Renovate or Sell?

The 2025/26 ROI Guide for Kelowna Homeowners

If you own a home in Kelowna, West Kelowna, Lake Country, or Peachland, you’ve probably asked yourself this at some point:

“Should I renovate… or would it be smarter to just sell as-is?”

In 2025/26, that question matters more than ever.

• Trades and materials are still expensive

• Prices are flatter/softer than the peak years

• And buyers are picky, with more access to information than ever before

That means many renovations that used to look smart on paper no longer give a good return on investment (ROI).

In this guide, I’ll walk you through:

1. A simple framework for deciding whether to renovate or sell

2. The High, Medium, and Low ROI upgrades in today’s market

3. The #1 rule for 2025/26 that most homeowners forget

4. How to think about life expectancy of major items

5. Why hiring the right contractor matters just as much as the project itself

I’ll keep the language simple and practical. This isn’t a renovation show. It’s real life.

Step 1: Start With Your Goal, Not the Project

Before you spend a dollar, ask one question:

“Am I doing this for resale value… or for my own enjoyment?”

There are two types of projects:

• ROI projects – meant to help your home sell faster or for more money

• Lifestyle projects – meant to make your life better while you live there

Both are valid. But they should be judged differently:

• For ROI projects, the math needs to make sense.

• For lifestyle projects, the question is: “Will I enjoy this enough to justify the cost?”

In this article, I’m mostly talking about ROI projects – things people do because they think it will “add value.”

Step 2: Understand the 2025/26 Market Reality

Right now, in our market:

• The cost of labour and materials is high

• Sale prices are not rising at the same pace

• Buyers have options and often prefer to choose their own finishes

So we’re in a strange place:

Many big-ticket renovations simply don’t come back in resale value.

That doesn’t mean you should never renovate.It means you should be strategic.

Step 3: The #1 Rule for 2025/26

Here’s the rule I use with my clients:

If it’s past its life expectancy → Replace it. You will almost always see ROI.If it’s purely cosmetic → Keep it simple or skip it.

Why? Because buyers today are very sensitive to risk and future costs.

• A hot water tank that’s 12 years old

• Poly-B plumbing

• Original aluminum wiring

• A roof that’s clearly at the end of its life

These don’t just “look old.” Buyers and inspectors treat them as deficiencies.

If you address these items before coming to market, you tend to:

• Attract stronger offers

• Avoid big discounts or credits during negotiations

• Reduce the chances of a deal collapsing after inspection

On the other hand, a perfectly fine kitchen with “last decade” cabinet colours doesn’t scare anyone. Most buyers will happily live with it for a while and update later.

High-ROI Upgrades (Still Worth Doing)

These are the projects that, in our current market, usually make sense if your home actually needs them or the items are beyond their life expectancy.

1. Fresh Interior Paint

Why it works: Neutral, modern paint makes a home feel clean, bright, and well cared-for. It photographs beautifully, which matters a lot in online-first markets like ours.

Caveat:

• Only repaint if your walls are tired, damaged, very dark, or very bold.

• Don’t chase trends too hard – simple, light, and neutral typically works best.

  
  

2. Flooring Refresh

Why it works: Old carpet, peeling laminate, or mismatched flooring is a huge visual turn-off. Replacing it with consistent, mid-grade vinyl plank or quality laminate can change the entire feel of a home.

Caveat:

• Aim for mid-grade quality: durable and attractive, not ultra-luxury.

• Don’t install expensive hardwood in a price segment where buyers won’t pay extra for it.

3. Light Fixtures

Why it works: Swapping dated, heavy fixtures for clean, modern ones can make an older home feel 10–15 years newer for a relatively low cost.

Caveat:

• Keep it simple. Think: “modern, neutral, and widely appealing,” not “Pinterest experiment.”

• Focus on key areas: entryway, dining, kitchen, main living space, and primary bedroom.

4. Minor Kitchen & Bathroom Updates

Why they work: Buyers react strongly to kitchens and bathrooms, but that doesn’t mean you need a full gut.

Small, targeted changes can go a long way:

• New cabinet hardware

• Updated faucet

• Modern light fixtures

• Fresh vanity and mirror in a bathroom

• Simple backsplash if appropriate

Caveat:

• Full kitchen and bathroom rebuilds are high-cost, high-disruption, and rarely return dollar-for-dollar in the mid-range of the market right now.

• Focus on cleaning and refreshing, not rebuilding.

5. Curb Appeal Cleanup

Why it works: First impressions are massive. Many buyers form a strong opinion before they even walk in the door.

Simple things matter:

• Power washing the siding, walkway, and driveway

• Trimming shrubs and trees

• Fresh mulch or rock in beds

• Clean front door and hardware

Caveat:

• Don’t take on expensive, complex landscaping for pure ROI.

