Renovate Smart—Which Projects Add Value & How to Budget

Hi there, fellow nester!

Longer days and later sunsets are right around the corner. Many of us are thinking about spring cleaning, dusting off our gardening tools, and starting those DIY renovations we’ve been putting off. Yet renovations can feel overwhelming. How do you set a budget? Which projects really add value?

This week’s newsletter has practical tips for everyone. Buyers looking at fixer-uppers. Sellers who need quick updates. Renters negotiating upgrades. Homeowners debating DIY vs. hiring pros. We’ll explore smart ways to plan and prioritize projects. Because there's so much to unpack, this issue is on the longer side.

Ready to dive in? Pick the advice that fits your current nest situation or read the whole issue for a broader view.

Plus, stay to the very end where I hand picked one of my favorite reads of the past couple of years.

Happy Wednesday, and enjoy this week’s newsletter.

For Home Buyers:

Evaluating Fixer-Uppers & Renovation Loan Options

Buying a home that needs work can be a smart investment, allowing you to customize your space and build equity over time. But diving into a fixer-upper comes with risks, and it’s important to understand what you’re getting into before signing on the dotted line. The key is knowing which projects add long-term value and which could turn into money pits- and this may be something that you really need to do some serious consulting with someone who’s either done it before or can guide you. Here’s what to consider:

• Look beyond the cosmetics – It’s easy to fall for a home with charming details or a great layout, but always assess the major systems first. Hire a professional home inspector to evaluate the foundation, roof, plumbing, electrical, and HVAC. Fixing hidden structural or mechanical issues can cost tens of thousands, so understanding these potential expenses upfront is critical.
• Budget realistically – Beyond the purchase price, factor in renovation costs, permits, and unexpected repairs. Get detailed contractor estimates before buying and add at least a 10-20% contingency buffer for surprise expenses. If possible, prioritize high-impact, lower-cost upgrades like painting, flooring, and minor kitchen or bath refreshes to maximize your budget. For example, can you hire someone to do the bathroom renovations but you’ll tackle painting and save money? Speaking of this…
• Know your DIY limits – While it may be tempting to save money by tackling projects yourself, be honest about your skills. Cosmetic changes like painting or installing new hardware are doable for most, but plumbing, electrical, or structural work should be left to professionals to avoid costly mistakes or safety hazards. Not to mention that these last items almost always require permitting.
• Explore renovation loan options – If your dream home needs significant updates, financing the renovations can be an option. Government-backed loans like the FHA 203(k) and Fannie Mae HomeStyle loan allow you to roll renovation costs into your mortgage, reducing the need for out-of-pocket expenses. Be sure to compare terms and ensure you qualify before making an offer.

For homebuyers interested in houses that need small or major renovations, it’s important not to rush. You may find a property that seems like the perfect fit, but you’ll need time to research, get estimates, and consult with lenders or contractors. Make sure these relationships are already in place before you commit.

A fixer-upper can offer a chance to live in a desirable neighborhood at a lower price. But success hinges on proper planning. Focus on the most urgent repairs first, and have a clear budget. With the right approach, you can transform a diamond in the rough into a valuable investment while avoiding expensive setbacks.

For Home Sellers:

Small Updates That Attract Buyers & Budget-Friendly Curb Appeal

When selling a home, first impressions are everything. Buyers often decide within minutes whether they can envision themselves in a home, so focusing on the right updates can make all the difference. The good news? You don’t have to break the bank to make a big impact. Here’s how to attract buyers with budget-friendly improvements:

• Refresh the kitchen & bathrooms – The kitchen and bathrooms are major selling points, and even small changes can go a long way. Consider repainting cabinets, swapping outdated hardware, installing modern light fixtures, or upgrading faucets. If the budget allows, replacing old countertops with a cost-effective material like quartz can provide a fresh, updated look.
• Enhance curb appeal affordably – The exterior of your home is the first thing buyers see, so make it count. Power wash the driveway and siding, add fresh mulch and flowers to garden beds, and replace outdated house numbers or mailboxes for an instant facelift. A freshly painted front door in a bold but inviting color can also make your home stand out.
• Fix the little things – Minor repairs can make a home feel well-maintained and move-in ready. Tighten loose doorknobs, patch up wall scuffs, replace cracked switch plates, and ensure all light fixtures are working with bright, neutral bulbs. These small touches can make buyers feel confident in your home’s upkeep.
• Declutter & depersonalize – Buyers need to visualize themselves in your space, so clear out excess furniture, tidy storage areas, and remove personal photos or highly specific decor. A well-staged home can feel bigger and more inviting, making it easier for buyers to see its potential.

A few smart, affordable updates can make your home more appealing and help it sell faster. But overdoing it can be easy. (The voice of experience speaking here). By focusing on impactful yet cost-effective improvements, you can maximize your home’s value and attract the right buyers without overspending.

