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Post by beaglemom on Jul 6, 2017 16:23:56 GMT
We know work needs to be done. We are willing to put the money in as long as we get at least double what we put in on the other side.
How do I figure out what is going to be the most worthwhile? We are planning on essentially emptying the house and letting a stager stage it. Depending on how quickly we can get stuff done we might still be living here, but we might be out.
Any and all advice would be greatly appreciated!!
Below is the list that our potential realtor gave us, it is divided up by priority.
Prep For Sale
Required
Strap water heater
CO monitors on every floor of living space
Smoke detectors in all bedrooms
Note: CO monitors and smoke detectors are now sold as one unit but appraisers have issues with the single units so it’s best to get some standard smoke detectors and CO monitors and just use those. Above are items appraisers will look for that could affect the appraisal.
Basic Prep
Paint interior (just touch up in purple room)
Clean carpets
Replace light switches and receptacles with decora line (Leviton – buy bulk packs)
Power wash exterior and decks
Wash wall in bathroom with spotting/staining (prior to painting)
Repair doorjamb(s); repair any scratched or damaged doors
New fixtures in bathrooms (see if calcium deposits can be removed on master shower fixtures)
New toilet on lower level
Paint bathroom cabinets and add hardware
Paint kitchen cabinets and add modern hardware
Any recessed lighting- switch to Halo LED retrofit lights
Leave lower level bathroom as is
Moderate Prep
Paint interior
Replace carpets on level 1 only (maybe just hall and stairs where staining is the worst)
Replace all lights switches and receptacles with decora style
Power wash exterior and decks, spot repair areas of decks if needed
Replace deck outside dining area (with materials in yard)
Wash wall in bathroom with staining, have looked at by professional to check for water damage
Repair doorjamb(s); repair any scratched or damaged doors
Replace vanity in master bath
Replace fixtures in showers and baths (depending difficulty with bath and shower in master)
Replace dated light sconces
New toilet on lower level
Replace vanity on lower level
Paint kitchen cabinets and add hardware
Repair non-functioning stove in kitchen (or provide buyer with repair estimate)
Replace doors to master bedroom
Add shelves to master bath upstairs (closet) and line or paint shelves in other closet
New flooring in master bath (vinyl or tile)
Paint cabinets in laundry room
Paint cabinets and bed base in master
Any recessed lighting, switch to Halo LED retrofit lights
Repair/replace any molding or baseboards as necessary
Extensive Prep
Whole House
Paint interior – add baseboards to rooms that don’t have it
Touch up exterior where paint is failing (usually trim shows the most wear)
Replace all light switches with decora, add smart tech switches in main areas (ie Philips Hue)
Replace any thermostats with smart thermostat (ie Nest or Honeywell, if compatible)
Replace receptacles with decora style outlets
Repair and replace any baseboards or molding that is missing or has been cut
Repair doorjamb(s)
Install closet organizers, rods, etc
Remove intercom system and patch walls
Remove any useless outlets or switches and patch up walls
Any recessed lighting, switch to Halo LED retrofit lights
Repair any areas of wooden stairs leading to the front door that need it
Install Nest cameras on level 1, main level, front door exterior
Touch up any scratches on fireplaces if needed (repaint doors)
Upper Level
Have wall in master bath looked at and replace sheetrock if needed
Replace stairs outside upstairs bedroom (kids room)
Remove bed in master
Paint the bathtub and surrounding tile white and replace fixtures
Replace fixtures in master shower to match rest of bathroom
Replace vanity in master bath
Repair broken window crank in bedroom
Add shelves or organizers to closet in master bath, paint existing shelves in other closet
Replace vent in master bath with stronger, quieter fan with heat
Replace doors to master bedroom
Replace carpet (to match lower level, modern textured carpet in neutral color)
Replace flooring in bathroom with tile
Mid Level
Reface kitchen cabinets
Replace all lighting fixtures
Replace vanity in bathroom
Repair broken window pane (if possible)
Clean skylights (if possible)
Replace deck outside dining area
Consider replacing kitchen appliances (except fridge)
Clean out tracks on sliding screen doors (and sliding doors if needed) and replace any torn screens
Lower Level
Replace all flooring on level 1 – hardwood or modern textured carpet, tile in bathrooms and laundry room
Paint cabinets in laundry room
Add flooring to closets without floors (exception to closet with heating and water heater)
Lower level bathroom – new toilet, new flooring, continue tile or vinyl into area with vanity, new vanity, new decorative mirrors, new fixtures on clawfoot tub, new light fixtures
Remove wall between bedrooms that goes over the existing heating unit
Patch cracks in walls in garage
Paint garage floor with epoxy paint
Tips
Buy light switches, outlets, and covers in bulk packages at Home Depot
Most of this work can be completed by a handyman without permits, focus on the easy changes when making your list
Shop for premade vanities before custom, unless you have an odd sized space
Shop for paint with primer built in – saves on time, materials, and labor
Consider doing your home inspection when your home is empty but before you do any work, they may uncover something that should be disclosed or needs repair that you might prioritize over a cosmetic item
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Post by freecharlie on Jul 6, 2017 16:38:19 GMT
I'd make sure the outside looks as good as it can. I know we didn't even go into a couple of house because of what they looked like from the curb.
