{"id":21484,"date":"2026-07-23T08:00:00","date_gmt":"2026-07-23T12:00:00","guid":{"rendered":"https:\/\/www.zolo.ca\/blog\/?p=21484"},"modified":"2026-07-23T11:31:49","modified_gmt":"2026-07-23T15:31:49","slug":"things-to-repair-before-selling-house","status":"publish","type":"post","link":"https:\/\/www.zolo.ca\/blog\/things-to-repair-before-selling-house","title":{"rendered":"What Not to Fix When Selling a House: A Canadian Guide to Smart Pre-Listing Repairs"},"content":{"rendered":"\n\n\n<p>National spending on home renovations rose by about <a href=\"https:\/\/globalnews.ca\/news\/10771530\/home-renovation-spending-toronto-vancouver\/\">$300 billion<\/a> between 2019 and 2023. With many Canadians engaging in home renovation projects during the pandemic era, this spending makes sense. However, the real estate market has changed in the last few years, and it\u2019s important that you research what not to fix when selling a house if you\u2019re looking to move soon.\u00a0<\/p>\n\n\n\n<p>Many sellers spend thousands of dollars on home renovations they hope will boost their home\u2019s value, only to lose money on their initial investment because they can\u2019t recoup the cost. We will explore common repairs to make, what not to fix when selling a house, and when selling as-is may make more sense. Knowing where to spend and where not to spend can help you avoid over-improving, reduce stress, and keep more of your profit when it\u2019s time to move.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"key-takeaways\">Key Takeaways<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Major renovations, fixing minor cosmetic flaws, brand new flooring, and new appliances rarely make financial sense before selling a home<\/li>\n\n\n\n<li>To minimize unnecessary expenses, ensure that the repair costs will offer a return on investment<\/li>\n\n\n\n<li>An experienced real estate agent can help advise you on the smartest repairs to make based on the current market conditions<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"deciding-what-to-fix-versus-leave-as-is\">Deciding What to Fix Versus Leave As Is<\/h2>\n\n\n\n<p>Recent market research from <a href=\"https:\/\/betterbid.ca\/article\/renovation-cost-explosion-canada\">BetterBid<\/a> found that 92% of homeowners have underestimated true project costs, and the biggest risk is beginning a renovation with an incorrect budget. The data showed that a basement finishing project that cost around $25,000 in 2019 can now cost up to $60,000 due to a 43% increase in material costs over that period and a skilled labour shortage. Therefore, deciding what to fix and what to leave as is before listing your home for sale is essential, as it can save you time and money.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-selective-finishes-over-full-renovations-nbsp\">Selective Finishes Over Full Renovations&nbsp;<\/h3>\n\n\n\n<p>Many homeowners assume that full upgrades will significantly boost their home value. However, the consensus among experts is that selective home improvements often make more financial sense, since there are no guarantees that prospective buyers will be willing to pay more for the modifications that you make.<\/p>\n\n\n\n<p>James Milonas, known as James In The City, a Realtor with <a href=\"http:\/\/jamesinthecity.com\">The Agency Toronto West<\/a>, noted that he has recently advised clients to consider upgrades to their kitchens and bathrooms in the GTA market. He worked with a client who struggled to sell their home with a previous real estate agent, so he urged them to spend $10,000 or less on updating the bathroom. In the end, an $8,500 investment returned $60,000 as an increased selling price compared to their previous listing. Based on his observations, buyers don\u2019t want to put in major work in some markets because it\u2019s difficult to secure tradespeople, and they&#8217;re already stretched financially.<\/p>\n\n\n\n<section class=\"wp-block-zolo-related flex items-center py-6 leading-tight border-t border-b border-blacklight undefined\"><p class=\"font-serif pr-6 md:pr-12 mr-6 md:flex-shrink-0 border-r border-blacklight\">Related content<\/p><p class=\"related-link w-full my-0\"><a href=\"https:\/\/www.zolo.ca\/blog\/home-selling-checklist\">Home Selling Checklist: A Step-by-Step Guide for Selling Your Home in Canada<\/a><\/p><\/section>\n\n\n\n<p>According to the <a href=\"https:\/\/www.jlconline.com\/cost-vs-value\/2025\/\">2025 Cost vs. Value Report<\/a>, the top three renovations in the American market with the highest ROI are garage door replacement (268%), steel door replacement (216%), and manufactured stone veneer (208%). While the American market is very different, these projects frequently provide a high return.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"what-not-to-fix-when-selling-a-house\">What Not to Fix When Selling a House<\/h2>\n\n\n\n<p>One of the most important factors to consider before deciding on repairs to make before selling a house is whether the repair will increase the resale value by more than it costs. For example, you may feel that completing a full <a href=\"https:\/\/www.zolo.ca\/blog\/kitchen-renovation\">kitchen renovation<\/a> is worth it, but a potential homebuyer may have a completely different vision for the space.