The Short Answer
Fix what makes buyers hesitate, and skip what they would redo anyway. Before listing, deal with leaks, safety issues and broken items, paint and deep clean, and close any open permits. Pay special attention to items that affect a buyer's insurance or financing: knob-and-tube or aluminum wiring, Kitec or Poly-B plumbing, a roof near 20 years old, and any underground oil tank. Usually skip full kitchen and bathroom renovations, new additions and trendy upgrades; there is no current Canadian study showing they pay back before a sale, and US data shows major remodels recover only about half to 60% of their cost. A Toronto-area pre-listing inspection, typically $350 to $600, is the best way to find out what is worth fixing.
Want this applied to your own property? Call the Kaizen Real Estate Team at (647) 370-8885.
The Rule of Thumb
Buyers subtract the cost of every problem they see, and then add a little more for the worry. A dripping tap does not cost much to fix, but it makes buyers wonder what else has been missed. A dated kitchen in good working order, on the other hand, is something many buyers plan to change to their own taste.
Michael John Lau, a REALTORĀ® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, walks through every home with sellers before any money is spent. The aim is to spend on what removes doubt, and not on what the next owner will tear out.
Questions About Your Situation?
Every Markham property and every timeline is different. Call the Kaizen Real Estate Team at (647) 370-8885 and speak to a REALTORĀ® who works this market daily.
Fix These First
1. Anything that leaks, breaks or looks unsafe
- Dripping taps, running toilets, stained ceilings and damp basement corners.
- Loose railings, broken steps, missing outlet covers and burned-out bulbs.
- Doors and windows that stick or do not lock.
These are inexpensive and show buyers the home has been cared for.
2. Paint and cleaning
Painting a standard bedroom in Toronto costs about $1,000 on average, according to HomeStars, with a range of roughly $700 to $1,400. A deep clean of a three-bedroom house typically runs about $320 to $450. Neutral, fresh walls and a spotless home improve every photo and showing.
3. Open permits
If past work was done under a permit that was never closed, deal with it now. In a 2024 decision, the Ontario Court of Appeal allowed a buyer to treat an open building permit as a title problem and terminate the deal. In Markham, finished basements, removed walls and secondary suites all need building permits, and electrical work needs an Electrical Safety Authority permit.
4. Items that affect insurance and financing
Issue | Why it matters | Typical approach |
|---|---|---|
Knob-and-tube or aluminum wiring | Some insurers decline or restrict coverage | Have a licensed electrician inspect; upgrade or disclose |
Kitec plumbing (installed about 1995 to 2007) | Insurers may raise deductibles or decline | Replacement typically $5,000 to $15,000; or price it in |
Poly-B plumbing (common late 1970s to mid-1990s) | Some insurers charge more or limit water claims | Get quotes; disclose if you do not replace |
Roof near or over 20 years | Insurers may limit coverage on older roofs | Inspect; replace if failing. Toronto average about $13,000 for asphalt shingles |
Underground oil tank | Unused tanks must be removed by a TSSA-registered contractor; insurers and lenders will ask | Remove before listing |
Rented water heater or furnace | Buyers must agree to assume the contract | Have the contract and buyout amount ready |
Many Markham homes were built in the 1980s and 1990s. That overlaps with the years Poly-B was common, and many original roofs, windows and furnaces in homes of that age are reaching the end of their life.
5. Lighting and curb appeal
Brighter bulbs, a clean front entry, a fresh doormat, trimmed shrubs and a tidy garage cost little and shape the first impression.
Usually Skip These
- Full kitchen or bathroom renovations. No current Canadian study shows these pay back before a sale. The US National Association of REALTORSĀ® 2025 report found a complete kitchen renovation recovered about 60% of its cost and a bathroom renovation about 50%. Those are US figures and are only a rough guide.
- Additions and major layout changes. Long timelines, permits and cost.
- Finishing an unfinished basement. Unless it is done with permits, buyers may see it as a risk rather than a bonus.
- Replacing a working furnace or air conditioner that is in good condition and not near the end of its life.
- Trendy or very personal finishes. Bold tile, feature walls and custom built-ins appeal to fewer buyers.
Neeraj Moolchandani on the Items Insurers Ask About
Neeraj Moolchandani, REALTORĀ® at Kaizen Real Estate, looks first for issues that affect a buyer's insurance: old wiring, Kitec or Poly-B plumbing, an aging roof and any oil tank.
A buyer who cannot insure a home cannot close on it. Neeraj would rather a seller know about these items before listing, so they can repair, quote or disclose them on their own terms.
Consider These Case by Case
- Flooring. Replace badly damaged or stained carpet; refinish rather than replace hardwood where possible.
- Kitchen refresh. New cabinet hardware, a new faucet or painted cabinets can modernize a kitchen without a renovation.
- Staging. Toronto-area staging for a detached home typically runs about $2,500 to $8,000, according to one local stager. Vacant homes benefit most. There is no Canadian study of staging returns; US surveys report shorter time on market.
Deciding What to Fix?
Spend on what removes doubt, not on what the next owner will replace. The Kaizen Real Estate Team will walk through your home with you.
Start With a Pre-Listing Inspection
A pre-listing home inspection in the Toronto area costs about $492 on average, according to HomeStars. It tells you what a buyer's inspector will find, gives you time to fix or price issues, and supports honest disclosure. What you are required to tell buyers is explained in what sellers should disclose by law.
If repairs would take too long or cost too much, selling as-is in Markham may be the better choice. To plan the work around a listing date, see the 2027 selling calendar, and for more on maximizing price, how to sell your house for top dollar in Markham.
Next Steps
- Request a free home evaluation ā see which repairs matter at your price point.
- The Markham home selling guide ā preparation, pricing and launch.
- Selling your Markham home ā how Michael plans preparation with you.