The hardware in a bathroom or kitchen sink can really set off the room. Different designs, styles and features allow you to dress up and draw attention to the space. Always try to update the fixtures especially the faucets. Make sure if you switch out the sink faucet you also match it to the shower or tub faucets as well.

Not all faucet types work with every sink, so it’s important to make sure the faucet you choose will fit your sink or basin especially when you are remodeling a potential flip. Also be sure to know what your faucet drillings are before you make that trip to Lowe’s on your lunch break.  Here’s a look at each.

Faucet Drillings

Widespread Faucets- They have a spout with separate hot and cold water handles. Widespread faucets are available from 6-in to 16-in drillings for 3-hole predrilled installation basins.

Center-set Faucets (mini-widespread)-They’re made for 4-in predrilled with 3-hole installation basins. They combine a spout and valves on a single base unit. Center-set faucets may have a single-handle mixing lever or two handles mounted onto a 6-in plate.

Single Hole Faucets: They may have a single handle mixing lever, two handles or may be touchless or touch-activated. Some single hole faucets have an optional cover plate for predrilled 4-in-drill installations.

Wall-mounted Faucets: They’re available for above-the-counter and freestanding basins that require a long spout for extended reach. They won’t work with basins that have predrilled holes. Wall-mounted faucets require a separate wall-mounted valve and drain for installation. Make sure the spout is long enough for basin clearance and that the sink is deep enough to prevent water splashing on your floor or countertops.

 Faucet Colors and Finishes

• Black
• Brass (antique or polished)
• Bronze
• Chrome (matte, brushed or polished)
• Copper
• Gold
• Iron
• Nickel (brushed and pearl)
• Stainless Steel

Faucet Control Options

Some Different Faucet Styles

Like color and finish choices there are a variety of options for the simple act of turning a faucet on or off.

Lever Handles: Their design makes them easy to grip and turn. Lever handles are available in many decorative styles.

Joystick: A control similar to a lever, with a different look and a different range of motion.

Cross Handles: Models offer different finishes to coordinate with the room’s décor.

Knobs: These function like cross handles, but offer a different style.

Push-buttons: Turn the water on with a push instead of turning a handle or knob.

Touchless: Motion-activated faucets don’t require handles or knobs at all. Simply place your hands under the spout to activate.

Touch-activated: Like touchless models, these faucets don’t require you to manipulate handles or knobs. Activate them or turn them off with a simple tap. A handle controls the water temperature and acts as a manual control. Great for kitchens when your hands might be messy or full.

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In the first part of our series we talked about  traditional options for your countertops in your flip. In our second installation of countop talk, it is the less ordinary countertop we will discuss. A different countertop could be just the special thing you need to make your kitchen pop!

Tile

Modular and inexpensive, ceramic and porcelain tile offers nearly limitless options for colors and designs. Tile works with almost any kitchen style, from country to majestic Old World.

Pros: It holds its own against heat and sharp blades, and resists stains. If one or two tiles chip or crack, they’re fairly easy to replace.

Cons: Tile’s uneven surface can make it difficult to balance a cutting board or roll out a pie crust. Unsealed grout is prone to staining; standing moisture can damage it and contribute to bacterial growth.

Cost: $10 to $80 per square foot, installed

Concrete

Slightly edgier than other materials, concrete countertops have an industrial chic that fits right into a loft or adds interest to an otherwise traditional space.

Pros: Concrete is extremely versatile: It can be cast in any shape and custom tinted any shade you wish. You easily can add unique inlays, such as glass fragments, rocks and shells. Concrete stands up well to heavy use, although it isn’t as heat resistant as some other surfaces.

Cons: Because it’s porous, concrete will stain without frequent sealing. Small cracks can develop and it can be expensive. Concrete is extremely heavy and will need strong support beneath.

Cost: $75 to $125 per square foot, installed

Soapstone

Soapstone is really coming into its own as a countertop material. It offers subtle, nuanced beauty yet feels humbler than granite or marble.

Pros: Soapstone has a natural softness and depth that fits very well with older and cottage-style homes. Although it usually starts out light to medium gray, it darkens with time.

