The Most Common Renovation Myths That Don’t Add the Value You Think

Renovation ≠ Guaranteed Return

Homeowners often assume that every dollar spent on a renovation will come back (or more) when it’s time to sell. But not all upgrades are created equal. Some projects—even the most expensive ones—add surprisingly little value to your home, and in some cases, they can actually lower market appeal.

At Cade Appraisals Inc., we see this all the time. Sellers proudly point to a brand-new hot tub or a designer kitchen backsplash, expecting a higher appraisal, only to be surprised when the value doesn’t budge. Why? Because buyers don’t always see value where sellers see investment.

Let’s debunk some of the most common renovation myths that homeowners fall for—and show you what really matters when increasing property value.

Myth #1: A Pool Always Adds Value

Reality: Pools can be a hard sell—especially in small yards, colder climates, or when maintenance costs outweigh the lifestyle appeal.

Why it doesn’t always add value:

• Reduces usable yard space (especially in family neighborhoods).

• Increases liability and insurance costs.

• Not everyone wants the upkeep.

• In Ontario, a pool can cost $50,000–$100,000+ but only return a fraction of that in resale.

When it can help:

• Luxury homes with large lots.

• Areas where pools are expected (e.g., certain high-end Niagara subdivisions).

• Professionally installed, well-maintained pools with safety features.

Myth #2: A Hot Tub = Spa-Like Luxury = More Money

Reality: Buyers rarely place high value on hot tubs—especially if they’re older, take up space, or were DIY-installed.

Why it doesn’t always add value:

• Considered personal preference, not a necessity.

• Older tubs can raise concerns about mold, electrical safety, or maintenance.

• Often viewed as more hassle than luxury.

Appraiser’s insight: A hot tub might add marketability for some buyers, but won’t impact appraised value unless it’s part of a high-end, integrated outdoor spa.

Myth #3: DIY Basement Suites Are a Great Way to Double Your Home’s Value

Reality: A basement apartment can add value—but only if it’s legal, safe, and professionally finished.

Red flags that lower value:

• No permits or inspections.

• Subpar workmanship (uneven flooring, exposed wiring, low ceiling height).

• Inadequate egress windows or ventilation.

• Unpermitted plumbing or second electrical panel.

Appraisers will ask:

• Is it a legal accessory dwelling unit (ADU)?

• Does it comply with fire separation and zoning?

• Can it be rented safely and legally?

Pro Tip: In cities like St. Catharines and Hamilton, registering a legal secondary suite can increase value—but DIY conversions without approval can backfire.

Myth #4: High-End Kitchen Renovations Always Pay Off

Reality: Kitchens are a key selling feature, but overspending doesn’t guarantee a return.

Why it doesn’t always add value:

• If the home isn’t in a luxury market, ultra-high-end finishes may not recoup costs.

• Buyers may not share your taste in imported tile or commercial-grade appliances.

• $80,000 kitchens in $500,000 homes can create an imbalance.

What does work:

• Clean, updated layouts with mid-range finishes.

• Durable materials, neutral color palettes, modern cabinetry.

• Functional upgrades: pull-out drawers, good lighting, and plenty of storage.

Myth #5: Wallpaper Is Making a Comeback

Reality: Yes, wallpaper is trendy again. But for resale? Most buyers still prefer a blank canvas.

Why it doesn’t always add value:

• It’s highly personalized.

• Can make rooms feel smaller or dated, depending on pattern and color.

• Difficult and time-consuming to remove.

Appraiser’s comment: Wallpaper is a design choice—not a value contributor. If anything, it could be seen as something the buyer has to spend money to undo.

Myth #6: Converting a Garage into Living Space Boosts Value

Reality: In many markets, buyers prefer a garage for storage or parking, especially in winter climates like Ontario.

Why it doesn’t always add value:

• Reduces appeal to buyers with vehicles, bikes, or tools.

• May not be permitted or counted in official living space.

• Often looks like a poorly integrated add-on.

When it can work:

• In urban areas where parking is less valuable, and the conversion is done with permits and pro finishes.

Myth #7: Installing Expensive Landscaping Guarantees Curb Appeal ROI

Reality: First impressions matter, but landscaping is a lifestyle choice—not a value driver.

Why it doesn’t always add value:

• Elaborate landscaping (fountains, koi ponds, custom lighting) adds maintenance.

• Buyers might see it as something to remove.

• Mature landscaping can obscure the home’s exterior.

Better value tip: Clean, low-maintenance landscaping with good lighting and defined walkways adds more perceived value than exotic plants and water features.

Myth #8: A Fresh Coat of Bold Paint Makes a Statement

Reality: It sure does—but that statement could be “more work.”

Why it doesn’t always add value:

• Personal color preferences don’t align with buyer expectations.

• Dark or trendy colors can make rooms feel smaller.

• Bright accents limit staging options.

What’s better: Neutral palettes like warm greys, soft whites, and light taupes help buyers envision themselves in the space—and that sells.

Myth #9: Smart Home Gadgets Make You a Tech-Savvy Seller

Reality: While smart thermostats and security systems are nice features, they rarely add to appraised value.

Why they don’t move the needle:

• They’re easy to install/remove.

• Not considered permanent or structural.

• Buyers may be skeptical of privacy concerns or tech obsolescence.

Exception: Integrated systems in luxury homes (e.g., full-home automation, built-in speakers, smart lighting panels) may slightly enhance perceived value—if installed professionally.

Myth #10: You Need to Renovate Everything Before Selling

Reality: Many sellers overspend fixing things buyers don’t care about.

Why this backfires:

• Over-improving can price your home out of the market.

• Renovating just for resale often means rushed, low-ROI projects.

• Some buyers actually prefer a slight fixer-upper they can personalize.

Appraisal Insight: Focus on repairing what’s broken (roof, windows, major systems), cleaning and staging effectively, and making targeted upgrades to key areas—like lighting, entryways, and flooring.

What Appraisers Really Look For

If you’re renovating to increase value, here’s what appraisers actually consider in a typical residential appraisal:

• Structural condition (roof, foundation, walls)

• Mechanical systems (plumbing, HVAC, electrical)

• Legal living space (above grade, permitted additions)

• Quality of finish materials

• Functional upgrades (energy efficiency, layout improvements)

• Marketability factors (floor plan, parking, lot size, zoning compliance)

• Comparable sales of similar upgraded homes in the area

Appraisers don’t assign value based on personal preference, décor, or perceived luxury. Value is rooted in market reaction—what buyers are actually paying for.

Renovate Smart, Not Expensive

The truth is, not all renovations translate into real market value. Some upgrades improve your enjoyment of the home—but that doesn’t mean buyers will pay more for them.

If you’re thinking about selling or refinancing and want to make improvements that matter, it pays to consult an appraiser. At Cade Appraisals Inc., we’ll help you understand exactly which renovations impact value—and which ones don’t.