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-1-minor-cosmetic-flaws\">1. Minor Cosmetic Flaws<\/h3>\n\n\n\n<p>Minor cosmetic flaws, such as normal wear on hardwood floors, small wall dents, minor driveway cracks, or slightly outdated light fixtures, likely won\u2019t make or break a deal. If you\u2019re not keen on <a href=\"https:\/\/www.zolo.ca\/blog\/diy-projects-for-homeowners\">DIY projects<\/a> or don\u2019t have the skills, you could risk causing further damage. The experts acknowledged that regular wear and tear is expected and that you don\u2019t have to address every single minor cosmetic issue.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-2-major-renovations\">2. Major Renovations<\/h3>\n\n\n\n<p>Major remodels, especially highly personalized, costly renovations, rarely yield a 100% return on investment (ROI). For instance, a standard kitchen remodel can start at $35,000, and it rarely adds that much to the final sale price. Based on data compiled by <a href=\"https:\/\/meinhaus.ca\/articles\/the-ultimate-home-renovation-cost-guide-in-canada-2025-edition\">Meinhaus<\/a>, you can expect a 75% to 90% ROI when you try to sell your home. Therefore, a complete gut job of a kitchen, bathroom, or basement is a repair to avoid.<\/p>\n\n\n\n<p>Moreover, a hidden cost of major renovations is that you may have to spend thousands on temporary accommodations if you\u2019re unable to live at home. This project could also delay your home sale listing by months, and it\u2019s definitely high on the list of what not to fix when selling a house.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-3-brand-new-carpeting-or-high-end-flooring\">3. Brand New Carpeting or High-End Flooring<\/h3>\n\n\n\n<p>Unless the carpet is visibly ruined or your existing floors are badly damaged, new flooring is not a smart investment, as buyers often prefer to choose their own flooring style after moving in. You can end up <a href=\"https:\/\/constructem.ca\/hardwood-flooring-cost-estimator-the-ultimate-2026-guide\/\">spending $10,000 to $25,000<\/a> to install hardwood flooring over 1,000 square feet, so as <a href=\"https:\/\/www.zolo.ca\/blog\/how-to-calculate-square-footage\">square footage<\/a> climbs, it can quickly become one of the more costly repairs, with final costs depending on the wood type and installation process, and you likely won\u2019t recoup your investment.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-4-new-appliances\">4. New Appliances<\/h3>\n\n\n\n<p>When it comes to appliances, you\u2019ll want to ensure that they\u2019re in working order. If appliances are functional, don\u2019t replace them solely for aesthetics, since many buyers prefer to choose their own appliances, and replacement creates an unnecessary upfront cost.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"the-most-important-things-to-fix-when-selling-a-house\">The Most Important Things to Fix When Selling a House<\/h2>\n\n\n\n<p>If you want to ensure your home sale goes smoothly, you\u2019ll want to make some crucial fixes. Most Canadian buyers are looking for structural integrity and reassurance that their home will last for years to come.<\/p>\n\n\n\n<p>Experts advise focusing on affordable fixes instead of major upgrades, since fresh paint, updated light fixtures, and cabinet hardware can help attract buyers. These smaller updates can improve buyer perception, create a more inviting space, and avoid unnecessary expenses. They can also be completed in a weekend, so you don\u2019t delay the process by a few months.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-1-safety-hazards-amp-structural-issues\">1. Safety Hazards &amp; Structural Issues<\/h3>\n\n\n\n<p>While there are many low-cost improvements that can boost your home\u2019s resale value, it\u2019s worth noting that structural issues or serious safety hazards can prevent the deal from going through or lead to lower offers. Therefore, it\u2019s essential to prioritize fixing any hazards or issues that could ruin a potential deal. For instance:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Roof damage\u00a0<\/li>\n\n\n\n<li>Foundation cracks<\/li>\n\n\n\n<li>Plumbing or electrical hazards<\/li>\n\n\n\n<li>Mould or pests<\/li>\n<\/ul>\n\n\n\n<p>These are all issues that will get mentioned in a buyer\u2019s <a href=\"https:\/\/www.zolo.ca\/blog\/home-inspection-checklist\">inspection report<\/a>, so you\u2019re better off trying to address them in advance so that you\u2019re not under pressure trying to get a roof fixed or mould remediated.