What should I fix before selling?

Make three lists before you buy anything

The first list is work that needs attention regardless of a sale: an active leak, a broken door or a known safety concern. The second is presentation: cleaning, clutter, lighting and touch-ups. The third is upgrades. That third list is where sellers can spend a lot without changing the buyer’s decision.

• Address: problems that may affect use, condition, financing or a buyer’s confidence. Get qualified advice when the cause is unclear.
• Improve: the first impression, usable space and the way the home photographs.
• Consider leaving alone: dated but functional finishes when nearby buyers are already purchasing similar homes.

An old countertop is not automatically a project

Ask what buyers can purchase at the price you’re considering. If competing homes offer updated kitchens and yours does not, you may need to account for that through preparation or price. But replacing one surface in an otherwise dated kitchen may not make it compete with a remodeled home. Look at the whole room before buying one expensive piece.

Don’t paint over a question mark

Fresh paint can help a room feel clean. It is not a substitute for finding the cause of a stain or fixing a leak. Have the underlying issue evaluated, keep the repair documentation, and discuss required disclosures with your agent or broker. Cosmetic work should make the home clearer to a buyer, not hide a problem.

Count the time as well as the receipt

A project can cost more than its invoice if it delays photography, keeps you paying for an empty home or disrupts a move. Compare the project with selling in the current condition. The right choice depends on your budget, timing and the actual alternatives buyers have.

A useful weekend list

Walk through the home the way a visitor would, starting at the driveway. Take a few ordinary phone photos. They often reveal things you have stopped noticing.

• Clear the entry and walking paths. Make each room’s purpose easy to understand.
• Clean the surfaces buyers will see up close, including windows, bathrooms and kitchen appliances.
• Replace burned-out bulbs and use consistent light colors in each room.
• Put away personal paperwork and valuables before photos and showings.
• Write down visible concerns for a walkthrough instead of assuming they all need a major renovation.