Faucets

The right faucet can add a special look to your bathroom. 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. There are also many options for style.

Different Faucet Styles

Coordinate your faucet color and finish with the rest of the fixtures and accessories in your bathroom. Choices include:

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

Cabinets

Hopefully you can resurface or refinish the cabinets with paint or new stain. But if you have to pull the old ones you can replace them or do away completely with the vanity part and just add a wall mounted sink for a more contemporary look.

Toilet

Pretty basic stuff here. Be sure to look at options that match the sink if you go ceramic. Also a lot of consumers will be interested in water conservation so add a low flow toilet if code allows it your area.

Vanity/sink

Many options here. You can do a granite or marble vanity which or most common or you can do a vessel sink. Vessel sinks have become very popular and add an air of sophistication to any bath. There are also ceramic, metal and glass options. Or they can be built in to the vanity which is very traditional. There are also stand alone and wall mounted options which are more expensive.

Tub/Shower combo

Make sure to update the hardware to match the sink. If the old one is fiberglass or acrylic, consider relining it or if your budget allows tile the sides to make the bathroom really pop.

For more options on tub and shower options check out this link.

http://www.inman.com/2012/02/17/pros-and-cons-9-bathtub-materials/

 Stand Alone Shower

Again the material used is probably fiberglass, ceramic tile or acrylic. Replace or repair any damaged tiles or go full tile if it is not upgraded. 

Flooring

Most out of date bathrooms will be floored with linoleum or laminate. If your budget allows, adding a tile floor will impress potential buyers. If you have a more meager budget, go for a good grade laminate that “looks” like tile. If there is carpet in the bathroom (yes we have actually seen this.) replace it.

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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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Which color?

In October, Pottery Barn announced its Fall/ Winter color picks. This seasonal palette is the result of a partnership with Sherwin-Williams for determining the best winter looks.  As we all know, there are so many paint color choices that it can be a daunting task to find just the “perfect” color.   This can be especially true when you are trying to sell a remodeled home.   Here’s a quick “go to” list to help.  What’s nice about this palette is that it’s reduced to a manageable number of choices as to not be too overwhelming.

We all know that color can sell your home and a fresh coat of paint should always make your Property Repair Estimate Sheet. But when you are filling out your Scope of Work be sure to be conscious of what paint colors will go with the over all look of the house.  While you want to be generally neutral, keep in mind the most likely end-buyer as you are making your selections.  A young urban neighborhood may require different selections than a mid-range family home.

For staging tips be sure to check out our guest blog from staging guru Christine Rae.

Or check out our tips and tricks blog!

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Here’s a quick check list to see if you need to replace those windows

Functionality/Safety–Does the window actually work?  Is it cracked or hard to open or close? If it works and no damage is apparent it may not need to be replace and a good cleaning will suffice.

Energy Efficiency–this is a big one now with homeowners. Be sure yours are up to date.

Number of Panes–Newer windows will at least be double paned to help with keeping in/out cold/hot air. Triple paned are the best but are more expensive.

Up to Code– For your own protection, use tempered glass in a window adjacent to a door or inside a shower or bath. Tempered glass shatters into small, blunt pieces when broken instead of dangerous glass chards

Drafty?–The house feels drafty in cold weather or uncomfortably warm from heat penetrating your windows in warmer weather. This can also lead to high heating and cooling bills.
Faded– If the existing windows are faded, making your home look old and dated or in poor condition, you may want to consider replacing them.

Tips

Use  a proper measuring tool.You know the old saying measure twice cut once. Many windows are standard sizes but be sure to always check

Use Proper Flashing. One of the most common place a window will leak is on the top. If it is not properly flashed with a drip cap, your new windows could be ruined. Take the time to install the drip cap and then fit the siding over it.

Check the Shims. Every window needs to be shimmed to ensure a perfect fit so it will open and close properly. Double check the shims with a 2-foot level to make sure there are no bulges in the middle of the window.

Use the right materials and contractor. A vinyl thermal pane window is usually the norm when replacing windows. Make sure the contractor is reputable and replaces the molding, sashes and the insulation is done properly. A good contractor knows this and also knows it should only take about 15 minutes to remove and install the new window.

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New Landscaping in Front of House

The front of the house is coming along nicely. Cleaning up the yard and planting new bushes is really making the front of the house stand out.

Changing the bathrooms to neutral color will make the house more appealing to potential clients. Here you can see what we are doing to one of the baths.