Anything that is gross looking (not sure what the stain looks like on the carpet, but even though it be replacing the carpet anyway I would think if the house looked liked that, what else didn't they take care of.
Do you have a local paint exchange? We have one where you can get and drop off paint for free. I've had many friends paint different rooms with the paint and I've don't craft projects with it. That would make repainting any room a neutral color very cheap.
Make sure doors and drawers all work properly.
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seaexplore
Prolific Pea
Posts: 8,408
Apr 25, 2015 23:57:30 GMT
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Post by seaexplore on Jul 6, 2017 16:48:00 GMT
Curb appeal is where it's at!
Yes, cleaning up and fixing the interior is important too but people will want to be able to pick their own colors and flooring. You can totally sell with allowances for all that stuff.
I'm probably in the minority tho- I don't want a freshly painted (not my color choice) and new carpet (will be ripping out carpet to put in hardwoods or tile). If I'm going to repaint, I will want to pick out my own lights/fixtures/outlets/etc.
eta: fix anything that is nonfunctional so that everything WORKS.
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Peal
Pearl Clutcher
Posts: 2,524
Jun 25, 2014 22:45:40 GMT
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Post by Peal on Jul 6, 2017 16:48:03 GMT
That is an extensive list. Is there anything your realtor doesn't want you to change?
Changing out all the switches and outlets is going to be a pain in the ass. I know. We are doing it.
and this:
unless you can guarantee both ends of the wires in the boxes terminate, you can't do this. If the wires are live, you have to just put a plastic plate over. Any live wires/splices in walls/junction boxes need to be accessible. Any good electrician would tell you the same.
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seaexplore
Prolific Pea
Posts: 8,408
Apr 25, 2015 23:57:30 GMT
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Post by seaexplore on Jul 6, 2017 16:50:54 GMT
That is an extensive list. Is there anything your realtor doesn't want you to change? Changing out all the switches and outlets is going to be a pain in the ass. I know. We are doing it. and this: unless you can guarantee both ends of the wires in the boxes terminate, you can't do this. If the wires are live, you have to just put a plastic plate over. Any live wires/splices in walls/junction boxes need to be accessible. Any good electrician would tell you the same. Not to mention EXPENSIVE!!!!! DO NOT remove any "useless" outlets or switches. They are there for a reason! |
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Post by beaglemom on Jul 6, 2017 16:51:31 GMT
I'd make sure the outside looks as good as it can. I know we didn't even go into a couple of house because of what they looked like from the curb. Anything that is gross looking (not sure what the stain looks like on the carpet, but even though it be replacing the carpet anyway I would think if the house looked liked that, what else didn't they take care of. Do you have a local paint exchange? We have one where you can get and drop off paint for free. I've had many friends paint different rooms with the paint and I've don't craft projects with it. That would make repainting any room a neutral color very cheap. Make sure doors and drawers all work properly. We plan on having the exterior pressure washed and replacing the front door. I know it's not really the point, but you can't actually see our house from the road. So the photos of the exterior are what are going to get people up here! I don't know what the deal is with the carpet! What we think happened is that they put in cheap, white carpet to make it look "nice" to sell it. 10 years of coming in from the garage the place right at the door looks very worn. We have steam cleaned it a couple times and that "helped" but it really just needs to be replaced. We are 99% sure that we will replace the whole lower level carpet. For paint, we are planning on having a painter come in and repaint the whole house after we get the drywall fixed in a couple places. |
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Post by papersilly on Jul 6, 2017 16:52:17 GMT
to me, first and foremost is a great agent. one who can market your house well and won't let the listing languish. one who gives you personalized service and can be easily contacted. good luck with your house sale!  |
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Post by burningfeather on Jul 6, 2017 16:56:01 GMT
First and foremost, I would suggest a pre-sale inspection. Yes, it will be $200-$300 out of your pocket but it should hopefully eliminate all surprises at the end. We've done this for a couple of houses and it made a world of different. Your inspector will find things that must be fixed for the sale and some things that you may want to just give an allowance for. Either way, it's on YOUR terms instead of the buyer's terms at the very last minute. Nothing spooks a buyer than having their inspector come back with pages of things that should be fixed.
