UPDATES & UPGRADES

HOME IMPROVEMENT & REAL ESTATE Making the Most of Your Home Improvement

As a homeowner, trying to determine the best return on upgrades to your property is sometimes more complex than just finding the time and money to do it.

From flower beds to full remodels for added comfort or sale preparation, experts suggest the first step is to ask yourself, “Why am I doing this?” Simply put, it is important to consider the reasons for the change; e.g., being unhappy with current surroundings, renovating an older home for safety and efficiency, or planning a move. Not all changes are about being paid back in a sale, and we asked Kelly Hamilton of Comfort Realty (see ad on pg. 13) for ways, however large or small, to improve your home’s appearance and livability. As a local licensed real estate service provider, she is well-appointed to advise homeowners about optimum projects and timing.

MAKING A CHANGE

When putting together a timeline for updates and upgrades, Kelly suggests establishing the new look with the most costly elements; e.g., countertops and appliances. Large items and those attached to the house are not like throw pillows that can be changed out easily. The appliance color may depend on the color of the new countertop, and so on to the lesser expense items. Kelly adds, "Be cautious about making things so trendy or personal that future buyers may not feel they can put their stamp on it. I also tell clients to live in the home for at least one year before making major changes. This allows time to determine where they want to start. Some clients realize that they can wait for the kitchen update because they don't cook as much but the space and flow in the primary bathroom and closet is causing them to bump into each other often."

INSIDE

Kelly suggests it is not necessary to replace carpets unless they are essentially destroyed. Homes with very little carpet seem to be the ones buyers like. She says, "Feedback indicate those homes feel “cleaner” and less work.

For anyone building a wish list for upgrades, Kelly recommends:

Granite is timeless, while not as popular with today’s trends, plan to replace it as the budget allows and when the maintenance becomes a burden.

For a simple kitchen upgrade, consider replacing the backsplash. It is easier on the budget, will make a difference in the aesthetic, will may buy a few more years with the granite. Unfortunately, appliances are not lasting as they did 10 + years ago. Replacing them has become less expensive and complicated to replace than repair. Give appliances a five year window to consider replacement based on mechanical issues.

OUTSIDE

Kelly says roofs typically last 20-30 years but it is best to have an expert evaluation if there have been multiple hail and wind storms. She adds, "Letting roofs go past their prime cold lead to more costly damage, such as leaks and rot."

Windows are a substantial expense and replacements are more likely as the home ages but, if defective, they should be replaced for a sale. "Inspectors will note deficits and 'under contract' is an inopportune time to

replace them since a buy may back out of the sale as a result."

Whether staying or selling, Lara advises the most economical updates are obvious repairs and updates, and a good deep clean of the property. "Cleanliness, pet smells, and clutter are easy reasons for losing a sale," she says. It’s easy for dirt, algae, cobwebs, and other debris to accumulate on siding so be sure to clean gutters and wash exterior siding. Spray with a power washer and assess where you need to touch up the paint, replace wood rot, or fix loose siding. Repair and repaint the front door, fences, and gates.

It is worth it to have a cheerful first look when you come home every day, or to welcome potential new buyers. Power wash the driveway and other walkways. Fix broken bricks or loose flagstones. Add bright flowers and pops of color to the beds.

Spray or pull weeds regularly. You don’t want to plant seeds of doubt with potential buyers by revealing unsightly weeds or cracks before they even make it inside.

Clean or replace your mailbox, door handles and mat, and house number. After the house is sparkling and ready for upgrades, add new exterior lighting, such as a budget-conscious lantern, new fixtures, and uplights to draw attention to particular areas and improve the sense of safety.

When you're ready to invest more, good landscaping can create a sanctuary that makes every evening feel like a stay-cation, or set your home apart during a sale. Kelly adds, "Landscaping is an excellent way to get a good return on cost, but it does not have to be expensive. Simply removing dead plants, trimming trees, and fresh mulch give any yard a healthy and meticulous appearance. It is also wise to trim bushes that diminish sunlight in the interior."

If you have the time or are planning to stay in your home for some time, high-end upgrades that add appeal and value include new garage doors, hardy or stone siding, and new flooring. Kelly says, "These provide the best return on investment; most homeowners recoup at least 70 percent of those costs at sale."

SHOULD WE GET A POOL?

Home improvement icon Bob Vila always advised homeowners not to install a pool as an attempt to increase a home’s value as they have a neutral or negative effect on home value. Still, if you choose to build a pool as part of your lifestyle, and you believe you will use it at least 4-6 months of the year, which is normal for Central Texas, it is a sound choice. In a sale, a pool will raise the value of your home by about 7 percent1, and slightly more if you live in a neighborhood with many pools (i.e., you don't want to be the only house without one when you sell).

1 HouseLogic.com

Our local expert, Kelly Hamilton agrees. She says. "Installing a pool just to sell your home, in my opinion will not return the value, Spending $80,000 or more for a pool, at best, may return 30-40 percent in a sale. As a homeowner, if you are going to enjoy the pool, it is a great lifestyle. I would not advise going to the expense of a pool just to sell."

If you're not ready to invest $60,000 or more for an in-ground pool, see more alternatives in our Backyard Trends on page 18.