When commissioning a major home upgrade, it pays to double-down on every detail to avoid surprises. This is especially true if your project is part of a grand plan to maximize the potential value of your home ahead of a sale.
The harshest realities include the risks that your costs blow out and the work runs over time. This can reduce the return on your investment and impact the funds available for you to purchase your next property.
As an experienced real estate agent, I’ve worked with many homeowners who made significant investments before putting their homes on the market.
This is a smart move if you’re prepared to dedicate the time and effort to manage the project costs and timelines or hire someone to look after this for you.
The most popular upgrade ahead of a sale is the replacement of the kitchen, which can add 15% or more to your asking price. If you’re considering upgrading your kitchen, here’s a list of issues to watch out for. Getting them right can save you thousands of dollars in unnecessary costs.
Big money decision
Remaking a kitchen can be surprisingly expensive. If the aim of the project is to increase the value of your home ahead of a sale, talk to an experienced agent (I’d be happy to help!) before committing your cash. While that idea of increasing your sale price by 15% can sound attractive, it does depend on the state of your current kitchen. There could be other areas of your home that would offer a better return on your investment.
Avoid rip and replace
Only pull out the entire kitchen if the structure of your cabinets is in bad shape. Otherwise, maintain the basic structure and look at options to replace the doors, cupboards and handles and potentially the benchtops. This will save you thousands of dollars.
Light it up
It’s easy to forget the importance of lighting in a kitchen but getting lighting right can really elevate your kitchen. Key areas are the food preparation area, stove and sink which you’ll want to be able to see without shadows. Consider options to install lighting under cabinets or pendulum lights over island benches are very on trend right now.
Sweat the small stuff
Be specific about the placement of electricity sockets. You’ll need them for coffee makers, kitchen appliances and don’t forget your Alexa or Google Home. It can also help to have a charging bay for phones and devices. Also consider how you’ll ventilate the kitchen. You’ll want to be able to remove smoke and cooking smells.
Twice the impact
Buyers expect modern kitchens to have two sinks. One to rinse or stack dishes into and the other to wash. Don’t settle for anything less. And choose smart looking faucets.
Plumb job
If you reorganize the layout of the kitchen, your plumbing and electrical wiring costs will escalate dramatically. Only change the design if absolutely necessary. Or look at new design options that don’t involve moving your plumbing or wiring.
Uniform appliances
If you’re installing a new cooker, oven and microwave, use the same manufacturer. It gives a sense of synergy that buyers love. Mixing brands in the kitchen leaves the impression of a piecemeal makeover.
Counter argument
Countertops can be expensive. If you were staying in the home for years to come, perhaps quartz or stone would be a great investment. But if you’re about to sell, you’ll find there are great looking alternatives in lower price brackets that look smart and give you a great return at sale time.
Off the wall
Wall-mounted faucets are the height of fashion, but you need a style of kitchen that can pull it off. They make cleaning a lot easier but hark back to a bygone era so consider whether it’s the look you’re going for. If it requires moving the plumbing, consider other options.
Unbox immediately
Building materials tend to turn up all at once, and it’s tempting to put aside the cartons until you’re ready to install what’s inside them. Don’t do that. Check everything when it’s delivered. You don’t want to discover the tiles are the wrong shape, the incorrect stove has been sent out or the refrigerator doesn’t fit.