Most important repairs before listing your home for sale

Before putting your home up for sale, it's expected that a few minor repairs and improvements will need to be done first. But what repairs will translate into the biggest return? Every home is different, but the answer largely depends on a variety of factors, including location, the time of year, how hot (or not) the market is and the competitive inventory.

The goal of most buyers is to move in with minimum costs and headaches. Thus, a home with completed repairs is a big draw. But here's where local market conditions impact the decision to do minor improvements. What needs to get done to be competitive? In a hot seller's market your client might not need to lift a finger, while in a buyer's market that list of repairs may grow quite long. Currently, it's a buyer's market.

Practical projects that require little time, effort or money - like applying a fresh coat of paint - can instantly make the home more appealing, helping it sell faster and for more money. So complete smaller repair projects like patching cracks in sidewalks or driveways, caulking windows and doors, and mending fences. Pay the most attention to the front exterior and entry. Next, the kitchen and master bedroom are crucial.

But what about the larger issues? Before you decide whether to fix or merely disclose needed repairs to buyers, realize that doing repairs will usually result in a higher sales price and/or a quicker sale. Buyers love to hear the words "new" or "just replaced".

Key changes to consider before listing your home:

• Along with removing old wallpaper, there's no more cost-effective improvement than the application of fresh paint: inexpensive, and relatively quick, painting should be first.
• Dallas buyers love hardwood floors, so remove old carpeting and refinish floors. Replace chipped or cracked tiles, and clean or replace the grout.
• In the kitchen, appliances and cabinets are the big-ticket items to replace. If cabinets are worn and weathered-looking, the house may not sell as quickly (or at all). Paint might help and new counters should show well.
• Kitchen remodeling is typically a wise return on investment, but high-end kitchen makeovers don't tend to return as much on the investment as mid-range or minor kitchen remodeling.
• Bathroom repairs and renovations are always a solid recouped cost. It's easier for prospective buyers to imagine themselves stepping out of the shower onto pristine new floors, surrounded by new fixtures and lights.

Buyers usually want to move into a house that has new or updated appliances, plumbing, electrical and heat/air conditioning - a home that's ready to be lived in. Make it ready and they will buy.

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