When you’re getting ready to sell, it’s tempting to fix everything. New kitchen, new bathroom, new floors, maybe knock out a wall. But many renovations don’t pay you back when you sell, and some cost far more than they add. Others are cheap and make a big difference.
Here’s a plain-English guide to what’s usually worth doing before you list a house in Spokane, Coeur d’Alene or the Tri-Cities, what you can usually skip, and when it makes more sense not to fix anything at all.
Start with what’s broken
Before you think about upgrades, deal with anything that’s actually broken or could stop a sale:
- Active leaks from the roof, plumbing or water heater
- Electrical hazards, like exposed wiring or outlets that don’t work
- A furnace or heat source that doesn’t work, which matters a lot in an Inland Northwest winter
- Broken windows, doors that won’t lock, missing handrails
- Holes in walls, dripping faucets, appliances that don’t run
Buyers using FHA or VA loans, and their lenders, often need safety items like these fixed before closing. Problems that keep getting worse, like water leaks, cost more the longer they wait.
The fix-it or skip-it table
Every house is different, so get local bids before you spend. Cost levels below are relative: $ is a weekend project, $$ means a contractor, $$$ is a major project.
| Project | Cost level | Usually | Why |
|---|---|---|---|
| Deep cleaning | $ | Fix it | The cheapest way to make a house look cared for |
| Decluttering and removing personal items | $ | Fix it | Helps buyers picture themselves living there |
| Interior touch-up or fresh neutral paint | $ to $$ | Fix it | Big impact for the money |
| Yard cleanup, mowing, fresh bark | $ | Fix it | Curb appeal decides whether buyers walk in |
| Small repairs (faucets, doorknobs, holes, caulk) | $ | Fix it | Small problems make buyers wonder about big ones |
| Refinishing scratched hardwood | $ to $$ | Often | Buyers love hardwood, but not damaged hardwood |
| Replacing stained or pet-damaged carpet | $$ | Sometimes | Worth it for odor or heavy damage; many buyers replace carpet anyway |
| Exterior paint | $$ | Sometimes | Peeling paint signals neglect; fresh paint may not be needed if it’s sound |
| Full kitchen remodel | $$$ | Skip it | Rarely pays back in full; consider a credit instead |
| Full bathroom remodel | $$$ | Skip it | Deep clean, recaulk and replace only what’s broken |
| Replacing working plumbing or HVAC | $$ to $$$ | Skip it | Buyers pay for what they can see; service it and keep the receipts |
| New windows | $$$ | Usually skip | Only if glass is broken or seals have failed |
| Knocking down walls | $$$ | Skip it | Bedroom count usually matters more than open space |
| Tub-to-walk-in-shower conversion | $$ to $$$ | Skip it | Families with kids often want a tub |
| Roof replacement | $$$ | Depends | Can be needed for financing; get a roofer’s opinion first |
| Foundation or structural repair | $$$ | Depends | Often required by lenders; see whether selling as-is makes more sense |
Cheap things that make a big difference
Curb appeal
Buyers decide a lot before they open the front door. Common mistakes are an overgrown lawn, peeling paint, cracked steps, dirty windows and a car parked in the driveway during showings. Clean the gutters, power wash the walkway, make sure the house numbers and mailbox look sharp, and put a couple of pots of flowers by the door in season. In winter, keep the walk and driveway shoveled and the porch light on.
Paint
Neutral colors appeal to the most buyers. Soft grays, warm whites and light beiges are safe choices for living areas and kitchens. Paint is one of the few updates that almost always pays for itself.
Staging on a budget
Professional staging can help, but it isn’t required. If you’re living in the house, work with the furniture you have: remove extra pieces, clear counters, add clean towels and a nice throw blanket. If your furniture is worn or doesn’t fit the house, an empty, spotless house can show better than a crowded one.
Little touches buyers notice
Think about the things people touch: door handles, cabinet pulls and faucets should be clean and work smoothly. Keep smells mild and fresh. Hide paperwork, family photos and anything personal during showings.
If you do take on a bigger project
- Set a budget first, and add a cushion. Renovations almost always cost more than planned.
- Hire a licensed professional for kitchens, bathrooms, electrical and plumbing unless you have real experience.
- Vet your contractor. Check reviews, ask for references, and get the scope and price in writing.
- Think about the next buyer, not your own taste. Durable, simple finishes beat trendy ones.
- Plan for timing. Inland Northwest contractors book up in spring and summer, and some exterior work can’t be done once the snow flies.
When fixing it doesn’t make sense
Sometimes the repair list is just too long. A roof, a furnace, some foundation work and mold can add up to more than you’ll get back, and that’s before months of mortgage payments while the work gets done. If you’re choosing between home repairs and other priorities, like your kids’ college or your savings, it’s worth comparing what you’d keep after repairs with what you’d get selling as-is. Our guide to selling a damaged house as-is walks through that choice.
Or sell it as-is to Backyard Home Buyers
If you’d rather skip the projects entirely:
- We buy as-is. No repairs, painting, cleaning or staging.
- No fees or commissions, and we pay the closing costs.
- You’ll usually have a fair cash offer within 24 hours.
- We can close in as little as 7 days, or on your date.
We’re a local, family-owned company. Both owners were born and raised in the Inland Northwest, and we’ve done over 500 deals since 2019 in Spokane, Coeur d’Alene and the Tri-Cities. See how it works, or call (509) 461-9079 to find out what your house would bring just the way it is.