Are you getting ready to list your home on the Ontario real estate market? If so, you're probably wondering which home improvements are worth your time and money—and which ones you can safely skip. As experienced real estate professionals like myself, I've guided countless homeowners through this process across Ontario.
When preparing your home for sale, it's tempting to fix everything. However, not all renovations offer a good return on investment. In fact, some improvements might not add any value to your sale price at all! That's why understanding what not to fix when selling a house is just as important as knowing what to upgrade.
Think of selling your house like packing for a vacation—you don't need to bring your entire wardrobe, just the essentials that will serve you best. Similarly, you don't need to fix everything in your home—just the elements that will attract buyers and maximize your profit.
In this comprehensive guide, we'll share our expertise on what not to fix when selling a house, helping you make smart decisions that will save you time, reduce stress, and potentially put thousands more dollars in your pocket at closing.
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Understanding the Ontario Real Estate Market
Before diving into specific items you shouldn't fix, it's important to understand the current Ontario real estate market. As of 2025, we're seeing varied market conditions across different regions of Ontario, with some areas experiencing high demand and others showing more balanced conditions.
In competitive markets like Toronto, Ottawa, and parts of the Golden Horseshoe, buyers are often willing to look past certain flaws, especially if they're planning to renovate to their own taste anyway. This means you can potentially save thousands by not fixing everything.
"The Ontario market has evolved significantly in recent years," explains Andrew Persaud, founder of Homes by Andrew. "Today's buyers often have specific visions for their future homes and might prefer a slightly lower price point that allows them to implement their own design ideas rather than paying a premium for your renovations."
When considering what not to fix when selling a house, we always recommend analyzing local market conditions. In a seller's market with low inventory, you can typically get away with leaving more items unfixed. In a buyer's market, you might need to be more strategic.
Remember that every property and neighbouurhood is unique. What works in downtown Toronto might not apply in suburban Ottawa or rural Ontario communities. This is why having a local real estate expert like those at Andrew Persaud Real Estate can make all the difference in your selling strategy.
Minor Cosmetic Flaws to Leave As-Is
One of the most common mistakes we see sellers make is spending too much time and money fixing minor cosmetic flaws that buyers will likely overlook or plan to change anyway. Here's our advice on cosmetic issues that typically aren't worth fixing:
Scuff Marks and Small Holes
Those scuff marks on your baseboards or small nail holes from hanging pictures? Don't stress about them. Most buyers expect some level of wear and tear in a lived-in home. A quick cleaning is usually sufficient, and many buyers will be repainting to their own color preferences anyway.
Paint Colours
Speaking of paint, while neutral colours are generally preferred for selling, you don't necessarily need to repaint every bold-coloured room in your house. If the paint is in good condition without chips or peeling, some rooms with statement colours might actually be appealing to buyers, especially in more artistic neighbourhoods.
Dated Light Fixtures That Work
While obviously broken fixtures should be replaced, functioning but dated light fixtures often aren't deal-breakers for buyers. Many new homeowners view lighting as an opportunity to express their personal style and will replace fixtures regardless of their condition.
Minor Dents and Dings
Small dents in appliances, minor scratches on countertops, or slight wear on cabinet doors rarely factor into a buyer's decision-making process. These imperfections are expected in a lived-in home and typically don't affect functionality.
According to research from HomeLight, buyers are willing to overlook cosmetic issues in favor of homes with good bones and major systems in working order. Rather than spending hours touching up every tiny flaw, focus your energy on thorough cleaning and decluttering, which have a much higher impact on buyer impressions.
"When determining what not to fix when selling a house, remember that the perfect can be the enemy of the good," says Andrew Persaud. "Homes that feel clean and well-maintained but still lived-in often sell faster than those that feel sterile and untouched."
Outdated Kitchens: When to Update vs. When to Leave
Kitchens are often considered the heart of the home, but a full kitchen renovation before selling rarely pays off. The average kitchen remodel in Ontario costs between $25,000 and $50,000, but typically only returns about 54-77% of that investment at sale time.
