Table of Contents Planning It Out
The success of any remodeling or home improvement project may depend on planning from start to finish. Read on Getting it doneWhether you're going with a pro or doing it yourself, here's expert advice to bring your plan to reality. Read on Favorite projectsOur interactive package takes you on a room-by-room tour of new ideas at various cost levels. Read on Paying the priceOnce you've attached a price tag to your next project, find out if and how you can afford it. Read on
GETTING IT DONE (Whether you're going with a pro or doing it yourself, here's expert advice to bring your plan to reality.)
Top 5 projects to boost home's value for resaleBy Teri Cettina • Bankrate.com
You've already decided to move rather than remodel, but now -- like so many others in similar situations -- you find yourself thinking abut remodeling anyway. Why? To make your house more appealing to would-be buyers, cut the time it takes to sell it and maybe even get more cash in hand when you sell.
And hey, while you're expanding, why not tuck in a new master bedroom suite above the addition? You'll get all of your money back when you eventually sell your house, right?
Not so fast. While many home-remodeling projects are a great way to add value to your home, not all of them are ironclad cash-back guarantees.
Before you invest a significant amount of your precious home equity into remodeling projects, it's wise to do a little homework on what kind of payback you can expect for various home projects in your area.
A good place to start is the Cost vs. Value report published annually by the National Association of Realtors, or NAR, and Remodeling magazine. The report provides a synopsis of the top projects, the average costs of the projects and their average rate of investment return at resale. It also gives you a city-by-city guide on what various home projects will pay back at resale.
Real estate experts caution that these numbers can differ significantly depending on your state, city or even neighborhood. So use these numbers as a starting point, but consider getting the advice of a Realtor and/or remodeling contractor before you commit to a big home project. These experts can familiarize you with remodeling payback figures tailored to your city.Top 5 'good payback' projects
According to the NAR/Remodeling magazine's 2005 Cost vs. Value report, the projects that will pay back the most at resale are: 5 projects to boost home value
1. Upscale siding (new fiber cement) replacement
2. Midrange bathroom remodel
3. Minor kitchen remodel
4. Midrange siding replacement
5. Attic bedroom remodel
1. Upscale siding (new fiber cement) replacement.
Average payback: 103.6 percent of cost Estimated job cost: $10,393 for 1,250 square feet National average resale value: $10,771
"Siding makes a huge difference in a house's resale value, because it's one of the first things you see. It really defines the condition of the home," says Moe Veissi of Veissi & Associates Inc., in Miami. "If other houses around you have old aluminum or vinyl siding and your siding is nicer and newer, buyers will notice you. With this project, you make your house more attractive -- you're not just improving your insulation value."
2. Midrange bathroom remodel. This includes updating an average 5-by-7 foot bathroom that's at least 25 years old with moderately priced fixtures, a double-sink vanity, a ceramic-tile floor and vinyl wallpaper.
Average payback: 102.2 percent of cost Estimated job cost: $10,499 National average resale value: $10,727
"Improving an existing, but outdated, bathroom is almost always a good investment," says Finley Perry of F.H. Perry Builder in Hopkinton, Mass. "An up-to-date bathroom makes your home look like it's been kept in good repair, and that's what all prospective homeowners are looking for."
However, Perry cautions homeowners not to try to personalize their bathrooms too much or spend megabucks trying to turn them into ultimate home spas. "Your home is a valuable asset, and you want to treat it respectfully whenever you remodel," he says.
In other words, think twice about adding a pricey imported soaking tub or three separate shower stalls for your growing family's convenience. Those renovations might not fit the taste of a buyer 10 years down the road. If that happens, the money you spent on your bathroom renovation is down the toilet, so to speak.
3. Minor kitchen remodel. This consists of giving a functional, but dated, kitchen a makeover. It includes new cabinet doors and drawers (with cabinet boxes left in place), a moderately priced wall oven, cooktop, countertop, sink and faucet and resilient flooring.
Average payback: 98.5 percent of cost Estimated job cost: $14, 913 National average resale value: $14,691
Along with bathrooms, kitchen updates are almost always among the smartest remodeling projects for resale value, say the pros. "Home buyers seem to gravitate to the kitchen first when they're looking at a house," says Joe Traynor, a real estate appraiser in Indianapolis. "And as appraisers, we do give extra credit to houses with updated kitchens.
"However, I've also seen homeowners go too far -- they might put granite countertops and top-of-the-line stainless-steel appliances in a very modestly priced house," he says. "Those improvements aren't going to help the home's value in the long run, and the owner definitely isn't going to get his money back when he sells."
4. Midrange siding replacement. This more modest variation of the No. 1 ranked project (upscale siding) includes replacing 1,250 square feet of siding with new vinyl siding and trim.
Average payback: 95.5 percent of cost Estimated job cost: $7,239 National average resale value: $6,914
The value of this project is in its immediate curb appeal: New siding cleans up a house quickly. However, Perry points out that vinyl may not be appropriate and could actually detract from a home's value in historic neighborhoods or upscale areas where traditional wood siding is still the preferred material.
5. Attic bedroom remodel. This entails converting unfinished attic space in a two- or three-bedroom house into a finished bedroom and bathroom with shower. It includes a new shed dormer, new windows and closet space in the eaves.
Average payback: 93.5 percent of cost Estimated job cost: $39,188 National average resale value: $36,649
Because this is a relatively expensive undertaking, real estate experts suggest you do an attic renovation only if you're going to live in the house for a while (preferably five to 10 years) and enjoy the reclaimed space yourself. Over the long haul, this project adds significant value to your home because it creates brand-new living space and isn't just a cosmetic improvement.
Keep in mind, though, that attic remodels don't make sense in every neighborhood and part of the country.
"In Florida, most of the attics aren't big enough to stand up in, so remodeling them wouldn't make sense at all. Plus there's the heat issue -- these rooms would be sweltering hot for us and very expensive to cool," says Viessi, a Miami Realtor."
This is a good example of a remodeling project that would be wise to discuss in advance with a Realtor who's familiar not just with housing in your area, but in your specific neighborhood," says Viessi. He says good Realtors are always happy to spend time talking with you about the wisest renovation projects for your home -- even if you're not planning to sell your home anytime soon.
Other top resale projects from the Cost vs. Value report ranked by percentage of cost recouped at resale, include:
* an upscale bathroom remodel: 93.2 percent.
* a major kitchen remodel: midrange, 91 percent; upscale: 84.8 percent.
* a deck addition: 90.3 percent.
* basement remodeling: 90.1 percent.
* window replacement: 89.6 percent.
* a bathroom addition: midrange: 86.4 per cent, upscale 85.8 percent.
* roofing replacement: 84.7 percent.
* a family room addition: 83 percent.
* a master suite addition: midrange 82.4 per cent; upscale 80.1 percent.
* a home-office remodel: 72.8 percent.
While a good return on your investment is important in every remodeling project, experts say that the most important factor in your decision should still be whether the project improves the way you live in your home now.
"The fact of remodeling is that you never get your money back instantly," says Perry. "If you're undertaking a project because you're going to stay in your home awhile, and it will enhance your lifestyle, then great -- do it. It's tough to put a price on the happiness many young families get from fixing up their house and truly enjoying it for the next 20 years."
10 tricks for a low-cost, high-impact home upgrade
Want to fix up the old place but don't have a bucket of money to spend? Here are some low-cost ideas to get you started:
High-impact home upgradeIf you focus your resources in the right areas, these little changes can make a huge difference in the way your home looks -- to yourself and potential buyers.
10 tricks to a low-cost upgrade:
1. Begin with the front of the house.
2. Dress up the porch.
3. Paint.
4. Display photos.
5. Shine a little light on the subject.
6. Make rooms instantly more spacious.
7. Give the yard a good clip.
8. Create areas of interest in your yard.
9. Trick the eye.10. Use everyday objects in new ways.
1. Begin with the front of the house. It's the first thing you, and your guests, will see.
"Always repaint the front, the trim and the door," says Robert Irwin, author of "Improve the Value of Your Home Up to $100,000."
His trick: Pay special attention to the front door and the door handle. For potential buyers, "that's the first time they touch the house," he says. Twenty-five dollars worth of paint makes a door look new. And another $50 to $75 for a shiny handle on a freshly painted or stained door "makes an enormous difference," Irwin says.
2. Dress up the porch. Place two large planters on either side of the front door, with a profusion of healthy plants spilling out.
"Think of your pots like clothes -- you want something that's going to go with the house," says Rebecca Kolls, master gardener and host of the nationally syndicated television series "Rebecca's Garden."
When you choose the plants, look for foliage colors and blooms that complement each other, just as if you were assembling an outfit. "You wouldn't mix polka dots and plaid," says Kolls. Her rule of thumb: The plants should be twice as tall as the pot. Since you're literally assembling a garden in a pot, look for different textures. Mix perennials and annuals, blooming and nonblooming varieties. Include tall plants, to give the arrangement height and shape; ground covers, to spill out of the pot and down the sides to soften the edges, and an abundance of medium-sized plants to fill in between the two and give a lush look. Squeeze in as many plants as you can manage, says Kolls. "Just pack them in there."
If you want to add another touch later, you can tie it in to the front door with a coordinating wreath, says Kolls.
3. Paint. "The biggest change you can make in a room is painting the walls, changing the color," says Linda Holmes, certified remodeler and president of Creative Carpentry Remodelers Inc., in Aurora, Ill. New paint "makes it look clean again."
"And paint the ceiling anything but ceiling white," she says.
Some pro paint tips:
* Paint the trim a contrasting color. "It gives a little bit of punch to everything," says New York interior designer Michael Love, president of Interior Options Inc. Or you could stencil a crown molding onto the wall with paint. "It's not so tough," says Love. Just go slow, and be accurate.
* Another option: Paint a wall three different shades of the same color. Measure equal sections and use painter's masking tape to mark off each area, says Judy Pickett, owner of Design Lines Ltd., in Raleigh, N.C. Do the bottom of the wall first with the darkest shade. Once it dries, do the middle section with the next lightest shade and so on. Want something really different? Go for big squares in various colors.
* Paint the kitchen cabinets. If you're the handy type, also think about adding a new kitchen counter to give the room a whole new look. "It makes a huge impact," says Deborah Houseworth, president of DLH Design Studio in Chevy Chase, Md. * And don't limit the paint to the walls. Inexpensive, unmatched furniture gets a whole new look with a coat of paint -- especially white, says Love, who uses the technique in her own home. The trick also works with lamps, especially if you add a little glaze for an antique look.
4. Display photos. Have some favorite photos blown up, pick up some inexpensive frames at a discount store, and line a wall, says Pickett, who used this trick in her own office. "Pop them into frames, and it's the cheapest thing you can do," she says. "They really do have an impact."
Her secret: Black and white photos are even more dramatic.
5. Shine a little light on the subject. "Add accent lighting, instead of the two ordinary lamps that flank both ends of the sofa," says Holmes.
A lot of discount and home stores are stocking inexpensive lighting options that can make a big difference in a room. Spotlights that plug into existing outlets can direct light to features you want to emphasize, such as art or plants.
Houseworth lined a room with track lights, forming a perimeter about two feet from the walls, and painted the ceiling within the tracks a different color. "It looked like a gallery," she says.
Cost: about $400 to $500. Pro tip: Look for tiny lights, about 2 to 3 inches in diameter, that can add a nice sparkle.
Or you can pick up on another hot trend and get a couple of candlestick lamps, says Holmes.
6. Make rooms instantly more spacious. Go through your rooms and get rid of one-third of your furniture and junk, says Irwin. Whether you need a little breathing room or you're getting ready to sell and move, this will give you more free space. And it makes it that much easier for potential buyers to picture their own furnishings in the home, says Irwin.
7. Give the yard a good clip. Trim back the trees and shrubs that block the street view of the house and especially the windows. A well-groomed yard that lets light into the home "looks a lot less sinister," says Irwin.
