Should I Fix Things Up Before Listing, or Sell As Is?

Before almost every listing, a seller asks me the same thing: should I fix things up first, or sell the house as it is? Both can be the right answer, depending on the house.

I'm Jill Howell with Howard Hanna Real Estate Services. I work with sellers in Lancaster, Pickerington and Canal Winchester, and I'd rather help you spend money where it helps than on projects buyers won't notice. Here is how I think it through.

Buyers walk through a home in a short time, and then they often walk through it again with an inspector. They notice things in two ways. First, how the home looks and feels. Second, what the inspection says.

That means repairs fall into two groups. Some change how the house shows. Others change what comes up after a buyer has already fallen for it. Both matter, but not in the same way.

Before you spend anything, here is what I'd walk through with you.

Safety and function. A leaking faucet, a door that won't latch, a broken step, or a light that doesn't work are small fixes that buyers read as "this home hasn't been cared for." They're also the items that show up on an inspection report.

Clean, bright and clear. Deep cleaning, decluttering and fresh paint in the rooms people see first often matter more than a big project. It costs little and changes how the home photographs and shows.

Anything you already know about. If you know the roof leaks or the furnace is on its last season, tell me early. Buyers and inspectors usually find these anyway, and it's better to plan for them than to be surprised during the inspection period.

I'd usually pause before a large remodel. A new kitchen or bathroom is a big expense, and there's no guarantee a buyer sees the value the way you do or wants the same style. Talk to me before you start any project that costs real money, and we'll look at recent local sales to see what buyers have actually paid for.

Selling as is means you aren't planning to make repairs. It doesn't mean buyers skip the inspection. They can still inspect, and they can still ask for changes or walk away. As is can be a good choice when the home is priced to reflect its condition and you don't want to take on projects.

It works best when we price it for what it is, and say so up front. I'll tell you what I think it will mean for your price and your timeline before you decide.

Some sellers have the home inspected before listing. You find out what a buyer's inspector is likely to find, and you decide what to fix, what to price in and what to disclose. It costs something, and it isn't right for every home. It can also take away some of the surprise later.

The easiest way to answer this is to look at your actual home. I'll walk through with you, room by room, and give you a short list of three groups:

• Fix before listing
• Leave alone and price in
• Not worth the money

That list is based on your home and what's selling near you, not a general rule. A home in an older Lancaster neighborhood, a newer Pickerington subdivision and a Canal Winchester home each compete with different homes, so the answer can differ.

When you're ready, a free home value visit is a good place to start. There's no pressure and no obligation to list.

Fix what's safe, working and visible. Clean, declutter and paint where it counts. Hold off on big projects until we've looked at the numbers. If you'd like help deciding, get in touch and tell me about your home. You can also read about selling your home or see how I sell a home, step by step.