We are in the same boat - different region. We're in the same starter house we bought years ago. We've redone HVAC, plumbing, roof, new 2 1/2 car garage with overhang and patio, replaced top of deck, painted, upgraded breezeway to heated family room, electrical, bathroom renovation, landscaping, shed, etc.. However, we never got around to replacing original windows, renovating kitchen, and several other projects we never had the time nor money for. Husband wants to do the other projects now. I say it's not worth it, since we don't intend to stay in the house much longer. My theory is that we will not get the money out of this house that we would potentially put into it. On the flip side my guess is that we will be low-balled because these projects are not done. The other stumbling block in our area is that there are still many foreclosures available, meaning those are our competition. For right now we're only doing maintenance - and will wait.
Kitchen renos have the highest % of value to the house. Plus with competition most people will want the work already done because there are probably others just like yours already complete. It sounds like hes handy so if you do it yourself you could come ahead in value.
Overall, the house is decent with a decent backyard (as far as California goes) in a good neighborhood. Definately not my dream house. I saw my dream house on the market when I was shopping for a house, unfortunately, that dream house was $100K+ above my budget. On my current house, I just don't like the floor plan, it needs to be tweak a little bit. The kitchen and bathroom is dated and built with low end material. Unfortunately, that little tweaking is not soo little when it comes to money.
If I extend my living room (which is next to the exterior door) by another 5'X16' area , it will open up my my living room, allowing me to relocate the stairs that goes to the 2nd floor to that new extended area. By doing that, I will have an open floor plan to my house. Currently having the stairs located in the center of my house, it acts as a divider between my living room, family room, and kitchen. I just wanted to open up the floor plan.
I'm just thinking it's gonna take some serious money to extend that small area and fixing the roof to fit that additional extension. IMO, this extension is more important than updating my kitchen and bathroom. It completely changes the feel of the whole house.
Just trying to get a feel of this before I go talk to a contractor.
Changing the floor plan / layout can be very expensive when you talk about removing walls. If those walls are load bearing, then you need to find a way to carry that load over the now-removed wall, which usually means walls in other places or big expensive beams. Putting in an addition involves many of the same things, as you're messing with a major load bearing wall - not to mention electrical issues, etc.
OTOH, if they are just partition walls, tearing them down is no problem.
Changing the structure is some serious stuff, so make sure you know what you're doing (i.e., hire an engineer), and make sure any contractor you go with knows what he's doing, too. Without knowing all the specifics, I'd say what you want to do will cost much more than 25k: 100 sq ft additions can run $100k, so your 80 sq ft addition could be a $75k reno - and that doesn't take into account redoing the layout.
Marshall: Have the rest of you guys figured out by now that mmathis is the smartest guy on SlickDeals?
good luck man. You want to do all this things for 20k. (60-70k maybe) I know what I am talking about. I have done it. 2100sq house (new windows, kitchen master bathroom floors etc ) We spent 50k already.And I have to say I have done all by myself. I have not moved any walls etc.
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