Tips for the Frugal Home Seller: Thrifty Bathroom Makeover

In previous posts on the topic of getting your home ready to sell, we looked at essential, basic steps to take, like thorough cleaning, decluttering, refreshing the front door, and minor repairs. We also looked beyond the basics at updating the powder room, removing wall paper and replacing out-dated fixtures.

This time, we'll take the getting-ready to sell process to the next level with a room make-over. The general real estate wisdom tell us that the kitchen, master bath and master bedroom are the most important rooms in the house, in terms of resale. Some might argue that the family room might be more important than the master bedroom. Your own real estate agent should be able to tell you what's more important in your market and for the target audience for your home.

Today we'll start with a master bath make-over.

So, let's assume that you've done the big clean, and you've decluttered your bathroom. You have even gone the extra mile and removed that metallic wallpaper that you thought was so snazzy when you bought the house. Now step back and look at it with a critical eye. Are the fixtures the original taupe or raspberry that were so popular in 1987?  And how about the shower curtain? Does it match the equally-hideous curtains?  Are the towels mismatched relics from your wedding shower 19 years ago? Is the floor covered with carpet? If you've answered yes to even one of these questions, it's time for a bathroom make-over.

If your budget is really tiny, you can do a basic, mini make-over that will minimize the bathroom's flaws by creating a harmonious over-all impression with a few pops of color or pattern to distract the prospective buyer.

The first task is to pick a color scheme.

Let's say the fixtures are taupe and the floor is a nice, but dated beige marble. You might want to pick a slightly darker shade of taupe or beige for the walls, with white trim.  If the tile is burgundy and gray, darker gray walls might work well. And when in doubt, white works well with everything.
If interior decor isn't your strong suit, look through some up-to-date design magazines (you may find some at the library), visit up-scale model homes at new construction sites. Some home improvement stores have consultants on staff who know a thing or two about color. You'll want to make sure that the color you choose will work with whatever you aren't replacing in the bath, like fixtures, tile and flooring. Cost of painting: $100 (could be more if it's a very large room or you are covering up particularly dark colors).

Once you've painted the walls and trim, pick out a new shower curtain that has some pizazz to it. A shower curtain is a big piece of fabric that can make a great statement, even becoming the focal point in the room, taking the load off dated aspects. You'll probably also want to replace the shower curtain rings with a new set that enhances the look of the shower curtain. Cost:  $50 - $100.

Next, select a new set of towels that work with the shower curtain. Get at least two sets of matching bath and hand towels (you won't need the washcloths). Fold them just so and place them on the towel rack...where they will remain throughout the time the house is on the market. These are just for show, so make sure family members know that! Use your old towels, and stash them in the washing machine, hamper or in a basket in a closet when the house is being shown.  Add a simple, unobtrusive window blind if needed.
Cost: $40 - $75 (more if you have several towel rods and more than one window).

Finally, pick out two or three decorative items  - candles, baskets, apothocary jars - to place artfully on the vanity, tub surround or window sill. Cost: $0 if you select from items you already own.

Unless the bathroom is very large or the floor is particularly unsightly, eliminate rugs and bathmats. You'll also want to get rid of the toilet seat cover, a toilet paper cozy, magazine rack, silk or plastic flowers and any decorative items that don't fit in with your color scheme. In addition, whenever showings are scheduled, put away all personal grooming and hygiene products and tools, and hide the toilet cleaning brush.

Total cost of mini bathroom make-over: $200 - $300

If you have a little bit more to spend you might:

1. replace faucets and tub/shower hardware
2. replace toilet
3. update the towel rods
4. replace drawer and cupboard hardware
5. add a new light fixture
6. remove the old medicine cabinet and replace it with a good-looking framed mirror
7. replace the old vanity top with a new version in marble, granite or other up-scale material
8. add an under-mount sink
9. replace the vanity itself
10. install new flooring
11. retile around the tub/shower
12. add a separate shower stall

To keep costs down, look for floor models, overstocks, returns and even slightly imperfect merchandise at  places like Home Depot, Lowe's and other home improvement centers. You may find great decorative pieces at highly discounted prices at places like Marshall's, T.J.Maxx and HomeGoods.  Look for items at garage sales and flea markets, and on Craig's List, Ebay and Freecycle. Do the work yourself or request help from skilled friends.