We decided to redo the whole kitchen. As you can see we are about to hang the new cabinets. Updating the kitchen with modern cabinets and appliances was a must in this home as they were very outdated.

View from kitchen into dining room

Some shots of the garage and the cleaning up of the back yard.

Stay tuned to see how The Estate House turns out.

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You will be surprised what you can do on your lunch hour. Especially when you are flipping homes part-time. Our team is able to pick out furniture  to stage one of their flips in less than an hour, and you can too. Here’s how.

There are many furniture rental places all over the country that can help you with staging your flip. The one we use in ours mainly is Rent-A-Center. You will have to fill out an application for credit, as everyone does, but the process is relatively easy.

What to pick out

What you pick out will depend on the house itself. You have to make sure you will make the right type of  impression on your potential home buyers. Nicer neighborhood is going to mean nicer staging furniture and vice versa. You will want to definitely furnish the living/family room. This is where the family will spend most of their time, reading, watching TV, doing homework etc. Make sure to include a couch, love seat or chairs, end tables and lamps.

Kitchens are pretty easy to stage because there is usually only table and chairs that are needed. You may also want to add a center piece and some decorative towels.

If your house has a dining room, try to add a tasteful table and chairs there too. Nothing is worse than when someone’s head bumps into a low hanging dining room chandelier! A table will prevent this from happening.

Having at least one bedroom furnished is a must as well. It is hard to imagine if the bed they currently own will fit into the room they want to own. A side table and lamp will look appropriate also.

Remember that you are just trying to show how the home would look if it had someone living there. Don’t over do it. You are not selling the furniture to the people that buy the house so it will not be everyone’s taste but do try to keep it simple and pleasing to the eye.

Tips

• Stick with neutral tones. No one wants to try to imagine around a purple couch and you could potentially turn people off from the whole house.
• Furnish weird spaces. If it is a little nook or has a bunch of angles stage it to show how the space can be useful and functional.
• Always stage at least the master bedroom. As a focal point of most homes, where the Mr. and Mrs. of the house will spend their nights is a good place to show how your house can be a home.
• If you budget doesn’t allow to furnish every room in the house (who’s does?) then we suggest checking out our tips on staging.

To learn more about Part-Time REI visit us at http://part-timerei.com/

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A normal roof in non-extreme climate conditions will typically last on a home between 10-15 years. The seller is required to list the age of the roof on the inspection sheet so you will be able to determine the age there. Don’t try to get on the roof yourself to inspect. Instead use binoculars to look for any damage before you call in the professionals.

Five Most Common Problems

Flashing boot needing replaced

Flashing/boots–The material used around vents and pipes is a prime spot for leaks and water damage.

Gutters–A build up in your gutter of debris and water can cause molding and rotting.

Shingles–Discoloration, curl ups, or missing shingles leave the base board susceptible to rotting, holes and other damage.

Fascia–Look for moisture on the front board as an indication of water damage here.

Soffit—Small animals and insects can reach the wood under the roof’s overhang. Check for cracks, holes and rotting.

Tear Off vs. Overlay

On an overlay the new shingles are applied over the existing layer of shingles. Some states will not allow an over lay there are 2 roofs or more so check your local restrictions on building codes to find out.  If you only have one layer, the existing roof is in good condition, lays flat (no bumps or rolls) and has no leaks or any problems with the underlying roof deck (soft spots), then an overlay may be the best option for you.

Roof with shingles curling up

While overlays save on time, labor and disposal costs, they can only be done if certain conditions are met. A tear-off where all the old shingles are removed from the roof, it is inspected, and then a new roof is put on, is a better option on several scenarios.

• The  condition of the existing shingles is so rough and distorted that it would not be practical to flatten all raised areas enough for the new roof to lay flat.
• The roof structure shows signs of sag across the ridge or truss lines. If the roof does not look straight and feel solid, there may be structural defects.
• Spongy areas are noticed when walking on a roof, or an inspection of the deck reveals rotted/warped wood or large gaps between the deck boards. Any rotten or damaged boards must be replaced before applying the new shingles. These conditions are not always evident until the roofing is removed.

You may be wondering what kind of roof to use if you have to replace. You obviously want to match the roof to the existing structure, using neutral tones as well. Normally you will go with a traditional shingles as apposed to ornamental like clay or bronze. However, depending on what area of the United States you live in, clay might be commonplace. The main thing to remember is not to over improve. Make sure that the roof is in the same price range as others in the neighborhood and you shouldn’t have any problems getting your money back out of the upgrade.

