Advice appreciated on the following.
My mother plans on selling her house around the end of 2008 then moving interstate (health issues - warmer climate should help).
What I'm looking for is to find out what (if anything) is worth doing to the house that will be profitable when its sold. That is, things that add more to the sale value (or at least makes it a lot easier to sell) than it costs to do.
She needs all the $ she can get from the sale so this is strictly a renovation for profit not lifestyle.
House is 3 bed built of concrete blocks which are painted white. Tile roof. Overall condition is somewhat of a "renovator's delight" with not much done to it since it was built in the late 1970's. It is structurally fine however. Concrete slab on ground for the floor. Overall size about 14sq.
There are a lot of other houses for sale in the area and plenty more under construction. So I am thinking she might have trouble selling if some work isn't done to the place first (?).
The labour will be free (mine ) except where I don't know how to do the work.
I'm thinking of doing the following but would appreciate some comments:
1. All rooms. Curtains in poor to very poor condition. Thinking of either new curtains OR vertical blinds. Which is best to get?
Internal paintwork has already been done except bathroom.
Shower screen broke years ago so will get a new one.
Shower tiles need re-grouting. I'm thinking I could DIY but need to find out how first (or is it a job for a professional?)
Has mirror tiles that are in poor condition - plan to remove them, paint the room then install an ordinary mirror on the wall.
3. Ensuite has shower tiles as above. Plan to remove pull-cord strip heater and fluoro light and install a Tastic instead (I'm licensed to do electrical work so won't cost much).
4. Lounge is OK apart from a small moth-eaten section of carpet in the corner (moths have been killed professionally years ago). Carpet backing is same light colour as carpet so it isn't overly noticeable. Wasn't planning to fix it as think cost will exceed benefit (?).
5. Dining is at one end of lounge. OK but planning to change the 1970's track lights for a pendant light over the table.
6. Family room has red carpet in very worn condition plus ceramic tiles from old woodheater (since replaced with heat pump in lounge). Also has single fluoro tube for light. Planning to rip up carpet myself and get professional to install new carpet. Plan to put modern looking 3-spot halogen light fitting in place of fluoro.
7. Kitchen and laundry have same red carpet as family room. Plan to rip it up and get professional to install either tiles or vinyl (think it is vinyl?) flooring. Which is best?
Kitchen cupboard doors are wooden. They have some marks from the cat but are functional. Wasn't planning to replace them but might sand and re-varnish them so they look better (won't be able to get them perfect though).
8. Outside. Paint needs to be redone and also there are a few spots where some of the mortar has come out. Bricks are all still in their proper place though so it isn't too bad. Plan on fixing the mortar and repainting the East, North and West sides. The South side is in almost perfect condition and not very visible anyway (close to fence).
Fence is in reasonable condition (alredy done some work on it) but the paint is wearing off. Is it worth repainting it (given all the time and hassle of doing so)?
So my overall question is what is likely to be profitable to do. The purpose isn't lifestyle - house will be for sale shortly after it's done. Obviously I don't want to be spending my weekends doing things that aren't going to be profitable since mum will get more hassle than enjoyment from the work - just doing it to make the place better to sell.
Or is it better to just sell "as is"?