Planning to list your home this spring? It may seem far off, with heavy snow yet to hit, but the early spring market will be here in no time. In fact, it can start as early as February depending on factors like weather, inventory and motivation. Last year even the polar vortex didn’t stop ready buyers. It seemed as though frustration from losing to multiple offers the summer before prompted people to get an especially early start. This year may be a repeat. Inventory is (and was) tight and buyers are still out there. Interest rates also remain historically low which enhances affordability and motivates shoppers to act.
If you consider about a 3-month window to prep, what projects should you start now? I’ve put together a list of common tasks sellers often tackle when preparing homes for the market. It’s not exhaustive and may be way more than needed (every situation is unique), but take a look and decide what makes sense for you.
Seller’s Fall & Winter To-do List:
Insulate
Remember last year’s ice dams? They created major headaches for a lot of sellers early spring. Work to prevent them in this winter! Get your home assessed and take preventative action while you can. Check for adequate attic insulation and ventilation. More importantly, seal your attic bypasses — those gaps where warm air from can easily escape into your attic. Think plumbing vents, bath fans, electrical conduits, can lights, etc.
Close out permits
Check with your city for outstanding permits and get them closed. This may take time if inspections are required so it’s best to get the process rolling.
Attend to the pre-sale inspection
Currently 12 cities around the metro require some type of inspection prior to listing a home for sale. Commonly called a TISH, or Truth-in-Sale-of-Housing inspection, they are typically good for one year. Some cities require repairs based on items found in the TISH. Others just want the report available to potential buyers. You could use this time to address any items that might be flagged in the inspection. Check with your city for specific items covered.
Example of a blank (Maplewood) report here. Links to the 12 cities here.
Inspect roof & make needed repairs
Walk the roof, or have a professional do it for you. Many roofing companies schedule regular seasonal check-ups to inspect for built-up debris, compromised caulking around chimneys, and more.
Spruce up your entry with new house numbers
This simple change can add instant style and curb appeal. Make sure the font matches your home’s style.
Purge & declutter
This always takes longer than you think. Start now, go room by room, closet by closet, drawer by drawer…or whatever system works best for you! I can’t stress this enough.
Replace/fix/dispose of broken appliances
Broken dishwasher? Replace or fix it this winter. You should have functioning appliances at the very least. Old broken freezer in the basement? Remove it. Most buyers don’t want to inherit old appliances they’ll have to pay to dispose of. They may make removal a condition of the sale prior to closing so you might as well do it now. And if a new one is needed, at least you’ll have time to enjoy it. Assess your appliance situation and make improvements if needed.
Fix leaks or broken faucets
This might help your water bill too so you might as well do it now while you’re still living there. If you have a leaky faucet plan on a future buyer asking for this repair. If you have loose fitting ones, tighten or replace them now.
Repair holes, cracks & water damage in walls and ceilings
Filling holes left from old wall art is cheap and well worth your time. It may require paint touch-ups or even new coats though. Do that too if you can.
Seeing spots from past water damage raises concern for some buyers. Take care to repair them but know you’ll need to disclose in writing any known damage.
Paint the interior
Neutralize your room colors as needed (soft, warm grays, whites and creams are safe choices.) Or use existing neutral colors to refresh scuffed up walls and trim. New (and carefully applied) paint is an inexpensive and highly effective way to freshen your space. If you don’t have the time or energy, winter is a good time to hire a professional. They’re less busy so easier to schedule.
Update light fixtures
Take a close look at your light fixtures. Replace anything broken and outdated, especially in highly visible areas (think dining room, bathrooms, kitchen pendants, etc.)
Update cabinet hardware (kitchen & bath pulls, knobs, etc.)
This is a cheap cabinet refresh. Modernizing hardware, even on outdated cabinets, can make a big difference.
Refresh outlets & cover plates
If you have old, dirty, or mismatched plate covers in rooms, replace them with new matching ones. It’s super cheap, just takes a little time. You also might want to consider grounding outlets and putting GFCIs in all the right places, if you haven’t already. Though these are common inspection items, they’re usually not deal breakers for buyers.
