A renovation can improve presentation or remove a buyer concern, but it can also delay the move, use cash you need elsewhere and introduce permit or workmanship questions. Start with the current property and likely buyer—not a generic list of upgrades.
By Zach Boulert, REALTOR® / Sales Representative · ·
Start with the likely buyer and competing listings
Review current listings and recent relevant sales in the property's price range. Note which condition issues appear to reduce interest, which finishes seem ordinary for the segment and where a renovation would merely bring the home to the level buyers already expect. This comparison should be current and property-specific.
A starter home in Hamilton Road, a century home in Old East Village and a newer suburban home may attract different buyers and different expectations. Do not apply one improvement list across them.
Separate repairs, presentation and renovation
Repairs address something broken or deficient. Presentation work makes the property easier to understand and view, such as cleaning, lighting, decluttering or touch-ups. Renovation changes or upgrades the property. Put each proposed task into one of those groups because the reason for doing it—and the professional input required—may differ.
Prioritize access, safety and clarity. Then ask whether a buyer can reasonably take on the remaining work. For a home needing substantial work, compare the as-is selling strategy instead of assuming every project must be completed before listing.
Use a five-part scorecard for every proposed project
For each project, record the written cost estimate, realistic completion time, permit or specialist needs, likely effect on buyer confidence, and the risk of delay or scope growth. Then compare that with the sale strategy in the home's present condition. Avoid relying on a national return-on-renovation percentage that does not reflect the property or London buyer pool.
Consider your own constraints too. Cash flow, moving date, work capacity, occupancy and stress are legitimate parts of the decision. A project that could improve presentation may still be wrong when it threatens a firm relocation or creates more uncertainty than it removes.
Check permits, records and claims before advertising upgrades
The City of London states that most renovation, construction or demolition projects require a building permit. Review its current permit guidance before work starts and confirm the exact project with the City or a qualified designer or contractor.
RECO's June 2024 regulatory guidance emphasizes verifying renovation information used in listing advertising. Keep invoices, permits, warranties and accurate dates. If a fact cannot be verified, do not turn it into a marketing claim.
Model the decision before committing money
Request a comparative market assessment that discusses present condition and a realistic prepared condition. The difference between those opinions is not guaranteed profit: subtract costs, carrying time and contingency, and recognize that the eventual market can change.
Connect the decision to the wider London selling plan. Photography, launch timing, access, pricing and offer terms still matter after a renovation. Current listings can be reviewed through Zach's RE/MAX property search without treating asking prices as proof of value.
Official sources and address checks
Use the City of London for current permit and property processes and RECO for Ontario real estate consumer guidance. RECO's seller property information page also explains how property and renovation information may be collected and used. Seek legal, inspection, engineering, contracting, insurance and tax advice where needed.
Zach Boulert is a REALTOR® and Sales Representative with RE/MAX Icon Realty Brokerage serving London and Middlesex County. Call 647-877-3792 or use the form below to request a pre-sale repair opinion before you spend. Learn about working with Zach.
Renovating before selling: common questions
Which renovations add the most value before selling in London?+
There is no universal list that guarantees a return. Compare the property's current condition, likely buyer, competing listings, written project cost, timeline and permit requirements before deciding.
Should I renovate a kitchen or bathroom before listing?+
First compare the existing room with relevant competing homes and consider whether a buyer would value your design choices enough to offset cost and delay. A less extensive preparation plan may be more practical.
Do I need permits for renovations in London?+
The City says most renovation, construction or demolition projects require permits. Confirm the current requirements for the exact work with the City and qualified professionals before starting.
Can Zach tell me which repairs are legally required?+
Zach can help organize real estate and marketing questions, but legal, code, engineering, inspection and contracting conclusions belong with the appropriate qualified professionals.
Wondering whether the repairs are actually worth doing?
Complete the short form with your address and proposed work to start with relevant London market evidence.
Get a pre-sale repair opinionThis is general real estate information, not a promise of renovation return or legal, building-code, inspection, engineering, insurance, tax or contracting advice.