Cabinet Replacements
Full cabinet replacements are expensive and time-consuming. Instead of replacing outdated cabinets, consider these more affordable alternatives:
- A fresh coat of paint on wood cabinets
- Replacing just the cabinet hardware
- Adding under-cabinet lighting
- Deep cleaning and decluttering existing cabinets
Countertop Considerations
While granite and quartz countertops are desirable, replacing functional but dated countertops usually isn't worth the investment when selling. If your laminate countertops are in good condition without burns, significant scratches, or water damage, leave them as is.
Appliance Upgrades
Unless your appliances are completely non-functional, replacing them before selling isn't necessary. Many buyers expect to select their own appliances anyway, particularly if they're planning a kitchen remodel. If your appliances work properly but look dated, a thorough cleaning can go a long way.
"We often advise our clients to make their kitchens look as clean and spacious as possible, rather than investing in major upgrades," notes Andrew Persaud. "Removing clutter from countertops and organizing pantries and cabinets can make even older kitchens look much more appealing."
When considering what not to fix when selling a house, remember that different buyers have different taste profiles. The trendy backsplash you install might actually turn off a potential buyer who has different design preferences.
Bathroom Renovations: What to Skip
Like kitchens, bathrooms are important selling features but rarely deliver a full return on major renovation investments. Here's our advice on bathroom elements you can leave as-is:
Tile Replacements
Replacing tile is labor-intensive and expensive. If your bathroom tile is in good condition but simply outdated in color or style, professional cleaning can make it look its best. Consider replacing the grout if it's stained or crumbling, as this is an inexpensive way to freshen the look.
Tub and Shower Conversions
Converting a tub to a shower (or vice versa) is a significant project that may not appeal to all buyers. Families with small children often prefer homes with at least one bathtub, while other buyers might prioritize luxurious showers. Unless your bathroom configuration is highly unusual for your target market, it's best to leave these features as they are.
Vanity Replacements
Like kitchen cabinets, bathroom vanities can be updated with paint and new hardware rather than full replacement. If the vanity is functional with adequate storage and no water damage, a full replacement likely won't pay off.
Minor Plumbing Fixtures
Replacing small fixtures like faucets and showerheads can be worthwhile if they're leaking or severely corroded. However, if they're simply dated but functional, this is an area where buyers will often plan their own upgrades based on personal preferences.
"We've found that clean, well-lit bathrooms with minimal clutter are what really matters to most buyers," says Andrew Persaud. "Simple touches like fresh caulking around the tub, a clean shower curtain, and neatly folded towels can transform the space without major renovations."
When determining what not to fix when selling a house, remember that bathrooms should be clean and functional, but don't need to be showpieces for most market segments.
Flooring Issues That Buyers Can Handle
Flooring is another area where sellers often overspend before listing. Here's our guidance on when to leave flooring as-is:
Carpet Replacement
Unless your carpet is severely stained, worn in high-traffic areas, or has significant odor issues, replacement isn't always necessary. Professional cleaning can dramatically improve the appearance of moderately worn carpet, and many buyers plan to replace flooring with their own preferred materials anyway.
Hardwood Refinishing
If your hardwood floors have minor scratches or wear patterns but are otherwise in decent condition, complete refinishing isn't usually necessary. Light buffing and polishing can restore much of the shine without the expense and inconvenience of full refinishing.
Tile and Vinyl Updates
Dated but intact tile or vinyl flooring in kitchens, bathrooms, or laundry rooms typically won't prevent a sale. While today's buyers might prefer more modern options, these are relatively easy for new homeowners to update after moving in.
Minor Floor Squeaks and Creaks
Those charming creaks in your older home's hardwood floors? Most buyers of historic or older properties expect and accept these character features. Unless the floor has structural issues, minor squeaks rarely impact a sale.
"Flooring preferences are highly personal," notes Andrew Persaud. "We've had clients replace all their flooring before selling, only to have the new owners tear it out immediately to install something different. That's thousands of dollars that could have been saved or applied to the purchase of their next home."