8. Create areas of interest in your yard. Start with one small section and create a focal point. "Small spaces can become terrific spaces and look much grander than they are," says Kolls, who advises picturing the yard as a series of "little rooms." Just do a piece at a time. Install a birdbath, bird feeder, arbor or bench with copious amounts of flowers and plants around it to create a small sanctuary. "You've got this great look for an inexpensive price," she says.
9. Trick the eye. To make an area of the yard look larger, use curving pathways and sidewalks instead of straight ones. Curves fool the eye and "make an area look bigger," says Kolls.
10. Use everyday objects in new ways. Sometimes the secret to less-expensive decorating is to look at things differently. Love had been searching for a set of long, silver-colored pull handles for a large cabinet, but everything she found was at least four figures. Then she spotted exactly what she wanted in a package labeled "towel bars." Cost: $69.
Looking for a cart to serve as a bar in a study or dining area? Check out an office-supply retailer or the office-furniture area of your favorite home store, says Love. Chances are, the wheeled cart being sold for a fax machine or computer would also make a stylish minibar.
Dana Dratch is a freelance writer based in Atlanta
Top 10 mistakes of DIYers
The standard rule with do-it-yourself projects is that the projects will take twice as much time and three times as much money as you thought they would -- or maybe it's three times as long and twice as much money.
Either way, the reason for that is the same. DIYers make mistakes. Lots of them. The good news is that you can learn a lot from mistakes. For example, whatever it was that my husband did to make all the outlets in the kitchen blow at the same time -- don't do that again. The bad news is that mistakes always wind up making your home-improvement project more expensive and more time-consuming than you want it to be.
With that as a given, we asked home-improvement experts for their lists of the top DIY goofs, with advice on how to avoid repeating the errors in the future.
Our experts are:
* Ed Del Grande, host of the DIY Network's "Warehouse Warriors" show, as well as other shows and building specials on the network. A master plumber, pipe fitter and fire-sprinkler fitter, Del Grande has more than 20 years of construction experience. * Lou Manfredini, the official Ace Hardware "Helpful Hardware Man." (You didn't think it was John Madden, did you?) The home-improvement expert for NBC's "Today" show, the Chicago-based contractor also answers questions from DIYers on the Ace Hardware Web site.
* C.J. Iannuzzi, owner of 3SQFT, a design-build company in Miami Beach, Fla., and home-improvement contractor to the stars, including Madonna, Rosie O'Donnell, Gloria Estefan and Ricky Martin.
* Barbara Kavovit, owner of Barbara K Enterprises. A New York City-based veteran of the construction industry, she now makes and markets DIY tools especially designed for women.
DIY mistakes to avoidHere are the experts' top 10 DIY mistakes:
Top 10 mistakes
1. Not taking out the required permits.
2. Starting a job without the necessary tools and supplies.
3. Inadequate preparation of the job site.
4. Skimping on materials.
5. Using the wrong paint.
6. Improper preparation of walls for painting.
7. Unsafe job conditions.
8. Inaccuracy.
9. Working beyond your limits.
10. Failure to get a clue.
1. Not taking out the required permits. This is a big issue with both Del Grande and Manfredini. Considered a bother at best by many DIYers, permits actually serve a greater purpose than just raising money for the government. "People in permitting offices aren't evil," says Manfredini. "They're there to make sure the job is done right and you don't hurt yourself." Plus, for some jobs, such as putting in a wood stove, you need proof of the permit or your insurance carrier won't cover it. Not sure if your job requires a permit? Del Grande says that the rule of thumb is that you need one for anything larger than painting and wallpapering. It doesn't hurt to call the building department and ask.
2. Starting a job without the necessary tools and supplies. Nothing slows down a job more than not having all the materials you need. Manfredini says that the reason the pros can do what they do is that they buy quality tools. "There's always a bargain bin," he says. "It's not a wise investment. You lose time and money."
3. Inadequate preparation of the job site. If you do a small addition, suppliers will be delivering materials. You don't want them out of order or exposed to the weather while you are working, Del Grande says. Beware: They could be stolen if they're not properly stored. (If you have a septic tank, make sure you know where it is. If a supplier delivering materials in a heavy truck drives over it, you could be looking at a cracked tank. Yuck.)
4. Skimping on materials. Kavovit says she often sees DIYers use 1/4-inch drywall for building walls. You need to use at least 5/8-inch; 3/4-inch works well for a good sound barrier. The same rule applies to plywood for subfloors. Go with 3/4-inch. It creates a much stronger floor, especially if you're installing wood floors over them.
5. Using the wrong paint. One of the biggest DIY projects around, painting can make a place look great. Manfredini says flat paint should only be used for ceilings. Interior paints should have at least an eggshell or satin finish so you can scrub it. On outdoor decks, "sun and rain tear the heck out of the wood," he says. Clear sealers don't block the UV rays, and they peel. Use a linseed-oil-based stain; it drives the pigment into the wood and preserves it.
6. Improper preparation of walls for painting. A good, quality paint job is 90-percent preparation, Manfredini says. Clean the walls, sand them and patch any holes before you paint. Iannuzzi recommends a coat of primer or stain blocker if you're trying to cover over oil-based paint, stains or peeling paint, or if you're painting a lighter color over a darker color.
7. Unsafe job conditions. Nothing diminishes your return on investment like a trip to the emergency room. Wear safety goggles when using power tools or working with drywall or wood, wear hard hats when you're working under other people on scaffolding, and open some windows when you're painting or staining, or stripping old finishes off of floors or walls, Del Grande says. Iannuzzi cautions against wearing loose, hanging clothing, especially when using power tools. Wear gloves when carrying wood, metal and rock, or when hammering, and wear a nail or tool pouch to prevent damage to your floors and more important, the feet of people and pets.
8. Inaccuracy. Iannuzzi lives by the rule: Measure twice, cut once. It's so important for things like building walls, hanging drywall or cutting baseboards, counter tops or pipe. If you're going to err, err on the side of too long. You can always make something shorter; you can't make it longer. Spackle can cover up to a 1/8-inch seam, Iannuzzi says; if it's a 1/4 of an inch, the seam will pop the spackle and show.
9. Working beyond your limits. Everybody has them. Del Grande won't work on a roof; yours might be plumbing or electrical work. Don't stand on the top steps of ladders, and don't try to work beyond your reach. Ladder accidents send more than 164,000 people to the emergency room every year, according to the U.S. Consumer Product Safety Commission.
10. Failure to get a clue. You don't want to start to learn how to do a project on your own house. If you have a friend who is a contractor or an experienced DIYer, offer your assistance on one of his projects so you can learn. No one will turn away free labor. If you need to remove a supporting wall, have an engineer look at it to see what kind of beam you need to replace it. "If you have a saw in your hand and have a question about what you're doing," Del Grande says, "stop. Follow that little voice in your head."
Hidden costs of home improvement projects
You've planned your home-improvement project responsibly by figuring out how much it will cost and putting money aside accordingly.
But whether the contractor tells you the price is going to exceed his original estimate or you find yourself buying more than you expected, hidden costs can leave you spending much more than you originally anticipated.
These hidden costs can come from a variety of places.
When you hire a contractor, that person gives you an estimate of how much it will cost to have a particular job done. But, "sometimes when a contractor begins doing a job, he finds out that there's more work involved than he thought," says Eugene Baldwin, a home-improvement specialist with home-contracting company Amerideck in Clinton, Md.
For example, a roofing contractor might start replacing shingles only to learn that some of the wood beneath the tile is completely decayed and needs to be replaced, as well.
Or a contractor may drill into a wall only to find something behind it that he wasn't anticipating. "If you get into a job and you need another type of equipment and have to go out and rent it, it will cost the customer more, too," says Baldwin.
Some hidden costs might not be so hidden if you understand the contract.
"The contract should include a description of the project and a list of what's excluded from the price," says Paul Winans, chairman of the board for the National Association of the Remodeling Industry. "It's almost more important to know what's excluded than what's included," he says. Certain tools and building materials might be excluded, as well as the cost of the products you want to have installed in your home. If there's a repair job in which a contractor is not sure of the extent of the damage, he might find that he needs to repair or replace a larger portion of the home than he originally thought.
Costly upgradesSometimes homeowners are directly responsible for unexpected costs. For example, halfway through the task of having your bathroom renovated, you might decide you want to upgrade your tile or choice of shower fixtures. Unless you choose your brands or products before the estimate is completed and stick with them, be aware that your choices will affect the total cost of the project.
Another factor that can cause the price to fluctuate is the cost of building supplies. If the job is one that will take a long period of time, or if you received your estimate several months before the actual work began, there's a chance that the price of supplies used to complete the project will increase. If this happens, your bill may rise accordingly. If your contractor includes the cost of supplies in his estimate, ask him before you sign the contract whether those costs are subject to change.
The best way to prepare for hidden costs is to ask the contractor upfront which costs he expects to rise.
To prepare mentally, you can ask the contractor's references whether the final costs of their projects exceeded the estimates, and by how much. Those references can also tell you what the hidden costs were. If a contractor has a history of estimating too low, you can either find another contractor, or you can anticipate and prepare for a higher final price.
Also, make it clear at the beginning of the project that you want the contractor to let you know the minute he knows the project will cost more than expected so you have time to get your finances ready.
Do-it-yourself dues
Do-it-yourselfers aren't immune to hidden costs. They, too, can find themselves paying more for a project than they originally anticipated.
One hidden cost that many homeowners don't think about is permit fees. Depending on the type of work you're doing on your home, you may be required to apply for a work permit. For example, a building permit is generally required from local building-inspection authorities for work that changes or adds to the structure of your property. Other permits you may need, depending on the project, are for electrical, mechanical and plumbing work. Often, you must pay an application fee in addition to the cost of the permit. Permit costs are generally based on the estimated construction cost of the project.
Another place a DIYer might underestimate a project is when coming up with all of the supplies and tools needed. Unless the job is one that you've done before, chances are pretty likely that there is a piece of equipment you'll forget to list or there is a tool that might make the job easier. If you're doing a task for the first time, always give your budget some breathing room for supplies you didn't think about.
Unfortunately, another hidden cost could arise from breaking something and having to fix it.
"If you're renovating your bathroom and you mess it up, you may have water all over the place and you have to pay for them to rip up the wall," says Demian Faunt, senior editor at DoItyourself.com.
For that reason, it's important that you be very knowledgeable about a project before attempting to do it yourself.
"Look up how to do the smaller projects that not only are in your budget but your expertise level so you don't have to call and have a contractor come in" to clean up after you, Faunt says.
A home-improvement project can be one of the most rewarding investments you can make. But when coming up with your budget, make sure you include room for the unexpected costs that are likely to arise. That way, you can spend more time enjoying your improvements and less time worrying about how you're going pay for them.
7 top problems in renovating older homes
Many homeowners prefer older homes to new for a variety of reasons: Often the craftsmanship is better, the wood trim and floors have the rich patina of age, architectural windows and other detailing give the home character, and the structure may just feel more solid and settled.
But when it comes time to restore or renovate, older houses can present new challenges for homeowners who haven't braced themselves for the costs ahead.
"Everything is more expensive than people think," says Jake Schloegel, president of Schloegel Design Remodel Inc. in Kansas City, Mo.
"It's not uncommon for people's ideas of cost to be about half of what it's really going to be."
There is a considerable price difference between a restoration, which attempts to restore part of a home with historical accuracy, and a renovation, which upgrades old with new.
"Working on older homes is more expensive if you're going to try to maintain the authenticity of the original construction," says Schloegel. "There is a big difference between restoration and renovation. Restoration is really expensive, matching things exactly. You may have to have molds made, blades made. It can be rather involved."
In addition, a restoration that alters the exterior of the house will likely require the approval of a historic-home or -landmark commission, a process that can add months to your project.