ETA: Seriously? Replace all your thermostats with Nest thermostats and add Nest cameras? That's odd. Not everyone wants that kind of technology.
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Post by beaglemom on Jul 6, 2017 16:58:54 GMT
We plan to have an electrician come in and look at all the outlets and switches. We were sold the home under the impression that a complete backup system had been installed, found out right after it was all said and done that it was never hooked up/completed. We need someone to look at it to tell us if they just put in the switches or if it was all wired and just never hooked up to a final end system.
The previous owner was a bit eccentric and there are a number of odd things about the house.
We have a ridiculous amount of switches and outlets. But they don't all match and they are 20+ years old and are yellowy/beige and look very dated.
I'm boring and we would just do all the paint a warm white, I feel like it really needs the refresh.
I appreciate all the advice...please keep it coming!
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Post by kenziekeeper on Jul 6, 2017 16:59:36 GMT
I wouldn't replace the carpet. If only that one spot is stained (from the list, I was picturing pet stains throughout), leave it and write a flooring allowance into the sale price. Your buyers may rather have hardwood right inside an entry anyway - I know I would :-).
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Post by mikklynn on Jul 6, 2017 17:00:09 GMT
Clean and no smells are number one. Do not use air fresheners!
Declutter.
I think you may be overdoing it.
And you will never double your money on any improvements. Most improvements don't even recoup 100%.
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Post by beaglemom on Jul 6, 2017 17:00:41 GMT
First and foremost, I would suggest a pre-sale inspection. Yes, it will be $200-$300 out of your pocket but it should hopefully eliminate all surprises at the end. We've done this for a couple of houses and it made a world of different. Your inspector will find things that must be fixed for the sale and some things that you may want to just give an allowance for. Either way, it's on YOUR terms instead of the buyer's terms at the very last minute. Nothing spooks a buyer than having their inspector come back with pages of things that should be fixed. ETA: Seriously? Replace all your thermostats with Nest thermostats and add Nest cameras? That's odd. Not everyone wants that kind of technology. Do we need to be out of the house for the inspection? Or is that something that I can get done while we are still here? I think the Nest thing is pretty standard in our area. I can pick them up at Costco. We are planning to install smart switches everywhere we can as well. |
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seaexplore
Prolific Pea
Posts: 8,408
Apr 25, 2015 23:57:30 GMT
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Post by seaexplore on Jul 6, 2017 17:00:41 GMT
Just thought of this.... do you live in a very high end market? Like the Silicon Valley? Multi million dollar homes?
If so, that list makes sense. Those types of buyers are generally looking for move in ready and don't want to do anything to the house but move their stuff in.
If not, hell no does that list make any sense at all to me. Most of that stuff is a money hole.
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Rhondito
Pearl Clutcher
MississipPea
Posts: 4,661 
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Post by Rhondito on Jul 6, 2017 17:01:48 GMT
What color is your interior door hardware? Is it dated? In my old house all of my knobs and hinges were that shiny bright gold and didn't go with the style of the house. I bought a can of spray paint in a dark oil-rubbed bronze that matched the light fixtures and painted all of them. It made a huge difference and was extremely inexpensive to do.
