The Vendor Diaries, Entry 3: Getting the inside sorted

Entries 1 and 2 covered the outside. Now we're inside — and this is where sellers tend to either overspend or underspend. We've seen people spend $40,000 on a kitchen renovation that returned maybe $15,000 extra. We've also seen people ignore a leaking shower that cost them $20,000 at the negotiating table.

Here's what we actually did across our four Wellington properties — and what we'd skip.

The rule we used: Fix anything that a building inspector will flag or that a buyer will use to justify a lower offer. Everything else is optional.

What we did inside

1. Paint throughout — neutral, not white

We repainted the interiors of all four properties. Not brilliant white — a warm neutral (think Resene Blanc or similar) that photographs well and appeals to the widest range of buyers. Fresh paint is the single best-value interior job you can do. It covers scuffs, makes rooms feel bigger, and smells like a cared-for home.

2. Replace every light fitting that's tired

Dated light fittings age a room badly. A simple pendant or flush ceiling light from Bunnings or Placemakers costs $30–80 and takes 20 minutes to swap out. We replaced all the fittings in every property we sold. LED bulbs, warm white (not cool white), and make sure they all actually work — dead bulbs in photos look terrible.

3. Fix the bathroom — don't renovate it

Unless your bathroom is genuinely unusable, don't renovate. Regrout the tiles. Reseal the shower. Replace the tap washers if they drip. Replace the toilet seat if it's stained. Clean the extractor fan. A bathroom that's clean, functional, and well-lit will sell. A bathroom you've half-renovated raises more questions than it answers.

4. Fix any leaks — non-negotiable

A leaking shower, dripping tap, or damp patch on a ceiling will come up in the building report. It will be used to justify a price reduction. Fix these things before listing — it's almost always cheaper to fix them upfront than to concede on price later.

5. Floors: polish, sand, or cover

Timber floors in decent condition are a selling feature — get them polished. Carpets that are stained or worn are a problem — either replace with something mid-range and neutral, or have them professionally cleaned and accept you'll get less than you would with new carpet. Don't try to hide bad carpet with rugs. Building inspectors lift rugs.

6. Kitchen: clean, declutter, update handles

Don't renovate the kitchen unless it's genuinely non-functional. Deep clean everything including inside the oven and rangehood filter. Declutter the benchtops completely. Replace the cabinet handles if they're dated — this takes an hour and costs $50–100 and the before/after is dramatic. Clean or paint the rangehood if it's looking rough.

7. Replace the kitchen tap if it's tired

A new kitchen tap costs $80–150 and transforms the look of a benchtop. If the existing tap is dripping, discoloured, or dated, replace it. It's one of the easiest wins in the kitchen and makes the whole bench area photograph better.

8. Check every door — handles, latches, hinges

Doors that stick, handles that are loose, or latches that don't catch properly are small irritants that buyers notice constantly during an open home. Go through every interior door and fix anything that isn't working smoothly. It takes a couple of hours and costs almost nothing.

9. Declutter ruthlessly before photography

This isn't about staging — it's about storage. Remove everything from benchtops, windowsills, and shelves that doesn't need to be there. Pack it into boxes and put it in storage or the garage. Rooms that are lightly furnished and free of clutter photograph significantly larger than rooms that are full. Buyers buy rooms, not your stuff.

10. Heating — make it work and make it obvious

Wellington buyers care about heating. Make sure every heat pump is clean, serviced, and working. If you have a log burner, have it swept and get the compliance certificate sorted if it's not current. If a property has poor heating, buyers will price that in — so make sure what you have is working and visible at open homes.

What we'd skip

• Full kitchen renovations — almost never recoup the cost

• New bathroom tiling — regrout instead

• New carpet throughout — clean what's there unless it's genuinely bad

• New appliances — clean and working beats new

• Anything structural unless it's a safety issue or a known defect — disclose instead

Not sure where your property sits? We've rated 20 common renovations by cost and return.

Previously: Entry 2: House exterior The full series: All entries

Selling in Wellington? We've been doing this for 17 years across Khandallah, Woodridge, Newlands, Karori, Johnsonville, Ngaio, Grenada Village, Paparangi and beyond. No junior agents, no fuss. Find out what your home's worth or call us on 027 518 0008.