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Print Pagefrom Nov 2008 issue of Houston Real Estate Experts - FREE subscription
Rehabbing for Beginners - Part 2 of 3
by Shaun Sharry, general contractor
This is the second part of a three-part article on rehabbing a property. The first installment of the article discussed where the money is best spent, followed by an overview of exterior and some interior repairs.
The next thing is how the house appears. Is it chopped up by a lot of different paint colors? Do the outlets, switches and cover plates match? Does the lighting match? Are there 5 ceiling fans, and none of them match? How many different styles and colors are the doorknobs? Do they match the entry locksets? Are there any door stops/hinge stops? Do they match or are they varying in type and color? How about the cabinet knobs/hinges and bi-fold door pull knobs, are they similar or just stick out like a sore thumb?
All these things may seem trivial to you but are very important to a prospective buyer/renter. You are asking them to spend a lot of their hard earned money, and you can bet they are looking at these things. Individually these are not expensive items, but when you add up how many there are of each item and add each of these together - you now have a substantial amount staring you in the face. These supposedly small items could be the difference between less than 30 days on the market and 6 months on the market.
Consider matching all the lighting, ceiling fans, door knobs and entry lock sets. Outlets that are painted over are a fire hazard as well as just ugly. If there are several colors, pick one and stick with it throughout the house. Match cabinet and bi-fold door hardware with the rest so that the house has a smooth flow and transition from one room to the next. Consider an earth tone matching paint job as well. It may have looked great when you viewed it with the last person's furniture in it, but hey, they are gone now and you are trying to appeal to the broadest market possible to move the house quickly. Really dark rooms and odd colored rooms are a turn-off. This holds true as well for darker paneling and paneling that has been painted over.
In the question of cost versus value, all of these things definitely add value to the house either in dollars or less time spent on the market. Just because the fan in the living room works and looks great, ask yourself if it looks great by itself or does it look great and accent everything else in the house. It may be great on its own, but if it does not match anything else in the house - it is simply a distraction. Take it down and save it for the next house. If you want to match everything else to it, just remember how much will that cost and is it worth it. A lot of times it is actually cheaper to just remove it and go with something neutral, as it was a centerpiece for the last person and may have been overdone.
Now on to the bedrooms. Make sure all the closet rods are in place as well as all shelving in the closets. Ceiling fans are always nice and can be purchased at a fairly inexpensive price to match and look nice. Stay away from the deco fans and the little small ceiling fans. They may look cute in the store, but remember that you are not designing this house around a certain family; you are trying to appeal to a broad market. A standard 42 inch fan is adequate. Make sure the lighting in the closets, if any, are nice and in good working order. This step is often overlooked.
The master bedroom is always a selling/renting point. Usually in here we put in the next-grade-up ceiling fan within the same family of fans being used in the bedrooms. Usually this requires a 52 inch ceiling fan.
Next on the list are the bathrooms. These are very critical. Please do not apply the old theory: if it works leave it. This is never good. Always replace the toilet seats. This is a must. It eliminates the service station look that you are trying to avoid. If you are not trying to avoid it, I am suggesting that you start. Make sure that all the bathrooms have adequate towel bar sets that match. This includes the toilet paper holder. Check to see that all the tub fixtures are clean and/or replaced to sparkle. This includes the shower head, arm and escutcheon.
A nice touch is to include a shower curtain rod and a nice shower curtain. These 2 items are cheap and go a long way toward that warm fuzzy feeling you need them to have to sign that lease/contract. Vanity light bars and mirrors are important as well. Do not leave the vanity mirror because it does not look that bad. This is a bad idea. This is an item they will look at every day, 2 and 3 times a day in most cases. It needs to sparkle. The same goes for the vanity light bar. Make sure it is updated and all the bulbs are working.
The vanity faucet meets the same criteria. It does not have to break the bank but it needs to sparkle and not be made from plastic. Using plastic is cost effective up front but can be disastrous in the long run. They make nicer quality at an affordable price in something that is all metal. This is the safe bet on faucets. Maybe even throw in a matching throw rug set on the floor for the toilet and vanity area. This is inexpensive and offers a nice touch. Just make sure and match it to the shower curtain or vice versa.
Remember, you want them to sign a contract quickly, or in the case of renting, a lease. Bath sinks and countertops are also important as it is something they will see regularly. Burn marks, rust and fading of the tops and sinks just detract from everything you have done to make it nicer. Consider replacing these items if they are not cleanable. The nicer you make it and the more appealing it is the quicker the sale will happen for you. In the case of renting you also better your odds of getting a tenant that cares - if they feel that you care about them and their comfort. This is most important and is definitely money spent towards greater value.
... continued in the next issue ...
Workshops by Shaun Sharry and Kevin Smith
Shaun Sharry has joined forces with another real estate expert and frequent contributor to this newsletter - professional inspector and investor Kevin Smith. Together, Shaun and Kevin teach regular workshops "Rehab Management", "Scope and Budget", and more. They freely share their vast experience in rehabbing, budgeting, management, and other critical aspects of real estate business. Please call for the current class schedule and availability. Shaun Sharry can be reached at 713-702-3490 (cell) or 281-392-7295 (office) or by email, and Kevin Smith can be reached at 713-858-1330
Shaun Sharry, general contractor
Shaun Sharry is the President of The Dependable Renovators, LLC - a construction company specializing in turn-key rehabilitation projects. Shaun brings to the table 20 years of experience in the industry, coupled with hard work and professional ethics. If you need your project done right the first time, call (281) 392-7295 or visit www.thedependablerenovators.com.