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Post by beaglemom on Jul 6, 2017 17:04:12 GMT
Just thought of this.... do you live in a very high end market? Like the Silicon Valley? Multi million dollar homes? If so, that list makes sense. Those types of buyers are generally looking for move in ready and don't want to do anything to the house but move their stuff in. If not, hell no does that list make any sense at all to me. Most of that stuff is a money hole. Yes. With minimal work, we should be able to get at least 2 million. We have just over 5,000 sqft and the two lots we own combine to just under 5 acres. |
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Post by beaglemom on Jul 6, 2017 17:06:35 GMT
What color is your interior door hardware? Is it dated? In my old house all of my knobs and hinges were that shiny bright gold and didn't go with the style of the house. I bought a can of spray paint in a dark oil-rubbed bronze that matched the light fixtures and painted all of them. It made a huge difference and was extremely inexpensive to do. Currently no hardware on any cabinets. The fixtures in the bathroom are very dated and need to be replaced. |
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Peal
Pearl Clutcher
Posts: 2,524
Jun 25, 2014 22:45:40 GMT
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Post by Peal on Jul 6, 2017 17:09:16 GMT
The previous owner was a bit eccentric and there are a number of odd things about the house. We have a ridiculous amount of switches and outlets. But they don't all match and they are 20+ years old and are yellowy/beige and look very dated. Yeah... we bought that house too. And we are slowly fixing all the head scratcher things they built into it very slowly. The overhead light in our entry way, has 5! switches that control it, all within 15 feet of each other. Save |
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freebird
Drama Llama
'cause I'm free as a bird now
Posts: 6,927
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Post by freebird on Jul 6, 2017 17:10:51 GMT
That is an extensive list. Is there anything your realtor doesn't want you to change? Changing out all the switches and outlets is going to be a pain in the ass. I know. We are doing it. and this: unless you can guarantee both ends of the wires in the boxes terminate, you can't do this. If the wires are live, you have to just put a plastic plate over. Any live wires/splices in walls/junction boxes need to be accessible. Any good electrician would tell you the same. Yep. You can't hid a junction in the wall, ceiling, floor. It's against every single code on the planet. Very dangerous. I wouldn't trust any realtor that told me to do it either. Also, I would paint the purple room tan and not do touch ups. |
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Post by burningfeather on Jul 6, 2017 17:12:11 GMT
First and foremost, I would suggest a pre-sale inspection. Yes, it will be $200-$300 out of your pocket but it should hopefully eliminate all surprises at the end. We've done this for a couple of houses and it made a world of different. Your inspector will find things that must be fixed for the sale and some things that you may want to just give an allowance for. Either way, it's on YOUR terms instead of the buyer's terms at the very last minute. Nothing spooks a buyer than having their inspector come back with pages of things that should be fixed. ETA: Seriously? Replace all your thermostats with Nest thermostats and add Nest cameras? That's odd. Not everyone wants that kind of technology. Do we need to be out of the house for the inspection? Or is that something that I can get done while we are still here? I think the Nest thing is pretty standard in our area. I can pick them up at Costco. We are planning to install smart switches everywhere we can as well. Yes, you can absolutely be there and probably should be. The inspector is going to go through your house mechanically inside and out and make recommendations on things that are required by code and also foundation, mechanical, etc. things just as they would if you were the buyer and wanted to know what condition it was in. It will not be a cosmetic inspection but more substantial (and sometimes expensive) mechanical things that can come up at the last minute. The last thing you want is for a buyer's inspector to come back with a report that there is some foundation issue or problem with the roof the week before closing when you have the closing set for another house and basically have to throw money at the problem to make it go away. When it's done in advance, you have control over what you will and won't fix and you can be prepared when the buyer's inspection is done (it is not meant as a replacement for the buyer's inspection, although we did have a buyer who was working with our Realtor and she asked if she could disclose it to them. In the end, we agreed and had all of the improvements that we made noted on the report and they accepted our inspection/repairs and did not get an inspection of their own.) |
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seaexplore
Prolific Pea
Posts: 8,408
Apr 25, 2015 23:57:30 GMT
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Post by seaexplore on Jul 6, 2017 17:17:14 GMT
Just thought of this.... do you live in a very high end market? Like the Silicon Valley? Multi million dollar homes? If so, that list makes sense. Those types of buyers are generally looking for move in ready and don't want to do anything to the house but move their stuff in. If not, hell no does that list make any sense at all to me. Most of that stuff is a money hole. Yes. With minimal work, we should be able to get at least 2 million. We have just over 5,000 sqft and the two lots we own combine to just under 5 acres. So, then, yes, that exhaustive and pricey list makes sense to me. Still ridiculous IMO but it makes more sense now. |
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Post by lisacharlotte on Jul 6, 2017 17:18:30 GMT
If you’re in a seller’s market, I would not do all the work you are scheduling. Get it inspected so you know what to expect. You need to get your house as empty as possible and DEEP clean everything. Put back minimal furniture, just what you need to live and not make your house feel empty. Paint if necessary the main rooms. I would spruce up the front entrance. Even if your house cannot be seen from the street, as soon as someone drives up to see it for a showing, they are making a decision at that moment if it’s worth it just from the curb appeal to them. Don’t worry about the sides and back so much, just make the front look really inviting. Don’t put all your stuff in the garage. Store it if you have to. The house and garage need to look fresh and clean and uncluttered.
