Home improvements can be an excellent way to attract prospective buyers and increase your sale price. But you also need to know what not to fix when selling a house so you can save money.
The best way to decide what to fix and what not to fix when selling a house is by talking to a local real estate agent. Your realtor will know which upgrades most appeal to local buyers and which likely won't be worth the investment.
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What not to fix when selling a house
1. Remodeling the kitchen
A kitchen remodel can quickly eat up a lot of your funds, and there’s no guarantee that you’ll make that investment back when you sell. Major kitchen remodels can cost anywhere from approximately $79,000–158,000, but the return on investment (ROI) is only 38–49.5%.[1]
While a renovated kitchen can appeal to some buyers, it’s important that you don’t spend too much money on a remodel. Instead, a minor remodel will provide a much higher return. Minor remodels cost about $27,000 on average, with the ROI being close to 100%.[1]
You’ll want to work with a real estate agent to decide if your kitchen needs renovations and whether particular upgrades are more important to buyers than others. In some markets, for example, most buyers may want to do their own kitchen remodels, so they won’t be put off by a kitchen that is slightly out of date.
2. Renovating the bathroom
A bathroom remodel can also attract buyers, but it's generally only worthwhile if you avoid costly repairs. A major bathroom remodel may look impressive, but it’s rarely able to increase your home’s sale price enough in order to justify the expense.
An upscale bathroom remodel will set you back nearly $79,000 on average but provide an ROI of only 45.1%. In contrast, a midrange remodel will cost around $25,000, with about 74% of that cost recouped through a higher home value.
There’s even less justification for adding a completely new bathroom, which has a low ROI of under 35% despite sometimes costing upwards of $100,000.[1]
Again, you should talk to a realtor before deciding what to fix in your bathroom. Your realtor can recommend a to-do list of minor or major repairs that will most likely increase buyer interest.
3. Replacing windows
Window replacement generally doesn't add much value to your home. New windows can cost over $20,000, but you’ll make back only around 63–67% of that investment when you resell.[1] Generally, vinyl windows have a better ROI than wood ones, but neither is particularly great for increasing your home’s curb appeal. And windows are rarely a deal breaker for prospective buyers.
4. Repairing minor plumbing or electrical issues
You may not need to repair a leaky faucet or a faulty light switch when selling a house. Buyers will generally overlook minor electrical issues or plumbing problems so long as they aren't safety hazards. All you need to do is disclose these issues to the buyer.
That said, unless you plan to sell your house as is (i.e., without any repairs), you should fix major issues with plumbing and electrical wiring. These issues can present safety risks, and not fixing them will deter buyers and could make it difficult for them to get a mortgage.
5. Replacing the carpet
New carpet won't increase your home’s value by much, with a return of only 20–40%.[2] Many buyers dislike carpet or want a different color carpet than you’ve chosen. While new hardwood floors are among the best home improvements to attract potential buyers, carpet in particular isn’t a good investment.
As one Reddit user points out, “Unless [the carpet] is so horrific that the real estate agent tells you to do it, do not. The new owner will not like your color choice and will just rip it out when they move in. i.e. a waste of money.”
The one advantage to carpet, however, is that it's cheap, costing just $4–6.50 per square foot.[2] So if your carpet is in such bad condition that it might scare away buyers, it may be worth the relatively small investment. Otherwise, you’re probably better off letting buyers choose flooring after they move in.
6. Buying new high-end appliances
If your kitchen appliances are broken, you’ll definitely want to replace them. A broken refrigerator, for example, will turn away potential buyers. But you should avoid investing in high-end ones.
You’ll usually be better off investing in basic or mid-range appliances. For example, a basic refrigerator costs just $200–600, but a high-end one can set you back $5,000.[3]
As one Reddit user says, “For a normal house in a normal neighborhood, new appliances don't add value but rather help in not subtracting value. As long as the appliances are clean, in working order, and are not so outdated that they immediately turn off buyers they are fine.”
