In my earlier column Renovating For Profit we took a look at some of the things you should think about before renovating a property to rent, sell or live in.
Now, I want to take a look at some of the key projects you can do that will enhance 'curb appeal' and add value if you're thinking about selling. Best of all, most of these jobs won't cost you an arm and a leg and can be done in your spare time or over a weekend.
1. Refresh your bathroom
As this is one of the most important rooms in the house (and ideally there should be two of them or at least two toilets) you should aim to give it a modern, contemporary look.
Start by updating and replacing old fittings such as taps, towels rails and the toilet roll holder. After this, consider moving on to bigger items like shower screens, sinks and vanity units. Lighter wall colours can add the illusion of space so re-paint if necessary. Also, adding a skylight can brighten up a central bathroom by allowing in natural light.
2. Update your kitchen
This is another very important room, but don't think you have to gut it and spend thousands to bring it to life. If it looks old and tired consider replacing the bench top, sink and taps and surrounding tiles and/or splash back. If needs be, look at updating your oven and dishwasher (if you have one). Most of these items can be bought at auction or through kitchen wholesalers, and even modern second-hand items can make a kitchen look better and more appealing. (More from Peter Boehm: Is Residential Property A Worthwhile Investment?)
3. Add outdoor lighting
An often neglected area, outdoor lighting can add atmosphere and highlight feature plants and trees as well as outdoor decking and garden paths. It can also make the front and back gardens more accessible, friendly and inviting at night, extending the usable space of your property. Outdoor lights are also good for security especially if you install motion sensitive lights in otherwise dark areas like driveways.
If you install outdoor lighting be wary of getting carried away – wired-in light systems can be expensive. There are plenty of cheaper, solar powered alternatives to consider, although these vary in quality and life-span.
4. Landscape the garden
This is an important area for enhancing curb appeal. Again, be careful because you could easily spend thousands on expensive landscaping, which you may not recover through the sale price and which the new owner will get the bulk of the benefit from.
So start small; tidy up the garden, get rid of rubbish and weeds and remove dead or dying plants. Spend money on reseeding the lawn and find plants that grow well in your area and that add colour and depth to your garden. Your local plant nursery should be able to help you out with ideas. Also inspect your paving and fix any noticeable undulations and replace cracked and damaged tiles. (More from Peter Boehm: Bad-to-Worse-To-Better: Resolving Service Disputes)
5. Maximise storage space
As a rule, you can never have too much storage space. This is something buyers keep an eye out for. Installing organisers and shelves in existing cupboards and wardrobes will allow you to use the space they offer more efficiently. You may be able to do this yourself but if necessary hire a handyman.
If you have a smaller home you can make a big difference inside by simply getting rid of what you don't really want nor need (see De-clutter below). While this may not increase visible space it will definitely clear up storage areas and leave them looking usable and appealing.
6. Clear and repair gutters
This is more about protecting your home than improving its look and feel, although damaged, old and rusted guttering and downpipes do detract from a property's overall appeal. Poor guttering can cause water to damage walls, windows and even foundations so it's important to ensure your gutters are working properly.
A simple thing to do is to clear gutters regularly and act quickly if it looks like they're blocked or damaged. Replacing damaged guttering is not cheap and you'll have to bring in the specialists, but this is one expense that is absolutely worthwhile. (More from Peter Boehm: How To Find A Property Bargain)
7. Re-paint
Repainting is one of the cheapest and easiest things you can do to liven up the inside of your home. The right colour scheme can add depth, warmth and feeling and make your interiors much more appealing. It's best to stick with light, neutral colours, stay away from dark walls or really bright colours (unless you know what you're doing) and keep the number of colours throughout the house to a minimum. If in doubt, most paint companies have colour consultants who, for a small fee, can advise you on the colour scheme best suited to your home.
8. De-clutter
Probably the first thing you should do, de-cluttering, which includes getting-rid-of-unwanted-junk, is important to ensure you provide a good first impression to buyers and maximise the feeling of space and storage. Give away or take to the tip anything you don't won't; put everything else into storage boxes and place them in the attic or garage. Overall, make everything neat and tidy. De-cluttering is a cheap and easy way to make a dramatic change to your home's appearance.
Another good idea is to keep table, bench-top and counters clear of personal belongings, toys and other items. This keeps things neater and allows buyers to imagine how their belongings would fit into your home. (More from Peter Boehm: Beware Of Property Bargains)
9. Inside lighting
Dark homes with limited natural light usually get the thumbs down by buyers. So if you do have rooms where natural light is poor, like central bathrooms, kitchens or family rooms, consider installing skylights or even making existing windows bigger. Doing so will cost a few dollars but the end result will pay worthwhile dividends.
You should also look at the quality and style of light fittings in your home and replace and repair anything that is tacky, old fashioned or needs fixing. Again, this can be done without spending a lot of money. Also, use higher wattage globes for dark areas as a brighter room will give the impression of space and light.
10. Clean and repair floors
It's easy to spend a lot of money on floors so start with the basics and make sure your carpets are clean and stain and odour free – especially if you have pets and young children. Give them a good steam clean and buff and polish floor boards, tiles and vinyl floor areas. You want every surface underfoot looking spick and span.
This may require old carpets to be replaced, especially in high traffic areas. If so, stay away from light-coloured carpets that show up dirt and grime. And look to repair or replace damaged and squeaking floor boards – you want buyers focusing on your home not the noises it makes.
Start small but aim for big returns
When considering or initiating these projects prior to a sale, the point to remember is that getting your home ready for an inspection is like going on a first date: You want it looking its best so it makes a good first impression.
To achieve this you don't have to spend a lot of money. Just start with the small projects and work your way up.
If you find that you are going to have to invest finances into getting your home sale-ready, prepare a budget and stick to it. Also, discuss what you're doing with selling agents to ensure that you're spending in the right areas, that is, areas that will make your property more desirable and will get you a better price for it.
What projects have you undertaken with your property's sale price in mind? Do you know of other simple ways to boost your sale price, or of investments that fail to do so? Share your experiences below.
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Peter Boehm's first book, The Great Australian Dream: A Guide to Buying Your First Home, is available online and at all good bookstores. It discusses the numerous challenges Australians face in entering the property market as owner occupiers and investors and provides straightforward advice, hints and tips on getting past them.
