Saturday, October 25, 2014 • Page 1B
The Do-Over: Why ‘Do-Over’ for the next owner? By Cynthia Lescalleet For The Leader Sometimes, remodeling a home isn’t to prep it for sale to someone else - it’s so the homeowners can enjoy the results themselves. As renovators working in Leader News neighborhoods, Greater Houston Builders Association President Leslie King of Greymark Construction and Kevin Vick of Vick Construction & Remodeling Inc. have some suggestions on smaller projects with big results. Or, as King calls them, projects that “pop.” Clients often think they need to add square footage when all that’s required is reworking what they have, she says. They just “have to get creative.” Just don’t go too crazy with the project’s complexity or finishes, says Vick. That can add to cost and timeline. For those who dream big (or small, in this case,) here are some tweaks currently in demand and estimates for tackling them. For (about) $10,000 Remove the wall between the kitchen and family room
(or dining room, or both). It typically runs $5,000 to $10,000, even if you have to install a drop beam to support the span, King says. Having the beam flush with the ceiling will cost more. Expect the job to take one or two weeks. Re-face rather than replace cabinetry to save half to twothirds of the cost of an update and “make what’s there look better,” Vick said. Some of the work is handled off-site. Re-installation takes about a week to complete and includes new hardware and refinished boxes. (Add some under counter lighting for a brighter, more modern space, he adds, and it runs about $1,000.) Convert a tub into a walkin shower for “that spa experience at home,” Vick said. Expect the transformation to take a couple of weeks, including inspections. Add an outdoor venue (with pergola). Mature trees in the area make this a particularly popular request, he notes. $5,000 to $10,000 Install French doors to the yard from the master suite or family room to add natural light and extend either room
outdoors, King suggests. The installation isn’t time consuming, but having to order custom-sized doors can take several weeks. Rework the utility room to accommodate a half-bath, she says. Stackable appliances and a tankless water heater free up space. Tapping into adjacent closets can supply a few more square feet. $5,000 Add trim. It gives a room cleaner lines and makes it feel completely new, Vick says. Maximize master closet space with a storage system “smartly laid out,” he says. Ditto in the garage, particularly older ones, where storage above the bays leave more room below. Replace countertops in the kitchen. If the new surface is in stock, the project takes only a few days, King estimates. $2,000-$3,000 Swap out the bathroom’s built-in vanity for a pedestal sink or one in an interesting piece of furniture. Match existing tile or perhaps create a “rug” in the pattern with something that adds some jazz.
Contributed Photo by Ben Hill A rare opportunity to step into stunning homes designed by accomplished Houston architects runs noon to 6 p.m. Oct. 25-26 during the American Institute of Architects 2014 Annual Home Tour. Three of the seven homes are in Leader News neighborhoods: 502 Archer St. (pictured above), 1134 Waverly Ct. and 2204 Decatur St. Tickets are good both days and cost $25, $20 for cyclists or $10 for a single home, and are available at the homes on tour days. For information, visit www.aiahouston.org.
