One of biggest questions for a flip is whether to replace or reface the cabinets in the kitchen. Replacing of course is removing the entire cabinet boxes and installing new ones. Refacing involves replacing only the doors of your cabinets instead of the entire cabinet box. Here we discuss the difference and how to tell which option is best for your flip.

What Lies Beneath

If your budget doesn’t allow for new cabinets look into refacing. But make sure your current cabinets are up to snuff first by checking old cabinets thoroughly. A lot of times in older homes, the actual workmanship on the cabinets is really good. We’ve had many flips that have very ugly paint or stain on the cabinets that are dated. But a good inspection has saved us thousands of dollars because we find really nice cabinets under all that paint. For example, in our Flipping House Series “The Junk House” had very dark stained cabinets but they are really good quality so can reface them.

“The Junk House” Cabinets

There are three primary ways to reface cabinets:

1. Refinish or paint existing cabinet and drawer fronts.
2. Install new wood or laminate veneer over existing cabinet and drawer fronts.
3. Install completely new cabinet doors and drawer fronts.

In all three cases, new hardware such as hinges and pulls helps to complete the update.

Replacing

We have had homes where the cabinets are really just not worth saving. If there was a roof leak, for example, like in The Waterfall House where we had to completely rip out the cabinets due to water damage.  Or if we are remodeling the kitchen so that the original lay out of the cabinets doesn’t fit the newly designed kitchen so we have to order new ones.

Be Sure not to Over Improve

You want to make sure to know your market. Do other homes in your farm area have just builder grade cabinets? Then try to reface them and add some nice hardware. you would be surprised how much new hardware can change the look of a kitchen. But if you are in a more posh area you better make sure your kitchen upgrades keep up with the Jones’ so to speak.

The Cost Difference

According to Consumer Reports, the average budget for a kitchen remodel in 2012 was $30,325. And replacing cabinets is typically the priciest part of a kitchen remodel. But when you reface, you’re only buying new doors and drawers instead of the entire cabinet. Let’s be honest, that’s the only part you see right?

Refacing will set you back about $150 to $300 per door opening, according to Consumer Reports. In regards to how much money you’ll save by refacing vs. replacing, that will depend on the size of your kitchen, the style of doors you choose, and the materials.

Most people will want to hire a professional to replace or reface cabinets. This goes back to one of our lessons about leverage. You want to make sure you have the right contractors under you to get the job done right the first time and not take up your precious time.

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So we thought we would write a series on countertops. With the never ending options that seem to grow daily it is hard to know what choice will be right for your remodel. What choices are out there? What makes the most economical sense for this house? How will I know if I am over-improving? In our never ending attempt to education first time flippers and help refresh seasoned flippers we have put together a list of traditional an non-traditional countertops and some pros and cons for each. In this first part we will look at Traditional options.

Traditional

Laminate

Made of paper blended with resins and fused to particle board, laminate has been a kitchen mainstay for decades. It hasn’t always had a stylish, desirable reputation . However, the latest designs on the market mimic stone, butcher block and other pricier surfaces.

Pros: Laminate is one of the most affordable countertop materials, so it’s a good choice if your budget is tight. A comes in a variety of colors, is low maintenance and easy to clean. Its light weight doesn’t require the support of a thick cabinet base.

Cons: Laminate is prone to scratching, burns and, in some cases, staining. With wear and moisture exposure, the layers can peel. Because of the raw particle board core, you can’t use laminate with undermount sinks, and it’s also difficult to repair if it gets damaged. Cost: $10 to $30 per square foot, installed

Granite

One of the most popular countertop choices, granite defines refinement in a kitchen.

Pros: Holds up to heat,comes in a range of almost 3000 colors. It will last a lifetime. New sealers make it almost maintenance-free; 2nd highest hardness rating after diamonds.Home buyers. love this stuff!
Cons: It is expensive, but becoming more affordable. Requires some maintenance and some stones absorbs stains if not sealed. Your knives can become dull if you cut on it and lastly it can crack if stressed or improperly installed due to its heaviness.

Cost: $35 to $100 per square foot, installed  

Quartz

Stay tuned for our second part of Top Materials for Countertops when we look at less traditional options for your kitchen.

This might be a little much for your flipping farm area…

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First the basics. We want to of course look at interior and exterior doors. There are a wide range of types, materials, and styles. Understanding each type and where it will work the best will assist you in choosing  the ideal doors for your flip.

Interior doors are typically lighter and thinner than exterior doors because they don’t have to provide security or resist weather. There are several types of interior doors available. Some of these include hollow-core doors with wood veneer or hardboard faces, embossed panel doors to look like panel, louvered doors– used for closets or laundry areas, but most types can be installed as hinged doors, pocket doors, bypass sliding doors, or bi-fold doors.

Detail of front red door.

Probably NOT the best color for your flip’s front door.

An exterior door is usually designed to make a statement. Take for example this RED front door we used to finish out “That 70’s Home.” Quite an eye catcher to the passer-by.

Since it is the first impression a lot of folks will have on your flip. Of course it is the age old conundrum of form vs fashion as the primary function of an exterior door is security and energy efficiency. Types of exterior doors include front entry doors and back doors, which may be paneled, flush, or have glass inserts and/or designs in them.  Materials include: wood, fiberglass, or steel. Wood can be very versatile, but pricey. You will need to decide if this will match the look of the rest of the neighborhood

Solid-core wood-veneer flush doors are going to cost you less. Fiberglass is also a good pick since it is durable and flexible enough to be installed in any climate. It will not warp or rot and is low-maintenance. Steel is practical and long-lasting. All of these can normally be painted too.

Here’s a look at the most common door types and their main function.

Door Types

Single-acting doors are hinged on one side and open in one direction. These are the most common and  standard doors you find on the interior of houses.

Double-acting doors open in either direction. Double-acting doors work well between a kitchen and a dining room, but can pose a hazard if two people try to go though at the same time.

Closet bi-fold doors

Bi-fold doors have two panels that fold to one side. They are often used on closets or pantries.

Bypass doors have panels that slide past each other. They are often used on closets where there is not enough space for a swinging door. Only one side of the closet can be open at a time.

Exterior sliding doors usually have one fixed panel (glass) and one panel that slides normally used on a baloney, patio, or deck.

French doors have rectangular glass panes, or lights, from top to bottom. They are often hung in pairs, opening from the sides, as exterior doors to a garden, patio, or deck.

Bathroom pocket door

Pocket doors actually slide into the wall. They are perfect for a space where there isn’t room for a door to swing open like a pantry or an enclosed toilet in a master bath.

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