Remodeling for Resale

Here’s a terrific article from HGTV addressing one of my favorite subjects: What to remodel when you are thinking about selling your home.

The decision to remodel is always optimistic. Homeowners aspire to reinvent their nest to enhance lifestyle or expand space, within budget and on time. Yet, that decision should also be a shrewd one. The canny homeowner remodels to make money, too — a concept driven by one basic principle.

Some remodeling projects are more cost-effective than others. They provide more bang for the buck when the house is sold. There are consistent money makers even in uncertain times, according to Remodeling magazine’s 2007 Cost vs. Value report, an annual analysis of national remodeling trends.

The addition of a wood deck, kitchen and bath remodels, attic overhauls and basement fix-ups are the top money-back projects, according to the report, recouping some of the highest percentages of their original costs.

“Resale value is part of what people should consider when they remodel, though it may not be at the top of their list,” says Sal Alfano, editorial director for Remodeling M agazine. “The information is a useful tool to help homeowners gain some context and give them a feeling for what is happening in the market.

“No one wants to overbuild in their neighborhood and end up with the most expensive house on the block, what with all the gloom and doom news about real estate these days,” Alfano advises.

Exterior projects also yield considerable financial gain. Siding and window replacements typically recoup well above 80 percent of their cost, the report found.

“It underscores the continuing importance of curb appeal,” says Dick Gaylord, president of the National Association of Realtors.

“When considering a remodeling project, particularly with an eye toward resale, it’s important to evaluate your home’s current condition, how the project will change the existing space in your home, (and) how your remodeled home will compare to other homes in your community,” Gaylord adds.

The National Association of the Remodeling Industry (NARI) advises homeowners to save money by planning ahead.

“Go through the design process first and choose everything you want to include in the new room(s), from appliances to light fixtures, etc. This will define your budget and prevent hasty (and costly) decisions later in the project,” the group says.

“Be sure to include all your product and material selections in the contract to avoid confusion and unnecessary change orders. Include the model, size, color, and other specifications. It is also wise to save 10 to 20 percent of your budget to allow for items added to the scope of work.”

Investing wisely:
5 remodels with the best returns
How much can you make from remodeling project? Some of the best investments include window and siding replacements, from which you can recoup over 80 percent of your investment on resale, according to the 2007 Cost Vs. Value report from Remodeling magazine But when you’re remodeling entire rooms, the following five projects will get you the most bang for your buck. Projects to avoid, on the other hand, are sunrooms and home offices, which return only slightly more than half your investment. For a complete look at the marketplace, check out the report itself: http://www.costvsvalue.com
DECK ADDITION Scope: New 16-by-20-foot deck using pressure-treated wood, built-in bench, planter and railing.
Job cost: $10,347 Cost recouped: 85.4%
BATHROOM REMODEL Scope: Update bath with new tub and ceramic tile surround, toilet, solid-surface vanity counter, tile floor and vinyl wallpaper.
Job cost: $15,789 Cost recouped: 78.3%
MAJOR KITCHEN REMODEL Scope: New semi-custom cabinets, laminate countertops, double sink, major appliances, custom lighting, resilient floor, 3-by-5-foot island.
Job cost: $55,5030 Cost recouped: 78.1%
ATTIC BEDROOM Scope: Convert unfinished space to 15-by-15-foot bedroom with bath, new windows, insulation, finished ceiling and walls, carpet, heating and air conditioning upgrades.
Job cost: $46,691 Cost recouped: 76.6%
BASEMENT REMODEL Scope: Create an entertainment area with wet bar, auxiliary room, upgraded bath, new cabinetry, insulation, doors, laminate floor, recessed ceiling and lighting.
Job cost: $59,435 Cost recouped 76.6%

The Projects: Five successful remodeling projects showcase stylish reinventions of old space that tickled the homeowners —while offering plenty of appeal for future residents.

DECK

Remodeler: Archadeck
Homeowners: Jeff and Lynne Zucchi
Five pertinent details:
• Three levels for dining, quiet reflection and hot tub reveries.
• Design boasts ipe, a Brazilian hardwood, plus stainless steel railing.
• Built-in enclosure for garden hose doubles as seating.
• Natural wood and dramatic layout is integrated into greenery.
• Custom lights twinkle on at sunset with a dedicated timer.

It was the ipe wood that inspired them. Homeowners Jeff and Lynne Zucchi fell in love with the deep cherry hues of this exotic hardwood, along with its strength and durability.
“It’s going to be on this planet longer than we will,” says Jeff, who spent months mulling over a design that could graciously incorporate three levels of outdoor activities in a verdant, seven-acre lot.
The finished deck stands 15 feet above a custom stone patio and splendidly offsets the newly built cedar shingle home. A series of diminutive staircases lead from one level to the next, and wiring, a gas main and the garden hose are slyly hidden in built-in enclosures.
The Zucchis are particularly drawn to their intimate “overlook level,” which has room for just four chairs, along with the deck’s seasonal benefits — a hot tub in autumn and winter, fresh plantings in spring and icy cocktails or alfresco dining in summer.
As for the remodeling experience, “Get involved in the planning process, and take your time. Be specific and picky, and don’t shy away from making the design exactly what you want. Draw it out on paper,” Jeff says. “We changed the location and size of our hot tub four times until we got it right. But when we’re bubbling away at sunset, we know it’s all worth it”

Kitchen
Remodeler. John Clayborne & Jay Morgan
Homeowners: Angie & Billy Bayne
Five Pertinent Details:
• Built-in banquette maximizes space.
• Polished travertine marble on backsplash and floor.
• White moldings and plantation shutters offer a clean, traditional look.
• Lighting for task and ambience: 11 recessed lights and a dramatic chandelier.
• Glass sliding door and side windows replaced by much needed custom cabinetry.