Whichever project you undertake (we'll deal primarily with renovations here), it's a good idea to interview several design-build companies in your area and choose one to work with before moving beyond the dream stage. Low-ball renovations, while tempting, rarely yield satisfactory results, and in a worst-case scenario can actually decrease the value of your home.
"Since we are a design-build company, we like to be involved from the date the idea was conceived through all the construction and complete project management," Schloegel says. "Not only is the idea and design important, but also a realistic budget. Many projects never get built because the design and the budget don't run together; they start running at right angles. A reality check can come fairly early in the project when it comes to budget."Renovating an old home?That old house sure has character, but it's going to take more than character to overcome some of the special problems you're going to encounter. 7 renovating challenges1. Water2. Foundation cracks3. Lead4. Electricity5. Asbestos6. Windows7. Tanks, wells and cesspools
Challenge 1: WaterDavid Tyson, of David Tyson and Associates Inc. in Charlotte, N.C., knows what he goes up against in most renovation projects.
"Water is the No. 1 enemy, in my opinion," he says. "Just moisture presence is the worst problem because it starts the mold and mildew effect, then bacteria, and eventually termites. Those are detrimental to a house anywhere, anytime."
Moisture behind wallboard can often lead a renovator on an expensive side trip to replace rotten or termite-infested studs with new ones in order to proceed with the remodel. "I tell all of my clients to put 5 to 15 percent aside for contingencies, regardless of the size of the project," says Tyson. "I don't have X-ray vision."
Challenge 2: Foundation cracksOld homes may have been built better from the ground up, but their foundations often don't withstand the test of time, says Dennis Gehman of Gehman Custom Builder in Harleysville, Pa.
"In cement block or cinder block, which was used from the mid-1960s on back, the cinder portion is not as structurally sound as the cement block, so you get cracks, and water penetrates," he says. "In homes 40 or 50 years ago, they typically didn't use foundation sealer on the outside, and now it wouldn't seem real prudent to dig up landscaping and sidewalks to do exterior sealing."
Cracked foundations also are a common source of radon, a naturally occurring radioactive gas that has been identified as the second leading cause of lung cancer in the United States.
Sealing the inside of the blocks (say in a basement) may rectify the problem, but you'll want to make sure you divert as much water as possible with drainpipes and grading outside, or the hydrostatic pressure may cause the sealant to peel.
Estimated cost: $600 to $750 to seal a basement floor; $1,200 to seal and vent a basement; $7,000-$10,000 for a new foundation and floor.
Challenge 3: LeadThere are two potentially hazardous sources of lead in an older home: plumbing pipes and interior/exterior paint.
"Even after lead pipes were replaced in the 1940s, the earliest galvanized pipes still contained lead until it was changed over to zinc," says Gehman. "Lead was also present in much of the solder used to join copper pipes up until the mid-1980s."
Owners of older homes often prefer to install a filtration system to extract lead from their water systems -- a kitchen filtration system might run $500, a whole-house system $2,000 -- rather than replace the pipes, unless the pipes are hopelessly clogged or already included in the remodel.
The potential dangers from lead paint lie in the possibilities that a child might ingest it or that it might fall into a vegetable garden and be ingested through the produce. The rule of thumb is to encapsulate it in latex paint -- remove exterior siding rather than sandblast it to avoid releasing the lead into surrounding soil.
Estimated cost: $6,000 to $7,000 to replace all pipes, $15,000-$18,000 to remove old siding and install new.
Challenge 4: ElectricityWhen your old home was built, chances are that grounded electrical outlets were either not required by code or only required in locations where water is present such as kitchens and baths. But times and codes have changed. If you're not sure if your outlets are grounded, check them -- if they're two-pronged, instead of three-pronged, they are not grounded outlets. But even if they are three-pronged, have your electrician verify that they are indeed grounded.
Completing electrical work in accordance with code today requires that you install ground-fault-interrupter, or GFI, outlets in your kitchen and baths and possibly one outlet in your garage. The GFI cuts off power immediately should an appliance come in contact with water. It's a small price to pay to avoid tragedy.
It's likely that you'll also have to upgrade your electrical box from the original 60/100- or 125-amp capacity to today's 200-amp standard. A new box is a good investment since older systems weren't built to run modern appliances such as dishwashers, hair dryers, garbage disposals and air conditioners.
But digging into a remodel doesn't mean you're going to have to replace the wiring
throughout your entire home.
"Not usually," says Schloegel. "Under the International Residential Code, the building official has the authority. If it is a significant amount of renovation, they can ask for the whole house to be brought up to current code, but we have done major whole-house renovations that were about 75 percent of the house, and they have not made us bring the whole house up to code."
On the other hand, it may be a good home-value investment to do so. In homes where behind-the-wall wiring is not practical, a good alternative may be to conceal the new wiring behind baseboards.
Estimated cost: A single GFI outlet can cost as little as $100. Cost to rewire a kitchen so every appliance has its own circuit: $1,000 to $1,700. Cost to rewire an entire house: $9,000 to $12,000.
Challenge 5: AsbestosBehind your walls, in your basement or in your attic, asbestos may be lurking. If it is, it can stop your project in a New York minute because permits are required to handle and dispose of it.
"Unfortunately, it was used in quite a few products: floor coverings, as insulation around duct work, even home siding," says Tyson.
Unless the asbestos is "friable," meaning it can be readily crumbled and released into the air in the form of toxic dust most typically found in duct insulation, it shouldn't present a problem.
"If we encounter it, we let the homeowner know, and it will have to be removed by a professional abatement company before we can come in," says Gehman.
Estimated cost: $15,000 to $18,000 for asbestos abatement.
Challenge 6: WindowsStrange as it seems, the old single-pane windows are now typically more expensive and harder to find than the double-pane energy-efficient windows approved for new construction. The originals with new dual-paned energy-savers typically run in the $600 to $800 range.
Challenge 7: Tanks, wells and cesspoolsOwners of old homes may not know what surprises await beneath their lawns until renovation projects unearth them. In previous generations, it was common to have an oil tank buried in the backyard to hold heating oil. Even older homes may have had a well, cesspool or septic tank on the property that did the work of modern water and sewer systems.
If you uncover a buried surprise, there are numerous solutions, from removing the tank, if it's empty, to draining it and filling it with rocks or other solid materials. But if you have a buried oil tank, your contractor may have to obtain a special environmental permit and take soil samples to assess possible contamination before digging up and disposing of the tank, usually at a state-approved facility.
Estimated cost: $1,400 to $1,600 to fill a septic tank; $2,000 to $2,500 to remove it; and $3,000 to remove an oil tank if no leaking occurred.
Jay MacDonald is a contributing editor based in Mississippi
The right contractor is your key to success
You've determined that now's the time to tackle that home improvement project and you finally have the money set aside to do so. There's only one thing you're missing: the right contractor for the job. But this is one of the most significant pieces of the puzzle, and if you don't choose wisely, your home and your finances could end up taking a hit.
"Having your home remodeled is one of the most intrusive, intimate things that you'll ever experience," says Paul Winans, chairman of the board for the National Association of the Remodeling Industry. "The contractor and his people will have a more intimate view of your life than even your best friends."
Aside from the privacy factor, you want to make sure the contractor will do a good job on the project you hired him to do and won't rip you off, leaving you with shoddy work and an empty wallet. By taking a few precautions before choosing a contractor you can increase your odds of getting the work done by a seasoned professional, rather than a scam artist.
Once you figure out what you want done, come up with prospective contractors. Even if you like the first one you meet, interview at least three.
The best way to find prospects is by word of mouth -- satisfied customers make the best references. If you don't know anyone who can recommend a contractor, try contacting a trade association such as the National Association of the Remodeling Industry or the National Roofing Contractors Association.
If you're truly stumped, try calling a matching service. These organizations prescreen contractors, so when you contact one of these services and let them know where you live and what you're looking for, they can send you the names of multiple sources that you can then interview yourself.
When prescreening contractors, look for a company that has strict guidelines.
"We require state-required licensing, that they have insurance, and we check to make sure they don't have any significant civil or legal judgments entered against them," says Elaine Schoch, a spokeswoman for the prescreening company ServiceMagic. "Then we also provide past customer ratings and reviews." The service is free for consumers, and since contractors benefit by being referred to customers, they have greater incentive to do a good job.
Narrow your listThe next step is interviewing your prospects.
"You should prepare a list of questions beforehand and put down your concerns," says Winans. "Say, 'I am concerned about this. Tell me why working with you would assure me I will not experience something I'm concerned about.'"
Among other things, you'll need to know how the price will be determined and what products or services won't be included in the estimated price. You'll also want to know who will do the work and what days and times they will be working. The payment schedule should be discussed, and make sure you agree with all of the stipulations.
Your local or state housing authority will be able to tell you what licensing and bonding criteria contractors in your area must meet. If your prospective contractor does not meet them, cross him off the list. You also want to make sure your contractor has workers' compensation and general liability insurance. Call the contractor's insurance company to make sure the coverage is up-to-date. These will protect you if any of the workers get hurt on the job or if they cause damage to your home.
At this stage of the game, don't discount your gut. For example, if the contractor looks sloppy or unprofessional, trust your instinct. Don't spend time trying to figure out why you feel this way. Move on to the next one.
Check the referencesOnce you narrow down your list, call the references. Ask for three references from different periods of time. Since small contractors often change their staffs quickly, a reference from four years ago might not apply to the staff a contractor has today.
You can also contact the Better Business Bureau to check for any complaints against the contractor.
When talking to references, ask open-ended questions. "Don't ask, 'Do you think the contractor was a good contractor?'" says Winans. "Most people will say yes. Ask a question like, 'Tell me about something that occurred that made you think this was a good contractor.'"
Eugene Baldwin, a home improvement specialist with Clinton, Md.-based contracting firm Amerideck, suggests taking it a step further and going to see the work the contractor has already done, if possible.
Be wary of contractors that come looking for you. Also, get everything in writing and check the contractor out with trade organizations to see if he is legitimate.
If anyone demands all of the money upfront, steer clear. Likewise, a contractor that demands to be paid in cash is one you'll want to avoid as well. Any contractor you use should have a physical mailing address rather than a post-office box.
While cost is an important factor, don't assume that the contractor who offers the lowest price is the best one. If two contractors offer similar estimates and a third offers one that's extremely low, be wary. An experienced professional wants to get your business, but isn't likely to undercut himself in the process.
Once you make your choice, look carefully at the contract. If you're not sure about something, ask. Make sure it describes the job in detail and lists all materials that will be used. Also, make sure it lays out what is included and what is not.
The contract should also specify what will be done when the job is complete. You don't want to be stuck cleaning up after the contractors. If a contractor fails to pay for materials, a lien can be placed on your home. To avoid this, add a release-of-lien clause to your contract. Finally, any warranties or guarantees should be spelled out in the contract as well.
While it may seem like you are going through a lot of work, consider the amount of money you're planning to spend on your project.
The more time you invest upfront, "the less likely it is you're going to be scammed," says Winans.
Hot new stuff for the home handyman
Ask a building-products pro what's new and wonderful in the world of products for do-it-yourselfers, and, unless he has an endorsement deal that requires him to wax poetic about self-closing toilet lids, the chances are very good the first words out of his mouth will be "cordless tools."
Cordless tools themselves have been around for a while, but what's new is the variety, the power and the battery life. If you think your cordless drill is wonderful, check out cordless circular saws, impact wrenches, rotary hammers, planers, routers, nailers and screw guns. Those are just a few of the tools now available. The newest professional-grade tools are of the 36-volt variety, more than double the power of many of the products currently on the market.
"To be able to have the freedom from the cords with a reciprocal saw and a circular saw is great," says Jeff Wilson, a television host for both DIY Network and HGTV. "They come with two or three batteries so you can keep swapping them out. This summer, I was using my old Makita drill and it kept running out of juice."