• Keep it tidy and welcoming, not elaborate.

6. Mechanical Items at or Beyond End-of-Life

These are the un-sexy upgrades that buyers and inspectors care about:

• Hot water tank over ~10 years old

• Poly-B plumbing

• Original aluminum wiring (with no pig-tailing)

• Furnace or roof that are clearly at the end of their service life

Why they work:Even if these items still function, they’re often flagged as deficiencies and become leverage for a buyer to ask for:

• big price reductions

• large credits

• or for you to fix it anyway under pressure

By tackling them proactively, you:

• Protect your sale price

• Avoid big “surprise costs” during negotiation

• Make buyers feel safer about your home

Caveat:

• Get proper professional advice (licensed plumber, electrician, roofer, etc.)

• Don’t cut corners here – the quality of work matters a lot.

Medium ROI Upgrades

These can help your home show better, but you should watch the budget closely.

7. Backyard Touch-Ups

Things like:

• Deck staining

• Modest landscaping refresh

• Simple seating or patio area

Why they help:They make the property feel more “move-in ready” and can photograph well.

Caveat:

• Don’t pour money into major hardscaping or elaborate designs just for resale.

• Aim for “neat and usable,” not “magazine cover.”

Low ROI / Often Not Worth Doing (For Resale)

These projects can be great for your enjoyment, but they don’t usually pay off in a resale scenario in today’s market.

8. Full Kitchen Renovations

Buyers love a nice kitchen. But a full gut often costs tens of thousands of dollars.

Reality:

• Many buyers would rather choose finishes themselves

• Your taste might not be theirs

• The market often won’t pay a full premium for the cost you put in

If your kitchen is functional but dated, light updates usually outperform full renovations on ROI.

9. Major Bathroom Renovations

Similar story to kitchens.

Reality:

• Full tile showers, custom vanities, and high-end finishes are beautiful

• But unless your bathroom is truly in rough shape, you’re unlikely to get your full investment back

Minor refreshes often go further than a full rebuild.

10. Large Landscaping Projects

Think:

• Full-yard redesign

• Retaining walls

• Water features

• Complex irrigation set-ups

These are fantastic if you plan to stay and enjoy them, but in many cases:

• Buyers just see “nice yard,” not the full cost and effort behind it

• The added value typically doesn’t match the price tag

11. Anything “High-End” in a Non-Luxury Segment

High-end is great in true luxury markets.

But for most typical homes:

• Very high-end appliances

• Custom millwork everywhere

• Exotic materials

…usually don’t return their cost.

Buyers may love it, but the appraisal and resale math don’t always keep up.

How to Decide: A Simple Decision Framework

When you’re torn between renovating or selling as-is, try this:

1. List the projects you’re considering.

2. Mark each one as:

   • Life-expectancy / mechanical

   • Cosmetic refresh

   • Major renovation

3. Apply the rule:

   • Past life expectancy? → Strong case to replace.

   • Cosmetic only? → Keep it light, simple, and inexpensive.

   • Major rebuild? → Only if it’s for your own enjoyment or absolutely necessary.

4. Talk to a local Realtor who’s active in your neighbourhood (that’s where I come in) and ask:

   • “If I do nothing, where would you price my home?”

   • “If I do these 1–2 projects, how much more could we realistically expect?”

Sometimes a $3,000 refresh will do more than a $30,000 renovation.Sometimes it’s better to skip the projects altogether and price accordingly.

Why the Right Contractor Matters

If you decide to move forward with a project, the quality of work matters just as much as the idea itself.

• Poor workmanship shows up in photos

• Inspectors will call it out

• Buyers will feel uneasy, not impressed

That’s why I always recommend:

• Use licensed, reputable trades

• Get clear quotes and timelines

• Make sure the work is permitted when required

If you’d like a referral, I’m happy to connect you with solid local contacts for:

• Flooring

• Painting

• Plumbing

• Electrical

• Roofing

• General renovation work

I’m in these homes every day and see the difference between “cheap and fast” and “done right.”

Final Thoughts: Renovate or Sell?

There’s no one-size-fits-all answer.

But in 2025/26, a good rule of thumb is:

• Protect the big stuff (mechanicals, roof, safety issues)

• Refresh the easy wins (paint, floors, lights, curb appeal)

• Think twice before big, expensive makeovers just for resale

If you’re on the fence, I’m happy to take a quick look at your home and give you an honest opinion:

• What’s worth doing

• What to skip

• And what your place might sell for as it sits today

Braden KoopPersonal Real Estate Corporation

RE/MAX Kelowna

250-801-8725