Separate repairs from improvements
Start with a walk-through and a written list: what needs professional attention, what affects presentation and what is optional. Address underlying problems rather than covering them with cosmetic work. Sue can help prioritize the list, while qualified trades assess the work and provide estimates.
Spend where buyers will notice
A tidy entrance, clear rooms, good lighting and well-maintained finishes may be enough to improve presentation. Compare smaller updates with major kitchen, bathroom or basement work before committing. No renovation has a guaranteed return; cost, timing, workmanship and comparable homes all matter.
Check permissions before work begins
Before structural changes or larger projects, check permit requirements with the municipality and any condominium requirements with the corporation. Obtain a written scope, quote and schedule. Leave time for completion and photography, and agree separately on any cleaning or staging arrangements before committing to a listing date.
Give each proposed job a purpose
Ask what the work changes for a buyer, what it costs in total, and whether it delays listing. Separate a repair from a cosmetic choice.
- Repairs: obtain a qualified assessment of condition and safety before choosing the work.
- Presentation: compare cleaning, lighting, paint and layout against actual buyer objections.
- Major upgrades: compare quotes, permits and completion risk with relevant finished and unrenovated sales.
Calculate the hurdle, not a promised return
Hypothetical comparison with selling in the current condition, in Canadian dollars. Assume C$12,000 for work and C$3,000 in added holding expenses, including applicable taxes. Test different sale-price increases and additional selling costs, also tax-inclusive. The sale-price changes are assumptions, not promised renovation returns; the additional fees are not a commission schedule. At a C$15,000 price increase, C$1,000 in extra selling costs would still leave you C$1,000 behind. Review comparable sales, written quotes and the completion timetable with Sue before choosing.
Swipe sideways to see every column. With a keyboard, focus the table and use the arrow keys.
| Assumed price increase · C$ | Work + added holding · C$ | Extra selling costs · C$ | Net change · C$ |
|---|---|---|---|
| 0 | -15,000 | 0 | -15,000 |
| 15,000 | -15,000 | -1,000 | -1,000 |
| 25,000 | -15,000 | -1,500 | 8,500 |
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