All the fixin's — A guide to renovations that add value to your residence — and ones that don't

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Which bathroom renovations — besides black tubs — should you avoid? “It’s usually a small space, so don’t go with busy tile patterns or a busy floor,” says Fennoy. “Remember, every single bit of tile has grout lines, so less is always better.

“And don’t do a rain-head shower — most women don’t like them,” she adds. “And never ever change a bathtub into a shower if it’s the only one in the apartment. People with kids want a tub.”

CLOSETS

According to an NYC buyer survey conducted by RealDirect, 87 percent indicated they wanted “ample closet space” (compare that to just 52 percent who chose “doorman”).

Though you can’t necessarily install a closet where there isn’t one, you can make an existing closet more user-friendly.

Fennoy notes that in many apartments, “The closets are ill-conceived and not intended for more than one person.” She typically creates shoe cubbies, adds double-hanging rods and expands the floor-to-ceiling storage space. “When people open up the closet and see how organized it looks, that’s an easy sell.”

A closet renovation is obviously less expensive than other projects, but it’s not necessarily cheap. “The space was there,” Horner says of his client’s bedroom closets, “but we turned it into more of a dressing area.” He built out the two spaces — one had built-in drawers, another was designed for just shoes — switched out all the doors and added automatic lighting. The total — $13,000.

Where Not To Put Your Money

Custom window treatments. “People will spend tens of thousands on big, long, heavy drapes, and they’re actually detrimental to a sale,” Rogers says.

Millwork and custom built-ins. “It’s very expensive to do well, and at the end of the day, the buyer might ask you to rip it out,” Katz says.

Venetian-plastered walls. “Ninety-nine percent of the time, it’s done terribly,” Rogers says.

Too much technology. “I’ve had people say, ‘Just give me a dumb house,’ ” Horner says.

Marble or terrazzo flooring in the living area. “This is not Miami,” Rogers says. “It’s an impediment to selling and at a significant cost.”

New bathtub. “It’s an easy thing to refinish a tub,” Katz says.

More Upgrades That Add Value

Home office. “One place had a long, narrow closet, and they opened up the wall, put doors on it and created a home office that became a very important point when they were selling,” Perlson says.

Lighting. “Mix things up for a better look and feel, using decorative and halogen lighting, sconces and pendants,” Horner says.

Entryway. “Carve out a small gallery space at the front, so there’s a sense of arrival in the home,” Katz says.

Central heat and air. “Very expensive, but if you are doing it, get a multi-zone system,” Rogers says.

Sound systems. “People appreciate having the wiring work and speakers installed. In a weakened market, they’re willing to pay for plug-and-play,” Rogers says.

Solid doors with good hardware. “You know when a door feels flimsy,” Katz says. “Changing out a door is relatively easy.”

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