Every spring, homeowners across Toronto decide it’s finally time to sell.
The first question is usually:
“What should we renovate before listing?”
The better question is:
“What renovations will actually increase the value of my home?”
Unfortunately, those are not the same thing.
Over the years, I’ve met countless sellers who spent tens of thousands of dollars preparing their homes for sale, only to discover that buyers either didn’t care or weren’t willing to pay extra for the improvements. In some cases, the renovations actually made the home harder to sell.
So if you’re planning to list your property for sale, first and foremost, talk to your agent ahead of time! But just to get you started on what not to do, here are some of the worst renovations you can make before putting your home on the market.
Looking for a foolproof way to go about it? Download our Renovation Guide to see how TRG handles renovations for our clients from start to finish.
1. High-End Luxury Kitchens in Mid-Range Homes
A kitchen renovation can absolutely add value. The problem is when homeowners spend $100,000 on a kitchen in a neighbourhood where buyers expect a $30,000 kitchen. Buyers don’t appraise homes room by room. They compare your property against competing homes in the neighbourhood. A professional-grade range, imported Italian cabinetry, and a built-in espresso station might make you happy, but buyers often won’t pay an extra dollar-for-dollar premium. If your kitchen is dated, refresh it and do it in a smart way.
If it’s functional and reasonably attractive, you may just need some strategic staging, but don’t just assume a luxury renovation will generate a profit.
If you’re selling your home now or in the near future, here are a few more posts you might find interesting:
- Should I Price My Home Below Market Value?
- What Do Home Sellers Need to Disclose?
- What are the Signs Your House Will Sell Fast?
2. Swimming Pools
This one surprises some people, but pools are expensive to install and even more expensive to maintain. While some buyers see a backyard oasis, many others see:
- Higher insurance costs
- Ongoing maintenance
- Safety concerns for children
- Reduced yard space
In Toronto, a pool can make your home more desirable to a specific buyer, but it rarely increases value by anywhere near its installation cost and it is highly neighbourhood dependant.
3. Highly Personalized Design Choices
One of the harder part of our job when listing a home is telling Sellers what needs to change before we take a property to market. Everyone should love their own home, and any suggestion we make is not because we don’t like your personal style.
Your emerald-green feature wall may be beautiful. Your custom wine cellar might be impressive. Your home theatre designed to resemble a movie palace may have taken years to perfect.
The problem is that buyers aren’t shopping for your dream home, they’re shopping for their own vision! And when trying to attract as much interest to a listing as possible, we want to appeal to as many buyers’ tastes as possible. We want to create a space where anyone can imagine it as their own and the more personalized a renovation becomes, the harder it is for buyers to imagine themselves living there.
4. Converting Bedrooms Into Specialty Rooms
I’ve seen homeowners convert bedrooms into:
- Massive walk-in closets
- Home gyms
- Craft rooms
- Offices with custom built-ins
- Luxury dressing rooms
While these spaces can be attractive, reducing bedroom count can dramatically shrink your buyer pool. A four-bedroom home appeals to more families than a three-bedroom home with an incredible closet. When in doubt, preserve bedrooms as they are one of the most valuable features buyers search for!
What can you expect when you hire TRG to sell your home? Check out Why Work with Toronto Realty Group to Sell Your Home
5. Over-Improving the Basement
Finishing a basement can add value; Building a basement that rivals a luxury hotel often does not.
Heated floors, custom bars, home theatres, wine rooms, and elaborate entertainment spaces may provide years of enjoyment, but buyers rarely pay a full return on those investments.
A clean, bright, functional basement is usually enough.
The goal isn’t to win an interior design award. The goal is to maximize buyer appeal and property ‘potential’.
6. Adding Features That Reduce Usable Space
One of the most common mistakes is sacrificing functionality for a trendy feature.
Examples include:
- Oversized kitchen islands that restrict movement
- Huge ensuite bathrooms that eliminate bedroom space
- Massive walk-in closets created by shrinking other rooms
- Built-ins that reduce flexibility
Buyers value usable square footage and anything that makes a home feel less practical can hurt more than it helps.
7. Expensive Landscaping Projects
Not dissimilar to basement upgrades, a well-maintained yard matters but a complete backyard transformation often doesn’t.
Retaining walls, elaborate water features, outdoor kitchens, and exotic gardens can cost tens of thousands of dollars.
The reality is that most buyers appreciate good curb appeal but aren’t willing to pay significantly more because you installed a stone waterfall. Focus on maintenance rather than transformation.
For more of what not to do, read these posts next:
- What is the Worst Time to Sell a House?
- What NOT to Fix When Selling a House
- Why Hiring a Friend to Sell Your Home Might Be a Bad Idea
What Should You Do Instead?
Before spending $50,000, $100,000, or even $200,000 on renovations, ask yourself a simple question:
“Will buyers pay more for this, or do I simply want it?”
There’s nothing wrong with renovating for personal enjoyment. In fact, that’s usually the best reason to renovate.
But if your goal is maximizing sale price, the highest return projects are often the least glamorous:
- Fresh paint
- Updated lighting
- Minor kitchen improvements
- Flooring repairs
- Decluttering
- Deep cleaning
- Professional staging
- Improved curb appeal
The truth is that buyers don’t reward every dollar spent on renovations. In most cases, they reward homes that feel clean, well-maintained, and move-in ready.
For more of this, read: What are the Best ROI Renovations When Selling Your House?
I’ll reiterate what I said out the outset, before you start knocking down walls, it’s worth getting professional advice as the renovation made only for a return on investment, could become the most expensive mistake you make before selling.
Thinking about renovating and selling your home? Get in touch with Toronto Realty Group by filling out a form on this page, giving us a call, or sending us an email directly.
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It all starts with a conversation. Whether buying or selling, TRG can help you achieve your real estate goals. Get in touch with our team today to start the process.
