Increase Your Home's Value With HGTV Star Mike Holmes' Expert Tips

Mike Holmes is famous on HGTV and beyond for cleaning up others' messes. His hit show "Holmes Makes It Right" is a fan favorite for his no-nonsense approach to contracting. When you follow his tips, you know that you are doing things the correct way. This is why many turn to him for advice on how to increase the value of their properties. Whether you're fixing things up for an imminent sale, or just planning for an eventual downsizing, the HGTV star's straightforward advice is worth keeping in mind. 

Compared to other improvement and real estate experts, Holmes is a bit different in his approach to value. Sure, he thinks you should increase the resale value of your home. However, some improvements might not bring in that much money at the end of the day, but they still make living in your house more enjoyable. To him, that's worth it, too. "I always say there are two kinds of value when it comes to your home," he told fans on Facebook. "There's the monetary value — what the home is worth, and how that value changes with your renovations and additions. But there's also value from the way you use the home throughout the years." With this in mind, these are the things he most recommends doing to your property to increase both kinds of value.

If you have a limited renovation budget, you might be wondering where to focus your cash. One of Holmes' best tips in situations like this is to concentrate the money on the rooms that are nearly guaranteed to give you a return on investment, such as the bathroom. A bathroom in bad condition is bound to turn away buyers and Holmes points out that upgrades in this space can have both aesthetic and financial payoffs. "Replacing an outdated vanity, old plumbing, and lighting fixtures or adding a new tile floor — will guarantee a lot of bang for your buck and give your bath an updated, modern look." Explains Holmes on his website, Make It Right.

To add more value, remember that when you are updating a bathroom, you are not just fixing up the aesthetics — you are often making it more functional, too. You might be able to pull out a rarely-used tub to make room for that double vanity you badly need, or install functional upgrades like underfloor heating, grab bars, extractor fans, and GFCIs (some of Mike Holmes' favorite bathroom features he thinks are worth installing during a remodel). By working with a contractor and making a plan, you can knock out more than one goal at a time.

Fences provide privacy and protection, so making sure your fence is tall and strong enough is great for your home's value. "A new fence will add more privacy and keep kids safe. It can also have an impact on your curb appeal. It can have a positive impact on the value of your home," Holmes wrote on his website, Make It Right. Yet, installing the fence correctly is essential to it retaining its value. As neighbors can sometimes get a bit funny about property lines, you'll need to do a little research before you break ground. "Make sure you know where your property lines are before you start fence installation or repair," he shared in another article. "There also might be bylaws on the fence height and appearance."

Once you know where the fence will go and what it needs to look like, it's also a good idea to approach your neighbor to see if they might like to make it a shared project, as it impacts their yard as well. "I'm sure you've seen fences that are back-to-back," Holmes continued. "This probably means that at some point the two neighbors weren't willing to be very neighborly and built two fence walls back to back, each on their own property. Hopefully, with your new fence, you can share the one fence line and the costs." To keep things as low drama as possible, be sure to write down who will pay for what and when.

Especially since the pandemic, many buyers have devoted extra focus to the benefits of having nice outdoor spaces. When done properly, decks — whether open-air or enclosed — add value to a property because of the enjoyment they can bring to daily life. "A deck is not a cheap investment, but it does pay off," Holmes shared on Make It Right. "You make your homebuyer feel like they have more usable space. Depending on the material, size, and scope of the project, you can see upwards of 80% of the price of the deck reflected in the new value of the home."

Yet, unless you have considerable woodworking experience, Holmes doesn't think you should try to do this project on your own. "The deck [is] a very common DIY project. But it's also the one that can do damage to your home and lead to safety issues," he shared in another post. "A lot of TV shows and videos inspire people to build their own decks, but a lot can go wrong if you attempt your own deck-building project." These issues can be structural, leading to collapse and injuries. You can build too high, too low, too slanted — all sorts of things. You can even attach the deck to your home incorrectly. Instead, he advises most folks to spend more time on the planning than building, or just hire a professional instead.

Getting new windows throughout your entire house is often a significant financial investment — sometimes well into five figures. However, good windows tend to save you money in the long run, because of the energy cost reduction (and more comfortable indoor temperature). Plus, new buyers might be willing to pay more for an updated home knowing they won't have to replace the windows anytime soon. "New windows can freshen up the appearance of your home, and replacing existing windows with energy-efficient ones can save the homeowner a significant amount of money in heating and cooling costs," Holmes shared on Make It Right. "Drafty windows can turn off potential buyers."

Even if you consider yourself DIY royalty, window installation is one of those things that you have to bring in a professional for because doing it incorrectly has major consequences. "Installing a window is not a DIY job," Holmes warned in another post. "No matter how good the window is that you buy — if it's not installed properly it's not worth much. It will leak air — and possibly water — and cost you money on your heating and cooling bills. You'll end up with high energy costs." Installing windows requires real skill, the type that needs special training and sometimes even a certification or two. Leave this project to the pros, so you don't end up actually harming your home's value in the long run.

Roofs are expensive, so updating yours before any potential buyers arrive can make your home significantly more attractive to them. A good roof tends to last about 20 to 30 years. Yet, Holmes warns that sometimes their time is up a little bit sooner. "How do you know it's time for a new roof? Take a look up — are your shingles buckling, curled, or missing altogether? That's a sign it's time to re-shingle," he shared on Make It Right. When installing a new roof, it's also a good time to consider other upgrades to the home, too. "Consider solar panels as well," he continued. "Buyers may hesitate to have them installed themselves, but will be attracted to houses where the solar panels are installed already." Buying a ready-made "green" house is one of the best ways for people to make their homes more eco-friendly, simply because it came that way. 