7. Finishing remodeling projects
An unfinished basement or attic is usually better left as is. Trying to complete a major remodeling project is a big investment of time and money, and it won’t necessarily add enough value to your house to justify the expense.
In fact, an unfinished basement or attic can be a selling point for some buyers as it allows them an opportunity to create a new space according to their tastes. That may explain why only 5% of realtors recommend sellers invest in a basement conversion before selling.[4]
Similarly, partial room upgrades can actually make the home selling process more difficult. Buyers may assume that the upgrade has been left unfinished because the seller ran out of money and is desperate to sell, so buyers may try to negotiate more aggressively for a lower sale price.
How to decide what not to fix when selling a house
Consult a realtor
You should consult a realtor before deciding what not to fix before selling your house. A realtor has insights into what buyers are looking for in your area and whether local market conditions justify investing in a particular DIY project.
For example, while new windows might not be a major concern in warmer climates, in colder areas like the Midwest and New England, they could be much more important to buyers. Similarly, if you live in an area where homes are selling quickly, selling a house that needs work may be easy compared to areas where there are fewer buyers.
A realtor will conduct a comparative market analysis (CMA) for you. A CMA will enable you to learn what similar houses in your area are selling for and what types of renovations and repairs buyers expect. Realtors can also help you arrange a pre-listing home inspection report so you'll know exactly what repairs are needed.
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Determine the cost vs. the return on investment (ROI)
When deciding which repairs to undertake, it’s important to compare how much money you’ll have to invest in them versus what your return on investment (ROI) will be when you sell. Some big-ticket renovations, like a kitchen or bathroom remodel, can look impressive, but they rarely justify the expense.
To determine whether a particular repair has a good ROI, get quotes from contractors. Be sure to get multiple quotes so that you have a realistic range of what a project could cost. Then, compare the cost with how much extra value such projects will add.
You can find a project’s ROI by using online resources, such as The Journal of Light Construction’s Cost vs. Value report, or by talking to a real estate agent.
Evaluate the impact on buyers
Consider how certain repairs may impact the type of buyer you’re trying to attract. For example, some buyers look for affordable homes that they can update on their own. But buyers of high-end properties may expect fully remodeled bathrooms and kitchens with new appliances.
Similarly, some repairs may be necessary in order for buyers to qualify for a mortgage or home insurance. For instance, if you’re trying to sell a home in poor condition with a leaky roof, that could present a safety risk that makes it impossible for buyers to get insurance.
Talk to a realtor to learn what buyers you want to attract and what repairs those buyers will expect.
Consider your timeline
Your timeline determines what repairs you can take on. If you need to sell within a couple of months, for example, then a major renovation project could be risky. In that case, minor projects, like adding a fresh coat of paint, can impress buyers without costing much time or money.
If you need to sell your house as fast as possible, you could sell as is to a company that buys houses for cash. These companies often buy homes in any condition and can close in a couple of weeks.
You'll want to compare all your options before accepting a cash offer. A fast, easy way to compare options is through Clever Offers. We'll get you offers from vetted cash buyers in your area and help you sell in 7 days or less. Fill out this short form to sell your house fast.
FAQ
What's the average cost to fix up a house to sell?
The average cost to fix up a home depends on the extent of renovations needed and the costs of materials and labor in your area. According to data from Clever Real Estate, in 2025, 53% of homeowners say they plan to spend at least $5,000 on renovations, while 40% plan to spend $10,000 or more.
When is a house not worth fixing?
A house may not be worth fixing if you don’t have the time or money for repairs, in which case you could sell as is to a company that buys houses for cash. Also, if you live in a market where homes are in high demand, buyers may be willing to overlook even major needed repairs.
What stops a house from selling?
The issues that stop a house from selling vary by market. However, many buyers refuse to buy a house that requires major repairs, such as a new roof, HVAC system, or major electrical work. Learn more about selling a home that needs work.
What hurts house resale value?
Many issues can hurt resale value, including maintenance issues, a poor location, outdated decor, a leaky roof, and code violations. What hurts resale value the most varies by local market. A real estate agent can help you decide on the best home improvements for resale in your area.