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Answers (30)
- ercdvn01
- Contributions:23
In 2009 when we were looking to buy, the houses in our budget were houses mainly built in the 1960s/70s. Anyone of them would have needed some sort of updating. We didn't realize how shoddy some of the work the previous owner(s) did on the house was until we moved in. This is our first house, and when we bought it, I thought it was in better shape than it actually is. I'd say the home inspector we hired could of filled us in a little better as well. My overall experience with this house has been pretty disappointing. I don't really know what the hell I'm going to do at this point. The framing of the house is solid...it's just the esthetics blow. It looks pretty nice to the casual observer (one that doesn't mind split foyer raised ranches), but when you live there and are as critical of things as I am, it will literally drive you insane.
- Linda Strasberg, "L Strasberg"
- Contributions:2315
Why did you purchase a home you knew would need major remodeling before you would like it if the funds to remodel weren't available to you when you bought it?
- Shawn Ryan Rosa, "sryan1980"
- Contributions:493
If you have to take out a loan to make the desired renovations, then you probably won't be able to do the renovations at all. If you don't have equity in the home to begin with, it is unlikely that any bank will give you a loan to make the renovations to begin with.
- ercdvn01
- Contributions:23
Thanks....I hope to make the right decisions going forward. I always seem to complain about the house and that's not much fun. The next time we are in the market for a house I will make sure I love it before we buy it. Instead of....yea this place has some serious potential...I just need to forfeit the next few years and sink deeper into debt to get it.
- sunnyview
- Contributions:25139
I like the 2-3 year plan. Just keep your eye on prize and do not be tempted to overimprove to cover your dissatisfaction with the house. Every time you want to do a project just ask WBPE...Would Buyers Pay Extra for it?
If you're not 100% sure you will get that dollar back plus some, don't do it and put the money in your next house fund instead. I completely get where you are coming from. I grew to really dislike a house I bought and could not wait to move.
When the market gave me the chance, I staged and dumped that turkey. The house I finally bought to replace it has been a pleasure to live in. It's not bigger or fancier than the one I sold, but it's built better, has a happy vibe and I love coming home to it everyday. Hang in there.
When the market gave me the chance, I staged and dumped that turkey. The house I finally bought to replace it has been a pleasure to live in. It's not bigger or fancier than the one I sold, but it's built better, has a happy vibe and I love coming home to it everyday. Hang in there.
- ercdvn01
- Contributions:23
There was a really nice RR on one of the streets that runs off of ours. It was on the market when we were about to buy our house in 2009. I think it was 258K back then. Our house was a little over 240K. It had new driveway, kitchen, updated baths, bluestone walkway, nice yard, quiet street. It's in excellent condition.That house went back on the market this past spring and sold for 225K.
- sunnyview
- Contributions:25139
"So I guess there is a chance if we put 100K into our 246K house that it will be worth 345K in 10 years."
I think your listed plan to renovate in order to sell is solid. I would not count on the market covering a 100K remodel in 10 years. Too much stress and life is too short. If you do not like this house much then I would spend your creative energy on a different one with better bones than a 1970's ranch.
Owners do over renovate and sometimes agents encourage that because it can make the house easier to sell, but often the owner never sees their money out. The question you should ask before doing any project is what does this cost and how much will I get back when I sell. If the buyer can't see it, it is probably something better left alone. That is why paint, a roof, basic items that are ugly and stick out return the most per dollar spent.
I think your listed plan to renovate in order to sell is solid. I would not count on the market covering a 100K remodel in 10 years. Too much stress and life is too short. If you do not like this house much then I would spend your creative energy on a different one with better bones than a 1970's ranch.
Owners do over renovate and sometimes agents encourage that because it can make the house easier to sell, but often the owner never sees their money out. The question you should ask before doing any project is what does this cost and how much will I get back when I sell. If the buyer can't see it, it is probably something better left alone. That is why paint, a roof, basic items that are ugly and stick out return the most per dollar spent.
- David Doebler, "LakeHouseNY.com"
- Contributions:2
Sounds to me like you would rather move than stay. A few options: Do the minimal repairs so the buyer can get a bank mortgage, sell the house and move on or do no repairs and sell it as a short sale and take the hit on your credit. If at all possible fix and move is always the better option.
