The kitchen is updated. The living room opens to the garden. But the primary bathroom still has the tile you chose thirty years ago. It works perfectly. So should you redo it before you sell?
Whether you’re selling next month or next year, this question usually comes up long before the sign goes in the yard. Last week I wrote about when to sell. This week is about what’s worth doing before you do. The answer is not always “remodel,” and it’s not always “leave it.”
My simple rule
When I walk through a home with a seller, I sort everything into three groups:
- Fix it: anything that makes a buyer worry, like a leak, a stain, a door that sticks or a crack.
- Refresh it: what a buyer sees and touches first, like the entry, the garden doors, paint and lighting.
- Leave it: what is only a matter of taste, like tile color or cabinet style, as long as it works and is clean.
Fix what raises questions
A dated faucet and a water stain under it lead to two very different conversations. A buyer knows right away if they like the faucet. But a stain makes them wonder: is something still leaking, and what will it cost?
That’s where I’d spend the first dollar. Have the cause checked, get an estimate, and keep the paperwork for any repair. Even if you sell without fixing it, you’ll have a clear answer when a buyer asks.
Refresh what buyers notice first
Walk through your home like it’s your first visit. Start at the front gate. Does the latch catch? Open the doors to the terrace. Do they slide easily? If the garden is a big reason someone would buy your home, I’d fix a sticking terrace door before I’d replace a light in the hallway.
Take a second look at original details too. In a midcentury home, a wood built-in might be the thing a buyer remembers most. Before you paint it, try clearing the shelves and moving the chair that blocks it. You may find you’ve already done enough.
Test the bigger projects against your neighborhood
Now back to that bathroom. Before you call a contractor, I’d look at recent nearby sales in similar condition. Then I’d look at the homes buyers can tour today at your price. If a remodeled home sold for more, ask what else it had. A quieter street, more privacy or a better layout can explain part of the difference.
Then get a written quote and a realistic finish date. If the bathroom takes eight weeks, add the cost of owning the home for those eight weeks. If buyers in your price range are already choosing homes with original finishes, I’d leave a working bathroom alone. If every competing home has a finished primary suite, I’d look at what a simple refresh could do before committing to a full remodel.
Sometimes the best move is to clean that bathroom beautifully, price the home for its condition, and let the next owner choose the tile.
Not sure about one room?
Send me a photo of the one room you keep going back and forth about, even if you’re not planning to sell yet. I’ll tell you honestly if I’d fix it, refresh it or leave it.
Call or text me at 310.800.4969, or email asal@asalhomes.com.
Warmly,
Asal
