Planning to sell: prioritising work to the house

[Kernowgal]

Hi all,

I'm planning to put my house on the market in the spring next year. I bought it just under three years ago and have done a few improvements, such as getting ceilings skimmed, installing a woodburner and changing kitchen doors just to get rid of the horrible 80s ones, but nothing else as yet.

I have a bit of money to spend on improving it, and am thinking of doing the remaining skimming, changing the bathroom and then getting the carpets changed (currently horrible 70s ones). Is it worth doing the kitchen too - it's perfectly functional as it is, I was just planning to change the worktops and sink and put down new lino. I also wondered about installing French doors in the back.

For reference, houses seem to sell pretty quickly in the area.

I’d get an estate agent round to ask...often they like it left as people like to make their mark, and it may not recoup what you spend. Walking into a place though carpets being clean and in good condition makes a good first impression

Thanks! Yep, planning to do that anyway to get an idea of value - according to my mortgage co (remortgage due) it's gone up quite a bit but I'd like to get a proper idea.

The carpets are revolting - clean but the design is an eyesore. I truly wonder what was going through people's heads at the time...

You won't get back money you spend on a new kitchen and the French doors are something the buyer can do. Yes, replace the dated carpets cheaply and paint anything that needs it, but don't go mad. Does the bathroom need to be replaced? We did the bathroom in our old house about a year before we sold but only because the basin was cracked, the shower cubicle tiny and falling apart and the bath was cheap and nasty. The kitchen was clean and functional and though old, didn't warrant replacing.

I'd do the carpets and maybe the skimming but that is it. Then neutral paint through and a de-clutter so buyers can see the potential easily. Don't both with redoing bathroom or kitchen you won't see a return on the money it'll cost.

The bathroom is fine, though the flush on the loo is very temperamental and the plastic ring on the outflow is cracked (not leaking though). It's a dated coloured suite but not too offensive. I'd kind of like to do it just to have a shiny new bathroom for myself!

It may well sell to an investor who'll rip everything out and start afresh, so I'm of the mind to do the bare minimum if it's not going to make any difference to the price. Will see what the estate agents say.

The main thing will be persuading next door's teenager not to run up and down the stairs during viewings.

Am decluttering like mad! Trying to take the Kondo approach and it's working so far :D

I’ve just read an article about a buyers perception that Spring is the best time to sell and that estate agents can become inundated with listings in spring and it can cause slower sales due to too much choice! I don’t know if this rings true for every area though:)

You really do need to talk to local estate agents first.

My upstairs carpets all needed replacing but EA advised not to as so many people prefer floorboards these days, and purchaser might hate what you choose. I wouldn't do the kitchen or bathroom either.

I spent money on tidying up the hideous garden, and new coats of paint on bedrooms and downstairs hall and stairway.

Decluttering helps massively too.

I sold my house within two weeks for full asking price and had other offers.

Funnily enough that was another question! When should I put it on the market? My mortgage fixed rate runs out at the end of Sept; I was wondering whether it's worth getting everything done for then and putting it on the market in Sept. I'm not fussed when I move, although there's nothing I fancy on the market at the moment. I am also happy to put everything in storage and rent for a while while looking though.

This is all really helpful, thanks everyone!

If you’re fairly flexible on timings I’d put it on for September with carpets done and loo repaired (but of fresh paint and decluttering where needed) if no luck you can take it off over Christmas get more done and ‘relaunch’ in spring.

If you are good at diy, buy a cheap white suite and fit it yourself. Cost under 500
Nothing worse than a coloured suite imo