Your home is an investment. As an investment you should spend money to update, upgrade and repair. What improvements really make a difference in the price you can get for your home, when it comes time to sell? Honestly, most homeowners spend money on the wrong things. Home decor is not going to improve your home’s value. Cute shelves added to the kitchen or throw pillows are not going to make a difference. Instead here are some things to consider that will.

Well “cared for” impression

The first thing is to make sure your home has a “cared for” first impression. What does that mean? A well cared for home sets the stage for what is inside. Nicely trimmed bushes, a well cared for green lawn and fresh exterior paint. All of this shows that the home has been cared for and well maintained. Another thing that is part of the first impression is the siding on your home. Is it in good condition? Siding is built to last, but it only lasts so long. When you home has siding that is tired, warped or rotting, it is time to spend some money and reside your home.

Updated HVAC system

How is your HVAC system? Have you been caring for it with regular service and replacing when you r furnace or air conditioning is at the end of its life? HVAC systems give us comfort, but systems age and lose their efficiency. Central A/C units typically last roughly 15 to 20 years. A furnace lasts 15 to 25 years. If your HVAC systems is nearing the end of its life, get an estimate for replacement. Check efficiency ratings. Your new furnace with a higher efficiency might use 1/3 the energy of your old one, saving you money.

Updated water heater

An often overlooked appliance that sits in the basement or in a closet that you can easily forget about is your water heater. A standard tank water heater lasts about 8 to 12 years. After 15 years your water heater is working on borrowed time. This appliance can also be replaced with one that will operate more efficiently saving you money. IT is one of the least expensive appliances to replace, but can make a huge difference in your home ownership. It is not exciting or fun to replace you water heater. But when your water heater reaches the end of its life and stops heating the water in your home, a cold shower is also not exciting.

Consistent flooring

An important consideration when looking to improve your home is your flooring. Consistent flooring across the main living areas makes the eye flow from room to room to room. The specific material matters less than you might think. The condition and continuity carry more weight than whether the flooring os hardwood or luxury vinyl. Mismatched transitions drag on the perceived value of your home. Three different laminates tell a story of a budget fix over the years. Not a good impression.

Finished basement

Do you have a finished basement? A permitted, finished basement adds real living space. But know that it doesn’t count the way you may hope. Appraisers only value a finished basement at 50 to 75% of the price per square foot of the above square footage. Why do you ask? The reason is because it is below grade. less light, less egress and a risk of moisture that above rooms don’t carry. A property finished basement adds appeal and usable square footage. It can provide the needed rec room, home office or a place for the kids. But know it will not count the same value as the rooms above grade.

You may notice that there are some improvements that you may be considering that are not on the list. There are no quartz countertops. No spa bathroom. No trendy renovation that will be outdated in ten years. The things that raise the value of your home are mechanicals that are in good condition. A sound HVAC system, a water heater that is up to date with life left. A roof that will keep your home dry. A well kept house tells the truth about itself and brings out the value. None of these things are exciting to do, but they make a huge difference.