When considering what not to fix when selling a house, remember that floors should be clean and free of major damage, but perfection isn't necessary or even desirable for many buyers.
Window Replacements: Worth It or Not?
New windows are among the most expensive pre-sale renovations, and they rarely deliver a full return on investment. Here's our advice on window issues:
Cosmetic Window Issues
Minor cosmetic issues like slightly faded frames, outdated styles, or windows that don't match throughout the house typically don't justify replacement. Clean windows with working mechanisms are what truly matters to most buyers.
Energy Efficiency Concerns
While energy-efficient windows can be a selling point, they're rarely the deciding factor for most buyers. The significant upfront cost of new windows (often $10,000 to $20,000 for a whole house) usually isn't fully recouped at sale time.
Window Treatments
Outdated curtains, blinds, or valances should be removed rather than replaced if they make the space look dated. Clean windows with no treatments often look better than outdated window coverings, and buyers usually prefer to select their own window treatments anyway.
When Replacement IS Necessary
The only time window replacement becomes necessary before selling is when windows have significant functional issues—leaking, broken seals with visible condensation, or windows that won't open or close properly. These functional problems can affect home inspections and financing.
"Windows are one of those big-ticket items that sellers worry about, but in our experience, buyers are primarily concerned with whether they work properly," explains Andrew Persaud. "Clean, functioning windows—even if they're not the newest models—are typically sufficient for most market segments."
When determining what not to fix when selling a house, remember that windows should be clean and operational, but don't need to be brand new to appeal to most buyers.
Outdated Fixtures and Hardware
Don't rush to replace every dated light fixture, doorknob, or cabinet pull in your home. Here's what you can safely leave for the next owner:
Ceiling Fans and Light Fixtures
Unless they're broken or extremely unusual, most buyers don't make purchasing decisions based on ceiling fans or light fixtures. These are relatively easy for new owners to replace to their own taste, and your idea of "updated" might not match theirs anyway.
Cabinet Hardware
While new cabinet hardware can provide a quick update, it's not necessary if your current hardware isn't broken. If you do decide to replace it, keep it simple and neutral—unique or trendy styles might not appeal to all buyers.
Interior Door Hardware
Mismatched or dated doorknobs throughout the house aren't usually deal-breakers for buyers. If your door hardware is functional, replacing it for purely aesthetic reasons typically isn't worth the investment.
Switch Plates and Outlet Covers
Slightly discolored switch plates or outlet covers that don't match aren't worth replacing unless they're broken or severely damaged. These small details rarely factor into buyers' decision-making processes.
"When we're helping clients prepare their homes for sale, we focus on the elements that truly impact buyer perception," says Andrew Persaud. "Small hardware items are rarely the difference between a sale and no sale, but a cluttered, dirty home almost always sits on the market longer."
When considering what not to fix when selling a house, remember that minor cosmetic elements like fixtures and hardware are easily changed by new owners and rarely justify significant pre-sale investment.
Minor Electrical and Plumbing Issues
While major electrical or plumbing problems should always be addressed before listing, many minor issues can be left for the new owners:
Small Electrical Updates
Unless they pose safety concerns, minor electrical updates like adding outlets or replacing old switches typically aren't necessary. Most buyers expect some level of electrical updating in older homes.
Slow Drains and Minor Plumbing Issues
Drains that are slow but functional or faucets with minor drips can typically be disclosed rather than fixed if they don't indicate larger plumbing problems. A simple drain cleaning or washer replacement might be sufficient rather than more extensive work.
Older but Functional Electrical Panels
If your electrical panel is older but has adequate capacity for the home and passes inspection, replacement isn't usually necessary before selling. However, certain panel brands with known safety issues (like Federal Pacific or Zinsco) should be replaced as they can affect insurance and financing.
Water Pressure Variations
Minor variations in water pressure between fixtures are common, especially in older homes, and typically don't need to be addressed unless they indicate a larger plumbing problem.