In the past, as much as 90% of the cost of bathroom remodelling could be recouped at sale. According to Remodeling Magazine, the figures for 2009 show that home sellers recouped 71% of the cost of a bathroom remodel. But that was assuming a full renovation with an average cost of  about $16,000. Smaller projects, if done well, could recoup a higher percentage. In the challenging 2010 real estate market, home sellers may not recoup all their costs, but it could be just the thing that puts that home ahead of the competition and results in a faster sale.

Beyond the Basics - More Tips for the Frugal Home Seller

In last week's post, we looked at 4 basic steps to take in order to get your house ready for the market. This week, let's take it a bit further. If you're serious about selling your home, you'll want to, at least, explore some of the options I suggest. Some of these steps will have a cost factor, but you'll save lots of money if you can do some of it yourself. And your home will be better positioned to sell.

1.  Get rid of the wallpaper. I don't care how much that decorator paper cost when it was new, or how much you love it. The painful truth is that the majority of buyers don't like wallpaper. And even if they might like some wallpaper, they won't like the color or the pattern on your dining room walls. It's a given.

Depending on how much wallpaper you have, and how it was applied, this can be a simple Saturday afternoon task, or a week of messy, nasty work. Sure you can hire someone to do it, but the frugal home seller will make it a DIY project, following these steps, except for the suggestion to use white shellac. Leave that part out.

Once the wall paper has been removed, you can spackle any holes or dings, and get ready to paint. Make sure that you choose a neutral color, but one that is current and popular. Your Realtor will probably have some good suggestions. You can also check out model homes in upscale new developments. Companies like Toll Brothers do a lot of market research on what consumers are looking for in new homes, and they use that information when they decorate the models. Take advantage of their work!

2. Posh-up the powder room.  It's absolutely true that kitchens and bathrooms sell houses. If your kitchen and bathrooms are outdated and unattractive, there is no question you'll have a harder time selling the house. But it can be really expensive to redo kitchens and baths. A powder room reno, however, doesn't have to cost you big money. Because the powder room is typically very small, it's a project you may be able to handle yourself. And if done well, a pretty powder room can create a good impression of inviting, attractive public spaces in your home.

Consider painting the walls a nice, rich, decorator color - taupe, sage and mustard a colors I have seen work well recently. Paint the trim a glossy white - unless another another decorating style is prevalent in your area. You'll also want to address the flooring. If you already have wood or nice tile, you're in luck. But if you're faced with linoleum or vinyl tile, or - yikes - carpet, you'll want to make a change. Here again, the cost should be pretty low, especially if you can do the work yourself. Because we're talking about minimal square feet, you may be able to pick up a small amount of good looking stone or ceramic tile in a close-out or a partial box for a fraction of its original cost. You might also try looking on Craig's List or Freecycle, and at a Habitat for Humanity restore.

A new vanity, sink, faucets and hardware can totally change the look of an outdated powder room. Here again, you can search Craig's List and Freecycle. Or look for bargains in the close-out and returned sections of Home Depot, Lowe's, Habitat for Humanity retores, and local home improvement stores. Brushed and polished nickel are popular choices in my area these days, and brass fixtures are now out of favor.

If the toilet is really old, think about replacing it too. Toilets aren't cheap, but you don't have to buy top of the line to get the impact of new, clean and updated.

Finally, add a great-looking mirror (another opportunity to shop for a bargain) and crisp, luxurious-looking hand-towels and your powder room makeover is complete.

