Preparing A Home For Sale

You have decided it is time to list your home for sale. Maybe you are relocating, perhaps you want to up-size or down-size. Or maybe, you have been eyeing those new builds on the other side of town, and are ready to make that move. Regardless of why a homeowner wants to sell, one thing is guaranteed: Sellers want top dollar for their home. But how?

How Does a Buyer See Your Home?

Everyone loves new homes, right? There's an assumption that everything is perfect with new homes. That "can" actually be incorrect, but that's another conversation. With existing homes, buyers tend to assume there are things "wrong" with the home. Guess what! They are correct. Every... E V E R Y... home has defects and flaws.

Does It Matter?

That is somewhat the magic question. Which defects or flaws matter to a sale, and which ones are easily accepted by buyers? Think about it from the buyer's perspective. In fact, you may actually also be a buyer right now if you are selling. How are you looking at the homes you are considering? Buyers are viewing your home in a similar way.

Buyers' Major Concerns

Most buyers are looking at homes, and loving the aesthetics of the home, but deep down, they are also considering what could go wrong later. Buyers evaluate the largest and most costly home aspects such as:

• Roof - Most all buyers want to know the age and condition of a home's roof because that is a costly repair later.
• HVAC - This too can be a major expense, so buyers love it when the unit(s) are newer.
• Water Heater - Not as major as the roof and HVAC, but still a substantial mechanical item of the home, so buyers want to be assured it is in good condition.
• Windows - These should be an easy thing to build well, but there are a lot of failing window brands out there, so buyers like to know these are in solid condition.
• Crawl Space Condition - This can be regional based on home construction methods, but humidity in the crawl space can lead to mold and fungal growth, so buyers want to know the humidity is under control.
• Foundation & Drainage - Nearly all home inspections note drainage away from the home, so buyers watch for foundation damage and how water is handled around the home.

Buyers' Less Major Concerns

There are nearly an infinite number of items that can be in this category because there is nearly an endless list of things that can be wrong with a home. We cannot exhaust this list here, so here are just a few examples:

• Overgrown Landscaping - When too close to the home, this can allow unwanted critters to easily enter the home.
• Cosmetic Condition - This is the overall condition of the home such as paint, wear on cabinets, how current the finishes are, cleanliness.
• Loose or Broken Items - When it comes to small items, buyers take note of them. They usually don't impact the consideration dramatically unless they add up to the point where buyers think the WHOLE home was neglected and may have hidden or unknown issues.
• Flooring - This can vary. This can also be a major concern depending if we are describing worn carpet or buckling hardwoods. If worn carpet, buyers are more amenable to accepting replacement tasks, but usually prefer it already be done with a universally-accepted pattern/color.

These are just a few examples because there are endless flaws that can occur with a home, but this gives you an idea.

How Much Should Sellers Fix Before Listing?

The short answer is that it is clearly up to the seller, and their acceptance that less market preparation means decreasing the likelihood of getting top dollar. Who pays top dollar for an inferior product?

Major Replacements

When it comes to those major items like the roof, HVAC, and water heater, those can deter buyers if the condition is near the end of usable life for those items. Some buyers will ask that they be replaced as part of negotiations. It is easier and more cost-effective to pop in a new water heater than it is HVAC units or a roof, so my advice to sellers would be that if the roof and HVAC are still fully functioning without flaws, then hold off on replacing those until they become a point of negotiation.

Minor Fixes & Replacements

Keep in mind that "major and minor" are relative. $3000 of painting is minor compared to a $50,000 roof. Sellers want their homes to feel "fresh", and ideally current in finish level as defined by new construction. Does that mean sellers should totally remodel? Not usually, nor do most want to. What it means is that some refreshment such as paint and tidied-up landscaping can catapult a home's image into the stratosphere. Effort pays off, and these areas have HUGE impacts on buyers.

All those little items that are loose or broken. Cabinet hardware, rusty air vents, squeaky door hinges, dirty windows... resolve it all. Many times all it takes is a day or two with a handyman, and those items don't pop up on the inspection report.

Home Inspection Surprises

Surprises can delay things, so when a seller gets the inspection report requests, they may initially be in denial that so many things are wrong with their home. Afterall, they've lived there for years without issues. Well, issues that they knew about anyway. And when was the last time the seller went into their crawl space... and knew what to look for. Never.

It can benefit the seller to have a pre-listing home inspection done to discover and address issues that may arise later. Some sellers prefer not to because anything discovered has to be revealed on the property condition disclosure, but it can be a way to build confidence with buyers and remove many of the home's flaws from the discussion.

Home Interview & Evaluation

During our pre-listing visit to each home, we "interview the home". We take a look at the home from the buyer's perspective, and consider what the market preferences are. Sometimes there may be a little paint work, and other times there may be a list of deferred repairs that need to be knocked out before listing. It is always the seller's decision though on how they want to prepare for the market.

The decision to sell is usually a gradual one often stemming from curiosity. Home worth, new beginnings, change of scenery all play a factor. The first step is information-gathering. A complimentary no-pressure consultation about your position and future plans is where to start. If you are curious about a general idea on your home's value, please use our online tool for that as well.

Many sellers stay local and purchase in another community. Other times, the journey is taking you elsewhere, and you need a home at your destination. We can help! Our service is not limited to the local area. Through our Agent Network, we are able to assist you in relocating virtually anywhere. Allow us to connect you with representation who is of like-kind professionalism as we ourselves have. Take the stress out of trying to locate someone blindly. Simply share where you are heading, and let us connect you with professionals who will take great care of you.