If you’re in a hot market, I wouldn’t do anything but get an inspection and prepare to move.
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Post by beaglemom on Jul 6, 2017 17:30:46 GMT
The previous owner was a bit eccentric and there are a number of odd things about the house. We have a ridiculous amount of switches and outlets. But they don't all match and they are 20+ years old and are yellowy/beige and look very dated. Yeah... we bought that house too. And we are slowly fixing all the head scratcher things they built into it very slowly. The overhead light in our entry way, has 5! switches that control it, all within 15 feet of each other. Crazy!! We have a very similar entry! 6 switches, we can only figure out what 2 of them do. There is also the very random hot and cold water hookups coming out of the wall in the main living space. Not entirely sure what the thought was there! |
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bethany102399
Pearl Clutcher
Posts: 3,519
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Post by bethany102399 on Jul 6, 2017 17:32:51 GMT
I'm probably in the minority tho- I don't want a freshly painted (not my color choice) and new carpet (will be ripping out carpet to put in hardwoods or tile). If I'm going to repaint, I will want to pick out my own lights/fixtures/outlets/etc. I wouldn't replace the carpet. If only that one spot is stained (from the list, I was picturing pet stains throughout), leave it and write a flooring allowance into the sale price. Your buyers may rather have hardwood right inside an entry anyway - I know I would :-). I agree with both of these. When we bought our house, which is wayyyyyyyyyy less than your range, the previous owner had painted the walls a neutral and just had everything clean. We promptly painted almost every room to our liking knowing that when we do decide to sell it will need to be painted back to a neutral color. My mom is currently getting her house ready to sell, and is sinking a great deal of money into repairs I think are frivolous. But her realtor friend told her at her price point (over 200K in the midwest) that people don't want to see anything wrong. I'd make sure what you do paint is neutral and leave the carpets as is and offer an allowance. |
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Post by destined2bmom on Jul 6, 2017 17:53:34 GMT
We just sold in Silicon Valley last year. Your agent should tell you exactly what needs to be done to get the asking price that you want.
We had already done work to our house over the years. We had hardwood floors, crown molding throughout and our light fixtures all matched. Light and receptacle plates matched. That's because of my OCD. Bathrooms had been redone. Our outside yards had always been maintained. Our kitchen was nice and one agent we interviewed said to redo kitchen because we had granite tiles instead of granite slabs as well as removing a load bearing wall. We said no. We didn't go with her. We would not have gotten our money back. We had all inspections done before the house was painted. We had some minor things fixed.
Our agent chose the interior and exterior paint colors. We painted in and out with neutral colors. Decluttered and had it staged. And we got our asking price and sold in a week.