- Joan Braunschweiger, "Morris County NJ"
- Contributions:1543
I've been through a major house renovation- transformed my 2 bed cape into a 5 bed colonial about 5 years ago. This was right before prices started free falling. I built the biggest house on the block, obviously a real estate no no, but at the time I didn't really care because I planned on being in this house for a long time. I liked our neighborhood, wanted to continue to raise my 4 kids there and I liked the idea of making the house fit our family's needs. This was more important to me than worrying about whether it would be a good investment since I wasn't thinking short term.
However, life obviously doesn't usually go as planned and I ended up having to sell the house for about what my 2 bed was worth right before we renovated. I was better off than most because I had a lot of equity built over the years but it still sucked.
The humongous undertaking of a major renovation has to be worth not just the financial investment, but the emotional toll as well. You have to LOVE your location because that is what it is all about- if you love your location, you can make a house that you love.
Are other houses upgraded/renovated in your 'hood? If so, how much more does a comparable sized raised ranch that has been renovated sell for than one that hasn't? You want to be careful you don't make the same mistake I did in overdoing it for the hood, because you simply never know what life will throw your way.
However, life obviously doesn't usually go as planned and I ended up having to sell the house for about what my 2 bed was worth right before we renovated. I was better off than most because I had a lot of equity built over the years but it still sucked.
The humongous undertaking of a major renovation has to be worth not just the financial investment, but the emotional toll as well. You have to LOVE your location because that is what it is all about- if you love your location, you can make a house that you love.
Are other houses upgraded/renovated in your 'hood? If so, how much more does a comparable sized raised ranch that has been renovated sell for than one that hasn't? You want to be careful you don't make the same mistake I did in overdoing it for the hood, because you simply never know what life will throw your way.
- ercdvn01
- Contributions:23
So I guess there is a chance if we put 100K into our 246K house that it will be worth 345K in 10 years.
- Kristine Heilman, "kheilman"
- Contributions:28
A home is meant to be enjoyed. It does not seem like you are interested in selling at this point and taking the loss, so make improvments that will make you happy in the home. This will also increase your homes value but always remember that you can also over improve a property. Take a look at the condition of he other homes in the area and obtain a comparable market analysis.... If you have a 10 year plan you should be in good shape. I am very optomistic about the market and and where it is going but I also believe we are going to see a slow, steady increase in values. Enjoy you home, live in it and enjoy it.
- RobRosa
- Contributions:10
If you are considering a 10 year span of living there AFTER you make the improvements then I think that's the way to go. You will live in and enjoy an updated home, you will incur no moving costs and I'm almost sure the real estate market will be totally better for sellers by then.
- ercdvn01
- Contributions:23
Base on all your very good advice I'd say these should be the projects I should take on instead of a complete overhaul.
New roof/gutters
New driveway
Fix top of chimney
Paint the rest of the rooms.
Replace all the door knobs so they at least match.
Replace bathroom vanities with nice tasteful inexpensive ones.
Replace tile floor in master and half bath.
Have the aqua blue tub spray enameled.
Replace all faucets with nice mid-level faucets.
Replace toilets with basic American standard $160 toilets
Replace counter top with formica countertop.
DIY french drain
Sell once I'm done.
The house isn't a total mess. But it would be much nicer if the people that did the tile work, installed the cabinets, removed the wall paper, built the sunroom knew what they were doing.
New roof/gutters
New driveway
Fix top of chimney
Paint the rest of the rooms.
Replace all the door knobs so they at least match.
Replace bathroom vanities with nice tasteful inexpensive ones.
Replace tile floor in master and half bath.
Have the aqua blue tub spray enameled.
Replace all faucets with nice mid-level faucets.
Replace toilets with basic American standard $160 toilets
Replace counter top with formica countertop.
DIY french drain
Sell once I'm done.
The house isn't a total mess. But it would be much nicer if the people that did the tile work, installed the cabinets, removed the wall paper, built the sunroom knew what they were doing.
- Kay Phillips, "kaycansell"
- Contributions:18
In 10 years, the market should look incredibly different and I think everyone believes that it will be back on top by then. If you try and sell it now, Buyers are super picky and already demand the most for the least amount of money. Maybe you do a few of the projects, enjoy them and your home for a while and then see where it takes you. You spend way too much time there to not at least enjoy it a little.
