, buyers | | | | to buyers. It is easily replaced.There are drainage |
| always assume there are more problems than | | | | problems, or leaks in the plumbing or roof: This is |
| meet the eye. It is in your best interest to get | | | | a must fix! Be careful that you correct the source |
| minor repairs fixed before marketing your home. | | | | of the problem, use professional help to check for |
| Your house will bring a higher price and sell | | | | mold, and fully disclose the repair. Make sure your |
| faster.Get an Inspection Often sellers have their | | | | contractor gives a warranty that can be passed |
| home inspected by a professional inspector | | | | on to the buyer, but avoid giving a personal |
| before putting it on the market. This is an | | | | guarantee of the repair.There are sheetrock |
| excellent way to discover unknown repair issues | | | | holes, missing trim, torn vinyl, broken windows, |
| that may come up later on the buyer's inspection | | | | rotten wood or malfunctioning equipment:These |
| report. By getting this done early, you will be able | | | | are all repair issues that should be addressed. |
| to address the items on your own time, without | | | | Homes sell for more that show a reasonable level |
| the involvement of a prospective buyer. There will | | | | of maintenance.Shrubs are overgrown and flower |
| almost certainly be some items that you choose | | | | beds are bare or weedy: This is one of the most |
| to not repair. For example, building code | | | | cost effective changes you can make. Mow and |
| requirements change over the years. As a result, | | | | edge the lawn. Add inexpensive mulch to flower |
| you may not meet code for certain items, such | | | | beds. Add a new doormat and pots of blooming |
| as handrail height, spacing between balusters, stair | | | | plants to the porch. Cut back overgrown shrubs |
| dimensions, single glazed windows, and other | | | | or remove them altogether. Large, woody shrubs |
| items. You may elect to leave items such as | | | | can be a detraction to your home, especially if |
| these as they are, and that is OK. You should | | | | they cover windows.Gutters need cleaning and |
| note on the inspection report which items you | | | | trees rub against the roof:These are items that |
| have repaired, and which are being left as is, and | | | | comes up frequently on buyers' inspection reports. |
| attach it to your Seller's Disclosure. It is a good | | | | Make sure your tree limbs do not touch the |
| idea to also attach repair receipts to the report if | | | | roof.Heat/AC, Plumbing and Electrical systems: All |
| you have used a contractor for some of the | | | | of these systems need routine maintenance. It |
| items. A professional inspection report answers | | | | would be a good idea to have the heat/AC |
| buyers questions early, creates a higher level of | | | | system serviced and filters changed. Check for |
| trust in your home and reduces re-negotiations | | | | plumbing leaks, toilets that rock, corroded valves |
| after contract.Offer a Service Contract The | | | | on the hot water heater and other plumbing |
| home service contract (also called home | | | | problems. Replace burned out bulbs and electrical |
| warranty) covers the cost of certain repairs to | | | | fixtures that do not work. Check your sprinkler |
| mechanical, plumbing and electrical systems and | | | | system and pool equipment for little |
| appliances during the buyer's first year of | | | | problems.Make Needed RepairsAs you prepare |
| ownership. The cost of the policy is about $350, | | | | your home for sale, your first step should be to |
| but may be more if a pool or other items are | | | | make needed repairs. By making repairs you will |
| added. The fee is paid to a third party warranty | | | | answer buyers questions early, build trust in your |
| company, who provides repair services for the | | | | home more quickly, and proceed through the |
| buyers during their first year of ownership. These | | | | closing process with fewer surprises. Your home |
| policies help to reduce the number of disputes | | | | will appeal to more buyers, sell faster and bring a |
| about the condition of the property after the sale. | | | | higher price.Roselind Hejl, CRS, is a Realtor with |
| They protect the interests of both buyer and | | | | Coldwell Banker United in Austin, Texas. Her |
| seller.Should You Remodel? Often clients ask us if | | | | website: Austin Texas Real Estate Guide offers |
| they should remodel their house for sale. I believe | | | | homes for sale, search MLS, buyer and seller |
| the answer to this is no - major improvements | | | | guides. "Let Roselind help you make your move to |
| do not make sense when selling a home. Studies | | | | Austin. |