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Post by bc2ca on Jul 6, 2017 17:59:52 GMT
Just thought of this.... do you live in a very high end market? Like the Silicon Valley? Multi million dollar homes? If so, that list makes sense. Those types of buyers are generally looking for move in ready and don't want to do anything to the house but move their stuff in. If not, hell no does that list make any sense at all to me. Most of that stuff is a money hole. Yes. With minimal work, we should be able to get at least 2 million. We have just over 5,000 sqft and the two lots we own combine to just under 5 acres. Can the properties be subdivided? Are you likely to attract developers that will tear down the house? Honestly, 2 million for five acres in Silicon Valley sounds like the value is all in the property, not the house. I really question whether or not any cosmetic updates are necessary, especially if you are looking to get at least double your investment back. SaveSave |
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Post by beaglemom on Jul 6, 2017 18:01:15 GMT
We just sold in Silicon Valley last year. Your agent should tell you exactly what needs to be done to get the asking price that you want. We had already done work to our house over the years. We had hardwood floors, crown molding throughout and our light fixtures all matched. Light and receptacle plates matched. That's because of my OCD. Bathrooms had been redone. Our outside yards had always been maintained. Our kitchen was nice and one agent we interviewed said to redo kitchen because we had granite tiles instead of granite slabs as well as removing a load bearing wall. We said no. We didn't go with her. We would not have gotten our money back. We had all inspections done before the house was painted. We had some minor things fixed. Our agent chose the interior and exterior paint colors. We painted in and out with neutral colors. Decluttered and had it staged. And we got our asking price and sold in a week. We are working on the agent front - I have another post going about that - I have a couple options. Our biggest issue I think is the shape - which we can't change - it's a geodesic dome. I just feel like with the area is needs to be brought up to date - it was built in 89 and a lot of the stuff is dated. Our main level - kitchen, living, and dining is hardwood. The other two levels are bedrooms and currently have carpet. The stairs spiral up around the central fireplace column and would cost a fortune to do in hardwood. So the plan is to leave them as carpet, but replace the carpet. |
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melissa
Pearl Clutcher
Posts: 3,912
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Post by melissa on Jul 6, 2017 18:03:00 GMT
15 years in our house and we still don't know what some of the switches do, especially the hidden ones!
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Post by beaglemom on Jul 6, 2017 18:03:12 GMT
Yes. With minimal work, we should be able to get at least 2 million. We have just over 5,000 sqft and the two lots we own combine to just under 5 acres. Can the properties be subdivided? Are you likely to attract developers that will tear down the house? Honestly, 2 million for five acres in Silicon Valley sounds like the value is all in the property, not the house. I really question whether or not any cosmetic updates are necessary, especially if you are looking to get at least double your investment back. SaveSaveNot reallyNot really. We bought the property next door for $150,000 because they either wanted to build on it or get an easement off our property. It was going to cost them almost a million to build a driveway up to where they could build. We're up in the Santa Cruz mountains area. |
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blue tulip
Pearl Clutcher
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Post by blue tulip on Jul 6, 2017 18:20:03 GMT
Our biggest issue I think is the shape - which we can't change - it's a geodesic dome. I just feel like with the area is needs to be brought up to date - it was built in 89 and a lot of the stuff is dated. Our main level - kitchen, living, and dining is hardwood. The other two levels are bedrooms and currently have carpet. The stairs spiral up around the central fireplace column and would cost a fortune to do in hardwood. So the plan is to leave them as carpet, but replace the carpet. wow, that's so cool! please post your listing when it goes up, i'd love to see this. |
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Post by anniefb on Jul 6, 2017 18:25:16 GMT
My eyes just glazed over when I read that list. How much is that all going to cost and what difference will it make to the sale price - that's the issue. I would not be replacing all the floors and basically 'rebuilding' the house just to sell it. I would do any essential repairs that are necessary to ensure it meets all building code type requirements, fix anything that doesn't work and give a good clean outside and in. If there are any really worn small areas of carpet, I might consider replacing those, but it could be that potential purchasers would rather have the chance to freshen the house up with their own choice of carpet, flooring, paint finishes etc. I certainly wouldn't be removing outlets etc unless there are some safety issues with the wiring that need to be addressed. And as to new fixtures in the bathroom - what's the state of the rest of it (tiling, layout etc). Perhaps a buyer would rather redo the bathroom themselves after they move in.
As others have said, is it a buyers or sellers market? Is there a demand for such a large property in your area? You're not going to add value with every change - and you need to how much the house is worth now, how much you're going to spend and what the effect on value will be. Not worth spending $50k if it's only going to add $10k.
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