If you are going to list your home - What improvements should you make

I got a strange call. Last fall I interviewed for a listing. The owner choose to go with a big company agent. That agent gave her tips to increase the value of the her home. I watched for the listing but never saw it come on the market. 

This is where it got strange as the seller is now calling me for help. This is a basic cape style home, no garage and full but unfinished basement. It was built in the 1980's and has your basic oak kitchen and white appliances. The although dated, was extremely clean. It was ready to move in for sure.

The issue started with the agent telling her to replace the roof, replace the furnace and upgrade the kitchen and baths. The seller said she replaced the furnace and got the new furnace, but had to move out to replace the kitchen and bathroom. That she rented a short term rental as she needs the money from the sale of this home to buy a new home. 

I did not want to say it, but she has wasted more money on rent than if she would have just listed and sold the home with me last fall not doing any of these upgrades. I did not have to tell her. Her neighbor and "bingo companion" did. She also told her get released from the old listing and hire me asap. She got released and now came the call to me. She asked me to meet her at the home. The good part was the kitchen contractor did not show up, so it was left untouched. The bathroom sink and toilet were ripped out, but tub was intact. 

The first step was get my contractor to install a new vanity and toilet. He also would paint the interior. The flooring was in good condition. I let her know what the house was worth as is, doing nothing and what it was worth with those minor repairs. She was very happy with the proposed asking and selling prices. She was very depressed she wasted 4 months and money on the roof and furnace. Those upgrades did increase the value of the home. But, she did not have the money to spare to complete these upgrades and life suffered accordingly.

In the end, I listed her home and the work is being done. I have also started showing her new homes as no doubt i will sell hers quickly.

When it comes to value, yes everything you do can add value. The however is that if you are putting in $30,000 in work to get back $35,000 in return, it may not be the best decision when selling as is could have saved 4 months and got you into your new home sooner.

I like to give the following advice too. Roof, siding windows for exterior. Kitchen, bath, flooring and interior paint for the inside. There is no reason a listing agent can not give you an estimate on cost, an estimate of what your house is worth "as is" before work. AND... what the home may be worth after the work. The size of the home, the location of the home and current condition all affect value as well. 

That every Buyer or Seller should not choose just any agent, choose the BEST agent for the job. Having an agent that works for you is a must. 

My philosophy is simple, provide more personal and professional service to guide my clients through each step of the buying or selling process. All Agents are not created equal and every buyer or seller should take the time to hire the BEST not just the biggest. Those that hire me, find a dedication like no other.