Improvers

Dear Doug,

What are the best return-on-cost home improvements? We’ll be selling our house within a couple of years, and we need to add some “splash,” but we don’t want to over-do it. Any ideas?

–Home Improver

Dear Improver,

“Clean it and paint it” is the tried and true advice for low-cost preparation for sale. “Re-carpet it” is good advice, too. Leave your personal taste for color out of the equation unless you favor “neutral.” The good people at the paint and carpet stores will know how to guide you to neutral. For the bigger projects that can add more value to your home, we like the advice of Tom Kraeutler, the host of “The Money Pit,” a home improvement radio show. His list looks like this:

  1. Front entry doors: The curb is first the step to a successful home sale, so curb appeal is top of the list. Say “Welcome Home” with a new front door, a simple improvement that delivers impact in buyer walk-ups, drive-bys and online look-sees.
  2. Extra bedroom: Converting an attic or storage room into a bedroom is a smart way to add value. Kids are moving back in with parents and parents are moving in with kids, combining incomes and living space.
  3. Decks: Building a deck is one of the least-expensive ways to extend your living space. Composite decking is a great low-maintenance option, and even building a deck from pressure-treated wood can bring a return on investment of up to 80 percent at the time of sale.
  4. Siding: Don’t forget that curb appeal. A tight, tidy home contributes to curb appeal and takes major home improvements off a buyer’s worry-list.
  5. Kitchen: The kitchen is a major selling point for a home. Its look and layout might make or break the deal. Kitchens are expensive, but you don’t have to go full-tilt. Just replacing countertops, key appliances or cabinet hardware can transform a kitchen’s look and impact.
  6. Windows: Curb appeal again, with the bonus of energy efficiency. People are thinking green these days, and are interested in spending less green. Look into energy tax credits to help justify your cost.
  7. Basement: Make an office, apartment, playroom, or shop. Think about those kids and parents sharing living space. If you give them some room to get away from each other, they just might buy your house.
  8. Bathroom: Like the kitchen, bathrooms get expensive to remodel, but hold back. Think about replacing the vanity, sink and tub fixtures, and adding new hardware.
  9. New power generator: With the aging electrical grid becoming less reliable, access to backup power is essential for a home. Gone are the days of bulky, smelly, portable gas-powered generators. You can now have a neat, compact standby generator installed right next to your outdoor AC unit that can repower most of your home within seconds of losing electricity from the utility.
  10. Additions: If done wisely and in a way that won’t price your home out of your neighborhood market, additions are valuable home improvements. Add a second story, expand into a master suite, enlarge the garage or create an extra bathroom.

You’re on the right track, Improver. Fix it, shine it, and make it better, but don’t make it the Taj Mahal unless it’s just for you.