Expert: Melinda Gossard - 4/11/2008

Question
Hi there Melinda!

We're going to be putting our house on the market (we're in PA) this spring and I would really appreciate some advice on which updates/improvements would be worth going ahead with before listing the home...

Here is a list of possible projects we're looking at (we are NOT handy, so I'm including quotes):

-Removing foundation plantings and re-landscaping parts of the yard (approx. $1500 done professionally).  The current shrubs are large and shaped, and only cover the foundation and don't block the front porch - some of the plants are not in very good shape though - a couple of azaleas that don't bloom well.  Removing just those would make it look funny!

- applying a fresh coat of paint to the trim and front door of the house, (still waiting on a quote for this one, but I think it will probably be around $1500?).  The current color of the house is beige with burgandy trim, which is faded, but not in too bad of shape.  I was thinking of possibly changing the trim color to white?

- Updating 2-3 light fixtures in the interior of the house (the current ones look a little "gothic" and outdated, but some (my husband!) may argue that they give the home character...)

-  a new roof (approx. $5000).  the old roof looks fine, but I know the home inspector will recommend a new one - we bought the house 3 years ago and our inspector told us that the roof would probably need to be replaced within about 5 years.

-  our neighbor really wants to do this one, but I think it's a bad idea - we share a driveway, and he wants to expand the driveway so that there is pavement extending across the whole stretch between the two houses (doubling the width of the existing driveway) and eliminating part of the lawn and hydrangeas on the side of the house.  So in his mind, we could market it as having a "private drive".  I think it would just be a really wide, ugly, shared driveway, but maybe I'm wrong!  There is currently space for 4 cars to be parked at the end of the driveway, two on each side, so I don't think our current drive would be a problem.  Just curious to get someone else's opinion as maybe I'm passing judgement too quickly..

The housing market in our area is not bad.  Several homes on our street have sold fairly quickly within the past 6 months.  But based on what we estimate we could sell for, I think we may only have a net gain of about 20,000 to 30,000, most of which will be used for closing costs for our next home.  So we want to be conservative with our improvements but want to do what will help the home sell as well.

Oh yeah, and the kitchen and bath are updated and in good shape and the interior of the house should show really well.  Actually, the only thing about the kitchen is that we have one of those portable diswashers and it makes the kitchen look a little crowded (partially blocks the basement door).  Do you think we should remove it completely or just leave it as is?

Thanks for any advice you can provide!!!  

Maggie

Answer
Hi Maggie:

You are on the right path - keep the cost of the improvements as low as you can, because you can never be sure what your offer will be in today's slower market.  

Some of the improvements you mentioned are neutral, like the light fixtures.  Some would like the current ones and some will not like what you pick out as replacements.

The exterior sounds like a definite improvement with the landscaping.  That is the first thing someone will notice when they drive up or ride by.  In that vein the trim and shutters couldn't hurt if you feel you want to spend the money.  

I would definitely move the dishwasher out of the way when the house is shown.  The less stuff (clutter, knick knacks, personal things on the refrigerator) the better.  No one wants to try to squeeze by the dishwasher on the way to the basement.  

The driveway (may be a good idea)but, let the new buyer decide if that is what they want.  

The roof is probably a good idea, or you could wait and just give an allowance for it if it comes up.

Spring market is now though, if you want to take advantage of it, it needs to go on soon.

Good Luck!

Melinda