For Renters:

Getting Landlord Permission & Negotiating Upgrades

Just because you don’t own your home doesn’t mean you can’t make it feel like yours. Many landlords are open to reasonable updates, especially if they improve the property’s overall value. If you’ve signed a lease for more than one year and you already have a reputation of being a stellar tenant, this is an added bonus. The key is knowing how to ask and what changes are feasible. Here’s how to make impactful improvements:

• Ask for minor updates – Many landlords will approve simple, reversible changes like swapping out light fixtures, updating cabinet handles, or applying a fresh coat of neutral paint. These small tweaks can make a big difference in personalizing your space.
• Negotiate larger improvements – If you’re in a long-term lease, propose upgrades that benefit both you and your landlord. For example, offer to split the cost of energy-efficient appliances, modern flooring, or smart thermostats that enhance the rental’s value and reduce utility bills.
• Invest in temporary solutions – Use renter-friendly upgrades like peel-and-stick wallpaper, removable backsplash tiles, or area rugs to add style without damaging the space. Modular furniture and freestanding shelving can also help optimize functionality without requiring permanent changes.
• Get written approval – Always document landlord-approved changes in writing to avoid disputes when you move out. This ensures clarity on what modifications are allowed and whether you’ll need to restore anything before leaving.

By focusing on landlord-friendly upgrades and negotiating smartly, you can make your rental feel more like home without overstepping boundaries. A well-maintained, personalized space enhances both your comfort and the property’s appeal—making it a win-win for both you and your landlord.

For Homeowners:

Top 3 Value-Boosting Renovations & DIY vs. Professional Work

As a homeowner, keeping your property updated isn’t just about aesthetics—it’s also about increasing its value and functionality. Some projects offer a better return on investment than others. Here are three of the best renovations to boost your home’s worth:

• Kitchen & Bathroom Remodels – These rooms are the heart of the home and where buyers tend to focus their attention. Instead of a full remodel, consider refinishing cabinets, replacing outdated countertops with quartz or granite, and upgrading faucets or light fixtures. Energy-efficient appliances can also add long-term savings and appeal.
• Energy-Efficient Improvements – Sustainable upgrades not only lower utility bills but also increase resale value. Replacing old windows with energy-efficient models, adding insulation, and upgrading to a smart thermostat can attract eco-conscious buyers and make your home more comfortable year-round.
• Curb Appeal Enhancements – The exterior of your home is the first thing guests and potential buyers see. A well-landscaped yard, a freshly painted front door, and modern outdoor lighting can create a welcoming atmosphere. If your driveway or walkway is cracked, consider repairing or resurfacing it for a polished look.

DIY vs. Professional Work: Making the Right Call

• DIY-Friendly Projects – If you’re handy, tackling smaller projects like painting, updating cabinet hardware, or installing new lighting fixtures can save money. Landscaping improvements, such as planting flowers or adding pavers, are also manageable DIY projects that enhance curb appeal. Ten years ago I personally took on the task of planting peony flowers, and as perennials, they get to blossom and beautify my front porch every single year. Every spring I make sure to mulch the flower beds for an extra punch.
• When to Hire a Professional – Some tasks require an expert touch. Electrical work, major plumbing changes, and structural repairs should always be handled by licensed professionals. Attempting complex work on your own can lead to costly mistakes or safety hazards. Here too, you want to consider the costs of permitting, or lack of acquiring permits. Some jurisdictions are stricter than others but taking a gamble on obtaining permits (and not knowing what you're doing) may be a gamble not worth taking.

By strategically choosing renovations and knowing when to DIY or call in the pros, you can enhance your home’s value and avoid unnecessary expenses. Whether you’re upgrading for your own enjoyment or preparing to sell, these updates can make a lasting impact on your home’s appeal and functionality.

No matter where you are in your home journey, smart renovation choices can save you money and increase your home’s value. Buyers should assess fixer-uppers carefully, sellers can make budget-friendly updates to attract offers, renters have options for upgrading their space, and homeowners can invest in renovations that offer the best return. With a clear plan and the right approach, your next renovation project can be both rewarding and financially sound.

Have questions about which home updates make the most sense for you? Looking for help on finding contractors in your area for a future project? Reach out—I’d love to help!

The Curated Corner

Book Recommendation

The Let Them Theory

Have you ever found yourself frustrated by other people’s actions, wishing they would change, or hoping they’d finally see things your way? Do you catch yourself thinking, if only they’d stop doing that or if they’d just listen, everything would be better?

In The Let Them Theory, Mel Robbins offers a powerful shift in perspective—what if, instead of resisting, controlling, or stressing over other people’s choices, you simply let them? Let them be who they are. Let them make their own mistakes. Let them show you their true colors. This isn’t about giving up; it’s about freeing yourself from the exhausting cycle of trying to control what’s outside of you.

But the real magic of Let Them lies in Let Me. You can’t embrace Let Them without asking, What do I let myself do?Let me focus on what I can control. Let me set boundaries. Let me walk away from what drains me and invest in what fuels me.

This book is for any and all your relationships, including the most important ones- aging parents, spouses and your children, even the adult ones. The Let Them Theory is on my "read once a year" book list and I've thoroughly highlighted the book for my personal references.

If you're looking for a good self-help book, that's easy to read too, I can't recommend this one enough.