Update your lighting fixtures. Cost vs. Value biggest bang for the buck    by Greg Perry Kirkland Realtor 

Nothing dates your home more than outdated lighting fixtures.  Nothing brings your home current faster than new lighting fixtures.  Lighting fixtures are the most overlooked area in preparing a home for sale. 

If your home was built only 10-15 years ago, chance are, you should consider changing out some or all of your fixtures before putting your house on the market. We get used to them.  In fact, most homeowners don't stay current with lighting trends.  Our fixtures are functional, they look fine.  We don't give them a second thought.

Your Buyers, however are dreaming.  They are going to new construction models, and the Street of Dreams.  They're looking at magazines, going to home shows and watching home decorating TV.  When they are shopping for homes, they compare one house against the other.  A house with current lighting fixtures stands head and shoulders above the rest in emotional appeal.

Here are some areas to pay particular attention to:

Dining and entry fixtures - Those oak chandeliers with the smoke glass globes just don't cut it any more.   Carefully assess your house's style.  If it has contemporary lines, consider a brushed nickel chandelier.  If it's formal, use a darker finish.  If you enjoy crystal chandeliers, consider taking yours with you and replacing it with something more mainstream.  Not everyone is attracted to crystal.

Bath lighting. - Remove the plain bath bar and replace it with something of style.  Rather than a plain bar with light bulbs coming out of it, a bath light with individual lamp glass is much more appealing.

Track style lighting. - This is a huge category from track style fixtures with adjustable bullet lights, to track systems with plug in fixtures.  Track style fixtures can be used for main room lighting, accent lighting or back ground lighting.

  Outdoor lighting. - Nothing increases curb appeal more than outdoor lighting.  Replace your weathered porch light with a current style.   Consider installing house, garden and path lighting and leave them on during marketing periods.

Ceiling Fans - Ceiling fans are both functional and decorative.  Remote control options make them easier than ever to install in new areas.

Wall Sconces -- Most older homes do not have wall sconce lighting.  When added, they give your room dramatic effect as the light bathes the walls.

Recessed lighting - If your budget will allow, replace your surface ceiling lighting with a recessed offering.  There are many trims and applications that will beautify your room.

Finally, when you list your home, increase the wattage by one size bigger than you normally use (example: if you use 40 watt bulbs in your chandelier, trade up to 60 watt bulbs). Do not, however, exceed the manufacturers wattage limit.  Make sure all bulbs operate.  This will make your house brighter.  Make sure all fixtures are squeaky clean!  (A pet peeve of mine is dirty fixtures and glass).  When your house is being shown, turn on all lights and lamps.

Again, updating fixtures won't cost you much, but you'll make more money on your home and enjoy a faster sale.  Many times I have gone with Sellers to the lighting store to assist them in picking out new fixtures within their budget prior to listing.  I have negotiated a discount with the lighting stores and pass the savings to my clients.

Here's a dramatic example of a house that really came together with lighting.

Greg Perry, Kirkland Realtor, Kirkland real esate, gregperry@working-for-you.com