Generous marble and granite surfacing, top- of-the-line appliances from Wolf, Sub-Zero and Blanco and custom cabinets from Medallion: This is truly a high-end kitchen reinvention, but one that stayed on message.
“The original space was like a cave in many ways. I wanted a traditional kitchen, and one that used every bit of space efficiently,” Angie Bayne says.
Original plumbing connections were reconfigured to create a more productive workspace; storage got a boost after new cabinets were installed to replace a glass sliding door and adjacent windows. Variations in lighting suitable for cooking and dining were installed with a practical eye; each uses a separate control panel.

And while much of the kitchen is a showcase for gleaming whites and ivory, the kitchen also incorporates Venetian gold granite across countertops in a fearless nod toward luxury —and a little culinary extravagance.
“The best strategy is to give yourself a lot of time to make selections, whether they are appliances or countertops. Don’t be hasty. It can be complicated when you have an eye on resale, but it can be done. I just tried to keep my mind on classic kitchen details,” she says.

Attic Bedroom
Remodeler: Sylvestre Construction
Homeowners: Vanessa Matiski and Mike Leitner
Five Pertinent Details:
• Window added over the bed alcove for extra light – and as an escape in case of fire.
• Architecturally inspired moldings and white trim add formality.
• Built-in cabinets hide heating ducts with panache.
• Sophisticated lighting and a plum/ivory palette are cozy but sumptuous.
• Sunny bath features in-floor heat and a new plumbing system.

Designed by architect and homeowner Vanessa Matiski, the 500-square-foot space features details inspired from the floors below, from glass-fronted built-in cabinets to gleaming wood floors. But there was some significant restructuring work to be done, as well.
“We dropped the ceiling on the stair landing to reduce the pitch of the very steep roof, then raised the height of the twin dormer windows to pick up some head room,” Matiski says. “The paint colors and trim were meant to highlight the overall architectural details of the house. And there are no draped fabrics hiding the windows. I wanted them to stand out”
Older homes, she adds, hide a lot of unused space.

“See if you can discover the hidden potential under those eaves,” Matiski adds. “Patience is vital, too. A project like this can take longer than you anticipate. This one went on for six months, but the reward of returning to such a personally comforting retreat is wonderful at the end of a long day.”
An architect and his wife saw the potential and the value — hiding under the rooftop of their 1920s-era bungalow.
“The top floor was once a rental unit during World War II, up there under the eaves, with low, sloping ceilings, plus a tiny bath and kitchen area,” says architect and homeowner Damian Parsons. “But I have two young children. My wife, Evangeline, and I decided that we needed a decent bath.”

BATH
Remodeler: DE-Design
Homeowners: Damian Parsons and Evangeline Elizondo
Five Pertinent Details:
• Handsome neutral palette.
• Sparkling and petite shower window.
• New teak wood shower shelf and flooring.
• Reclaimed, faux finished sink cabinet.
• Tiny bath + old galley = sophisticated spa.

The couple decided to literally raise the roof, adding a cathedral ceiling and removing existing walls between the unrelated areas, wisely retaining original plumbing connections for their budget’s sake. The maneuver also created space for a sizable new linen closet. Two original windows were retained and an unusual third added to the interior of a luxury shower, which also boasts a custom-fitted teak shelf and flooring. An extra long tub — more than six feet — can accommodate energetic kids, plus Mom and Dad when they crave a spa experience.



“We went with a big, fluid space, using etched glass in the entry and on all the windows for privacy and lots of natural light. The interior was pulled together with neutral colors and simple lines,” Parsons says.
The couple found the double sink cabinet in the classifieds for $120; Evangelina stripped the unit, applied a faux finish in pewter gray and ivory paints, and added sleek new hardware. Mirrors, wall sconces, lighting, ceramics and other details are stylish but reasonably priced. Standard 4-by-4-inch limestone tiles underfoot also kept the budget in check.
“We got a lot at IKEA and Home Depot’s Expo. Its low-budget stuff used creatively,” Parsons adds.

BASEMENT
Remodeler: Bartelt Fib
Homeowners: Tom Riley and Barb Ashworth
Five Pertinent Details:
• A petite archway frames the view of a vineyard-themed bar area.
• Custom-arched pine door and windows further the provincial look.
• Concrete countertops with a multi-hued acid stain resemble granite.
• Cork flooring, gas fireplace and a copper backsplash were inspired by visits to wineries in Italy, California, Oregon and Canada.
• A sense of permanence: stone wine storage and massive ceiling rafters.

Space to suit both their romantic style and their collection of wine was the priority for homeowners and newlyweds Tom Riley and Barb Ashworth, whose home overlooks a pristine lake.
“We originally had a finished basement with a wet bar, lots of cabinets and not much light. The whole thing looked like one big downstairs kitchen. One of our hobbies is visiting lots of wineries; we began borrowing ideas from what we saw,” says Ashworth.
Those visits inspired a staircase bolstered with impressive wrought iron balustrades and a gas fireplace framed in a massive, ceiling-high masonry enclosure. Wood beams accenting the ceiling were hand-pounded for an authentic artisan look.
“The most important thing in a project like this is to have the interior decorator work in concert with the (remodeler) on those details, from the lighting and brickwork to the hand-pounded beams. It’s important that both sides are truly comfortable with each other.”