If it needs it, the fix up of your home for FSBO purposes should not cost more than $300. Here are some observations, hints, and a check list.
Your objective is to provide a welcoming presentation of the house, at minimum cost with minimal equipment and supplies. You will be amazed at how much can be done without involving a contractor.
Let's take the worst case scenario. You have inherited a rental property, the tenants have left, the place is trashed, and you want to sell it "by owner." Your first thought is to call in a contractor. But wait. Contractors are expensive because of labor, profit and overhead. There is probably nothing in the house that you can't tackle yourself with a little elbow grease and know-how, even those holes in the drywall. It's deceptively easy.
Hint 1 - Make a List: First, walk through the house and make a list of what has to be done. This list has two purposes: 1) You check items of as they are completed; 2) It helps you resist taking on those additional "would be nice to do" things that show up as the house starts to look good.
Remember that your purpose here is limited. The place doesn't have to look perfect. It just has to look clean and manageable. You can always overcome the imperfections with: "Don't forget that these little things are nothing compared to the advantages of owner financing I am giving you."
Hint 2. Cleanup: Get the place cleaned up by a professional company. They will haul the junk from house and yard, wash down the walls and tile, and clean the windows.
Hint 3. Tackle the ceilings and walls: These are what buyers notice most and understand least. This is key. Buyers will overlook problems with carpet and floor tile but won't overlook problems with walls and ceilings. They will shy away from them and move on because it looks to them that they will have to hire expensive contractors. So flooring is not a priority fix but ceilings and walls are. Check out Better Homes & Gardens New Complete Guide to Home Repair & Improvement (available at amazon.com) for know-how techniques. You will be amazed at how easy wall and ceiling fix-up is with Kilz and canned spray-on texture. And repairing drywall is a snap.
Hint 4. Get rid of odors: If the drapes are old and smelly, throw them out and hang inexpensive vertical blinds. Have the carpet steam cleaned. It will bring it back to life. Carpet cleaning companies can make minor repairs to carpet if necessary.
Hint 5. Curb appeal: Keep the yard tidy and the lawn mowed. Consider a new mail box. Consider painting the front door and trim.
Even the cost of fixing up that rental should not be more than $300. Now compare that trashed rental with your own nicely kept home and you can see that preparing it for sale is easy.
You can get all the tools and material you need from Home Depot. Pus their staff are knowledgeable and can give practical help.
By the way, Tony Brunner is a
licensed California General Contractor and knows this stuff.