- ercdvn01
- Contributions:23
Wish we could buy this house for 239K.
http://www.zillow.com/homedetails/16-Crestwood-Rd-Tolland-CT-06084/59001819_zpid/
http://www.zillow.com/homedetails/16-Crestwood-Rd-Tolland-CT-06084/59001819_zpid/
- ercdvn01
- Contributions:23
The roof and new gutters are going on in the Spring! Thats' the 1st priority. Everything else is pretty much cosmetic. This place would be perfect for a blind person.
The quote for drainage was for a pretty elaborate system. I forgot to mention they'd do a new driveway too (12K for everything).
On one side of the house you have a stream that turns on right about this time of the year and runs until April or so.
On the other side you have a nice looking lawn that swallows your shoes and fills them with water if you dare try and walk across it. It's like a sponge. It's awesome (not really).
The drainage issues are icing on the cake.
I think I'll try and tackle some sort of drainage with my friend....he owns a landscaping company.
The quote for drainage was for a pretty elaborate system. I forgot to mention they'd do a new driveway too (12K for everything).
On one side of the house you have a stream that turns on right about this time of the year and runs until April or so.
On the other side you have a nice looking lawn that swallows your shoes and fills them with water if you dare try and walk across it. It's like a sponge. It's awesome (not really).
The drainage issues are icing on the cake.
I think I'll try and tackle some sort of drainage with my friend....he owns a landscaping company.
- sunnyview
- Contributions:25139
On a 200K house, I think you need to forget about anything that is expensive out side of the roof. I would get bid to spray enamel the aqua tub since doing that is far cheaper than replacing it. Shop the roof bid hard and then do that first. Paint the crap out of the house inside and out if needed. Shop fixtures on sale and collect them a room at a time then do the hook up yourself. Tile work is not hard as long as it is flat, but you can often shop that and work with guys that need the work over holiday periods to get it done for less.
I would not put the 15K into the kitchen. It is not worth it and buyers will not return most of that back to you on the sale. Painting the crappy cabinets and putting in a new sink/faucet will get you a buyer and not cost a 1/10 of a redo. I would also not replace the furnace until you have to. You might have to do the driveway if it will look like a maintenance issue to a buyer, but again I would wait for now if it is not critical.
If it were me, I would earmark a limited amount like the roof plus 5K to get the super ugliest stuff gone and neutralize the rest with paint or a minimal facelift. When I bought my last house, it was ugly as all my houses are (lol). I thought that I might have to replace the bathroom counter/vanity. Instead, I neutralized the floor and put in a new faucet and voila no one gave that bathroom a sideways look. It was still not the most beautiful, but it was within range for my price point. I think that it what I would shoot for with your house.
I would not put the 15K into the kitchen. It is not worth it and buyers will not return most of that back to you on the sale. Painting the crappy cabinets and putting in a new sink/faucet will get you a buyer and not cost a 1/10 of a redo. I would also not replace the furnace until you have to. You might have to do the driveway if it will look like a maintenance issue to a buyer, but again I would wait for now if it is not critical.
If it were me, I would earmark a limited amount like the roof plus 5K to get the super ugliest stuff gone and neutralize the rest with paint or a minimal facelift. When I bought my last house, it was ugly as all my houses are (lol). I thought that I might have to replace the bathroom counter/vanity. Instead, I neutralized the floor and put in a new faucet and voila no one gave that bathroom a sideways look. It was still not the most beautiful, but it was within range for my price point. I think that it what I would shoot for with your house.
- ercdvn01
- Contributions:23
Thanks everyone....that's some good advice Joan.
When I really sit back and think about it, I know it's just not worth the effort and financial/emotional stress to transform this pig into a princess. I think about what I'd like to do to the house every day. I've been unhappy about the place for the past two years and it's pretty tiring for me and I know my wife would like me to stop talking about it.
The best thing to do is probably get the roof and driveway replaced and open up the dozen or so gallons of Benjamin Moore paint we bought and get painting. Then find a house that is up to my standards (no cracked tiles or aqua blue tubs).
100K uneducated guess:
Siding = 15K
Windows = 15K
Drywall = 8K
Spray foam insulation = 5K
Doors = 3K
Roof = 8K
Furnace (may as well (circa 1988) = 5K
Kitchen and Bathroom cabinets = 14K
Fixtures / Faucets, tub etc. = 2K
Tile work = 3K
Driveway = 5K
Drainage = 7K
Interior Trim = 5K
Misc. = 5K
Demo = me and my mental/physical well being.
