KARAKTER Realty · Calgary Downsizing
Preparing a long-held Calgary home for sale: what to fix and what to leave
Key takeaways
- Clear, paint where it is tired, fix what is visibly broken, and deep clean before the photos.
- Order an updated Real Property Report early if anything has been added to the lot since the last one.
- Kitchen and bathroom renovations before a sale rarely return what they cost on an older home.
What buyers see in a long-held home
A house that has been well looked after for thirty years has a lot going for it: a mature lot, solid construction, and an established street. It also shows its age in ways the owner stopped noticing long ago. The next buyer notices on the first visit.
Preparation is about removing the reasons to discount the price, not about making the house new. Ryan walks the house with you once it is cleared and writes a short list of the jobs worth doing before the photos.
Worth doing
- Clearing and a deep clean. The cheapest preparation there is, and the one that changes the photos most.
- Paint in the rooms that need it, in a neutral colour. Fresh paint covers years of marks and makes rooms brighter.
- Visible repairs. Dripping taps, cracked tiles, sticking doors, burnt-out bulbs, loose handrails. Each one is small, but a list of them tells a buyer the house has been let go.
- The yard and the front of the house. Trim, rake, and clean the entry. Buyers decide a lot before they open the door.
The Real Property Report, early
Alberta sellers normally provide a Real Property Report showing where the house, garage, deck, and fences sit on the lot, with the City of Calgary’s compliance stamp. If you have built a deck, a garage, or an addition since your last RPR, or yours is very old, order a new one before you list.
A long-held house is more likely to have something that needs attention, such as a fence over the line or a deck built close to a setback. Finding that out early leaves time to fix it or get the right approval. Finding it out during the condition period puts the sale at risk.
Service records the buyer’s inspector will ask about
A buyer’s home inspection on an older home focuses on the roof, the furnace, the hot water tank, the windows, and the electrical panel. Find the dates each was replaced and any receipts, and put them in one folder. An inspector who sees a 2019 roof receipt writes a calmer report than one who has to guess.
If you already know about a problem, tell Ryan before you list. A known issue priced into the house is a negotiation. The same issue found by the buyer’s inspector is often a lost sale or a bigger discount.
Usually not worth doing
Kitchen and bathroom renovations, new flooring throughout, and major landscaping rarely return what they cost before a sale. Buyers of an older home often plan to renovate to their own taste, and they price that in either way. The money and the months are better kept for the move.
The exception is a repair that would stop a buyer’s lender or insurer, such as an active roof leak. Ryan will tell you which of those your house has, and get quotes so the decision is made on real numbers.
Frequently asked questions
Should I renovate the kitchen before I sell?
Do I need a new Real Property Report?
Should I get a pre-listing inspection?
Do I need to stage the house?
This page is for general information only and does not constitute legal, tax, or financial advice. Always engage qualified professionals (mortgage broker, lawyer, accountant, financial planner) for your specific situation. KARAKTER Realty is licensed under RECA.
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