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-2-deferred-maintenance\">2. Deferred Maintenance<\/h3>\n\n\n\n<p>Issues related to deferred maintenance probably won\u2019t stop a sale from going forward, but may affect how much buyers offer for a home or allow buyers to negotiate the price down. Addressing these issues could mean less buyer hesitation:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Broken or foggy windows<\/strong> &#8211; Since air can escape through windows, this could also drive up energy costs<\/li>\n\n\n\n<li><strong>Broken appliances<\/strong> &#8211;\u00a0 If the microwave or dishwasher isn\u2019t working, it can indicate to buyers that the home isn\u2019t well-maintained<\/li>\n\n\n\n<li><strong>Old\/outdated water heater <\/strong>&#8211; Buyers may not want to stress about purchasing a new water heater<\/li>\n\n\n\n<li><strong>Old\/outdated HVAC<\/strong> &#8211; A new furnace can have a major impact on energy bills, and it can alter a home\u2019s resale value<\/li>\n<\/ul>\n\n\n\n<section class=\"wp-block-zolo-related flex items-center py-6 leading-tight border-t border-b border-blacklight undefined\"><p class=\"font-serif pr-6 md:pr-12 mr-6 md:flex-shrink-0 border-r border-blacklight\">Related content<\/p><p class=\"related-link w-full my-0\"><a href=\"https:\/\/www.zolo.ca\/blog\/home-appraisal-for-sellers\">Home Appraisal for Sellers in Canada: How It Works &amp; How to Maximize Value<\/a><\/p><\/section>\n\n\n\n<p>Since the average cost of an HVAC system in Canada ranges from $5,000 to $15,000, you\u2019ll want to plan for it in advance. Additionally, replacing outdated equipment can support energy efficiency and be a selling point for buyers.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-3-first-impression-fixes\">3. First Impression Fixes<\/h3>\n\n\n\n<p>You&#8217;ll want to boost your property&#8217;s curb appeal so small flaws don&#8217;t turn away visitors during an open house or <a href=\"https:\/\/www.zolo.ca\/blog\/showing-your-home-for-sale\" type=\"post\" id=\"21496\">private viewing<\/a>. First impressions can shape a buyer\u2019s perception of the property and encourage them to make an offer.\u00a0<\/p>\n\n\n\n<p>The following are first impression fixes to consider:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Garage door replacement<\/strong> &#8211; <a href=\"https:\/\/davidfarnham.royallepage.ca\/blog\/119\/Renovations+With+The+Highest+Roi+In+Canada+%282025+Edition%29\">Recent research<\/a> indicates that Canadians are focusing on curb appeal, and a new garage door is at the top of most lists for the best ROI<\/li>\n\n\n\n<li><strong>Front door repaint or replacement<\/strong> &#8211; This project historically has the highest ROI when selling your home<\/li>\n\n\n\n<li><strong>Repainting bold or trendy colours with neutrals<\/strong> &#8211;\u00a0 Most buyers will customize this on their own in the first year<\/li>\n\n\n\n<li><strong>Light landscaping<\/strong> &#8211; Fresh mulch, mowing, edging, weeding, trimming overgrown bushes, etc., will make your home look more presentable, especially in the summer months when buyers are thinking about how they can host friends and family<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"selling-a-house-as-is\">Selling a House As Is<\/h2>\n\n\n\n<p>As the name suggests, when a house is \u201csold as is,\u201d the seller isn\u2019t willing to make any repairs before closing. Selling as is can be a practical way of minimizing unnecessary expenses when repair costs are too high to justify. Moreover, since you don\u2019t have to deal with any improvements and conditions, you can close the deal faster and avoid the stress that comes with trying to find the right buyers to renovate your property.&nbsp;<\/p>\n\n\n\n<p>There are a few common scenarios where it makes sense to avoid stressing about what repairs to make and just offer your home as is:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>You want to sell quickly due to unique circumstances <\/strong>&#8211; If you\u2019re going through a major life change, you may not have the capacity to deal with figuring out what not to fix when selling a house<\/li>\n\n\n\n<li><strong>You\u2019re not certain that making the repairs before selling will be worth it <\/strong>&#8211; If a home requires extensive work that you don\u2019t have the capital or time for, you\u2019re better off selling<\/li>\n\n\n\n<li><strong>The local market is hot <\/strong>&#8211; Buyers aren\u2019t concerned about cosmetic upgrades or any modifications\u00a0<\/li>\n\n\n\n<li><strong>You inherited a property<\/strong> &#8211; You want to <a href=\"https:\/\/www.zolo.ca\/blog\/help-sell-your-home-fast\">sell quickly<\/a> and don\u2019t want to deal with renovations\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-cons-of-selling-your-home-as-is\">Cons of Selling Your Home As Is<\/h3>\n\n\n\n<p>While it can be tempting to avoid stressing about what to fix when selling a house, there are drawbacks to this approach:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Lower sale price <\/strong>&#8211; You may not be able to get the best possible price for your property. Potential buyers will factor in the expected repair costs of major projects (new roof, HVAC system replacement, etc.) when making an offer<\/li>\n\n\n\n<li><strong>Limiting your buyer pool<\/strong> &#8211; Since most first-time buyers want a home that\u2019s ready to move into, you could be stuck haggling with investors who will try to bring the price down<\/li>\n<\/ul>\n\n\n\n<section class=\"wp-block-zolo-related flex items-center py-6 leading-tight border-t border-b border-blacklight undefined\"><p class=\"font-serif pr-6 md:pr-12 mr-6 md:flex-shrink-0 border-r border-blacklight\">Related content<\/p><p class=\"related-link w-full my-0\"><a href=\"https:\/\/www.zolo.ca\/blog\/negotiate-house-sale-price\">How to Negotiate the Best House Sale Price<\/a><\/p><\/section>\n\n\n\n<p>It\u2019s also important to note that potential issues could arise if you don\u2019t offer transparent disclosure about major defects. Every province has certain laws about what the seller has to disclose, and you want to ensure that you don\u2019t get sued.