When I really sit back and think about it, I know it's just not worth the effort and financial/emotional stress to transform this pig into a princess. I think about what I'd like to do to the house every day. I've been unhappy about the place for the past two years and it's pretty tiring for me and I know my wife would like me to stop talking about it.
The best thing to do is probably get the roof and driveway replaced and open up the dozen or so gallons of Benjamin Moore paint we bought and get painting. Then find a house that is up to my standards (no cracked tiles or aqua blue tubs).
100K uneducated guess:
Siding = 15K
Windows = 15K
Drywall = 8K
Spray foam insulation = 5K
Doors = 3K
Roof = 8K
Furnace (may as well (circa 1988) = 5K
Kitchen and Bathroom cabinets = 14K
Fixtures / Faucets, tub etc. = 2K
Tile work = 3K
Driveway = 5K
Drainage = 7K
Interior Trim = 5K
Misc. = 5K
Demo = me and my mental/physical well being.
- sunnyview
- Contributions:25139
Personally, I would not put another 35K into the house. Doing that puts you in deeper and ties you financially to a house that you sound like you are pretty lukewarm on. My advice would be to fix functional items like the roof that will create more damage if not replaced and to do the cheapest functional fix for the drainage possible. 12K sounds a bit high for outside drainage work and you may be able to get off cheaper by hiring a guy with a grater for half day and digging a deep french/rock drain instead.
As for the other stuff, redoing bathrooms and kitchens with a simple facelift can be really cost effective and make a world of difference. If you have standard bathroom vanities, you can do yourself by dropping in a one piece unit with a nice marble or stone top with an undermount sink for not much.
You need to focus on fixing only the things that will turn other buyers off and find a better match in a house before you invest more money. You may have to wait 5 years to do that, but at that point you may be able to find a house that fits your family better.
- Ilene Whitmarsh, "Ilene L Whitmarsh"
- Contributions:14
First of all, if your property needs a new roof, that should be your #1 priority. If there is water damage in your home, it can result in mold or other issues that could be devastating.
At this point you are guessing what your home is worth in todays market. You could pay for an appraisal or ask an agent to firm up that estimate of value. You then should get professional estimates for the work you would like to have done. Now you know exactly where you stand.
Because of market volatility, I would suggest you make a list of the improvements(based on advice from a real estate professional) you would like to do and save for them without borrowing more money and potentially getting deeper in a hole for resale.
At this point you are guessing what your home is worth in todays market. You could pay for an appraisal or ask an agent to firm up that estimate of value. You then should get professional estimates for the work you would like to have done. Now you know exactly where you stand.
Because of market volatility, I would suggest you make a list of the improvements(based on advice from a real estate professional) you would like to do and save for them without borrowing more money and potentially getting deeper in a hole for resale.
- Sharon Lewis, "Sharon Lewis"
- Contributions:3923
You have done your homework on improvements. Sorry to hear the driveway is so steep and drivers ignore the 25mph speed signs. Call the police on that, they are generally great at sitting there with radar guns, or talk to the community about putting in some speed humps.
I think you and your wife need to sit down and talk about this home and financially where you want to go with it and how much more you want to put into it.
I agree with Joan, you should be happy with where you are living.
I think you and your wife need to sit down and talk about this home and financially where you want to go with it and how much more you want to put into it.
I agree with Joan, you should be happy with where you are living.
- Joan Braunschweiger, "Morris County NJ"
- Contributions:1543
Major renovations (and be aware that it will always be harder and more costly than anticipated) with a baby, for a house and location you are definitely not wild about, that is already worth less than you owe, seem counterproductive to me.
Some of the things you could do, since you imply some handiness, are to look at the most cost effective, value add upgrades/improvements you could make. Look at your house as a buyer would and fix the things that you know are likely to become issues. Some of the least costly things, such as painting and cleaning, can literally add thousands to the sales price.
You also need to study the houses in your area, become an expert in your price range, see the inside of a few that are on the market, and learn what the expecations are of buyers in your price range.
Its possible you could lessen the financial hardship on yourself by doing some well budgeted home improvements with an eye always on marketability.
