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Here
we will discuss things to do to get the most out of the house
on the resale. Think of things that you would look for when you
go to buy a house, then try to think like others will. Not
everyone will have the same taste as you.
Start
with the necessities, hows the roof, hows the main structure,
foundation, basement, heating and air system, plumbing,
electrical. Is this a property that needs to be stripped to the
studs and rebuilt, or is this a coat of paint, new toilet and a
sign in the front yard.
When
it comes to more intense rehabs cost estimation is crucial, get
to know contractors, and learn what it costs and how long it
takes to completely rewire, re-plumb, or re-roof average houses
in your area, and always pad your budget for the unknown. On
your first house I would try to find a house that doesn't need
intense contractor work. Cosmetic upgrades are a lot easier and
cosmetics is what sells.
When
a couple buys a house the wife usually will have the last word.
On this note, make sure your kitchen and bathrooms are
presentable. The best improvements are spent in these two areas
of the house. That does not mean you need gold plated toilets
and counter tops, but they need to be clean, modern &
efficient. You also want to match the improvements with the
class of the house a million dollar house is going to have
different light fixtures than a 100k house.
Colors
and flow are very important. Try to keep things neutral and
earth tones. Gray Tan & off White are your friends when it
comes to paint and flooring. You may like colors, but the
person who might move in is going to want their furniture to
match what you have done. Neutral colors match pretty much
everything and they are gentle on the eye when someone sees it
for the first time. How colors flow into adjacent rooms keep
buyers at ease.
Windows
and doors are important, if they are in bad shape replace them.
Vinyl replacement windows are very cost effective. They add
value, save on heating and cooling and they are maintenance
free.
We
are going to go through each area of the house and property and
have recommendations that are more room specific.
Kitchens
Nice
cabinets, good counter tops, good storage, washable floor,
newer appliances and bright lighting sells in a kitchen. Make
sure there is a quality floor in the kitchen. Ceramic tile was
always my floor of choice, but linoleum or Shaw laminates
similar to Pergo are also good quality kitchen floors. Make
sure the kitchen is painted in a light color with semi-gloss
paint.
Kitchen
cabinetry is a must, and if there are good cabinets there, keep
them. Wood cabinets with a nice finish are some of the best
sellers. If you have to replace cabinets, avoid buying custom
cabinets, this will double or triple your costs. Take
measurements and then take a trip to Home Depot, Lowes or
Menards. They all have lines of prefinished cabinets that are
very attractive and inexpensive. If the room is a couple of
inches off, you can always add a filler strip between 2
cabinets to make up an extra inch and only you will know it is
there.
Choose
your counter tops carefully. Granite and Corian (by DuPont) are
nice sellers, but they are more costly and will be special
order items that you will have to wait for. Laminate Formica
counter tops on most homes are perfect, they look nice and they
stay within your budget. Most applications they can be bought
in store and cut to size, but sometimes you have to order them
custom as well. If you are redesigning the kitchen to begin
with design it to use regularly stocked items.
A
good sink with a quality faucet and sprayer is a must. Whenever
possible make sure there is an Insinkerator food disposal. A
dishwasher next to the sink should be installed whenever
possible. All appliances should match at least color wise and
appear to be new and clean. If counter space is limited
consider putting a Micro-hood over the stove, they are fairly
inexpensive and they add value. A good refrigerator, matching
stove and dishwasher make the house move-in ready.
Bathrooms
Bathrooms
should also have semi-gloss paint and nice washable flooring.
Again ceramic tile was always my favorite kitchen and bath
flooring, but just about any tile or even a composite laminate
is good in bathrooms. I always painted bathrooms white, but any
neutral light color will do. Fixtures when replaced always use
white, that way anyone moving in can paint or wallpaper the
bathroom any color they want and it will still match the
fixtures.
Fixtures
should be clean, and if budget allows, replace them especially
showers and tubs. Or if the bathtub is good, consider a a
fiberglass surround or even ceramic tile the walls. A
refreshing light fixture will do wonders and they are usually
quite inexpensive.
A
good vanity is nice because it usually offers storage in the
form of drawers or just lower cabinet space. Most vanities have
1 piece cultured marble sink and counter tops available for
them. If it is higher end house spend a little extra on the
fixtures, but keep them neutral.
Living
Areas & Bedrooms
Living
areas should have fresh paint and fresh flooring. If there is
any odors of animals from the former owners you must fix it,
toxic odors just do not sell a house. If there are hardwood
floors, polish them up, they sell well. If there are a few
scuffs try throw rug, if they are majorly scuffed consider
redoing them or covering them with carpet. When it comes to
carpet, beige and gray are good picks. I met a carpet installer
that called beige carpet “realtor beige”. If the
walls are blemished or inconsistent from being plaster use flat
paint it hides better, if the are flawless go with a satin
paint. Not only should you use neutral colored paint use light
colors it makes the rooms look larger.
Light
fixtures should be fresh and modern. Light switches and outlets
and their covers should be clean. If they don't match, replace
them with matching outlets and switches. Don't forget to turn
the power off and if you are uncomfortable replacing such
receptacles, have a handyman or electrician do it.
Furniture
is not necessary. On TV they call it staging and tell these
first time house flippers to put a couch there or table there
or what not. I do not agree, every house we sold, they did not
have one piece of furniture in them. This is a waste of time
and money and while it may put a suggestion in a potential
buyers head it really stymies their own imagination of what a
place will look like with their own belongings.
Basements
Basements
are tricky. It is easy to spend lots of money finishing an
unfinished basement, but that also kills time and is a value
that may not always be realized on the sale. Whenever we did a
house that had an unfinished basement, we just cleaned it and
painted it. Floors & walls all painted gray. Some
properties might benefit from a finished basement, some won't,
it really depends on the house.
Garages
If
the house has a garage, make sure it is clean. If the overhead
door is in need of repair, replace it. If the floor is all oily
scrub it clean and paint it. If the house does not have a
garage consider adding one if the property has room for it.
Some garage building contractors have flat prices for the size
of garage.
House
Exterior
As
we have mentioned, a good roof is a must. People don't want to
buy a house that they know they are going to have to put a roof
on soon. If the appearance of the house is not attractive,
paint it or side it. Vinyl siding is relatively inexpensive and
so is composite wood lap siding, some of it is even prepainted.
The
lawn should be cut and the landscaping should be neat. Any
bushes and trees should be trimmed. You don't need lots of
expensive landscaping, just a clean neat appearance. Curb
appeal is important, you don't want to turn the buyer off
before they walk in. But you also don't want to spend a lot of
money on the outside to have them expect too much out of the
inside.
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