Selling your Franklin home and wondering which fixes will actually pay off? You are not alone. In a high-expectation market like Franklin, smart pre-list updates can boost buyer interest and protect your bottom line. This practical checklist walks you through local rules, high-ROI projects, and a simple timeline so you can list with confidence. Let’s dive in.
Check Franklin rules first
City permits and inspections
Before you touch exterior siding, windows, roofing, or any structural, electrical, plumbing, or HVAC work, confirm permit requirements with the City’s Building and Neighborhood Services. The city reviews permits and conducts inspections, and contractors typically pull permits on your behalf. Start by reviewing the department’s guidance and plan your timeline around reviews and inspections. Visit the City’s page for details on permits and inspections through Building and Neighborhood Services.
Historic district properties
If your home sits inside Franklin’s Historic Preservation Overlay, most exterior changes require design review and a Certificate of Appropriateness. This applies to window replacements, siding, roofing, additions, fences, and demolitions that change materials or appearance. Routine maintenance is often exempt, but verify before you start. Learn more and contact staff through the Franklin Historic Zoning Commission.
Homes built before 1978
Federal law requires you to provide buyers with the EPA and HUD lead information and to disclose known lead-based paint hazards in pre-1978 homes. Renovation that disturbs paint must follow EPA Renovation, Repair and Painting rules by using certified firms and lead-safe practices. The EPA highlights enforcement for noncompliance in this lead-safe work practices notice.
Contractors and licensing
For larger projects, verify your contractor’s license and insurance. Tennessee requires a Contractor license for jobs of 25,000 dollars or more, and trade licenses for electrical and plumbing work. Confirm credentials using the state’s tips and lookup resources on the Tennessee Contractors Board page.
Focus on updates with ROI
Franklin buyers notice curb appeal, clean systems, and fresh finishes. National Cost vs. Value data shows that many exterior replacements and light interior refreshes deliver the most reliable returns for resale. Review the top projects and general ROI ranges in the latest Cost vs. Value Report.
Safety and systems first
Fix roof leaks, water intrusion, unsafe electrical issues, and plumbing problems before you do anything cosmetic. Service your HVAC and address any flagged concerns. These items can cause financing issues or major negotiation setbacks if discovered later. A concise list of must-fix items is outlined in this Better Homes & Gardens guide.
Curb appeal wins
Small exterior upgrades often create the best first impression. Consider a refreshed or replaced garage door, a clean and painted front door, trimmed landscaping, fresh mulch, and pressure washing. Exterior improvements routinely rank among top ROI projects in the Cost vs. Value Report.
Quick interior refresh
Neutral paint, updated lighting, new cabinet hardware, and spotless floors change how your home photographs and feels during showings. Declutter and stage the entry, living room, kitchen, and the primary bedroom for maximum impact. For many sellers, focused staging shortens time on market, as discussed in this House Beautiful overview of staging value.
Kitchen and bath light touch
Choose minor kitchen and bath updates that modernize without a full gut. Think painted or refaced cabinets, fresh countertops or backsplash, new faucets, and lighting with neutral, durable finishes. Midrange updates tend to recoup more consistently than high-end custom remodels per the Cost vs. Value Report.
What to avoid
Be cautious with large, highly personalized projects like extensive built-ins or luxury additions unless neighborhood comps clearly support the spend. Pools and major structural changes can narrow your buyer pool and extend timelines. In many cases, targeted exterior and cosmetic updates are the smarter choice for resale.
Your Franklin pre-list timeline
Use this simple plan to get market-ready without over-spending.
Weeks 0-2: Plan and clear hurdles
- Meet with your listing agent to set your target price and define a budget and scope for improvements. Ask for a comps-backed plan and vetted contractor referrals.
- Confirm City permit requirements for your specific projects. If you are in a historic overlay, begin the Certificate of Appropriateness process. Check permit details with Building and Neighborhood Services and historic review through the Historic Zoning Commission.
- Verify contractor licensing and insurance. Use the state’s guidance on the Tennessee Contractors Board page.
- If your home was built before 1978, prepare the required lead disclosures and plan to use RRP-certified firms for any paint-disturbing work. See the EPA’s note on lead-safe work practices.
Weeks 2-4: Fix the big stuff
- Complete safety and system repairs: roof issues, active leaks, electrical hazards, plumbing problems, and HVAC service. Keep receipts and any inspection summaries.
- Refresh curb appeal: clean walks and driveway, tidy beds with mulch, trim shrubs, pressure wash, and touch up paint.
Weeks 4-5: Polish for photos
- Paint key rooms in a light, neutral palette. Update lighting and cabinet hardware. Deep clean flooring and surfaces.
- Stage the entry, living room, kitchen, and primary bedroom. Schedule professional photos after staging.
Week 6: Final touches and list
- Finish minor punch-list items. Assemble a disclosure packet with permits, warranties, and service records. List with strong visuals and clear documentation that builds buyer confidence.
How Kayla Jarmon helps you sell smarter
You do not have to manage this alone. With boutique, family-first service backed by Compass resources, Kayla Jarmon coordinates a comps-driven plan, curated contractors, and marketing that tells your home’s story. Through Compass Concierge and professional staging, Kayla helps you focus on high-impact updates that photograph beautifully and resonate with Franklin buyers. When you are ready, reach out to Kayla Jarmon to create your custom pre-list plan.
FAQs
Do I need a building permit for exterior updates in Franklin?
- Many exterior changes require a permit, and inspections follow. Confirm scope and timing with the City’s Building and Neighborhood Services.
How do I know if my property is in Franklin’s historic overlay?
- Check the City’s historic resources and contact staff through the Franklin Historic Zoning Commission before starting exterior work.
Which pre-list projects usually deliver the best ROI?
- National data points to curb appeal upgrades and minor kitchen and bath updates as consistent performers, as summarized in the Cost vs. Value Report.
What should I fix first if I am short on time?
- Prioritize safety and systems like roof leaks, water intrusion, and electrical hazards, then handle quick curb appeal and paint updates for maximum impact.
