I have a few Newbie seller questions I was hoping you could help me with. We plan on buying a bigger house next spring/summer and selling our house at the same time. We have about 50% equity in house right now ( We have lived in it for 11 years now) The house is 17 years old and most things are still original. OK enough of the history here is the questions. The roof looks fine and had a few leaks around the skylight years ago and I have fixed it and it hasn't leaked since. Should I replace the roof now myself or wait till I sell and give the buyers an allowance. The carpet also needs replacing but I think that I will go with an allowance with that. ( Is that ok ) . The HVAC system is also original and works very well so I think I will leave it as is. Everything in the Kitchen is new and the hot water heater is also new. So the only real concern I have is what to do with the roof. Thanks for any advice you can give.

Any inspector worth salt wont allow a leaky roof to pass.

So you could end up with an offer that has a contingency in it to have the roof repaired.

At that time you could decide whether or not to fix or provide an allowance. Personally, if it were a small repair, I'd have it fixed now.

An allowance works for the carpet as well. Figure out what grade you have, then calculate the cost per sq/yd to replace, then offer them a percentage of that number based on how bad of shape it's in.

If you live in an area that is experiencing a Buyer's Market and you wish to sell quickly and for a good price, you should be prepared to make necessary repairs now and replace the carpeting. The home will show better and will sell faster if it's in its most presentable condition. The agent you use can most likely give you a lot of information on what things in your house would return the most value if you decide to fix them up.

Also, with carpeting, many people think "I don't want to replace it, so I'll give them an allowance". And then the buyer goes out and prices the most expensive carpeting he can find and wants three times your allowance. It's oftentimes much easier (and cheaper!) to just put in a decent quality new carpeting in. Even if the buyers see that it's not the best carpeting in the world, they will see that it's newer and figure they can wait a few years before putting new stuff down.

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Lynn Bernardi
GrossePointe-Realty.com
Search the Southeastern Michigan MLS, or get a quality referral to an agent in your area.

Replace the roof.

Replace the carpet.

Get your own home inspection done right now before your house goes on the market and fix everything the inspector says needs attention.

My experience has been that most buyers are willing to pay a premium price for a house that is in absolute 'move in' condition rather than get allowances and have to do the work themselves after.

You might also consider offer the buyer a home warranty. No matter what your feelings, lots of buyers like them for the feeling of security they offer as well the protection.

Visit my website, www.KnoxvilleMLS.com and get a copy of my ""Dress Your Home For SUCCESS!" selling tips by the link titled "Selling". These tips will make your home show better, sell faster, and put more money in your pocket at closing, it has for lots of my sellers.

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Jim Lee, CRS, ABR, GRI, e-PRO
Realty Executives Associates
Knoxville, Tennessee
http://www.KnoxvilleMLS.com
Jim@KnoxvilleMLS.com
1999 REALTOR of the year, Knoxville Association of REALTORS

I am not an attorney, I am not your attorney, and I am not giving you any legal advice. This response is only given for informational purposes and should not be construed or substituted for legal advice.

I agree!

Presentation is everything. People are most influenced by emotion.

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http://www.AmazingHomeFinder.com