Cons: Soapstone needs polishing with oil to keep it in top shape. It can crack over time, and it can’t handle knife scratches and nicks and is naturally rough.

Cost: $70 to $100 per square foot, installed

Stainless Steel

Once found mostly in commercial kitchens, stainless steel has slipped into vogue within the past two decades.

Pros:  It’s nearly indestructible, and it resists heat and bacteria, which is why it so popular in restaurants. Very contemporary  and fits in with industrial-style kitchens.

Cons: Fingerprints show  and it can also dent. Pots and pans will clang against the surface. Chemicals can affect its color. Extremely expensive due to the custom fabrication.

Cost: $65 to $125 per square foot, installed

Butcher Block

Butcher block has a classic appeal and always looks fresh. It’s especially fitting for traditional, country and cottage-style kitchens.

Pros: Many homeowners like its warm, natural appearance and tones. Although knives scratch it, many people like the shopworn look it develops.

Cons: Swells and contracts with moisture exposure. It harbors bacteria and needs frequent disinfecting. Oiling is a must to fill in scratches and protect the surface.

Cost: $35 to $70 per square foot, installed

Paper Composite 

Paper countertops? You read it right. Created from paper fibers mixed with resin, this surface is ecofriendly and a whole lot more durable than it sounds.

Pros: Paper composite evokes the look of solid surfacing or laminate but with a warmer sensibility. It’s surprisingly hardy and can withstand heat and water admirably. It’s also a great deal lighter than natural stone or concrete.

Cons: The material isn’t scratchproof and is susceptible to chemical damage. It needs an occasional rubdown with mineral oil, and even sanding, to refresh it. New concept so it can be costly.

Cost: $85 to $125 per square foot, installed

Solid surfacing (Corian)

Made primarily from acrylic and polyester, solid surfacing first was sold under the brand name Corian, which is often (erroneously) used as a generic term for it. Today, it’s made by a host of manufacturers and has enjoyed steady popularity over the years.

Pros: Because solid surfacing is nonporous, it’s virtually maintenance free — no sealing or special cleaning required. Color and pattern options are extensive, with seamless installation

Cons: Solid surfacing can have a patently artificial look and feel, yet can approach the price of natural stone. It doesn’t stand up to hot pans or sharp knives very well.

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

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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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Kitchen Before

Kitchen After

Countertops

Potential buyers love attractive counter tops. It is one of the easiest ways to update a kitchen. If your neighborhood is in the price range for a granite  upgrade then allow for it in your budget. Be sure to stick with a neutral color.

Appliances

We almost always suggest upgrading appliances. Many first time home buyers will be in your fix and flip after value price range. A way to really appeal to them is to provide items they probably do not own like major appliances. Make sure your newly renovated kitchen includes: a smooth top range, OTC microwave, and refrigerator (style depends on price range of home), and always add a dishwasher except in lower price points. Start with all black appliances. For nicer neighborhood make everything stainless steel.

Detail of kitchen sink after

Faucets

Again, an easy upgrade. Going from chrome finish to brushed nickel can really make the focal part of the kitchen sink really stand out.

Lighting

You would be surprised how many kitchens have bad lighting and ugly lighting. Kitchens should be bright and well lit. Potential buyers will notice how the new lighting shimmers off those stainless steel appliances.

Cabinets

Replacing cabinets is very expensive. Don’t replace them unless it is an absolute necessity. Usually homes built in the last decade have suitable cabinets still in working order. A quick fix can be to just update the hardware on the cabinets and refinish them. Contemporary handles and stain can make a world of difference.

Flooring

Flooring would be the last item we would suggest upgrading in a kitchen. Think about it this way-even if you put hard wood or tile in the kitchen you more than likely will not get that back on the return. We have sold many mid priced flips with nice linoleum in the kitchen.  There are many new options where you can barely tell it is linoleum. Just make sure it is a good quality.

Last is the dreaded change in layout scenario. This is what as a rehabber you really hope not to deal with. But if the kitchen is nonfunctional it may be a must for your home. You can run into this issue with many smaller homes or older homes. Keep in mind that if you change the layout you will need to adjust your budget for moving plumbing and electrical wires which is not cheap.

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