Clean Up, Fix Up, Or Toss Out

Today a home that stands out among similarly-priced, competitively-financed houses is the home that sells. Why? Because it makes a good first impression that lasts right to the settlement table. 

You may not be able to improve the market value of your house (finish basement, remodel kitchen, etc.), but you can improve its market- ability. And usually this can be done with more elbow grease than hard cash. The key is to put yourself in the buyer's shoes. In fact, if you drop by some open houses (you may soon be a buyer yourself), you'll pick up some pointers. Then practice making your house as appealing and uncluttered as the home you wish to buy. 

The exterior. Start here with "curb appeal." Basics: A trim lawn, well-proportioned shrubs. Remove garden hoses, lawn tools, dog house, and toys from the yard. Check for flat-fitting roof shingles; straight lines on gutters, shutters, windows and siding; solid caulking around frames and seams. Fresh paint. Clear windows that give a glimpse of something nice inside. Clean, or even paint, front door. Keep walks and steps free of snow and ice. Extras: Brass door knocker. Seasonal door decoration. Wrought iron lamp post. Small landscaped courtyard. Flower beds. 

The front hall. Aura and atmosphere give a hint of what's deep inside. Basics: Light (from window, skylight, lamp or overhead fixture; perhaps use stronger light bulbs). For evening inspection, turn on every light in the house for glow and welcome feeling. Aromas (fresh and clean.) Here-and throughout the house-unmarred woodwork, spotless carpeting, fresh paint is often the best money ever spent (most appealing in neutral tone, since strong color is so subjective). Remove unsightly or worn throw rugs. Extras: Door chime. Bolt lock and chain. 

The living room. Strive for lived-in, cozy feeling. Discard worn, chipped, frayed furniture. Add lamps if dark. Open curtains. Furnishings (also throughout the house) well placed and in good repair. Set out fresh flowers, perhaps put a drop of bath oil or vanilla on light bulbs for subtle scent. 

The kitchen. Many buyers judge the house keeping by the oven and stove. Basics: Appliances are spotless and everything works perfectly. Replace or repair anything that sticks, squeaks or drips. Space (counter, cooking, cabinet, eating) kept open and uncluttered without countertop appliances. Clean butcher block. Floors and walls are inviting (light colors) and serviceable (resistant to grease and moisture). 

The master bedroom. The second-most appealing room to a buyer (after the kitchen, before the garage). Basics: Uncluttered furnishings, defined areas (sleeping, dressing, sitting) by furniture arrangement. Show the true size of closets by removing or packing items that can be stored elsewhere (since you're moving away), like off-season clothes. 

Bathrooms. Practicality combines with attractiveness. Basics: Sink, toilet, bathtub, tile, even shower curtain are immaculate, no soap film. Fix leaky faucets-rust stains indicate faulty plumbing. Repair caulking and grouting. Minor flaws suggest neglect to the prospect. Lighting is soft (no harsh fluorescent) but bright. Extras: Potpourri for scent. 

The recreation room. An atmosphere of relaxation, activity and fun pervades. Basics: Open space to accommodate an assortment of activities. Fireplace or wood stove clean with fresh logs. Extras: Track lighting. Ceiling fan. 

The garage. Convenience is the key here (the perfect garage holds only cars). Basics: Uncluttered space. Sell, giveaway or toss unnecessary articles. Clean oily cement floor. Strong overhead light fluorescent or bulb). Orderly storage area, tidy workbench. 

The basement. Organize, hang tools on peg boards, and put things on shelves. Cure damp smell by placing bag of limestone in damp area. Clean water heater outside, change furnace filter, make inspection access easy. Brighten basement by painting walls. 

The attic. Yes, it's for sale, too. Tidy it up. Light it up. Again, pack anything you're going to move. Get rid of the rest. Be sure your energy-saving insulation is apparent and the air vent works. 

Questions And Answers

Should we redecorate?

The big problem in major redecorating arises because it is very difficult to anticipate the tastes of strangers. Best to stick to fresh paint in very neutral colors and present a sparkling clean house without the redecorating expense. 

Is it possible to over improve?

Yes. Your landscaping may be divine; you may have the only cabana and swimming pool in the neighborhood, but it may be difficult to sell a $160,000 home in an area of $130,000 homes. Consult your listing broker to determine if added improvement means added marketability. 

Are "fixing up expenses" tax deductible?

Yes. You can reduce your taxable capital gain by "fixing up",' but only under strict guidelines. Check with your tax consultant for details. 

Many states now require that sellers provide buyers with either a residential property disclosure or a disclaimer statement.

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