Don't Spend a Dollar on Fixing Up Your Home Until You Do These 3 Things
Before you sign a contractor agreement for any type of repair or upgrade, Pause. The right decision starts with your :
Prepared by Bill Harrigan
Berkshire Hathaway HomeServices | Hawai'i Island Properties
(808) 854-8004 | hawaiiislandresorthomes.com
Establish your pricing range based upon your real competition and understand the buyer profile for your home. What does your home have that offers a unique proposition to buyers. Buyers compare everything.
Start with your community.
Make sure you study a true picture of recent closed sales, current competition, and pending activity. Not just a random MLS market analysis. Start inside your gated community, then expand to genuinely comparable neighborhoods. Get the inside story for each sale including but not limited to: seller concessions, method of purchase details, timing, etc.
Compare the features that matter.
Look beyond square footage. Consider ocean views, elevation, lot usability, privacy, floor plan, indoor-outdoor living, pool condition, and overall maintenance. Community fees and amenities also help explain differences in value.
Compare two paths.
Ask your broker to outline a realistic price range for selling in the home's current condition and a second range after targeted preparation. Discuss likely selling time and the uncertainty in each estimate. A remodeled listing's asking price is not proof of what your home will sell for.
Ask Bill: Which improvements would help my home compete in my community, and which could be unnecessary?
YOUR RESULT: A pricing range and a short list of buyer priorities to guide every spending decision.
Review condition and gather the records that help buyers evaluate your home.
Walk the property with a critical eye.
Review roof condition, drainage, moisture evidence, plumbing, electrical systems, wood damage, and visible corrosion. Include the pool, irrigation, lanai, and other outdoor features. Ask whether a pre-listing home inspection or specialist review would help; inspections may involve a fee. A property inspection report can actually a positive marketing tool when selling, if you hire the right company and pre-for the inspections. Talk to Bill about this one.
Assemble your property file.
Gather permit and final-inspection records for additions or an ohana, available surveys, maintenance receipts, warranties, solar agreements, and relevant community documents. Include current dues, known assessments, and architectural approval records where applicable. Highlight your HOA budget to show reserves and secure financial planning.
Decide how each issue will be handled.
Separate urgent safety or active-damage issues from routine maintenance and cosmetic preferences. For significant concerns, obtain a qualified opinion and written estimates. Discuss repair, buyer credit, or pricing options with your broker. Selling as-is does not mean concealing known problems.
Ask Bill: What could create a buyer concern, delay, or renegotiation - and what should we clarify before listing?
YOUR RESULT: A condition checklist, an organized property file, and a plan for unresolved items.
Choose targeted preparation and compare the likely net outcome of your options.
Put every project into one of three groups.
Address first: safety, active damage, or material issues requiring attention.
Consider: cleaning, decluttering, landscape grooming, small repairs, selective paint, and staging where helpful.
Pause: major remodels, custom finishes, or expensive upgrades without a clear market reason.
Compare net proceeds, not just sale prices.
Build a seller net sheet for your current-condition option and your targeted-preparation option. Include preparation costs, selling expenses, potential concessions, mortgage payoff, and carrying costs during any delay. Discuss tax effects separately with your tax adviser.
Approve a written plan before ordering work.
For each approved project, record the scope, written estimate, completion date, and reason it supports the sale. Check contractor availability and any needed community approvals. Complete preparation before professional photography and launch.
Ask Bill: After the work, expenses, and extra time, am I likely to keep more money - and is the difference worth the risk?YOUR RESULT: A prioritized budget and a listing timeline tied to your goals.
Call Bill to discuss a preparation walkthrough and the decisions that matter for your particular gated community home.
(808) 854-8004
hawaiiislandresorthomes.com