What Not to Fix When Selling a House in South East London

When you are selling a property, it can be beneficial to make it as appealing as possible for prospective buyers, but spending large amounts of money on repairs and improvements might not be cost-effective. For example, replacing bathroom fixtures could cost thousands and you may not recoup the full cost in the sale price – so it’s important to know what not to fix when selling a property.

When people buy a new property, they will often want to put their own stamp on it and choose styles that are to their own taste. They may be happy to overlook minor issues, so you could end up spending time and money on unnecessary repairs.

If you are selling an older property in South East London areas such as Lewisham or Southwark, the property condition may not be as good as newer, similar properties in the area. However, before you start ripping up floorboards, read on for advice on which repairs to focus on and which to avoid.

Deciding what not to fix when selling a house

Selling a property comes with a long list of costs, including solicitors’ fees and estate agent fees, so you don’t want to spend unnecessary money on repairs that won’t substantially increase the sale price. Many fixes are not essential for the sale, so you should save your money and only make repairs to the issues that are likely to devalue the property.

Any major structural issues will come up in the survey and will reduce the value of your property but as for minor cosmetic issues, it usually isn’t worthwhile paying for expensive repairs. Major landscaping may also be a wasted expense but any unsafe electrical, gas or plumbing issues should be rectified unless you are willing to adjust the sale price.

Fixes and repairs priority list

Before you consider calling your local tradespeople to get repair work done, take a look through our repair priority list to find out which fixes will be reflected in the sale price and what not to fix when selling a house.

What not to fix

1. Cosmetic upgrades

While a fresh coat of paint to cover marks on the wall is definitely worth doing, don’t spend a significant amount of money on decorating, as small scuffs will often be overlooked by prospective buyers. There is also a good chance that they will want to redecorate at some point, so your decorating costs could be pointless.

2. Replacing appliances

Appliances are not generally included when you sell a property, as buyers will usually have their own appliances to install, so don’t invest in replacing any old appliances. If any appliances are not in good working condition, this is not going to affect the sale.

3. Replacing laminate flooring or wall tiles

If there is a minor chip in a wall tile or scuff on your laminate flooring, it could be an expensive fix as sometimes the whole wall or flooring will need to be replaced. A small issue shouldn’t affect the sale, and the new owners can decide whether they want to repair it or leave it until they come to update the room.

4. Installing new fixtures and fittings

Fixing a leaky tap should be a relatively cheap job but deciding to replace the entire bath will be costly. Avoid installing new fixtures and fittings, as the buyers will prefer to choose their own.

5. Major landscaping

It is a good idea to tidy up your outdoor area to boost the curb appeal, but major landscaping work is expensive and may not be necessary. Upgrading a patio is an outlay that isn’t necessary, but mowing the lawn and cutting back some hedges should be on your priority list.

What you could fix

There are some fixes that could help achieve a higher asking price for your property, but you should only consider doing them if you have the time and money. These fixes are not essential for the sale but could help you to improve the appeal of your home:

1. Painting over hairline cracks

A quick coat of paint should cover any hairline cracks and won’t be an expensive job, especially if you have some paint left over. You could fill any indentations in the walls before painting over them to ensure the wall surfaces are smooth.

2. Replacing a cracked window

Unless it is a security or safety issue, a small crack in a window might not be essential for the sale but could be worthwhile fixing if you have time.

3. Deep cleaning carpets

If your property is mostly carpeted and there are stains or odours in the carpets, paying for deep cleaning will freshen them up and can make a big impression.

4. Sanding and painting windowsills

Sanding down your wooden windowsills and applying a fresh coat of paint or varnish is also a low-cost improvement that can uplift the appearance of the property if you have the time to do it.

5. Repainting the front door

If you have a wooden front door and the paintwork is in poor condition, it would be worthwhile spending time sanding it down and applying a new coat of paint, as the front door is one of the aspects of a property that will influence the first impression.

6. Energy efficiency upgrades

Some low cost energy efficiency upgrades may be worth doing, such as switching to energy efficient lightbulbs if they need replacing. Major upgrades such as installing a more energy efficient boiler or replacing windows with triple glazing are less likely to be worthwhile as the cost may not be reflected in the sale price.

What must be fixed

Any major concerns that affect safety, security or any significant property damage could devalue your property and result in missing out on a sale. You could look at selling the house in disrepair, but this will limit the number of prospective buyers, as not many people will want to buy a house that requires significant work.

