Renovating before selling: what adds value, what's DIY, and what you must fix first
Short answer
Before spending on a big renovation, do three things: sort out anything that can hold up the sale (pool barrier certificates in NSW and Queensland, compliant smoke alarms in Queensland, unapproved building work), fix the obvious defects a building inspector will write up, then do the cheap cosmetic jobs buyers notice first: patching and painting, a deep clean, the garden and front entry, and small bathroom and kitchen refreshes. Most of those are DIY-legal. New lights, power points and tapware need licensed trades.
When you’re selling, every dollar spent on the house has to earn its keep. Big renovations rarely pay back in full before a sale, but a well-chosen list of small jobs can change how buyers feel in the first thirty seconds, and a few compliance items can stop a sale in its tracks. Here’s the order to tackle it in.
Step 1: fix what can hold up the sale
These aren’t about value; they’re about getting to settlement without surprises.
Pool and spa barriers
- NSW: a property with a pool or spa must be sold with a certificate of compliance (or an occupation certificate and registration, or a certificate of non-compliance) attached to the contract. With a non-compliance certificate, the buyer has 90 days after settlement to fix the barrier. Compliance certificates are valid for three years.
- Queensland: give the buyer a current pool safety certificate before settlement, or a Form 36 (notice of no pool safety certificate) before the contract is signed. The buyer then has 90 days after settlement to get one.
Book the pool inspection early: fence gaps, climbable objects and self-closing gates are common fails and cheap to fix before the inspection.
Smoke alarms (Queensland)
Since 2022, Queensland homes being sold or leased have needed interconnected photoelectric smoke alarms, and you may need to show compliance when you sell. From 1 January 2027 every Queensland home needs them. See Queensland smoke alarm laws for exactly what’s required and what you can install yourself.
Unapproved building work
A deck, carport, shed or enclosed patio built without the approval it needed can spook buyers, delay finance, or lead to council orders. If you know about unapproved work, talk to your conveyancer early about your options. Our council approval guides cover when common structures need approval.
Step 2: fix what the building inspector will find
Most buyers get a building and pest inspection, and every defect in the report becomes a bargaining chip. Get ahead of the cheap ones:
- Dripping taps, running toilets and slow drains. Tap washers are DIY in some states; replacing tapware or toilets is licensed plumbing. See can I replace a tap myself?
- Cracked or mouldy silicone and grout in wet areas. Buyers read it as “leaking shower”. See how to get rid of bathroom mould.
- Holes, dents and cracks in walls. See how to patch plasterboard.
- Sticking doors, broken locks, torn flyscreens, missing handles.
- Blocked gutters, rotten fascia, overhanging branches.
- Signs of termites or water damage. Deal with the cause, not just the stain, and keep the paperwork.
Step 3: the cheap jobs buyers notice first
Buyers form an impression in seconds, from photos first and then the front door. Spend here:
| Job | DIY? | Why it matters |
|---|---|---|
| Patch and paint walls in a light neutral | DIY | Photographs brighter; hides wear |
| Deep clean, including windows, grout and carpets | DIY (or a cleaner) | Buyers read cleanliness as “well maintained” |
| Declutter and depersonalise | DIY | Rooms look bigger in listing photos |
| Front entry and garden: mow, edge, mulch, paint the front door, clean paths | DIY | It’s the first photo and the first impression |
| New door and cabinet handles | DIY | Cheap way to date-stamp a kitchen as newer |
| Re-silicone and regrout wet areas | DIY | Removes the “leaky bathroom” worry |
| Brighter globes in existing fittings | DIY | Changing a globe is fine; new fittings aren’t |
| New light fittings, downlights, power points | Licensed electrician | Fixed wiring is licensed work in every state |
| New tapware, basin or toilet | Licensed plumber | Connecting to water or drains is licensed |
Skip big-ticket jobs that buyers will want to choose themselves, like a full kitchen or bathroom renovation, unless your agent is confident the numbers work in your market.
Step 4: photograph before and after
Keep before and after photos of every job. They help your agent tell the story (“new silicone, fresh paint, serviced gutters”), they’re a record for the buyer’s inspector, and they show the work was done properly. If you’ve kept receipts and trade compliance certificates (electrical, plumbing, pool), put them in one folder for the conveyancer.
Jib keeps before-and-after photos with every job and a timeline for each room, so the whole pre-sale spruce-up is in one place when your agent asks.
A realistic timeline
| When | What |
|---|---|
| 8–12 weeks out | Walk-through; list every job; book pool inspection and any licensed trades |
| 6–8 weeks out | Compliance items and defects fixed |
| 3–6 weeks out | Patch, paint, garden, handles, re-silicone |
| 1–2 weeks out | Deep clean, declutter, final touch-ups |
| Photo day | Lights on, blinds open, benches clear |
Frequently asked questions
What adds the most value before selling? There’s no single answer for every market, but cheap cosmetic jobs (paint, cleaning, garden, fixing obvious defects) are consistently recommended because they improve listing photos and inspection reports without big spending. Ask your agent what buyers in your area expect.
Should I renovate the kitchen or bathroom before selling? Usually not in full. A refresh (paint, handles, re-silicone, new globes, a deep clean) often gets most of the benefit. Any new plumbing or electrical work needs licensed trades.
Do I need a pool certificate to sell in NSW? Yes, or a certificate of non-compliance, attached to the contract. Strata and community schemes with more than two lots, and off-the-plan sales, are exceptions.
Can I do the work myself? Most cosmetic work, yes. Electrical, plumbing, gas and some waterproofing work needs licensed trades. See what you can legally DIY.
Sources
Every rule on this page is taken from these official sources. If a rule has changed, please tell us and we’ll fix it.
This guide is general information, not legal or professional advice. Rules differ between states, councils and individual properties, and they change. Confirm with your state regulator or council before starting work, and if in doubt, get a licensed tradesperson.