|
|
|
|
|
Taking the Emotion Out of Remodeling
Remodeling is emotionally taxing. Anything involving the expenditure of that much cash makes me want to weep from the very first down payment. But there are other issues as well. I have seen couples argue bitterly about a choice of tile or overly festive paint color. Then there is the stress of choosing a contractor and making sure the project goes as planned. Many remodeling jobs can spiral out of control once a wall is opened or the wiring is really scrutinized.
One would think it’s easier when a remodel is planned for the purposes of resale. Theoretically, this kind of update takes the personal choices out of the equation and leads to less debate. But I have never seen it happen that way. Designing for “the market” means designing for an unidentified subjective consumer. This unidentified purchaser will not voice their opinions about whether they prefer a tile shower surround or tub, they will not tell you if slab granite counters are worth the money over tile, and they will not ask you to carpet the bedrooms. Until it is too late.
Once the work is done, though, every prospective buyer shown the property will have an opinion. Particularly about the price.
Whether a seller is flipping a property, updating a rental, or upgrading a unit, the equity in the price of the remodel is going to be a factor in this balancing act. Spend too much and profits are lost or, even worse, you may have priced your property out of the market and will have to sit on it for a long period of time. Spend too little and your cheap materials will offend buyers who will only replace your replacements with better products.
Every remodeler understands this when they put together their budget, but then the devil is in the details. Or perhaps he just lurks the aisles at Home Depot. For somewhere along the line, there will be a raging debate on the acceptable quality of low flow toilets and whether or not that fiberglass tub truly must leave.
The experts will tell you that you will recoup the most market value out of a kitchen or bath remodel. I will tell you that flooring is key and oversized tile is a worthwhile investment. Your realtor may tell you that smooth ceilings are an absolute must have. And the guy living below you will beg you to replace the potentially leaky hot water heater. And, unfortunately, you will have your own personal preferences and ideas that could lead you straight to remodeling hell.
So what’s a remodeler to do? Remember that you will not be living there. View the property as a renter or temporary guest. Remember that the average showing time is less than 20 minutes per property. The potential buyer will get an overall sense of construction quality, but will not be assessing every detail. So be sure the focal point of each room is of good quality, but do not stress on every item. If the tile surrounding the tub is awe inspiring, no one will notice that you replaced the towel bars with a three-pack set from Wal-mart.
I would also advise anyone preparing to remodel for the market to get into the market. Have your realtor take you to properties similar to yours before you begin your remodel. Not only will it give you great design ideas, but you'll have a better understanding of your competition. These are the properties a buyer will be comparing yours against. Be sure you measure up in quality, but do not inappropriately exceed in price.
Wendy Hauschildt is responsible for marketing and design for Coastal Properties GMAC Real Estate and is also a contributing columnist for the Island Breeze newspaper on South Padre Island.
|
Wendy Hauschildt is a licensed Texas Real Estate agent and columnist for South Padre Island's newspaper.
|
|
|
|
|
 |
 |
| Home Buyer Must Haves – Today
|
|
|
|
|
Number of Views: 12266
These days, buildings are trendy, kitchens are seriously trendy, baths can be elevated to high fashion, and ceilings are certainly cutting edge.
New buyers are demanding that their properties meet high design standards. And it is surprising where the décor fashions are popping up.
The first buyer must have – Ceilings
Popcorn ceilings are now the pinnacle of bad ceiling style. Smooth is in and acoustic popcorn spray is seriously out. This is odd as the new ceiling height expectations make popcorn texture barely visible. 9 – 11 foot ceilings are now the desirable norm. In addition, architecturally accented ceilings are favorable. Add a tray design, raised panel for lighting, or barrel ceiling for maximum trendiness.
The second buyer must have – Lighting
Florescent lights are officially a bad idea. Preferred lighting includes pendant lights, track lighting, and recessed lighting. Additional accent lights are a big deal as well. Buyers like to see under the counter halogens, over the cabinet lighting, or even lit glass cabinets. To combine trends, include accent lighting in your raised tray ceiling design. Bathroom lighting has grown up, too. A row of round vanity bulbs on a mirrored fixture won't meet with buyer enthusiasm. Look for stylized fixtures often flanking the mirror.
The third buyer must have – Bathrooms
A traditional vanity with faux marble top has been met with disdain in recent seasons. Tile top or granite has been better received. Bathroom sinks have changed, too. The pinnacle of trendiness are raised bowl sinks with faucets mounted in the wall above. They may be glass, porcelain, stone, or even wood. They are almost too pretty to spit toothpaste in. Fiberglass shower surrounds are out as well. Buyers prefer a tile or granite surround. Open showers without doors are a unique new trend. Of course, these must be cleverly designed to prevent flooding.
The fourth buyer must have – Flooring
On South Padre Island we don’t see a lot of carpet anymore. Living areas are definitely covered in a hard flooring. Tile, marble, travertine, bamboo, or hardwood are acceptable. Tile sizes have changed, too. Traditional 12 inch tiles are a thing of the past. Now 14 – 24 inch tiles have become the favorite. Colors are fairly neutral, but quality is a big consideration.
The fifth buyer must have – Architectural Elements
New builders have been getting creative. Otherwise vacant walls are now sporting elegant niches. Some may be deep enough for shelves, others are shallow lit spaces designed for displaying art. Door frames that used to be square are now soaring arches. Cathedral ceilings may make room for high sculpture storage, and accent windows are appearing everywhere.
Feeling less than trendy? These kind of specific changes may not be a remodel option for older, low ceiling properties with Hollywood baths and nicheless walls. But don’t be alarmed. Someday smooth ceilings will be sprayed with popcorn again, and owners of high ceilinged homes will be wondering why their electric bills are so high. These trends too shall pass.
|
|
| |
|
 Our Real Estate Advisor magazine is full of articles, real estate trends, and advice. Plus, it includes all the best listings for South Padre, Port Isabel, Laguna Vista, and the SPI Golf Course. Contact us to have a copy of the magazine mailed to you or click here to download a .pdf version.
|
| Previous Advisor Articles
|
|
|
|
|
|
| |
|