You deserve to live in a home you truly enjoy and I don't feel that is your current situation. How you get there is obviously up to you but it may not be as painful as you think.
Some of the things you could do, since you imply some handiness, are to look at the most cost effective, value add upgrades/improvements you could make. Look at your house as a buyer would and fix the things that you know are likely to become issues. Some of the least costly things, such as painting and cleaning, can literally add thousands to the sales price.
You also need to study the houses in your area, become an expert in your price range, see the inside of a few that are on the market, and learn what the expecations are of buyers in your price range.
Its possible you could lessen the financial hardship on yourself by doing some well budgeted home improvements with an eye always on marketability.
You deserve to live in a home you truly enjoy and I don't feel that is your current situation. How you get there is obviously up to you but it may not be as painful as you think.
- ercdvn01
- Contributions:23
We bought back in 2009 when we thought prices were probably as low as they were going to go. We got the 8K tax credit. All the houses we looked at sucked. This one sucked the least. Cedar impressions is Vinyl siding made by Certainteed. We wouldn't have to go with it, I just like the look. We have very dated hand split cedar shakes that have some wood pecker/insect damage.
The floors could most likely be refinished and we could have the gaps filled in. Got an estimate for $3K.
Driveway and drainage estimate for 12K. Best roof estimate for 6K.
We could sell it for probably $210 as is and buy a house for $245,000 that blows it away. But we just refinanced at 4% for $246.
Any way I look at it isn't too good financially.
We would go with Mid-grade fixtures if we were to redo the kitchen and baths.
There is a house in town for sale in a better neighborhood in much better shape list for $239,000.
Our immediate neighbors are really cool. But my daughter won't be able to learn how to ride a bike on our steep driveway or ride her bike on our street until she is 12-13 (she's 3 months old now). It's 25 mph on our street but some people seem to drive 45 by our house since they pick up speed from a stop sign around the corner.
Most of the issues with our house are cosmetic and a good amount of this stuff we didn't notice until after we moved in.
The lot is cool (besides the water drainage issue) we have a lot of field stone walls etc. And it's a little over an acre.
My gut instinct was to walk after the inspection....and just eat the $1500 we spent on the inspection and having the septic tank emptied. That would of been the best decision by far.
My wife likes that place WAY more than I do.
The floors could most likely be refinished and we could have the gaps filled in. Got an estimate for $3K.
Driveway and drainage estimate for 12K. Best roof estimate for 6K.
We could sell it for probably $210 as is and buy a house for $245,000 that blows it away. But we just refinanced at 4% for $246.
Any way I look at it isn't too good financially.
We would go with Mid-grade fixtures if we were to redo the kitchen and baths.
There is a house in town for sale in a better neighborhood in much better shape list for $239,000.
Our immediate neighbors are really cool. But my daughter won't be able to learn how to ride a bike on our steep driveway or ride her bike on our street until she is 12-13 (she's 3 months old now). It's 25 mph on our street but some people seem to drive 45 by our house since they pick up speed from a stop sign around the corner.
Most of the issues with our house are cosmetic and a good amount of this stuff we didn't notice until after we moved in.
The lot is cool (besides the water drainage issue) we have a lot of field stone walls etc. And it's a little over an acre.
My gut instinct was to walk after the inspection....and just eat the $1500 we spent on the inspection and having the septic tank emptied. That would of been the best decision by far.
My wife likes that place WAY more than I do.
- Sharon Lewis, "Sharon Lewis"
- Contributions:3923
I agree with John's good advice. What are your goals?
I would like to suggest you sit down and financially look at it all on paper, what it would cost, what you would get if you sold it, what you would buy, what it would cost to do all your upgrades.
Look at refinancing too.
Where did you get the prices for upgrades by the way? Cedar siding is expensive, why cedar?
When did you purchase the home, is it near good schools. Do you like your neighborhood, neighbors, is it close to your workplace etc. Why replace the oak floors, have a floor specialist come in to give you an estimate.
At some point you bought this home the way it is.You dont have to answer my questions, they are more for you, something for you to put down on paper to work this through. There is a lot more to a home than the bricks and mortar, there is the community . Best of luck to you, whatever you choose to do.
I would like to suggest you sit down and financially look at it all on paper, what it would cost, what you would get if you sold it, what you would buy, what it would cost to do all your upgrades.