Ed Del Grande, a master plumber and contractor and host of several DIY Network shows, including "Ed the Plumber," is another huge fan of the new wave of cordless tools, which use lithium batteries to power larger tools and hold charges longer.
"The newer ones will run full power until it goes off," he says. "It's not that steady declining we used to have."
Plus, he says, some battery chargers are now also radios.
"If you're looking for a new battery," he says, "just follow the music."
If there's a drawback to a big power tool with a big battery, it's the weight, says Thomas Winter, receiving manager at Lowe's Home Improvement in Sandy Springs, Ga. For the general homeowner, he recommends a bare minimum of 12 volts of power but prefers at least 14 volts. You can use that level of power for any project, from hanging miniblinds to building a deck.
Another popular item in the area of tools is the laser level, Winter says.
"It's fairly universal," he says. "You can lay tile or hang pictures with them."
Some are single-position, providing one line, while others shoot additional lines of light left to right, floor to ceiling or even around corners. Some also have stud finders and tape measures built in, and some will stick to the wall or hang from a pin for hands-free use.
Here are some items from other product categories the pros mentioned:
Painting kits. Ten years ago, there were artists' schools for faux finishing, Del Grande says. The first time he saw it done, he says it was like watching someone paint a canvas. Now, there are kits for do-it-yourselfers with textured rollers that make quick work of the project and look pretty darned good. "I never thought a DIYer would come close," Del Grande says, "but it looks pretty decent, unless you're comparing it side by side, and then the difference would be obvious."
Flooring. The biggest advance in flooring in recent years, Del Grande says, is pre-finished hardwood floors.
"You don't even have to empty the room to put them down," he says. "The finishes are put on in a controlled environment, and they're just gorgeous."
Installing hardwood floors is still a job that's primarily tackled by professionals. Not so with hardwood laminates, which provide a reasonable substitute at a much lower cost. Plus, most people can install the laminates themselves.
Interior designer and author Sharon Hanby-Robie says she was "against the stuff five years ago," but with improvements in the product -- it now looks more like wood and it's quieter -- she's a convert. "I've done so much of it throughout the entire home," she says. "It's amazing. It's doing a much better job of looking like wood than looking like a piece of plastic."
One pro who isn't sold is master plumber and carpenter Tim Carter, who also writes the syndicated newspaper column "Ask the Builder." Carter says he doesn't like the way it sounds when you walk on it, and it's tough to replace a section if it gets damaged.
One recent advance in the hardwood laminates is the advent of having the underlay attached to the boards. Underlay usually comes in rolls; it has to be put down first before the floor is laid. As an alternative, try using rolls of cork as an underlay, Carter says. "That's what they've done in Europe for years."
Decking. This is Wilson's area of expertise and personal passion. He's currently doing a major project at his own house that includes a dual-level deck with an outdoor kitchen and -- no, this is not a misprint -- a brick bread oven.
One of the innovations he's seen recently is in underdeck fastening systems that eliminate nail or screw holes on the surface of the deck. "They come with a clip or a metal fastener," Wilson says. "Some look like a plastic biscuit. Some fasten under the deck, and some fasten between the boards. "
The other major improvement, he says, is in the area of water-based deck sealers. It sounds like a contradiction, he admits, since sealers are meant to keep water out, but that's just what they do. One new sealer, Thompson's Advanced, can be applied to damp wood, which means that a homeowner could clean and seal a deck in a single day.
As an aside, Wilson -- a paid spokesman for Thompson products -- says it's easy to clean and treat a deck as a DIYer. All you need is some deck cleaner, a plastic garden sprayer and a stiff bristle brush for the cleaning, and a paint pad and some deck sealer for the second step. "People are used to using brushes and rollers, but I use a paint pad and it works great. You get really nice, even coverage. I took one of those deep baby-wipe containers; it's the perfect size for a 7-inch paint pad."
Perennial favoritesIf ever there were a friend of the DIYer, it is duct tape. If love covers a multitude of sins, duct tape covers a multitude of mistakes. But, according to the pros, it doesn't stick very well to porous surfaces, such as brick, stucco or rough lumber. While we are attempting to refrain from product endorsements of any kind, we kept hearing about Gorilla Tape by the makers of Gorilla Glue.
"Gorilla Glue has expanded its whole product thing, come in and kicked butt on duct tape," Carter says. "They have a tape out that is so much stronger than traditional duct tape."
So we did a Web search and found references of independent, very scientific testing by people who stuck it to things that they shouldn't have, such as hoods of cars, and nearly ripped the paint off trying to remove it. People were suggesting it as alternatives for clamps in wood shops and listing it as a Christmas gift idea for the guys in your life. About $10 a roll for 35 yards, it's a lot more expensive than regular duct tape, but we were sufficiently impressed to provide a mention, for which we have not be compensated in any way.
Quick rules of thumb when you remodel for resale
When planning a home improvement project you may have favorite "must do" projects, but it pays to design with resale in mind. Try these seven quickies:
* Select neutral colors: It creates a blank-canvas effect for potential buyers.
* Upgrade your kitchen first: It's the one room buyers use consistently to determine how well a house has been maintained.
* Paint, paint, paint: It's the quickest and most inexpensive makeover technique. If the exterior paint is faded or weather-beaten, a fresh coat of paint is a cost-effective sales tool.
* Hide those flaws: Textured wallpapers and faux wall finishes hide a multitude of surface flaws.
* Focus on floors: Whether wood, tile, laminate or vinyl, make sure they're inviting, not cracked or discolored. Again, neutrals sell best, natural wood best of all.
* Cost-cutting ideas: Use wood or tile to dress up laminate countertops; stencil that backsplash instead of installing tile; consider marble sheets instead of ceramic tile for that tub surround.
* Keep all options open: One man's workshop is another man's wine cellar. Don't eliminate options when you remodel rooms.
Jay MacDonald is a freelance writer based in Mississippi.
10 cheap fixes to boost the value of your home
Looking for ways to spruce up your home without putting yourself in the poorhouse? Whether you're getting ready to sell your home or want to spiff it up inexpensively for your own enjoyment, we've got 10 good strategies for you to consider.
The actual cost and payback for each project can vary, depending on both your home's condition and overall real estate market values in your region of the country.
Boost your home's valueThese simple upgrades can easily add thousands of dollars to your home's value.
10 cheap fixes :
1. Make your kitchen really cook.
2. Give appliances a facelift.
3. Buff up the bath.
4. Step up your storage.
5. Add a room in a week or less.
6. Mind the mechanics.
7. Look underfoot.
8. Let there be light.
9. Reframe your entry.
10. Consider curb appeal.
1. Make your kitchen really cook. The kitchen is still considered the heart of the home. Potential home buyers make a beeline for this room when they first view a home for sale, so make sure your kitchen looks clean and reasonably updated.
For a few hundred dollars, you can replace the kitchen faucet set, add new cabinet door handles and update old lighting fixtures with brighter, more energy-efficient ones.
If you've got a slightly larger budget, you can give the cabinets themselves a makeover. "Rather than spring for a whole new cabinet system, which can be expensive, look into hiring a refacing company," says serial remodeler Gwen Moran, co-author of "Build Your Own Home on a Shoestring."
"Many companies can remove cabinet doors and drawers, refinish the cabinet boxes, then add brand-new doors and drawers. With a fresh coat of paint over the whole set, your cabinets will look like new."
If you're handy, you can order your own replacement cabinet doors and door fronts from retailers like Lowe's Home Improvement or The Home Depot and install them yourself.
2. Give appliances a facelift. If your kitchen appliances don't match, order new doors or face panels for them. When Nicole Persley, a Realtor with Real Estate of Florida, in Boca Raton, was sprucing up her own home to sell, her mix-and-match kitchen bothered her. The room had a white dishwasher, microwave and wall oven mixed with other pieces that were stainless steel with black trim.
When Persley called the dishwasher manufacturer to see about ordering a new, black face panel, the customer service representative clued her in on a big secret: Many dishwasher panels are white on one side and black on the other.
"All I had to do was unscrew two screws, slide out the panel and flip it around. Sure enough -- it was black on the other side!"
Persley, who has remodeled numerous homes for resale, says that a more cohesive-looking kitchen makes a big difference in the buyer's mind -- and in the home's resale price.
3. Buff up the bath. Next to the kitchen, bathrooms are often the most important rooms to update. They, too, can be improved without a lot of cash. "Even simple things like a new toilet seat and a pedestal sink are pretty easy for homeowners to install, and they make a big difference in the look of the bath," says Moran.
Moran also suggests replacing an old, discolored bathroom floor with easy-to-apply vinyl tiles or a small piece of sheet vinyl. "You may not even need to take up the old floor. You can install the new floor right over the old one," she says.
If your tub and shower are looking dingy, consider re-grouting the tile and replacing any chipped tiles. A more complete cover-up is a prefabricated tub and shower surround. These one-piece units may require professional installation but can still be cheaper than paying to re-tile walls and refinish a worn tub.
4. Step up your storage. Old houses, particularly, are notorious for their lack of closet space. If you have cramped storage areas, Realtor Moe Viessi of Miami suggests adding do-it-yourself wire and laminate closet systems to bedrooms, pantries and entry closets.
Firms like ClosetMaid allow you to measure and redesign your closets online. You can also get design details and parts for these systems at many large home-improvement stores. Most closets can be updated in a weekend or less.
In the end, your closets will be more functional while you're living in the house and will make your home look more customized to potential buyers when you're ready to sell.
5. Add a room in a week or less. "If you have a three-bedroom house with a den, the only reason the den can't be considered a bedroom may be because it doesn't have a closet," says Persley. "If you add a closet to that room, you've now got a four-bedroom house. That adds a lot of value."
Persley says it's usually possible to add a custom closet system and drywall it in for less than $1,500.
6. Mind the mechanics. Finley Perry of F.H. Perry Builder in Hopkinton, Mass., advocates spending a few bucks on nitty-gritty stuff. "It's often very worthwhile to hire an electrician and plumber for a couple of hours to look over your electrical services, wrap or fix loose wires, fix any faulty outlets, and check for and fix any water leaks," Perry says. "Those details tell a buyer that someone has really taken care of the home and can really influence its price."
7. Look underfoot. Carpeting is another detail that can quickly update a home and make it look cleaner. A professional carpet cleaning is an inexpensive investment, especially if your rugs are in good shape and are neutral colors.
If your carpet is showing serious wear, cover it with inexpensive, strategically placed area rugs. Unless it is truly hideous, most Realtors don't suggest replacing wall-to-wall carpeting right before you sell your house. The new homeowners may want to choose their own carpeting after they move in.
8. Let there be light. If you have boring recessed lights in your dining and living rooms, consider replacing one of the room's lights with an eye-catching chandelier. Home stores offer a wide range of inexpensive, but nice-looking, ceiling fixtures these days. If you have a ceiling fan and light, you can also buy replacement fan blades (leaving the fan body in place) to update the fixture's look.
9. Reframe your entry. Do you have a flimsy little knob on your main entry door? If so, spring for a substantial-looking handle-and-lock set. "A nice, big piece of hardware on the front door signals to newcomers that this is a solid home," says Viessi.
Also, if you're stuck with a basic steel front door, Persley suggests painting or faux-finishing it for more eye appeal. "It's becoming a trend in Florida to add wood-grain doors to a home's entry or garage. The good news, though, is that you can easily paint existing metal doors with stain and paint," she says.
After using a good metal primer, Persley gives the door a base coat of paint (again, be sure to use one approved for use over metal). For a cherry wood look, Persley uses a burgundy base paint. After it dries, she brushes over the base coat with a cherry wood stain. "It really looks amazing, and it only takes a few hours," she says.
10. Consider curb appeal. Although it sounds obvious, a nicely mowed lawn, a few well-placed shrubs and a swept walkway makes a great first impression. "What buyers see when they first drive by your home is tremendously important," says Viessi.