Clean out the garage
Here’s a good fall project. Decluttering your house should take precedence, but do the garage too if there’s time.
Finish incomplete paint or remodel projects
You may have started a project, stopped it eons ago, and have totally forgotten about it. You might not notice it, but a buyer will. Most new owners don’t want to inherit someone else’s half-completed project. Do what you can to finish it off this winter.
Fix missing trim, thresholds, broken doors, etc.
Again, like abandoned remodel projects, these can be easily overlooked — you just stop seeing them. Buyers will take note, and may also wonder, “What else has been neglected?”
Replace or remove broken (or outdated) window coverings, blinds, etc.
Think “less is more” when considering your window treatments. People love natural light so let it in whenever possible. Replace broken blinds and shades, or remove them altogether if privacy isn’t a factor. Minimalist coverings are more in vogue. Think plain, airy and simple designs, textures and colors.
Wash your windows
Thoroughly clean all windows, inside and out. If you’ve never done this before you’ll be amazed. Your whole house will feel cleaner! It can be a daunting task depending on your home size but plenty of companies will do it for you. They do schedule winter months but once temperatures dip below 32 anti-freezing product will be added, diminishing the result. And, if you do it now you’ll have time to enjoy them yourself.
Tile backsplashes
Tile can be a fairly inexpensive way to finish off a kitchen or bathroom space, adding an element of interest or a splash of color. If you have time and resources, consider doing small tile jobs that align with the style and era of your home.
Replace old carpet (or remove)
If your carpet is old and worn seriously consider replacing it before listing. Winter is a good time to shop and schedule this. If it’s newer and looking good, get it professionally cleaned closer to your listing date (you’ll want it as clean as possible when showing off your house.) If you have hardwood floors under the carpet, expose it — buyers value original wood, especially if it’s well preserved.
Weather permitting:
Paint or touch-up exterior trim, siding & doors
If you have flaking paint, scrape and repaint if possible. If your exterior door needs a refresh, paint it. A pop of color and an inviting entry create curb appeal and positive first impressions. I recommend a statement color in keeping with the style of your home.
Though it’s too late for a whole-house paint job, there may still be time to sneak in smaller projects, weather permitting. Martey Jakel, local painter and owner of Showcase Home Painting takes outdoor jobs well into fall, as long as paint can properly adhere. Most paint can be applied with temps and drying time as low as the high 30’s (40 to be safe). Martey recommends doubling the manufacture’s drying time at these temps to ensure adhesion. He also recommends checking window sills and seals where built-up moisture can cause flaking and rot. Caulking and priming these trouble spots before winter can be well worth your time and effort. If you’re not sure how to identify what needs what, call a paint professional. You’ll have better luck scheduling them this time of year as construction and repair projects slow with seasonal changes.
Clean gutters & repair downspouts
If it’s not too late, use warmer, snow-free days to do a final leaf cleaning of gutters. Repair and reposition broken or leaking downspouts to divert thawing snow come spring.
Repair rotting exterior trim pieces and decking
If you have rotting boards, replace them, especially floor boards that can create hazards or let moisture in. If weather permits, paint or stain replaced parts.
Get help
Your home’s condition and age matter when prioritizing your to-do list. These projects may be totally irrelevant or just a starting point, it all depends. I recommend getting help creating a customized list before you start this winter. Walking through your house with a second set of eyes is often what’s needed to zero in on the best use of your time and money. I do this often with clients, sometimes long before listing. If you need help figuring out where to start, call or message me for a consultation.
651-503-1540 | heidi@lyndenrealty.com
Heidi Swanson is a Realtor® based in St. Paul, Minnesota. She writes a blog to share information on variety of topics including buying, selling, market conditions, homeownership trends, local events and more. Reach her at heidi@lyndenrealty.com or 651-503-1540.