What a kitchen renovation taught me
Some renovations pay you back when you sell, and some just cost you money. The trick is knowing which is which before you start.
I've bought, renovated, and sold 11 homes of my own across BC, and I learned a lot of this the hard way. One of my favorite projects was a complete kitchen replacement. When I bought the house, the kitchen was original from the late '70s.
I gutted the whole thing, replaced and repaired the drywall, and had an electrician wire in pot lights across the ceiling. For the cabinets, I went with 3Gen Cabinetry right here in Williams Lake. They arrived pre-assembled, which saved a lot of time on the install.
The pot lights made a huge difference to the overall look. I placed them in line with the cabinets, so the light falls right where you need it most. I also added lighting under the upper cabinets. It took little effort and didn't cost much, but it gave the kitchen that extra high-end look.
One lesson I learned: always double-check other people's work, including measurements and what's being ordered. We had a couple of mix-ups from wrong measurements. People are human and small mistakes happen, but they can add a lot of time to a project. Checking the numbers yourself will save you both time and money.
That kitchen made a real difference when it came time to sell. But not every big project does. Here's what I tell homeowners in Williams Lake and around the Cariboo who are wondering whether to fix up before they list.
Projects that usually pay off
Kitchens top the list. Buyers spend a lot of time picturing themselves in the kitchen, and a dated one can drag down how they see the whole house. A well-planned update, even a modest one, often makes a home feel move-in ready.
- Kitchens: new counters, cabinet doors or paint, modern hardware, and updated lighting can go a long way without a full gut.
- Fresh paint: neutral colours throughout make rooms look bigger, cleaner, and easier for buyers to imagine as their own.
- Lighting: bright, updated fixtures change how a home feels in photos and at showings, especially through our long Cariboo winters.
- Curb appeal: a tidy yard, a clean entry, and a fresh front door set the tone before anyone steps inside.
- Bathrooms: new fixtures, re-caulking, and a clean, simple look help buyers feel the home has been cared for.
What Cariboo buyers look for
Selling a home in the Cariboo isn't the same as selling in the city. Buyers here think about winter, wildfire season, and rural living, so a few things carry extra weight.
- Heating: buyers want to know the house stays warm and affordable through a long winter. If you have a wood stove, a current WETT inspection gives buyers and their insurers peace of mind.
- Windows and insulation: drafty old windows are one of the first things buyers notice in January. Updated windows and good insulation are a strong selling point.
- The roof: a roof that handles heavy snow load without trouble matters here. Know its age and condition before you list.
- Well and septic: on rural properties, buyers will ask. A recent water test and septic inspection answer those questions early and help keep a deal together.
- Shops, garages, and outbuildings: space for trucks, sleds, boats, and gear is a big draw. Clean them out and fix obvious problems so buyers can picture using them.
- Driveways and access: a well-maintained driveway or access road that's usable year-round reassures buyers, especially on acreages.
- FireSmart yards: clearing brush, dead branches, and firewood piles away from the house makes a property look cared for and shows buyers you've taken wildfire risk seriously.
Projects that often don't
The projects that hurt are the ones that cost more than buyers in your area will pay for. A few to think twice about before listing:
- Big additions: they take months, cost a lot, and rarely return what you put in by the time you sell.
- High-end finishes beyond the neighborhood: marble counters and luxury fixtures won't lift your price much if comparable homes nearby don't have them.
- Very personal choices: bold colours, unusual layouts, or specialty features you love may not appeal to most buyers.
- Last-minute rushed projects: a half-finished or rushed job can raise more questions than it answers.
Every home and market is different, which is why it's worth getting a second opinion before you spend.
Small, cheap fixes worth doing before you list
Some of the best money you'll spend is on small things. Buyers notice them right away, and they add up to an impression of a well-kept home.
- Fix drippy taps, sticky doors, and loose handles.
- Replace burnt-out bulbs and mismatched light covers.
- Touch up scuffed walls and trim.
- Clean carpets, windows, and grout.
- Declutter and clear off counters so rooms feel open.
- Tidy the yard, clear the driveway, and make the entry welcoming.
None of these take long or cost much, but together they can make a real difference in how buyers feel walking through.
Thinking about selling? Let's walk through your home
If you're wondering whether to renovate before you sell, I'm happy to come by and give you my honest take. I'll tell you which projects I think are worth doing, which ones to skip, and what your home might be worth as it stands. No pressure and no obligation.
Give me a call,(250)267-6490 send me a message on Facebook, or reach out through rickbaerg.com.
Rick Baerg, REALTOR RE/MAX Williams Lake Realty