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"bottom-line\">Bottom Line<\/h2>\n\n\n\n<p>If you\u2019re looking to maximize your home\u2019s value before listing it, it can be just as important to focus on what not to fix when selling a house. While it can be tempting to pour money into your home if you\u2019re looking to sell it in the near future to maximize your potential profit, the harsh reality is that you can overinvest if you\u2019re not properly informed on what to fix before selling a house.<\/p>\n\n\n\n<p>Talking with an experienced local <a href=\"https:\/\/www.zolo.ca\/sell\">Zolo agent<\/a> can help you determine the best repairs to make before you list your home for sale to maximize your profit.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"what-not-to-fix-when-selling-a-house-faqs\">What Not to Fix When Selling a House FAQs<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-nbsp-is-it-worth-updating-a-kitchen-before-selling-a-house-in-canada\">&nbsp;Is it worth updating a kitchen before selling a house in Canada?<\/h3>\n\n\n\n<p>Kitchen updates can lead to a higher asking price for your home; however, small improvements before listing, like fresh paint, cabinet hardware, and other minor updates, usually outperform a major remodel.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-should-i-fix-a-cracked-foundation-before-listing-my-home\">Should I fix a cracked foundation before listing my home?<\/h3>\n\n\n\n<p>Structural issues like cracked foundations are often found on a home inspection and could cause the buyer to ask for a price reduction, or they could walk away from the deal. Therefore, fixing it upfront protects your home&#8217;s value and prevents deals from falling through.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-can-i-sell-my-house-as-is-to-avoid-making-repairs\">Can I sell my house &#8220;as-is&#8221; to avoid making repairs?<\/h3>\n\n\n\n<p>Yes, you can sell your home as-is in Canada to avoid repairs before selling. An as-is sale is often the better choice when the full cost of repairs would be too high relative to the home&#8217;s likely sale price. However, you will likely need to price your home lower to appeal to buyers. Additionally, you still need to disclose any material latent defects, such as mould issues, water damage, structural problems, and more.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-does-a-new-roof-add-value-when-selling-a-house\">Does a new roof add value when selling a house?<\/h3>\n\n\n\n<p>Replacing your roof may not increase your asking price dollar-for-dollar, as <a href=\"https:\/\/www.jlconline.com\/cost-vs-value\/2025\/\">research shows<\/a> you can expect a 50% to 68% return on your investment, depending on the materials used. However, the roof is considered one of the most important things to fix when selling a house because it prevents buyers from walking away or demanding massive price drops during negotiations.<\/p>\n\n\n\n<p><\/p>\n\n\n\n<p><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Learn what not to fix when selling a house plus the most important things to fix for a successful sale<\/p>\n","protected":false},"author":106,"featured_media":20590,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[48],"tags":[],"guide":[],"class_list":["post-21484","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-selling"],"acf":[],"zolo_excerpt":"","_links":{"self":[{"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/posts\/21484","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/users\/106"}],"replies":[{"embeddable":true,"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/comments?post=21484"}],"version-history":[{"count":7,"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/posts\/21484\/revisions"}],"predecessor-version":[{"id":25663,"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/posts\/21484\/revisions\/25663"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/media\/20590"}],"wp:attachment":[{"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/media?parent=21484"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/categories?post=21484"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/tags?post=21484"},{"taxonomy":"guide","embeddable":true,"href":"https:\/\/www.zolo.ca\/blog\/wp-json\/wp\/v2\/guide?post=21484"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}