Basic maintenance improvements are always the answer when it comes to which home improvements yield the best returns on your investments. You’ve made the decision to sell your home. You’ve set aside a specific dollar amount for improvements. If you must choose between an upgraded kitchen, adding a pool, landscaping, or replacing a leaking roof, choose the roof. Any upgrades will be noticed and appreciated by buyers but the real return—that pads dollars onto your selling price—is in maintaining your home. A home buyer will have a hard time saying “yes” to close the sale knowing one of their first big expenses is a roof repair or correcting a poor drainage issue. A well-maintained home makes a lasting impression.

The rule to remember about renovation investments is the amount you will get back on this investment depends on the value of your home, the value of homes in your immediate neighborhood, and the housing market you live. Discussing your renovation plans with your REALTOR® will aid you in making informed decisions for which projects to focus on.

If You’re Renovating for Resale

Walk around your home and make a list of any maintenance areas needing attention and make these a priority before other home improvements. Areas of interest to buyers are:

The Roof: If your roof is two layers deep and 30 years old, it’s time to be replaced. Use the funds earmarked for improvements here first. Buyers will be drawn to a listing mentioning a new roof.

Added Insulation: According to a 2017 survey conducted by Remodeling magazine attic insulation was noted as the best return of investment on the survey’s cost-verses-value analysis. Buyers are seeking well-insulated homes which mean energy savings for them.

Lurking Odors: Sometimes we get used to odors in our home. Ask a friend to give your home the sniff test. Do they smell pet odors? A musty smell coming from the basement when water seeped in several years back? Cigarette smoke from before you kicked the habit? Address any lingering odors you’ve become used to. This may take replacing your carpeting, repainting smoke-tinged walls, or repairing a moldy, water damaged area.

Water Damage or Leakage: If your home has suffered any damage, fix and restore it. Buyers will be cautious about buying a home showing signs of mold or previous water issues. Repair or replace any needed plumbing, flooring, walls, or wood. Correct any downspout issues to ensure proper drainage is away from the foundation. Seal any cracks allowing water inside.

After Maintenance, Make These Home Improvements

“Less is more” according to the Remodeling magazine survey. Lower-cost projects can deliver big returns. For instance, choosing four or five projects costing $5,000 in all can rank among the top five for best returns of investment when you sell. If your home has been well-maintained, consider these types of revenue generating improvements:

New or Upscale Garage Door: The survey indicated sellers can anticipate to recoup 85 percent of the cost of this project.

New Entry Door: If your door isn’t a steel entry door go ahead and replace a wood or fiberglass door to steel. The survey indicates sellers recoup 91 percent of the cost for upgrading to steel and for upgrading from wood to fiberglass a 78 percent recoup can be anticipated. The improvement gives buyers a better feeling of security.

Kitchen or Bath Improvements? Both kitchen and bath remodels continue to be two of the best investments in a home. If the decision is between doing enhancements in only one of these two rooms consult your REALTOR® to ask what buyers in your area are seeking. It won’t make sense to update the kitchen if your home is the only one in the neighborhood with one bath.

Curb Appeal through Landscaping: If some attention is needed outside, add some fresh colorful plantings. If the outside looks neglected it will be challenging to get buyers out of the car to discover the beauty inside your home. More about this in my post, First Impressions: 4 Tips for Selling Your Home.

Even if you get less than 100 percent return on investments from your home improvements you will already be ahead of other homes on the market giving no attention to improvements. In the meantime, you get to enjoying living with these enhancements until your home sells.

Hillary Gaynor has real estate listings spanning the New Hampshire seacoast and Southern Maine area. The Bean Group has listings in Maine, New Hampshire, Vermont, and Massachusetts. Hillary is happy to refer anyone outside her area to a trusted agent in her extensive network. Helping you find a good neighborhood is what we do. We pride ourselves in knowing the communities and guiding buyers towards their future homes. Schedule an appointment to get started.