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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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Epic House Flip Fail?

It happens to the best of us. Mistakes are made, time and money are lost. A bad flip. But don’t feel too bad; even pop star Ricky Martin had a failed flip in 2010. Guess he wasn’t Livin’ La Vida Loca that year. But how can you as a part time real estate investor stay out of the pitfalls? Let’s talk a little bit about why flippers fail.

Here are our top five reasons why we feel new house flippers fail.

1. Paying too Much

We know that you are excited when you get that first deal. Keep in mind that first flip can set the tone for your flipping career. While the first flip is a learning experience, you must do your research to make sure you know what you are getting into. Check out the neighborhood yourself or have your realtor work up comps for you. Over paying for a property will not leave you in a good situation. Don’t let a loss for a brand new investment business could be too hard to overcome.

2. Lack of Planning

We say this in about every blog: Have a system and stick to it. Jumping ahead in the flipping world with out laying out your strategy is not only dangerous it could ruin your flipping adventure. Having a system and using tools like your Property Repair Estimate Sheet will keep you organized and have an idea how the flip is going to turn out. Without a system, a flip could turn into a disaster.

3. Not Supervising Contractors

While we encourage part time flippers to hire contractors to keep the bulk of the work off your own shoulders, don’t forget to supervise. Often, first time flippers think that all they will have to do is hire contractors and then they can go back to their day job and not check in. So much can go wrong if you do not check in on how the contractors are doing with your Scope of Work (SOW). Let the foreman know if he is to make decisions on the spot, or should a contractor contact you first. Keep in mind that not all contractors have the same morals and values as Tim the Toolman Taylor. With out supervision, they could drag their feet getting the work done, take 3-hour lunch breaks or actually be doing another job while they are supposed to be doing yours.

4. Unrealistic Timeframes

This mistake can be avoidable if you educate yourself on how long it actually takes to complete a flip. How busy are you? How busy is your contractor. What is the market like in your farm area? A good rule of thumb to follow from Bigger Pockets: Give yourself six months; plan all your carrying costs and expenses for 6 months, then work towards getting it gone in three to four months depending on the extent of work needed.

5. Over Improving

Don’t make this mistake. Don’t rehab the home the way you would like for it to be. Don’t pick out designer tiles or trendy paint colors. Remember you are trying to appeal to potential home buyers, not your personal taste. Yes the marble counter tops will really look nice but an upgrade like that could price yourself right out of the neighborhood. Neutral options that are comparable to other homes in the area will best serve you to sell the house.

Read more about this at Bigger Pockets, a social network for the real estate investing community.

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• Check for hardwood. Many older homes that are carpeted have decent hardwood floors underneath the carpet and carpet pads. Before you make plans for a new floor, check to see if there might be hardwood floors lurking below that carpet that was installed back in the 70’s.

What lies beneath…

• Decide if you actually need new floors. This is a big one. Many carpets can be salvaged with  professional cleaning. Smelly carpets can

Now that’s better

sometimes be refreshed and opportunities for you to win the bid as smells usually turn residential home owners off. Bathroom and kitchen tile  floors may just need to be thoroughly cleaned to make that grey grout sparkling while.• Keep it simple. If you do decide to replace the floors, remember to keep them neutral and not too fancy. Don’t install a busy kitchen floor or bright blue carpet, no matter how much it appeals to you. Remember you are rehabbing the house so that it will appeal to potential buyers; not your personal taste.

• Do the work yourself, if you have that expertise. You can save some money by doing some or all of the labor yourself. However, this tip we suggest loosely as we are trying to save you time also and sometimes doing a job yourself will directly compete with what you are trying to do by flipping houses part time—making yourself a comfortable future with out taking time away from your family.

• Consider the neighborhood. Do the neighbors all have hardwood or tile in the bathroom? If not, don’t price yourself right out of the neighborhood. Make sure the new flooring is comparable with the rest of the homes in the area. This could be a mistake that will cause the home selling for less than what you put into it and for less than other properties on the block. Easy way to check this is other listings on the MLS.

Again since flooring can be a main focal point to any house sell be sure to make a wise decision when considering your options. The more you stage your potential flip to the wants and desires of potential buyers, the quicker you will see results from flipping houses on a part-time basis.

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