If you don't have a green thumb, consider hiring a landscaper to install some new sod, plant a few evergreen shrubs and give your front yard a good cleanup. "These kinds of changes can instantly change people's perception of your home and, therefore, increase its value," says Viessi. And hey, your neighbors will love you for it, too.
GETTING IT DONE (Whether you're going with a pro or doing it yourself, here's expert advice to bring your plan to reality.)
Top 5 projects to boost home's value for resaleBy Teri Cettina • Bankrate.com
You've already decided to move rather than remodel, but now -- like so many others in similar situations -- you find yourself thinking abut remodeling anyway. Why? To make your house more appealing to would-be buyers, cut the time it takes to sell it and maybe even get more cash in hand when you sell.
And hey, while you're expanding, why not tuck in a new master bedroom suite above the addition? You'll get all of your money back when you eventually sell your house, right?
Not so fast. While many home-remodeling projects are a great way to add value to your home, not all of them are ironclad cash-back guarantees.
Before you invest a significant amount of your precious home equity into remodeling projects, it's wise to do a little homework on what kind of payback you can expect for various home projects in your area.
A good place to start is the Cost vs. Value report published annually by the National Association of Realtors, or NAR, and Remodeling magazine. The report provides a synopsis of the top projects, the average costs of the projects and their average rate of investment return at resale. It also gives you a city-by-city guide on what various home projects will pay back at resale.
Real estate experts caution that these numbers can differ significantly depending on your state, city or even neighborhood. So use these numbers as a starting point, but consider getting the advice of a Realtor and/or remodeling contractor before you commit to a big home project. These experts can familiarize you with remodeling payback figures tailored to your city.Top 5 'good payback' projects
According to the NAR/Remodeling magazine's 2005 Cost vs. Value report, the projects that will pay back the most at resale are: 5 projects to boost home value
1. Upscale siding (new fiber cement) replacement
2. Midrange bathroom remodel
3. Minor kitchen remodel
4. Midrange siding replacement
5. Attic bedroom remodel
1. Upscale siding (new fiber cement) replacement.
Average payback: 103.6 percent of cost Estimated job cost: $10,393 for 1,250 square feet National average resale value: $10,771
"Siding makes a huge difference in a house's resale value, because it's one of the first things you see. It really defines the condition of the home," says Moe Veissi of Veissi & Associates Inc., in Miami. "If other houses around you have old aluminum or vinyl siding and your siding is nicer and newer, buyers will notice you. With this project, you make your house more attractive -- you're not just improving your insulation value."
2. Midrange bathroom remodel. This includes updating an average 5-by-7 foot bathroom that's at least 25 years old with moderately priced fixtures, a double-sink vanity, a ceramic-tile floor and vinyl wallpaper.
Average payback: 102.2 percent of cost Estimated job cost: $10,499 National average resale value: $10,727
"Improving an existing, but outdated, bathroom is almost always a good investment," says Finley Perry of F.H. Perry Builder in Hopkinton, Mass. "An up-to-date bathroom makes your home look like it's been kept in good repair, and that's what all prospective homeowners are looking for."
However, Perry cautions homeowners not to try to personalize their bathrooms too much or spend megabucks trying to turn them into ultimate home spas. "Your home is a valuable asset, and you want to treat it respectfully whenever you remodel," he says.
In other words, think twice about adding a pricey imported soaking tub or three separate shower stalls for your growing family's convenience. Those renovations might not fit the taste of a buyer 10 years down the road. If that happens, the money you spent on your bathroom renovation is down the toilet, so to speak.
3. Minor kitchen remodel. This consists of giving a functional, but dated, kitchen a makeover. It includes new cabinet doors and drawers (with cabinet boxes left in place), a moderately priced wall oven, cooktop, countertop, sink and faucet and resilient flooring.
Average payback: 98.5 percent of cost Estimated job cost: $14, 913 National average resale value: $14,691
Along with bathrooms, kitchen updates are almost always among the smartest remodeling projects for resale value, say the pros. "Home buyers seem to gravitate to the kitchen first when they're looking at a house," says Joe Traynor, a real estate appraiser in Indianapolis. "And as appraisers, we do give extra credit to houses with updated kitchens.
"However, I've also seen homeowners go too far -- they might put granite countertops and top-of-the-line stainless-steel appliances in a very modestly priced house," he says. "Those improvements aren't going to help the home's value in the long run, and the owner definitely isn't going to get his money back when he sells."
4. Midrange siding replacement. This more modest variation of the No. 1 ranked project (upscale siding) includes replacing 1,250 square feet of siding with new vinyl siding and trim.
Average payback: 95.5 percent of cost Estimated job cost: $7,239 National average resale value: $6,914
The value of this project is in its immediate curb appeal: New siding cleans up a house quickly. However, Perry points out that vinyl may not be appropriate and could actually detract from a home's value in historic neighborhoods or upscale areas where traditional wood siding is still the preferred material.
5. Attic bedroom remodel. This entails converting unfinished attic space in a two- or three-bedroom house into a finished bedroom and bathroom with shower. It includes a new shed dormer, new windows and closet space in the eaves.
Average payback: 93.5 percent of cost Estimated job cost: $39,188 National average resale value: $36,649
Because this is a relatively expensive undertaking, real estate experts suggest you do an attic renovation only if you're going to live in the house for a while (preferably five to 10 years) and enjoy the reclaimed space yourself. Over the long haul, this project adds significant value to your home because it creates brand-new living space and isn't just a cosmetic improvement.
Keep in mind, though, that attic remodels don't make sense in every neighborhood and part of the country.
"In Florida, most of the attics aren't big enough to stand up in, so remodeling them wouldn't make sense at all. Plus there's the heat issue -- these rooms would be sweltering hot for us and very expensive to cool," says Viessi, a Miami Realtor."
This is a good example of a remodeling project that would be wise to discuss in advance with a Realtor who's familiar not just with housing in your area, but in your specific neighborhood," says Viessi. He says good Realtors are always happy to spend time talking with you about the wisest renovation projects for your home -- even if you're not planning to sell your home anytime soon.
Other top resale projects from the Cost vs. Value report ranked by percentage of cost recouped at resale, include:
* an upscale bathroom remodel: 93.2 percent.
* a major kitchen remodel: midrange, 91 percent; upscale: 84.8 percent.
* a deck addition: 90.3 percent.
* basement remodeling: 90.1 percent.
* window replacement: 89.6 percent.
* a bathroom addition: midrange: 86.4 per cent, upscale 85.8 percent.
* roofing replacement: 84.7 percent.
* a family room addition: 83 percent.
* a master suite addition: midrange 82.4 per cent; upscale 80.1 percent.
* a home-office remodel: 72.8 percent.
While a good return on your investment is important in every remodeling project, experts say that the most important factor in your decision should still be whether the project improves the way you live in your home now.
"The fact of remodeling is that you never get your money back instantly," says Perry. "If you're undertaking a project because you're going to stay in your home awhile, and it will enhance your lifestyle, then great -- do it. It's tough to put a price on the happiness many young families get from fixing up their house and truly enjoying it for the next 20 years."
10 tricks for a low-cost, high-impact home upgrade
Want to fix up the old place but don't have a bucket of money to spend? Here are some low-cost ideas to get you started:
High-impact home upgradeIf you focus your resources in the right areas, these little changes can make a huge difference in the way your home looks -- to yourself and potential buyers.
10 tricks to a low-cost upgrade:
1. Begin with the front of the house.
2. Dress up the porch.
3. Paint.
4. Display photos.
5. Shine a little light on the subject.
6. Make rooms instantly more spacious.
7. Give the yard a good clip.
8. Create areas of interest in your yard.
9. Trick the eye.10. Use everyday objects in new ways.
1. Begin with the front of the house. It's the first thing you, and your guests, will see.
"Always repaint the front, the trim and the door," says Robert Irwin, author of "Improve the Value of Your Home Up to $100,000."
His trick: Pay special attention to the front door and the door handle. For potential buyers, "that's the first time they touch the house," he says. Twenty-five dollars worth of paint makes a door look new. And another $50 to $75 for a shiny handle on a freshly painted or stained door "makes an enormous difference," Irwin says.
2. Dress up the porch. Place two large planters on either side of the front door, with a profusion of healthy plants spilling out.
"Think of your pots like clothes -- you want something that's going to go with the house," says Rebecca Kolls, master gardener and host of the nationally syndicated television series "Rebecca's Garden."
When you choose the plants, look for foliage colors and blooms that complement each other, just as if you were assembling an outfit. "You wouldn't mix polka dots and plaid," says Kolls. Her rule of thumb: The plants should be twice as tall as the pot. Since you're literally assembling a garden in a pot, look for different textures. Mix perennials and annuals, blooming and nonblooming varieties. Include tall plants, to give the arrangement height and shape; ground covers, to spill out of the pot and down the sides to soften the edges, and an abundance of medium-sized plants to fill in between the two and give a lush look. Squeeze in as many plants as you can manage, says Kolls. "Just pack them in there."
If you want to add another touch later, you can tie it in to the front door with a coordinating wreath, says Kolls.
3. Paint. "The biggest change you can make in a room is painting the walls, changing the color," says Linda Holmes, certified remodeler and president of Creative Carpentry Remodelers Inc., in Aurora, Ill. New paint "makes it look clean again."
"And paint the ceiling anything but ceiling white," she says.
Some pro paint tips:
* Paint the trim a contrasting color. "It gives a little bit of punch to everything," says New York interior designer Michael Love, president of Interior Options Inc. Or you could stencil a crown molding onto the wall with paint. "It's not so tough," says Love. Just go slow, and be accurate.
* Another option: Paint a wall three different shades of the same color. Measure equal sections and use painter's masking tape to mark off each area, says Judy Pickett, owner of Design Lines Ltd., in Raleigh, N.C. Do the bottom of the wall first with the darkest shade. Once it dries, do the middle section with the next lightest shade and so on. Want something really different? Go for big squares in various colors.
* Paint the kitchen cabinets. If you're the handy type, also think about adding a new kitchen counter to give the room a whole new look. "It makes a huge impact," says Deborah Houseworth, president of DLH Design Studio in Chevy Chase, Md. * And don't limit the paint to the walls. Inexpensive, unmatched furniture gets a whole new look with a coat of paint -- especially white, says Love, who uses the technique in her own home. The trick also works with lamps, especially if you add a little glaze for an antique look.
4. Display photos. Have some favorite photos blown up, pick up some inexpensive frames at a discount store, and line a wall, says Pickett, who used this trick in her own office. "Pop them into frames, and it's the cheapest thing you can do," she says. "They really do have an impact."
Her secret: Black and white photos are even more dramatic.
5. Shine a little light on the subject. "Add accent lighting, instead of the two ordinary lamps that flank both ends of the sofa," says Holmes.
A lot of discount and home stores are stocking inexpensive lighting options that can make a big difference in a room. Spotlights that plug into existing outlets can direct light to features you want to emphasize, such as art or plants.
Houseworth lined a room with track lights, forming a perimeter about two feet from the walls, and painted the ceiling within the tracks a different color. "It looked like a gallery," she says.
Cost: about $400 to $500. Pro tip: Look for tiny lights, about 2 to 3 inches in diameter, that can add a nice sparkle.
Or you can pick up on another hot trend and get a couple of candlestick lamps, says Holmes.
6. Make rooms instantly more spacious. Go through your rooms and get rid of one-third of your furniture and junk, says Irwin. Whether you need a little breathing room or you're getting ready to sell and move, this will give you more free space. And it makes it that much easier for potential buyers to picture their own furnishings in the home, says Irwin.
7. Give the yard a good clip. Trim back the trees and shrubs that block the street view of the house and especially the windows. A well-groomed yard that lets light into the home "looks a lot less sinister," says Irwin.
8. Create areas of interest in your yard. Start with one small section and create a focal point. "Small spaces can become terrific spaces and look much grander than they are," says Kolls, who advises picturing the yard as a series of "little rooms." Just do a piece at a time. Install a birdbath, bird feeder, arbor or bench with copious amounts of flowers and plants around it to create a small sanctuary. "You've got this great look for an inexpensive price," she says.