"We always recommend addressing any truly unsafe electrical or plumbing conditions," advises Andrew Persaud. "But minor functional issues that don't impact safety or usability can often be left for the new owners to address according to their own priorities and preferences."
When determining what not to fix when selling a house, remember that disclosure is key—be upfront about known issues, but don't feel obligated to fix every minor electrical or plumbing quirk.
Landscaping and Exterior Improvements to Avoid
Curb appeal matters, but extensive landscaping projects rarely pay off when selling:
Major Landscaping Overhauls
Complete yard redesigns, expensive plantings, or elaborate hardscaping rarely return their full cost at sale time. Focus instead on basic maintenance like mowing, weeding, and trimming existing plants.
Irrigation Systems
Installing a new irrigation system is expensive and unlikely to significantly impact your sale price. Most buyers who prioritize landscaping will want to implement their own vision anyway.
Fancy Outdoor Living Spaces
While outdoor living spaces are popular, installing a new deck, patio, or outdoor kitchen before selling typically doesn't provide a good return on investment. Simple cleaning and staging of existing outdoor spaces is usually sufficient.
Pool Installation or Major Repairs
Adding a pool almost never pays off when selling, and even major pool renovations typically return less than their cost. Basic maintenance and cleaning of existing pools is sufficient for most markets.
"In Ontario's climate, outdoor spaces are highly seasonal," notes Andrew Persaud. "A neat, well-maintained yard creates good curb appeal, but elaborate landscaping projects rarely influence the final sale price enough to justify their cost."
When considering what not to fix when selling a house, remember that neat and tidy outdoor spaces matter far more than perfectly landscaped yards or high-end outdoor features.
Old but Functional Systems and Appliances
Some of the most expensive home components to replace are major systems and appliances. Here's our guidance on when to leave these as-is:
HVAC Systems
If your heating and cooling systems are functioning properly but are older, replacement before selling typically isn't necessary or cost-effective. Regular maintenance and cleaning are usually sufficient unless the system is at immediate risk of failure.
Water Heaters
Like HVAC systems, water heaters that work properly but are approaching the end of their expected lifespan usually don't need pre-sale replacement. Most buyers expect to deal with routine system replacements as part of homeownership.
Roof Replacements for Minor Issues
Unless your roof is actively leaking or has significant visible damage, complete replacement before selling rarely pays off. Minor issues like a few missing shingles can be repaired rather than triggering a full replacement.
Functional Appliances
Appliances that work properly but aren't the latest models typically don't need replacement. Clean, well-maintained appliances—even if they're not brand new—are acceptable to most buyers.
"One of the biggest mistakes we see sellers make is replacing major systems that still have useful life left," says Andrew Persaud. "A 15-year-old furnace that works perfectly might concern some buyers on paper, but if it's been well-maintained and passes inspection, replacement before selling usually isn't worth the significant expense."
When determining what not to fix when selling a house, remember that functional but aging systems and appliances are part of any home's natural lifecycle, and most buyers understand this.
What Fixes Are Absolutely Necessary Before Selling
While this article focuses on what not to fix when selling a house, there are some repairs that typically ARE worth making:
Safety Issues
Any condition that poses a safety risk should be addressed before listing. This includes electrical hazards, structural problems, radon issues, or mold infestations.
Water Damage and Active Leaks
Active leaks or visible water damage should always be repaired, as these can be red flags for buyers and home inspectors alike.
Broken Windows or Doors
Any window or door that doesn't function properly (won't open/close, doesn't lock, has broken glass) should be repaired or replaced.
Major Structural Issues
Foundation problems, roof leaks, or other structural issues typically need addressing before listing, as these can affect financing and insurance.
Code Violations
Known building code violations should be corrected before selling, as these can complicate the closing process and financing.
"The goal isn't to avoid all repairs," explains Andrew Persaud. "Rather, it's to make strategic decisions about which repairs truly matter to your bottom line. At Andrew Persaud Real Estate, we help our clients make these sometimes difficult decisions based on decades of market experience across Ontario."