Look at refinancing too.
Where did you get the prices for upgrades by the way? Cedar siding is expensive, why cedar?
When did you purchase the home, is it near good schools. Do you like your neighborhood, neighbors, is it close to your workplace etc. Why replace the oak floors, have a floor specialist come in to give you an estimate.
At some point you bought this home the way it is.You dont have to answer my questions, they are more for you, something for you to put down on paper to work this through. There is a lot more to a home than the bricks and mortar, there is the community . Best of luck to you, whatever you choose to do.
- Hamp Yonce, "Zilluminati"
- Contributions:3463
You may want to just move to a newer house. That's going to be ugly with a baby, and all.
- ercdvn01
- Contributions:23
Thanks for the responses...Here is a list of what I'd like to do. If not, then I'm out of the place.
New Roof with ridge vent.
Soffit vents.
New facia/Gutters
Have top of Chimney repaired.
New Driveway
New Exterior Siding (Possibly Cedar impressions/Azek trim)
New Anderson 400 Series windows
Have Oak floors refinished or possibly replaced (1/8" gaps all over the place)
Remodel Kitchen/Master Bath/Half Bath/Laundry room/Sunroom.
Possibly remove all interior drywall and insulation (demo myself) then have open/closed cell spray foam sprayed. New Drywall installed. All new interior doors and trim.
I wouldn't be thinking of removing the drywall if it wasn't for the fact that one of the previous owners had no idea how to correctly remove wallpaper and painted over wallpaper that wasn't fully removed. Plus I already removed the popcorn ceiling texture in two rooms to smooth the ceilings but I don't want to do anymore with a new baby in the house. There is a chance that crap has asbestos in it.
The yard needs to have drainage done (french drains etc.) due to a high water table and water running down from the woods. We came across this issue a few months after we moved in after it washed away our field stone walk way.
It's almost a gut to the studs renovation....with the plumbing and electrical in place. No change to the layout.
My goal is to be happy with where I live.
The place has potential. I just need to win the lotto or get two more full time jobs.
I should probably just move after doing the roof and driveway.
New Roof with ridge vent.
Soffit vents.
New facia/Gutters
Have top of Chimney repaired.
New Driveway
New Exterior Siding (Possibly Cedar impressions/Azek trim)
New Anderson 400 Series windows
Have Oak floors refinished or possibly replaced (1/8" gaps all over the place)
Remodel Kitchen/Master Bath/Half Bath/Laundry room/Sunroom.
Possibly remove all interior drywall and insulation (demo myself) then have open/closed cell spray foam sprayed. New Drywall installed. All new interior doors and trim.
I wouldn't be thinking of removing the drywall if it wasn't for the fact that one of the previous owners had no idea how to correctly remove wallpaper and painted over wallpaper that wasn't fully removed. Plus I already removed the popcorn ceiling texture in two rooms to smooth the ceilings but I don't want to do anymore with a new baby in the house. There is a chance that crap has asbestos in it.
The yard needs to have drainage done (french drains etc.) due to a high water table and water running down from the woods. We came across this issue a few months after we moved in after it washed away our field stone walk way.
It's almost a gut to the studs renovation....with the plumbing and electrical in place. No change to the layout.
My goal is to be happy with where I live.
The place has potential. I just need to win the lotto or get two more full time jobs.
I should probably just move after doing the roof and driveway.
- John Dietel, "MN Broker"
- Contributions:82
It sounds like you need to hear my "Goals" speech!
First off, figure out what your goals are, and then go get them. If you want that house to be nice, and you'll live there forever, who cares what the market value is? BUT, if that is not your goal...........
Figure out what will make you happy and head that direction.
First off, figure out what your goals are, and then go get them. If you want that house to be nice, and you'll live there forever, who cares what the market value is? BUT, if that is not your goal...........
Figure out what will make you happy and head that direction.
- Hamp Yonce, "Zilluminati"
- Contributions:3463
Your indecisive attitude about the place makes your question hard to answer. I think you know that, and you know the answer. If you're doing improvements for your quality of life satisfaction, then I'd lean towards yes. If you are doing it to sell it, then probably no. Some of the things you mentioned, like the roof, may pay off in either case. I wouldn't sink my last $100K into it, in either case.
Should we do improvements to our house even though it's worth about 35K less than we paid for it?
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