9. Trick the eye. To make an area of the yard look larger, use curving pathways and sidewalks instead of straight ones. Curves fool the eye and "make an area look bigger," says Kolls.
10. Use everyday objects in new ways. Sometimes the secret to less-expensive decorating is to look at things differently. Love had been searching for a set of long, silver-colored pull handles for a large cabinet, but everything she found was at least four figures. Then she spotted exactly what she wanted in a package labeled "towel bars." Cost: $69.
Looking for a cart to serve as a bar in a study or dining area? Check out an office-supply retailer or the office-furniture area of your favorite home store, says Love. Chances are, the wheeled cart being sold for a fax machine or computer would also make a stylish minibar.
Dana Dratch is a freelance writer based in Atlanta
Top 10 mistakes of DIYers
The standard rule with do-it-yourself projects is that the projects will take twice as much time and three times as much money as you thought they would -- or maybe it's three times as long and twice as much money.
Either way, the reason for that is the same. DIYers make mistakes. Lots of them. The good news is that you can learn a lot from mistakes. For example, whatever it was that my husband did to make all the outlets in the kitchen blow at the same time -- don't do that again. The bad news is that mistakes always wind up making your home-improvement project more expensive and more time-consuming than you want it to be.
With that as a given, we asked home-improvement experts for their lists of the top DIY goofs, with advice on how to avoid repeating the errors in the future.
Our experts are:
* Ed Del Grande, host of the DIY Network's "Warehouse Warriors" show, as well as other shows and building specials on the network. A master plumber, pipe fitter and fire-sprinkler fitter, Del Grande has more than 20 years of construction experience. * Lou Manfredini, the official Ace Hardware "Helpful Hardware Man." (You didn't think it was John Madden, did you?) The home-improvement expert for NBC's "Today" show, the Chicago-based contractor also answers questions from DIYers on the Ace Hardware Web site.
* C.J. Iannuzzi, owner of 3SQFT, a design-build company in Miami Beach, Fla., and home-improvement contractor to the stars, including Madonna, Rosie O'Donnell, Gloria Estefan and Ricky Martin.
* Barbara Kavovit, owner of Barbara K Enterprises. A New York City-based veteran of the construction industry, she now makes and markets DIY tools especially designed for women.
DIY mistakes to avoidHere are the experts' top 10 DIY mistakes:
Top 10 mistakes
1. Not taking out the required permits.
2. Starting a job without the necessary tools and supplies.
3. Inadequate preparation of the job site.
4. Skimping on materials.
5. Using the wrong paint.
6. Improper preparation of walls for painting.
7. Unsafe job conditions.
8. Inaccuracy.
9. Working beyond your limits.
10. Failure to get a clue.
1. Not taking out the required permits. This is a big issue with both Del Grande and Manfredini. Considered a bother at best by many DIYers, permits actually serve a greater purpose than just raising money for the government. "People in permitting offices aren't evil," says Manfredini. "They're there to make sure the job is done right and you don't hurt yourself." Plus, for some jobs, such as putting in a wood stove, you need proof of the permit or your insurance carrier won't cover it. Not sure if your job requires a permit? Del Grande says that the rule of thumb is that you need one for anything larger than painting and wallpapering. It doesn't hurt to call the building department and ask.
2. Starting a job without the necessary tools and supplies. Nothing slows down a job more than not having all the materials you need. Manfredini says that the reason the pros can do what they do is that they buy quality tools. "There's always a bargain bin," he says. "It's not a wise investment. You lose time and money."
3. Inadequate preparation of the job site. If you do a small addition, suppliers will be delivering materials. You don't want them out of order or exposed to the weather while you are working, Del Grande says. Beware: They could be stolen if they're not properly stored. (If you have a septic tank, make sure you know where it is. If a supplier delivering materials in a heavy truck drives over it, you could be looking at a cracked tank. Yuck.)
4. Skimping on materials. Kavovit says she often sees DIYers use 1/4-inch drywall for building walls. You need to use at least 5/8-inch; 3/4-inch works well for a good sound barrier. The same rule applies to plywood for subfloors. Go with 3/4-inch. It creates a much stronger floor, especially if you're installing wood floors over them.
5. Using the wrong paint. One of the biggest DIY projects around, painting can make a place look great. Manfredini says flat paint should only be used for ceilings. Interior paints should have at least an eggshell or satin finish so you can scrub it. On outdoor decks, "sun and rain tear the heck out of the wood," he says. Clear sealers don't block the UV rays, and they peel. Use a linseed-oil-based stain; it drives the pigment into the wood and preserves it.
6. Improper preparation of walls for painting. A good, quality paint job is 90-percent preparation, Manfredini says. Clean the walls, sand them and patch any holes before you paint. Iannuzzi recommends a coat of primer or stain blocker if you're trying to cover over oil-based paint, stains or peeling paint, or if you're painting a lighter color over a darker color.
7. Unsafe job conditions. Nothing diminishes your return on investment like a trip to the emergency room. Wear safety goggles when using power tools or working with drywall or wood, wear hard hats when you're working under other people on scaffolding, and open some windows when you're painting or staining, or stripping old finishes off of floors or walls, Del Grande says. Iannuzzi cautions against wearing loose, hanging clothing, especially when using power tools. Wear gloves when carrying wood, metal and rock, or when hammering, and wear a nail or tool pouch to prevent damage to your floors and more important, the feet of people and pets.
8. Inaccuracy. Iannuzzi lives by the rule: Measure twice, cut once. It's so important for things like building walls, hanging drywall or cutting baseboards, counter tops or pipe. If you're going to err, err on the side of too long. You can always make something shorter; you can't make it longer. Spackle can cover up to a 1/8-inch seam, Iannuzzi says; if it's a 1/4 of an inch, the seam will pop the spackle and show.
9. Working beyond your limits. Everybody has them. Del Grande won't work on a roof; yours might be plumbing or electrical work. Don't stand on the top steps of ladders, and don't try to work beyond your reach. Ladder accidents send more than 164,000 people to the emergency room every year, according to the U.S. Consumer Product Safety Commission.
10. Failure to get a clue. You don't want to start to learn how to do a project on your own house. If you have a friend who is a contractor or an experienced DIYer, offer your assistance on one of his projects so you can learn. No one will turn away free labor. If you need to remove a supporting wall, have an engineer look at it to see what kind of beam you need to replace it. "If you have a saw in your hand and have a question about what you're doing," Del Grande says, "stop. Follow that little voice in your head."
Hidden costs of home improvement projects
You've planned your home-improvement project responsibly by figuring out how much it will cost and putting money aside accordingly.
But whether the contractor tells you the price is going to exceed his original estimate or you find yourself buying more than you expected, hidden costs can leave you spending much more than you originally anticipated.
These hidden costs can come from a variety of places.
When you hire a contractor, that person gives you an estimate of how much it will cost to have a particular job done. But, "sometimes when a contractor begins doing a job, he finds out that there's more work involved than he thought," says Eugene Baldwin, a home-improvement specialist with home-contracting company Amerideck in Clinton, Md.
For example, a roofing contractor might start replacing shingles only to learn that some of the wood beneath the tile is completely decayed and needs to be replaced, as well.
Or a contractor may drill into a wall only to find something behind it that he wasn't anticipating. "If you get into a job and you need another type of equipment and have to go out and rent it, it will cost the customer more, too," says Baldwin.
Some hidden costs might not be so hidden if you understand the contract.
"The contract should include a description of the project and a list of what's excluded from the price," says Paul Winans, chairman of the board for the National Association of the Remodeling Industry. "It's almost more important to know what's excluded than what's included," he says. Certain tools and building materials might be excluded, as well as the cost of the products you want to have installed in your home. If there's a repair job in which a contractor is not sure of the extent of the damage, he might find that he needs to repair or replace a larger portion of the home than he originally thought.
Costly upgradesSometimes homeowners are directly responsible for unexpected costs. For example, halfway through the task of having your bathroom renovated, you might decide you want to upgrade your tile or choice of shower fixtures. Unless you choose your brands or products before the estimate is completed and stick with them, be aware that your choices will affect the total cost of the project.
Another factor that can cause the price to fluctuate is the cost of building supplies. If the job is one that will take a long period of time, or if you received your estimate several months before the actual work began, there's a chance that the price of supplies used to complete the project will increase. If this happens, your bill may rise accordingly. If your contractor includes the cost of supplies in his estimate, ask him before you sign the contract whether those costs are subject to change.
The best way to prepare for hidden costs is to ask the contractor upfront which costs he expects to rise.
To prepare mentally, you can ask the contractor's references whether the final costs of their projects exceeded the estimates, and by how much. Those references can also tell you what the hidden costs were. If a contractor has a history of estimating too low, you can either find another contractor, or you can anticipate and prepare for a higher final price.
Also, make it clear at the beginning of the project that you want the contractor to let you know the minute he knows the project will cost more than expected so you have time to get your finances ready.
Do-it-yourself dues
Do-it-yourselfers aren't immune to hidden costs. They, too, can find themselves paying more for a project than they originally anticipated.
One hidden cost that many homeowners don't think about is permit fees. Depending on the type of work you're doing on your home, you may be required to apply for a work permit. For example, a building permit is generally required from local building-inspection authorities for work that changes or adds to the structure of your property. Other permits you may need, depending on the project, are for electrical, mechanical and plumbing work. Often, you must pay an application fee in addition to the cost of the permit. Permit costs are generally based on the estimated construction cost of the project.
Another place a DIYer might underestimate a project is when coming up with all of the supplies and tools needed. Unless the job is one that you've done before, chances are pretty likely that there is a piece of equipment you'll forget to list or there is a tool that might make the job easier. If you're doing a task for the first time, always give your budget some breathing room for supplies you didn't think about.
Unfortunately, another hidden cost could arise from breaking something and having to fix it.
"If you're renovating your bathroom and you mess it up, you may have water all over the place and you have to pay for them to rip up the wall," says Demian Faunt, senior editor at DoItyourself.com.
For that reason, it's important that you be very knowledgeable about a project before attempting to do it yourself.
"Look up how to do the smaller projects that not only are in your budget but your expertise level so you don't have to call and have a contractor come in" to clean up after you, Faunt says.
A home-improvement project can be one of the most rewarding investments you can make. But when coming up with your budget, make sure you include room for the unexpected costs that are likely to arise. That way, you can spend more time enjoying your improvements and less time worrying about how you're going pay for them.
7 top problems in renovating older homes
Many homeowners prefer older homes to new for a variety of reasons: Often the craftsmanship is better, the wood trim and floors have the rich patina of age, architectural windows and other detailing give the home character, and the structure may just feel more solid and settled.
But when it comes time to restore or renovate, older houses can present new challenges for homeowners who haven't braced themselves for the costs ahead.
"Everything is more expensive than people think," says Jake Schloegel, president of Schloegel Design Remodel Inc. in Kansas City, Mo.
"It's not uncommon for people's ideas of cost to be about half of what it's really going to be."
There is a considerable price difference between a restoration, which attempts to restore part of a home with historical accuracy, and a renovation, which upgrades old with new.
"Working on older homes is more expensive if you're going to try to maintain the authenticity of the original construction," says Schloegel. "There is a big difference between restoration and renovation. Restoration is really expensive, matching things exactly. You may have to have molds made, blades made. It can be rather involved."
In addition, a restoration that alters the exterior of the house will likely require the approval of a historic-home or -landmark commission, a process that can add months to your project.
Whichever project you undertake (we'll deal primarily with renovations here), it's a good idea to interview several design-build companies in your area and choose one to work with before moving beyond the dream stage. Low-ball renovations, while tempting, rarely yield satisfactory results, and in a worst-case scenario can actually decrease the value of your home.
