Should I do a kitchen remodel before I sell my home?
When you call me to get your home sold, you may have questions about getting it ready. Sometimes, my clients ask whether they should do a kitchen remodel before they sell their home.
No, this is not the time to add granite counters and new cabinetry or rearrange the layout. A major kitchen renovation is expensive and very personalized. Why spend a fortune on cherry cabinets and rust-veined granite only to find that buyers are more interested in a white kitchen.
That doesn’t mean you shouldn’t think about how to make your kitchen (and your entire house) look as good as it possibly can. Consider whether you have the budget to replace and repair items that no longer work or are badly damaged.
Your house will always sell when it is priced correctly for what it offers. Many buyers won't even consider a house if the repair list starts to get too long, regardless of the list price of the home. Other buyers will walk through your house and start deducting money from a potential offer because of needed repairs.
You have to decide if you have the (a) time; (b) money and (c) energy to make repairs and updates to your kitchen. Here are several things you can consider to add value to your kitchen:
1. Remove wallpaper and wallpaper borders. Buyers do not want to have to tackle this job before they move in. If you are going to do this project yourself, talk to a home supply store to find out how to remove wallpaper or search the internet for DIY details.
2. Paint the walls with a warm, light, neutral color. You can go to a paint store and ask for help choosing a color. If you paint the walls, make sure to paint the ceiling, the doors and the molding. Otherwise, those areas will look dingy in comparison and leave buyers looking at a job half-done. Keep it neutral and not personal. Once you've painted the walls, don't rehang the items that require putting a hole in the wall.
3. Replace damaged flooring. Broken ceramic floor tiles, badly worn hardwood and curling, vinyl floors catch a buyer's attention. Repairing, refinishing or replacing flooring may not be as expensive as you think but it isn't something a buyer wants to take on before they can move into their new home. You do not have to add hardwood floors. There are beautiful, contemporary vinyl floors some of which mimic the look of wood. If you have carpeting in your kitchen, remove it and replace it with a different type of flooring. You want your new flooring to appeal to the broadest possible audience of buyers.
4. Replace broken appliances. You do not have to replace your appliances just because they are not stainless steel. However, buyers expect that the appliances will work. These items will cost less for you to replace than the amount buyers will deduct from their offer price for non-functioning appliances. You may be able to buy appliances for great discount prices during the "Black Friday" sales. Another option is to check sites like www.SearsOutlet.com and the Best Buy Appliance Outlet. These outlets sell major brand appliances that may be new, but could also be discontinued, out-of-the-carton, reconditioned or have a small scratch or dent. You're not doing a whole kitchen remodel but you do want to choose the appliances that are in the best condition and that will add value to your kitchen.
5. Quick updates for your cabinets. Your cabinets might just need a deep cleaning to remove grease build up and finger prints that happen in all kitchens. Changing the hinges, knobs and drawer pulls is one way to update your kitchen without a lot of expense. Stick with neutral, classic looks. 
If your cabinet doors are chipped or peeling, you might choose to update your kitchen by repainting, refinishing or refacing your cabinets. This should be done by a professional so your kitchen looks its best when finished. Refacing your cabinets means replacing the cabinet doors, the drawer fronts, panels on the end of exposed cabinets and any trim with a new veneer. If the structure of your cabinets is in good condition, this may be an option which costs much less than replacing all of your cabinets. Ask for vendor and contractor recommendations from others who have had the same work done.
6. Replace worn, peeling or cracked counter tops. Buyers may prefer stone counter tops, but they won't deduct money for laminate counter tops that look great. New laminate counter tops come in so many choices these days! There are many that mimic the look of granite. Check out places like Grossman's Bargain Outlet. You will need a knowledgeable contractor to install the counter tops. You will also need a licensed plumber to disconnect your kitchen sink and dishwasher and then re-attach them after the counters are put in. Don't skimp on these steps. Sloppy work is more costly that paying for a knowledgeable contractor from the start.
7. Declutter your kitchen storage areas and counter tops. Buyers will usually open cabinets and drawers. Make sure they can see the storage space in your kitchen. Clear out the overflow of water bottles, plastic lids and the "junk drawer". This is a good time to get rid of anything that you are not going to pack and take to your new home. Keep your counter tops as empty as possible. Put away or pack your counter top appliances.
8. Wash your light fixtures and make sure they all have bulbs. You will add light to your kitchen by removing the dust, grime and dead bugs from your light fixtures. Replace missing bulbs and make sure you choose the brightest light bulbs possible. Good lighting adds value in kitchens.
9. Check the windows. Remove curtains and valances to let in the most light. Clean the glass and repair any window panes that are cracked. Many glass repair companies will come to your house and do the work on-site. If you have casement windows, make sure the cranks work. Check that regular windows will stay open... a potential safety issue. Screens should be repaired as well. Remove spider webs and dead bugs.
Do you have to do all of these things to sell your home? No! Remember, every house will sell if it's priced correctly for what it offers. This repair list is a guide for what you can do to make your home appeal to the broadest possible audience of buyers, and sell for the highest possible price.
This is a great time of year to sell your home. There are buyers who haven't been able to find the right home yet. Call me at 781-883-3764 to get started with a Market Analysis of your home's value.
PS: Many thanks to Kim Wilson, creator of Sand & Sisal, who graciously gave me permission to use the photo of the messy cabinet in this post. Kim is a designer in coastal VA, who also shares practical tips for home renovation and decorating. Thanks, Kim!
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