Renovate to Sell: 3 Upgrades That Actually Add Value (And 3 That Don't)

The HGTV effect has skewed people's perception of value. Sellers think they need to knock down every wall and install a waterfall island to sell a house in Welland or St. Catharines.

As a contractor who flips houses for a living, I live by one rule: If I spend $1, I need to get $2 back. If you are renovating for your own enjoyment, do whatever you want. But if you are renovating to sell, you need to be ruthless.

The "Money Makers" (Do These)

1. Paint & Flooring (The "Fresh" Factor)

It sounds boring, but it offers the highest ROI of any improvement. A house that smells like old carpet and looks like 1990s beige feels "tired."

The Strategy: Rip out the carpets. Install a durable Luxury Vinyl Plank (LVP) throughout the main floor. Paint the walls a neutral, modern white (like Benjamin Moore "Chantilly Lace" or "White Dove").

Estimated Return: 200% - 300% of the cost.

2. Kitchen "Facelifts" (Not Gut Jobs)

You don't need a $40k custom kitchen. You need a kitchen that looks clean, bright, and functional in professional photos.

The Strategy: If the cabinet boxes are in good shape, don't rip them out. Paint the doors, install new modern hardware (matte black or brushed brass), and replace old laminate countertops with a clean quartz or high-end butcher block.

Result: This sells the house twice as fast as a "dated" kitchen.

3. Lighting & Fixtures (The "Jewelry")

Lighting is the jewelry of the home. Old "boob lights" and yellow bulbs make a house feel dingy and small.

The Strategy: Swap out every fixture for modern alternatives. Ensure every bulb is 3000K (warm white) for consistency. Replace old, ivory-colored outlets and switches with fresh white ones.

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The "Money Pits" (Skip These)

1. Swimming Pools

In the Niagara climate, a pool is a polarizing feature. For every buyer who loves it, two buyers hate the maintenance, cost, and liability. You will almost never recoup the $80k cost of installing a pool when you go to sell.

2. Finished Basements (If Done Poorly)

Spending $30k to finish a basement with low ceilings and no bathroom adds very little appraisable value. Unless you are creating a legal accessory apartment (which adds income potential), a generic rec room is often a wash.

3. High-End Windows

Buyers expect windows to work. They rarely pay extra for "Triple-Pane Krypton-Filled" glass. If your windows are rotting, replace them with standard vinyl. If they are functional, leave them alone and spend that money on the kitchen.