$1,000 Bring light to a dark area by installing a 10 inch or 14 inch sun tunnel. It takes about a day. Some models work in two-story homes if there is room in a closet for the tube,
Neighborhood Watch
OPINIONS
Communities enjoy growth in hot, local housing market By Betsy Denson betsy@theleadernews.com
With a booming real estate market and its resultant high prices, people who want to live in the area are starting to think outside the box during their house hunting. In this issue, and future ones, The Leader will take a look at some of the neighborhoods that are benefitting from the area’s growth. Brooke Smith Caroline Schlemmer with Greenwood King Properties said that the Brooke Smith neighborhood on the eastern edge of the Heights is seeing big growth due to both its location between North Main and 1-45 as well as rising home prices in the Heights. “It is moving,” said Schlemmer, who noted that the renaissance got its start before the economic downturn but
has really picked up as financing capability for investors has improved. “There’s a lot more development going on.” The prices are going up too. Jena Turner with Habitation Realty who sells there said that not too long ago, there was more inventory in the $250,000-$350,000 range for first time home owners. “It was a good alternative to people who were priced out of the Heights,” Turner said. Kay Harnden, a realtor with Berkshire Hathaway, is one Brooke Smith homeowner who got in early. As someone with “a soft spot for Victorians” she came across a 1-bedroom house on Archer Street in 2003 on a property tour, which she got for $100,000 less than she would have paid for it in the Heights. It was a double lot, and once she married, Harnden and her husband sold the Victorian and relocated a Craftsman style house from
Woodland Heights to the other side of the lot. While it might be families with babies now, the neighborhood had its fair share of drug and prostitution activity back then. “I’ve always been a bit of a pioneer,” said Harnden, who with her husband has bought and renovated some other houses on the street. Now that developers with deeper pockets are moving in, the renovated houses are selling for $500,000 and up. “If you had asked me five or six years ago, I wouldn’t have predicted it would change so quickly,” Turner said. Schlemmer notes that the appeal of Brooke Smith is partly due to the way that investors and homeowners are embracing the period of the homes. See Growth, P. 2B
“Remodeling your current home can be a very lucrative investment, if it is done properly. However, there are some very important things to keep in mind. First, be sure you are hiring a reputable contractor or builder to do the work. Always check their references and the BBB. Secondly, be sure that someone is around and available to check the work and progress of the contractor you have chosen. This will avoid any mistakes or miscommunications before they happen and keep the progress moving along smoothly. Also, it is important to know that the alterations you are doing to your home are actually adding value and marketability should you decide to sell your home. A good architect is invaluable if you are adding on to your home. As an added service,
Saturday November 22 • 10:30-11:30 633 West 20th Street
When it feels like a puzzle to buy or sale Let us put it together for you Sponsored by Century Oaks Title, LLC Sheila Zabrycki Please RSVP to 281-269-8706
While real estate is probably the biggest business in our area right now, the growth of our neighborhoods has spurred cottage industries like remodeling, and many homeowners are currently remodeling their homes. Is doing so always a good investment to make in an older home? If so, why? If not, why? I offer my clients a free consultation before they begin work on their home. I always welcome a phone call or visit. I can offer advice on design, colors, etc. before money is spent on items that may not necessarily add value to your home. The rooms that I would concentrate on are your kitchen, baths, family room, and master bedroom. These are the rooms that have the most impact to a home. Lastly, know the value of your home before you begin so that you do not over improve your property! This is one of the single most important steps. If you are not a client currently, please do not hesitate to call. I am always happy to help.” - Leann Salmons, Broker Associate, Martha Turner Sotheby’s International
“It is not “always” a good investment to remodel an older home. Sometimes it is wise but there are key questions to answer before you do. Just some are; Do you plan to remain in the home and enjoy it? Do you just want to bring it up to match a greater degree of what the current markets’ buyers are demanding? Not one obvious answer here and much depends on your goals and where the house is located. Bottom line, don’t just guess or spend money before you seek the counsel of a local real estate expert that has done the research and is willing to share her knowledge into this unique housing market.” - Dana Shinn, The Reyna Realty Group
Photo by Betsy Denson Shepherd Park Terrace is enjoying a renaissance as people discover its affordability and well maintained homes.
����������������� ������������������ Learn how to keep costs down on buying and how to save money on selling your home. Come out and talk to the experts in the Real Estate Industry: Realtor, Lender and Title Company
“A bad paint job makes it all look bad,” Vick said. With the holidays approaching, good contractors are in high demand. Ask, but be prepared to book starting in January.
Question:
EXPERT
Photo by Betsy Denson In the past three years, the Brooke Smith community has seen an influx of young families.
King says. Replace the front door. It’s a two-day project and another opportunity to bring light into the interior while boosting curb appeal. Also. paint, but paint well.
Heights Office
2222 North Durham Houston, TX 77008 281.517.8760
Scott Lester - Bank Office President Margaret Vandever - Senior Vice President Amy Ritter, Banking Officer/Lender
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