When considering what not to fix when selling a house, the key is balancing necessary repairs against those that won't provide a good return on investment.
Working with Andrew Persaud Real Estate
At Andrew Persaud Real Estate, we specialize in helping Ontario homeowners navigate the sometimes confusing process of preparing their homes for sale. Our team provides:
Customized Pre-Listing Assessments
We'll walk through your property and provide specific guidance on what to fix—and what not to fix—based on current market conditions and your specific neighborhood.
Honest Return-on-Investment Advice
Our team can help you calculate the potential return on various improvements, allowing you to make data-driven decisions rather than emotional ones.
Connections to Reliable Contractors
For repairs that ARE worth making, we can refer you to trusted, affordable contractors who can complete work efficiently and correctly.
Strategic Marketing Approaches
Sometimes, the better strategy is to adjust your price slightly rather than completing extensive renovations. We can help you determine when this approach makes sense.
"Every home and seller situation is unique," says Andrew Persaud. "What worked for your neighbor might not be the right approach for you. That's why personalized, professional guidance is so valuable when selling your most important asset."
When determining what not to fix when selling a house, working with experienced real estate professionals like the team at Homes by Andrew can save you thousands in unnecessary repairs while still achieving an excellent sale price.
Conclusion
Understanding what not to fix when selling a house is just as important as knowing what improvements are worth making. By focusing your time and money on the repairs and updates that truly matter to buyers, you can maximize your profit while minimizing pre-sale stress and expense.
Remember that most buyers expect to make some changes to their new home, and many prefer the opportunity to implement their own vision rather than paying a premium for your renovations. Clean, well-maintained homes with good "bones" and no major functional issues typically sell well across Ontario markets.
At Andrew Persaud Real Estate, we've helped countless Ontario homeowners navigate these decisions successfully. Whether you're selling in Toronto, Ottawa, Hamilton, or anywhere else across the province, our team has the market knowledge and experience to guide you through the process of preparing your home for sale—without unnecessary costs or stress.
Ready to discuss your specific selling situation? Contact Andrew Persaud Real Estate today, and let us help you develop a strategic, cost-effective approach to preparing your home for the market.
Frequently Asked Questions
Should I replace my carpeting before selling my house?
Unless your carpet is severely stained, damaged, or has strong odors that can't be removed with professional cleaning, replacement typically isn't necessary. Many buyers prefer to select their own flooring anyway, and you likely won't recoup the full cost of new carpeting in your sale price. A professional cleaning is usually sufficient for carpets that are in reasonable condition.
Do I need to update my kitchen cabinets if they're outdated but functional?
No, full cabinet replacement rarely pays off when selling. If your cabinets are functional but dated, consider more affordable updates like painting wood cabinets, replacing hardware, or simply deep cleaning and decluttering. Most buyers are looking for clean, well-maintained spaces rather than perfectly updated ones, especially when it comes to what not to fix when selling a house.
Should I fix minor cosmetic flaws like small holes in walls or scuff marks?
Small cosmetic flaws like nail holes, minor scuffs on walls, or slight wear on trim typically don't impact your sale price significantly. Basic cleaning is important, but don't stress about achieving perfection. Most buyers expect some level of wear in a lived-in home, and many will be repainting to their own color preferences anyway.
Is it worth replacing older but functioning appliances before selling?
Unless your appliances are completely non-functional or extremely outdated (30+ years old), replacement before selling typically isn't worth the investment. Clean, functioning appliances—even if they're not the newest models—are acceptable to most buyers. Many new homeowners prefer to select their own appliances based on their specific needs and design preferences.
How do I decide which repairs are actually worth making before listing my home?
The best approach is to consult with an experienced real estate professional like those at Andrew Persaud Real Estate. They can provide market-specific guidance on which repairs will actually impact your sale price and which fall into the category of what not to fix when selling a house. Generally, address safety issues, active leaks, and major functional problems, but leave cosmetic updates and personal preference items for the new owners.