"Since we are a design-build company, we like to be involved from the date the idea was conceived through all the construction and complete project management," Schloegel says. "Not only is the idea and design important, but also a realistic budget. Many projects never get built because the design and the budget don't run together; they start running at right angles. A reality check can come fairly early in the project when it comes to budget."Renovating an old home?That old house sure has character, but it's going to take more than character to overcome some of the special problems you're going to encounter. 7 renovating challenges1. Water2. Foundation cracks3. Lead4. Electricity5. Asbestos6. Windows7. Tanks, wells and cesspools
Challenge 1: WaterDavid Tyson, of David Tyson and Associates Inc. in Charlotte, N.C., knows what he goes up against in most renovation projects.
"Water is the No. 1 enemy, in my opinion," he says. "Just moisture presence is the worst problem because it starts the mold and mildew effect, then bacteria, and eventually termites. Those are detrimental to a house anywhere, anytime."
Moisture behind wallboard can often lead a renovator on an expensive side trip to replace rotten or termite-infested studs with new ones in order to proceed with the remodel. "I tell all of my clients to put 5 to 15 percent aside for contingencies, regardless of the size of the project," says Tyson. "I don't have X-ray vision."
Challenge 2: Foundation cracksOld homes may have been built better from the ground up, but their foundations often don't withstand the test of time, says Dennis Gehman of Gehman Custom Builder in Harleysville, Pa.
"In cement block or cinder block, which was used from the mid-1960s on back, the cinder portion is not as structurally sound as the cement block, so you get cracks, and water penetrates," he says. "In homes 40 or 50 years ago, they typically didn't use foundation sealer on the outside, and now it wouldn't seem real prudent to dig up landscaping and sidewalks to do exterior sealing."
Cracked foundations also are a common source of radon, a naturally occurring radioactive gas that has been identified as the second leading cause of lung cancer in the United States.
Sealing the inside of the blocks (say in a basement) may rectify the problem, but you'll want to make sure you divert as much water as possible with drainpipes and grading outside, or the hydrostatic pressure may cause the sealant to peel.
Estimated cost: $600 to $750 to seal a basement floor; $1,200 to seal and vent a basement; $7,000-$10,000 for a new foundation and floor.
Challenge 3: LeadThere are two potentially hazardous sources of lead in an older home: plumbing pipes and interior/exterior paint.
"Even after lead pipes were replaced in the 1940s, the earliest galvanized pipes still contained lead until it was changed over to zinc," says Gehman. "Lead was also present in much of the solder used to join copper pipes up until the mid-1980s."
Owners of older homes often prefer to install a filtration system to extract lead from their water systems -- a kitchen filtration system might run $500, a whole-house system $2,000 -- rather than replace the pipes, unless the pipes are hopelessly clogged or already included in the remodel.
The potential dangers from lead paint lie in the possibilities that a child might ingest it or that it might fall into a vegetable garden and be ingested through the produce. The rule of thumb is to encapsulate it in latex paint -- remove exterior siding rather than sandblast it to avoid releasing the lead into surrounding soil.
Estimated cost: $6,000 to $7,000 to replace all pipes, $15,000-$18,000 to remove old siding and install new.
Challenge 4: ElectricityWhen your old home was built, chances are that grounded electrical outlets were either not required by code or only required in locations where water is present such as kitchens and baths. But times and codes have changed. If you're not sure if your outlets are grounded, check them -- if they're two-pronged, instead of three-pronged, they are not grounded outlets. But even if they are three-pronged, have your electrician verify that they are indeed grounded.
Completing electrical work in accordance with code today requires that you install ground-fault-interrupter, or GFI, outlets in your kitchen and baths and possibly one outlet in your garage. The GFI cuts off power immediately should an appliance come in contact with water. It's a small price to pay to avoid tragedy.
It's likely that you'll also have to upgrade your electrical box from the original 60/100- or 125-amp capacity to today's 200-amp standard. A new box is a good investment since older systems weren't built to run modern appliances such as dishwashers, hair dryers, garbage disposals and air conditioners.
But digging into a remodel doesn't mean you're going to have to replace the wiring
throughout your entire home.
"Not usually," says Schloegel. "Under the International Residential Code, the building official has the authority. If it is a significant amount of renovation, they can ask for the whole house to be brought up to current code, but we have done major whole-house renovations that were about 75 percent of the house, and they have not made us bring the whole house up to code."
On the other hand, it may be a good home-value investment to do so. In homes where behind-the-wall wiring is not practical, a good alternative may be to conceal the new wiring behind baseboards.
Estimated cost: A single GFI outlet can cost as little as $100. Cost to rewire a kitchen so every appliance has its own circuit: $1,000 to $1,700. Cost to rewire an entire house: $9,000 to $12,000.
Challenge 5: AsbestosBehind your walls, in your basement or in your attic, asbestos may be lurking. If it is, it can stop your project in a New York minute because permits are required to handle and dispose of it.
"Unfortunately, it was used in quite a few products: floor coverings, as insulation around duct work, even home siding," says Tyson.
Unless the asbestos is "friable," meaning it can be readily crumbled and released into the air in the form of toxic dust most typically found in duct insulation, it shouldn't present a problem.
"If we encounter it, we let the homeowner know, and it will have to be removed by a professional abatement company before we can come in," says Gehman.
Estimated cost: $15,000 to $18,000 for asbestos abatement.
Challenge 6: WindowsStrange as it seems, the old single-pane windows are now typically more expensive and harder to find than the double-pane energy-efficient windows approved for new construction. The originals with new dual-paned energy-savers typically run in the $600 to $800 range.
Challenge 7: Tanks, wells and cesspoolsOwners of old homes may not know what surprises await beneath their lawns until renovation projects unearth them. In previous generations, it was common to have an oil tank buried in the backyard to hold heating oil. Even older homes may have had a well, cesspool or septic tank on the property that did the work of modern water and sewer systems.
If you uncover a buried surprise, there are numerous solutions, from removing the tank, if it's empty, to draining it and filling it with rocks or other solid materials. But if you have a buried oil tank, your contractor may have to obtain a special environmental permit and take soil samples to assess possible contamination before digging up and disposing of the tank, usually at a state-approved facility.
Estimated cost: $1,400 to $1,600 to fill a septic tank; $2,000 to $2,500 to remove it; and $3,000 to remove an oil tank if no leaking occurred.
Jay MacDonald is a contributing editor based in Mississippi
The right contractor is your key to success
You've determined that now's the time to tackle that home improvement project and you finally have the money set aside to do so. There's only one thing you're missing: the right contractor for the job. But this is one of the most significant pieces of the puzzle, and if you don't choose wisely, your home and your finances could end up taking a hit.
"Having your home remodeled is one of the most intrusive, intimate things that you'll ever experience," says Paul Winans, chairman of the board for the National Association of the Remodeling Industry. "The contractor and his people will have a more intimate view of your life than even your best friends."
Aside from the privacy factor, you want to make sure the contractor will do a good job on the project you hired him to do and won't rip you off, leaving you with shoddy work and an empty wallet. By taking a few precautions before choosing a contractor you can increase your odds of getting the work done by a seasoned professional, rather than a scam artist.
Once you figure out what you want done, come up with prospective contractors. Even if you like the first one you meet, interview at least three.
The best way to find prospects is by word of mouth -- satisfied customers make the best references. If you don't know anyone who can recommend a contractor, try contacting a trade association such as the National Association of the Remodeling Industry or the National Roofing Contractors Association.
If you're truly stumped, try calling a matching service. These organizations prescreen contractors, so when you contact one of these services and let them know where you live and what you're looking for, they can send you the names of multiple sources that you can then interview yourself.
When prescreening contractors, look for a company that has strict guidelines.
"We require state-required licensing, that they have insurance, and we check to make sure they don't have any significant civil or legal judgments entered against them," says Elaine Schoch, a spokeswoman for the prescreening company ServiceMagic. "Then we also provide past customer ratings and reviews." The service is free for consumers, and since contractors benefit by being referred to customers, they have greater incentive to do a good job.
Narrow your listThe next step is interviewing your prospects.
"You should prepare a list of questions beforehand and put down your concerns," says Winans. "Say, 'I am concerned about this. Tell me why working with you would assure me I will not experience something I'm concerned about.'"
Among other things, you'll need to know how the price will be determined and what products or services won't be included in the estimated price. You'll also want to know who will do the work and what days and times they will be working. The payment schedule should be discussed, and make sure you agree with all of the stipulations.
Your local or state housing authority will be able to tell you what licensing and bonding criteria contractors in your area must meet. If your prospective contractor does not meet them, cross him off the list. You also want to make sure your contractor has workers' compensation and general liability insurance. Call the contractor's insurance company to make sure the coverage is up-to-date. These will protect you if any of the workers get hurt on the job or if they cause damage to your home.
At this stage of the game, don't discount your gut. For example, if the contractor looks sloppy or unprofessional, trust your instinct. Don't spend time trying to figure out why you feel this way. Move on to the next one.
Check the referencesOnce you narrow down your list, call the references. Ask for three references from different periods of time. Since small contractors often change their staffs quickly, a reference from four years ago might not apply to the staff a contractor has today.
You can also contact the Better Business Bureau to check for any complaints against the contractor.
When talking to references, ask open-ended questions. "Don't ask, 'Do you think the contractor was a good contractor?'" says Winans. "Most people will say yes. Ask a question like, 'Tell me about something that occurred that made you think this was a good contractor.'"
Eugene Baldwin, a home improvement specialist with Clinton, Md.-based contracting firm Amerideck, suggests taking it a step further and going to see the work the contractor has already done, if possible.
Be wary of contractors that come looking for you. Also, get everything in writing and check the contractor out with trade organizations to see if he is legitimate.
If anyone demands all of the money upfront, steer clear. Likewise, a contractor that demands to be paid in cash is one you'll want to avoid as well. Any contractor you use should have a physical mailing address rather than a post-office box.
While cost is an important factor, don't assume that the contractor who offers the lowest price is the best one. If two contractors offer similar estimates and a third offers one that's extremely low, be wary. An experienced professional wants to get your business, but isn't likely to undercut himself in the process.
Once you make your choice, look carefully at the contract. If you're not sure about something, ask. Make sure it describes the job in detail and lists all materials that will be used. Also, make sure it lays out what is included and what is not.
The contract should also specify what will be done when the job is complete. You don't want to be stuck cleaning up after the contractors. If a contractor fails to pay for materials, a lien can be placed on your home. To avoid this, add a release-of-lien clause to your contract. Finally, any warranties or guarantees should be spelled out in the contract as well.
While it may seem like you are going through a lot of work, consider the amount of money you're planning to spend on your project.
The more time you invest upfront, "the less likely it is you're going to be scammed," says Winans.
Hot new stuff for the home handyman
Ask a building-products pro what's new and wonderful in the world of products for do-it-yourselfers, and, unless he has an endorsement deal that requires him to wax poetic about self-closing toilet lids, the chances are very good the first words out of his mouth will be "cordless tools."
Cordless tools themselves have been around for a while, but what's new is the variety, the power and the battery life. If you think your cordless drill is wonderful, check out cordless circular saws, impact wrenches, rotary hammers, planers, routers, nailers and screw guns. Those are just a few of the tools now available. The newest professional-grade tools are of the 36-volt variety, more than double the power of many of the products currently on the market.
"To be able to have the freedom from the cords with a reciprocal saw and a circular saw is great," says Jeff Wilson, a television host for both DIY Network and HGTV. "They come with two or three batteries so you can keep swapping them out. This summer, I was using my old Makita drill and it kept running out of juice."
Ed Del Grande, a master plumber and contractor and host of several DIY Network shows, including "Ed the Plumber," is another huge fan of the new wave of cordless tools, which use lithium batteries to power larger tools and hold charges longer.
"The newer ones will run full power until it goes off," he says. "It's not that steady declining we used to have."
Plus, he says, some battery chargers are now also radios.
