If you’re thinking of selling your house, it’s in your interest to make it serviceable to future owners. Most buyers want a home they can move into with as little work needed as possible. Without fixing some bits, you can seriously limit the number of potential buyers.

On the other hand, there are some things that simply aren’t worth fixing - and fixing them could leave you out of pocket with not much return on your investment.

Before you consider any home improvements make sure you…

1. Assess the costs of selling

Selling your home can be lucrative, but it can be expensive too. Make sure you’ve got a good idea of the costs of selling before you decide to make any home improvements. They might cost more than you expect, especially when paired with other fees you pay at the end of a sale like conveyancing fees, estate agent fees, and mortgage repayments.

2. Check the state of the property market

In seller’s markets, properties sell quickly, even if they need a couple of improvements. In buyer's markets, selling a house is more difficult, but not impossible. That said, a poorly maintained property, or one with major structural issues, will deter potential buyers in any market.

You can read up on the latest updates from the market in the GetAgent Market Update.

3. Request valuations from more than one estate agent

It goes without saying that you should invite an expert over to value your home. Estate agents know all the things that make a house a valuable piece of real estate, and coupled with their expert local knowledge, can accurately value a property like yours.

It's a general rule that you should never rely on a single valuation of your home. We recommend inviting at least three estate agents and then picking the one you're happy with.

You don't have to worry about costs - valuations are a business expense for estate agents, at zero cost to potential homesellers.

After evaluating your home, your estate agent will provide you with a report containing both their valuation, and an analysis of recently sold properties (similar to yours) in the local area. Using this information, you can easily see where your property stands in the local market, and whether it’s worth making any changes.

A good estate agent will also provide advice as to which cost-effective improvements are worth your time and effort.

What not to fix when selling a house

Without further ado, here are the main things you should avoid fixing if you’re considering selling your house.

1. Don’t spend too much on replacing old appliances

Unless they're on its last legs, you should try to avoid replacing old appliances. Fresh versions of white goods are unlikely to add any significant value to your home.

Some appliances, like boilers, will need replacements to boost the outcome of the surveyor’s report. You don’t have to spend loads to replace these items - second hand appliances are perfectly legal, provided that they’re in good working condition. Plus, many people decide to bring their white goods with them, so don’t worry too much about appliances like fridges.

Remember: Never shirk out on safety appliances. Make sure your smoke detector, carbon monoxide detector and other safety devices are in full working condition.

2. Don’t go over the top with decorating

There’s usually a fine line between too much and too little, but a good example of ‘too much’ is aggressive home staging. Home staging is the practice of framing your home’s interior to look more appealing to potential buyers.

While for most people, this simply means decluttering and cleaning, some homesellers take it a step further by moving old furniture into storage and renting out new furniture to better present their home.

We strongly advise against this. New colours and furniture can completely change the dynamic of your home, while looking both false and unsettling. A simple touch up of paint can work wonders.

Most buyers seeking a new home can see past the minor cosmetic issues in a property. You're better off bringing out the best in your home by revitalising existing colour schemes.

While a completely new paint job might not be ideal for the interior, painting your front door a different colour is a good way to add value to your home. It’s the first thing people will see when they view your home after all. Neutral colours, such as greys and navy blues are always a good choice.

3. Avoid major renovations

Cracks and scratches can be easily fixed, but some issues require big projects, which could cost you time and money. Properties are expected to have some wear and tear, and replacing countertops and flooring can be expensive.

You could be better off lowering the price of your home rather than spending ages fixing all the details.

This extends to partial upgrades. You might be thinking of getting a new sink or mantelpiece, but they will look out of place if the rest of the room isn’t as new. You’re not doing enough to add value, but you’re doing enough to point out the flaws in the rest of the room.

It’s better to give the furnishing a new lick of paint or tidy it away in storage. Things like curb appeal can be

4. Fixing small electrical issues

It goes without saying that big electrical problems can be dangerous and should be addressed right away. But there's a big difference between a faulty light switch and a bunch of sparking wires sticking out of your wall. If your problem consists of faulty light switches, you may be better off leaving them be.

Every property on the market comes with its issues, and some issues, like faulty switches or broken doorbells, pass easily on a surveyor’s inspection.

5. Fixing small things if your property is badly maintained

If the home you’re selling is in extremely poor condition, this isn’t something that can be fixed for cheap. In such a scenario, your best course of action should be to lower the price of your home enough to attract multiple offers from different contractors.

There’s nothing wrong with a deep clean and declutter…

If you’re thinking of selling your home, remember - there’s nothing wrong with the basics. It’s surprising how much a deep clean and declutter can boost your property’s success during house viewings.

For more information on the things you can do to add value to your home, check out our guide article, ‘How can I make my home more valuable?’. Or, simply request a valuation from your local area's top estate agents.