While shingles are a go-to option, Holmes has a soft spot in his heart for other materials, too. "I like a metal roof — and it pairs well with solar panels because odds are, you won't have to do a roof replacement before the lifespan of the panels ends," he said. However, if you don't want to go with metal, you are still likely to add plenty of value to your home. "As long as you choose your material carefully, have it installed properly, and choose a roofing system with a good warranty, you'll have a good roof."

Your home only gets one chance at a first impression, and having a nice front yard gives you a way better shot. While Holmes recognizes that landscaping doesn't always tie in with huge resale numbers, it does make everyday life that much nicer for those living there. "Upgrading your landscaping with patio stones and fresh plants won't drive up the value of your home, but it can be a satisfying way for homeowners to put their personal stamp on their homes," he said in a Facebook post.

But don't go too crazy with DIYing, as sometimes things can go wonky if you don't have the right training. "There are simple landscaping jobs that homeowners can tackle such as painting, clearing yard waste, and planting in your planters," Holmes shared in another Facebook post. "But if your landscaping plans go beyond that, I would recommend bringing in a professional." Some might be put off by this, but Holmes has built his career cleaning up the mess of other contractors who bit off more than they could chew, project-wise. As with most things, if you do enough research and practice, you can pull off complex landscaping, but it's not something to approach lightly.

Pools are tough nuts to crack when thinking about home value. They are really a case of beauty being in the eye of the beholder, as Holmes is quick to point out. "Just because there's a pool in the backyard doesn't make the house more valuable," he said in an episode of the Holmes on Homes Podcast. "What it comes down to is the 50/50 ratio. Half the buyers out there want a pool, the other half don't want a pool — they don't want the extra cost. They're afraid that somebody could drown in it. They don't want to follow the bylaws, etc., etc."

So when thinking about installing a pool, don't press go on the project just because you think it'll sell your house for more one day. Instead, consider a pool project through the scope of Holmes' second measure of value: everyday living. It "all depends on the buyer ... but it costs money to upkeep, so if you use it for years, you might not come out ahead," he continued. "However, it can make you happy — real catch-22." If you want a pool because you and your family love being in the water, do it! Just know that unless you find the perfect buyer, it might not be the main selling point for the property one day.

Making your home nicer for everyday life is always something that Holmes champions — and these little improvements can even add monetary value to your home in the long run, because they freshen things up overall. "Painting or adding wallpaper or wainscoting to a wall is a great DIY job that's relatively easy to do and can transform a room," Holmes told Innovating Canada. "Seasoned DIYers could swap out faucets and sinks, too." If you're looking to revamp your walls with a fresh shade, Mike Holmes has a very specific order to paint rooms for professional-level results. First, the baseboards and trim. Second, the ceiling. And last, the walls.

When sprucing things up, don't forget about the outside of your house, too, if you have a few hours free one weekend. "Homeowners can increase their curb appeal by painting the front door, fixing cracks in the driveway or walkways, or staining or repainting the fence," he continued. As always, he has a final piece of advice for anyone thinking of doing a project around the house. "Just remember, if it feels out of your comfort zone, it's probably best to call in a pro," he said.

While Holmes isn't sure just yet about how much value smart devices and technology can add to your home when it's time to sell, he is certain that these gadgets certainly make a house more liveable on the day-to-day. And to him, that is where the real value lies — especially for folks who have very busy lives. "Adding innovative technology and home automation to your home is a great way to save energy and time," he told Innovating Canada.

If you still feel a little wary of integrating this tech, start small. "There are many ways that home automation can help us at home, but for starters you could install a programmable thermostat or even a water leak detection system, smart locks, smart lighting, security systems, and radon detection, to name a few." You don't need to spend hours researching what to select, either. Typically, things like the best smart locks for your home will be the ones with the highest reviews. To make sure you're working with a practical sample size, look for products with at least 500 reviews, if not 1000, for the best results.

A bump out is a small extension to a room in your house, designed to add square footage without the complexity or cost of a full addition. Bump outs differ from actual extensions in that they're typically supported by small piers or are cantilevered (which means hanging without support beneath them), because they are only a few feet wide. This requires minimal excavation. On the other hand, a full addition usually has its own foundation, as it is bigger, typically the size of an entire room.

Yet, for Holmes, deciding to add a kitchen bump out, or even one for the living room, typically means more money in the long run. "In my opinion, if you want more space, do an addition with footings," Holmes told the Winnipeg Free Press. "The amount you save on your renovation by doing a bump out is usually more than offset by what you spend over the years in heat loss." To save money on energy costs, and not scare off buyers with shoddy bump out work, save up to do a full room addition and ensure your home retains its value.

Any extra climate-controlled indoor space will be appealing to buyers, but Holmes says that even if you don't want to pay to completely finish off the space, you can still add value with multiple smaller projects, instead. "Built-in shelving and storage help maximize the space in the basement, making it much more attractive to potential buyers down the road," he told HGTV Canada. "This also gives personal value, as it will increase the space for your own use, whether you use the basement as a gym, home theatre or bar."

This is one of the most important things you can do for a basement, according to Holmes. Plus, he totally understands how to save money when fixing up the space, while still leaving the door open for a higher selling price later on. "Leave some areas alone — like your furnace and laundry rooms — and focus on the livable space," he continued. "At the end of the day, you'll still see a return on your investment; and if you choose to, you can finish the remainder of the basement later on."