"If you're looking for a new battery," he says, "just follow the music."
If there's a drawback to a big power tool with a big battery, it's the weight, says Thomas Winter, receiving manager at Lowe's Home Improvement in Sandy Springs, Ga. For the general homeowner, he recommends a bare minimum of 12 volts of power but prefers at least 14 volts. You can use that level of power for any project, from hanging miniblinds to building a deck.
Another popular item in the area of tools is the laser level, Winter says.
"It's fairly universal," he says. "You can lay tile or hang pictures with them."
Some are single-position, providing one line, while others shoot additional lines of light left to right, floor to ceiling or even around corners. Some also have stud finders and tape measures built in, and some will stick to the wall or hang from a pin for hands-free use.
Here are some items from other product categories the pros mentioned:
Painting kits. Ten years ago, there were artists' schools for faux finishing, Del Grande says. The first time he saw it done, he says it was like watching someone paint a canvas. Now, there are kits for do-it-yourselfers with textured rollers that make quick work of the project and look pretty darned good. "I never thought a DIYer would come close," Del Grande says, "but it looks pretty decent, unless you're comparing it side by side, and then the difference would be obvious."
Flooring. The biggest advance in flooring in recent years, Del Grande says, is pre-finished hardwood floors.
"You don't even have to empty the room to put them down," he says. "The finishes are put on in a controlled environment, and they're just gorgeous."
Installing hardwood floors is still a job that's primarily tackled by professionals. Not so with hardwood laminates, which provide a reasonable substitute at a much lower cost. Plus, most people can install the laminates themselves.
Interior designer and author Sharon Hanby-Robie says she was "against the stuff five years ago," but with improvements in the product -- it now looks more like wood and it's quieter -- she's a convert. "I've done so much of it throughout the entire home," she says. "It's amazing. It's doing a much better job of looking like wood than looking like a piece of plastic."
One pro who isn't sold is master plumber and carpenter Tim Carter, who also writes the syndicated newspaper column "Ask the Builder." Carter says he doesn't like the way it sounds when you walk on it, and it's tough to replace a section if it gets damaged.
One recent advance in the hardwood laminates is the advent of having the underlay attached to the boards. Underlay usually comes in rolls; it has to be put down first before the floor is laid. As an alternative, try using rolls of cork as an underlay, Carter says. "That's what they've done in Europe for years."
Decking. This is Wilson's area of expertise and personal passion. He's currently doing a major project at his own house that includes a dual-level deck with an outdoor kitchen and -- no, this is not a misprint -- a brick bread oven.
One of the innovations he's seen recently is in underdeck fastening systems that eliminate nail or screw holes on the surface of the deck. "They come with a clip or a metal fastener," Wilson says. "Some look like a plastic biscuit. Some fasten under the deck, and some fasten between the boards. "
The other major improvement, he says, is in the area of water-based deck sealers. It sounds like a contradiction, he admits, since sealers are meant to keep water out, but that's just what they do. One new sealer, Thompson's Advanced, can be applied to damp wood, which means that a homeowner could clean and seal a deck in a single day.
As an aside, Wilson -- a paid spokesman for Thompson products -- says it's easy to clean and treat a deck as a DIYer. All you need is some deck cleaner, a plastic garden sprayer and a stiff bristle brush for the cleaning, and a paint pad and some deck sealer for the second step. "People are used to using brushes and rollers, but I use a paint pad and it works great. You get really nice, even coverage. I took one of those deep baby-wipe containers; it's the perfect size for a 7-inch paint pad."
Perennial favoritesIf ever there were a friend of the DIYer, it is duct tape. If love covers a multitude of sins, duct tape covers a multitude of mistakes. But, according to the pros, it doesn't stick very well to porous surfaces, such as brick, stucco or rough lumber. While we are attempting to refrain from product endorsements of any kind, we kept hearing about Gorilla Tape by the makers of Gorilla Glue.
"Gorilla Glue has expanded its whole product thing, come in and kicked butt on duct tape," Carter says. "They have a tape out that is so much stronger than traditional duct tape."
So we did a Web search and found references of independent, very scientific testing by people who stuck it to things that they shouldn't have, such as hoods of cars, and nearly ripped the paint off trying to remove it. People were suggesting it as alternatives for clamps in wood shops and listing it as a Christmas gift idea for the guys in your life. About $10 a roll for 35 yards, it's a lot more expensive than regular duct tape, but we were sufficiently impressed to provide a mention, for which we have not be compensated in any way.
Quick rules of thumb when you remodel for resale
When planning a home improvement project you may have favorite "must do" projects, but it pays to design with resale in mind. Try these seven quickies:
* Select neutral colors: It creates a blank-canvas effect for potential buyers.
* Upgrade your kitchen first: It's the one room buyers use consistently to determine how well a house has been maintained.
* Paint, paint, paint: It's the quickest and most inexpensive makeover technique. If the exterior paint is faded or weather-beaten, a fresh coat of paint is a cost-effective sales tool.
* Hide those flaws: Textured wallpapers and faux wall finishes hide a multitude of surface flaws.
* Focus on floors: Whether wood, tile, laminate or vinyl, make sure they're inviting, not cracked or discolored. Again, neutrals sell best, natural wood best of all.
* Cost-cutting ideas: Use wood or tile to dress up laminate countertops; stencil that backsplash instead of installing tile; consider marble sheets instead of ceramic tile for that tub surround.
* Keep all options open: One man's workshop is another man's wine cellar. Don't eliminate options when you remodel rooms.
Jay MacDonald is a freelance writer based in Mississippi.
10 cheap fixes to boost the value of your home
Looking for ways to spruce up your home without putting yourself in the poorhouse? Whether you're getting ready to sell your home or want to spiff it up inexpensively for your own enjoyment, we've got 10 good strategies for you to consider.
The actual cost and payback for each project can vary, depending on both your home's condition and overall real estate market values in your region of the country.
Boost your home's valueThese simple upgrades can easily add thousands of dollars to your home's value.
10 cheap fixes :
1. Make your kitchen really cook.
2. Give appliances a facelift.
3. Buff up the bath.
4. Step up your storage.
5. Add a room in a week or less.
6. Mind the mechanics.
7. Look underfoot.
8. Let there be light.
9. Reframe your entry.
10. Consider curb appeal.
1. Make your kitchen really cook. The kitchen is still considered the heart of the home. Potential home buyers make a beeline for this room when they first view a home for sale, so make sure your kitchen looks clean and reasonably updated.
For a few hundred dollars, you can replace the kitchen faucet set, add new cabinet door handles and update old lighting fixtures with brighter, more energy-efficient ones.
If you've got a slightly larger budget, you can give the cabinets themselves a makeover. "Rather than spring for a whole new cabinet system, which can be expensive, look into hiring a refacing company," says serial remodeler Gwen Moran, co-author of "Build Your Own Home on a Shoestring."
"Many companies can remove cabinet doors and drawers, refinish the cabinet boxes, then add brand-new doors and drawers. With a fresh coat of paint over the whole set, your cabinets will look like new."
If you're handy, you can order your own replacement cabinet doors and door fronts from retailers like Lowe's Home Improvement or The Home Depot and install them yourself.
2. Give appliances a facelift. If your kitchen appliances don't match, order new doors or face panels for them. When Nicole Persley, a Realtor with Real Estate of Florida, in Boca Raton, was sprucing up her own home to sell, her mix-and-match kitchen bothered her. The room had a white dishwasher, microwave and wall oven mixed with other pieces that were stainless steel with black trim.
When Persley called the dishwasher manufacturer to see about ordering a new, black face panel, the customer service representative clued her in on a big secret: Many dishwasher panels are white on one side and black on the other.
"All I had to do was unscrew two screws, slide out the panel and flip it around. Sure enough -- it was black on the other side!"
Persley, who has remodeled numerous homes for resale, says that a more cohesive-looking kitchen makes a big difference in the buyer's mind -- and in the home's resale price.
3. Buff up the bath. Next to the kitchen, bathrooms are often the most important rooms to update. They, too, can be improved without a lot of cash. "Even simple things like a new toilet seat and a pedestal sink are pretty easy for homeowners to install, and they make a big difference in the look of the bath," says Moran.
Moran also suggests replacing an old, discolored bathroom floor with easy-to-apply vinyl tiles or a small piece of sheet vinyl. "You may not even need to take up the old floor. You can install the new floor right over the old one," she says.
If your tub and shower are looking dingy, consider re-grouting the tile and replacing any chipped tiles. A more complete cover-up is a prefabricated tub and shower surround. These one-piece units may require professional installation but can still be cheaper than paying to re-tile walls and refinish a worn tub.
4. Step up your storage. Old houses, particularly, are notorious for their lack of closet space. If you have cramped storage areas, Realtor Moe Viessi of Miami suggests adding do-it-yourself wire and laminate closet systems to bedrooms, pantries and entry closets.
Firms like ClosetMaid allow you to measure and redesign your closets online. You can also get design details and parts for these systems at many large home-improvement stores. Most closets can be updated in a weekend or less.
In the end, your closets will be more functional while you're living in the house and will make your home look more customized to potential buyers when you're ready to sell.
5. Add a room in a week or less. "If you have a three-bedroom house with a den, the only reason the den can't be considered a bedroom may be because it doesn't have a closet," says Persley. "If you add a closet to that room, you've now got a four-bedroom house. That adds a lot of value."
Persley says it's usually possible to add a custom closet system and drywall it in for less than $1,500.
6. Mind the mechanics. Finley Perry of F.H. Perry Builder in Hopkinton, Mass., advocates spending a few bucks on nitty-gritty stuff. "It's often very worthwhile to hire an electrician and plumber for a couple of hours to look over your electrical services, wrap or fix loose wires, fix any faulty outlets, and check for and fix any water leaks," Perry says. "Those details tell a buyer that someone has really taken care of the home and can really influence its price."
7. Look underfoot. Carpeting is another detail that can quickly update a home and make it look cleaner. A professional carpet cleaning is an inexpensive investment, especially if your rugs are in good shape and are neutral colors.
If your carpet is showing serious wear, cover it with inexpensive, strategically placed area rugs. Unless it is truly hideous, most Realtors don't suggest replacing wall-to-wall carpeting right before you sell your house. The new homeowners may want to choose their own carpeting after they move in.
8. Let there be light. If you have boring recessed lights in your dining and living rooms, consider replacing one of the room's lights with an eye-catching chandelier. Home stores offer a wide range of inexpensive, but nice-looking, ceiling fixtures these days. If you have a ceiling fan and light, you can also buy replacement fan blades (leaving the fan body in place) to update the fixture's look.
9. Reframe your entry. Do you have a flimsy little knob on your main entry door? If so, spring for a substantial-looking handle-and-lock set. "A nice, big piece of hardware on the front door signals to newcomers that this is a solid home," says Viessi.
Also, if you're stuck with a basic steel front door, Persley suggests painting or faux-finishing it for more eye appeal. "It's becoming a trend in Florida to add wood-grain doors to a home's entry or garage. The good news, though, is that you can easily paint existing metal doors with stain and paint," she says.
After using a good metal primer, Persley gives the door a base coat of paint (again, be sure to use one approved for use over metal). For a cherry wood look, Persley uses a burgundy base paint. After it dries, she brushes over the base coat with a cherry wood stain. "It really looks amazing, and it only takes a few hours," she says.
10. Consider curb appeal. Although it sounds obvious, a nicely mowed lawn, a few well-placed shrubs and a swept walkway makes a great first impression. "What buyers see when they first drive by your home is tremendously important," says Viessi.
If you don't have a green thumb, consider hiring a landscaper to install some new sod, plant a few evergreen shrubs and give your front yard a good cleanup. "These kinds of changes can instantly change people's perception of your home and, therefore, increase its value," says Viessi. And hey, your neighbors will love you for it, too.
posted by !GOD BLESS YOU! at 08:50
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