You should definitely fix these types of issues before putting your house up for sale:

1. Electrical wiring, gas and plumbing issues

If your electrical wiring, gas or plumbing does not meet the required standards, this should be rectified before you sell your property. Plumbing leaks should be fixed, and the costs will vary depending on how hard it is to identify the source of the leak.

2. Structural cracks/subsidence

Any major structural issues with your property, including subsidence, should also be fixed. You may be able to get these issues repaired under your buildings insurance.

3. Rising damp

Rising damp is another issue that will come up in a home survey and will put a lot of buyers off. You should arrange for a damp proofing specialist to apply a suitable damp proofing method.

4. Leaking roof/missing roof tiles

A leaking roof should also be a top priority for fixing before putting the property on the market. Replacing a couple of tiles won’t be too expensive but will help ensure a sale.

5. Rotten joists

While rotten joists may not show up on a basic survey, if you know that there is an issue and you don’t disclose it, you could end up facing legal action, so issues such as rotten joists should be fixed before selling.

6. Japanese knotweed

You are legally required to disclose to buyers that your property has Japanese knotweed, and it can reduce your property value significantly, so it is generally better to treat it before putting your house on the market.

7. Asbestos

Another problem you are legally required to disclose to potential buyers when you are selling your home is the presence of asbestos if you are aware of it. You can still sell the property with asbestos-containing materials, but it is likely to put buyers off, so it is recommended to get it professionally removed.

Timeline considerations when deciding on repairs

When deciding whether to make repairs, an important consideration is how long the repair work is likely to take. If you are looking for a quick sale, spending money on major work could put your plans on hold for a while. Some repairs may add value to the property, but you could miss out on a property that you are interested in buying during this time.

There is also a risk that house prices could fall while you wait to get work done.

You may also find it difficult to find good quality tradespeople to complete work within the required timeframe.

What issues must you disclose to the buyer?

You are required to disclose any details that could impact a buyer’s decision to purchase the property. This includes:

• Structural issues
• Damp and mould
• Flood risks
• Pest infestations

Failure to disclose the required information could result in being sued under the Misrepresentation Act 1967.

Are you liable for repairs after selling a house?

If you have failed to disclose important information about the condition of the property that you were aware of, you could be forced to pay damages to the new buyer when selling a house in the UK.

As part of the sales process, you will be required to complete a TA6 Property Information Form and if you conceal a defect then the buyer could make a misrepresentation claim. For example, if you painted over damp to hide it, this is purposely misleading buyers.

You are not liable for repairs for minor defects that you were unaware of or that were identified in the survey and accepted by the buyer.

You must also disclose legal issues such as breaches of planning permission or boundary disputes.

Can I sell my house without making repairs?

Yes, it is possible to sell the property without making repairs if you disclose the information and the buyer still agrees to purchase the property. In this scenario, you would negotiate the price to reflect the costs required to rectify any issues. You will not be required to repair minor repairs or wear and tear, but issues such as structural cracks would need to be repaired or disclosed.

Can I sell my house if it needs major repairs?

Yes, some buyers will be prepared to buy a house that needs major repairs as they will be able to negotiate a lower sale price. However, you should decide whether you want to resolve the issue before selling a house, as it could be financially beneficial.

Should repairs be approached differently depending upon property type?

Yes, the type of property will also be a consideration when deciding on what repairs to do. For example, for modern properties, buyers will be expecting the property to be ready to live in and in very good condition. People looking at buying older properties are more likely to expect they will need to make upgrades in the near future.

If you are selling a flat, then buyers will compare yours to others that are for sale in the same block or nearby. Spending some money on cosmetic fixes like fresh paint or replacing some fixtures can help boost the appeal in comparison to similar properties on the market.

When selling a leasehold property, your approach to repairs will have to factor in your lease terms and some types of repairs will be the responsibility of the building owner or management company.

What not to fix when selling a house FAQ

And finally

Deciding what not to fix when selling a house isn’t easy but can have a significant impact on your finances. You need to ensure that you will get a return on investment for any repairs you pay for, and you may want to get repair quotes first to help make an informed decision.

As an experienced estate agent selling properties in South East London areas such as New Cross, Stratford, Telegraph Hill and Victoria Park, we can advise you on how repairs will impact the achievable sale price. We can also help with home staging, which can help to boost the appeal of your property. Contact us today for advice on any aspect of selling your property.