 3. Replace out-dated light fixtures.  Nothing says "tired" more than funky light fixtures. Think about replacing the most prominent light fixtures - kitchen, dining room and entrance hall - with attractive new ones. It's amazing how a couple of pendant lights over a kitchen island, or a modern chandelier in the dining room will give an entirely new look to your home. And, while some light fixtures are off-the-charts expensive, if you have a good eye and are willing to spend a little time shopping, you can find some great looking lights for super-bargain prices. If you don't trust your own tastes (and believe me, some people shouldn't), ask a friend who is design-savvy to help you with your selection.

In future posts, we'll look at more ways you can make simple, and relatively inexpensive changes to your home before you put it on the market.

Tips for the Frugal Home Seller: Getting the House Ready

In the go-go real estate market of a few years ago, when mortage lenders were throwing money at buyers and properties were increasing in value every 15 minutes, what your house looked like didn't seem to matter all that much. Buyers would look at a home with a shabby facade or dated interior and say to themselves, "I'll spend a few grand on fixing it up and sell for a huge profit." Many people did just that. And then it stopped.

Today, mortgage money is tighter and buyers want turn-key. And if the house isn't perfect, they'll want deep discounts. It's a new world.

But just because, in general, the real estate market is skewed in favor of the buyer these days, doesn't mean that you should give up on selling your home. There are still plenty of qualified buyers, and in some markets, there is pent up demand after a year or more of flat sales. If you are thinking of selling your home in the near future, it's important to present it in a way that enhances its perceived value, and to make it more appealing to prospective buyers.

Here are 4 simple and inexpensive (some will cost you nothing but your time) steps you can take before you list your home for sale:

1. Get rid of stuff. This is probably the hardest part, so do it first. Start out in the most cluttered room in your house - let's say it's the kitchen. Methodically work your way through every cupboard, drawer and pantry shelf and "edit" the contents. Do you really need 3 sets of mixing bowls? Save the best looking one and box up the rest (we'll talk about what to do with all that stuff in another post). Pare down the contents of your spice shelf to the 10 you use most often. Put seasonal items (heart-shaped baking pan, Christmas cookie cutters, Thanksgiving-themed napkins, Passover platters) in storage. Go through bedroom closets and remove out-of-season clothing, luggage, outfits you no longer wear and any items that could go somewhere else. The point is to make the closets look larger than they are, and to send the message to prospective buyers that it's easy to be organized in this home. Do this same editing in every room in your house. I'm not going to kid you...for most people, this is an odious task. It can take weeks, if not months, if you're like me, have lived in your home for a long time and tend to avoid parting with things. It helps if you have a big supply of boxes. You may also want to look into renting a storage unit.
2. Clean. I mean really clean - from top to bottom. First vacuum the whole house - along all the baseboards, in every corner, in the far reaches of the basement and attic, inside closets, cupboards and drawers. Then scrub down every surface. Use envrionmentally-friendly home-made cleaning products and rags from cut up T-shirts to keep your costs down. Attack stained grout in the bathroom. Wash every window, inside and out. Dust light bulbs. Scour sinks, toilets and the inside of the washing machine. Pull the refrigerator away from the wall and clean off the coils. Scrub the floors. Consider renting a steam cleaner to refresh your draperies, upholstery and carpets. Once your home is squeaky clean, develop a plan for keeping it that way until it's sold.
3. Refresh the front door. The front door of your home is like a person's smile...it creates that all-important first impression. Take a good, long, objective look at the front door. Is the paint chipped? Are any window panes cloudy or cracked? Is the door knocker tarnished? What shape is the door knob in? Making the most of the front door may be as simple as scrubbing off some street grime and and washing the windows. Or you may have to spend a few dollars on a mini-face lift. Fresh paint in an inviting contrasting color might do wonders. Before you chose a color, check out some model homes, or properties that have sold for good prices in your community to see if there are certain colors that are favored. In some areas, lipstick red doors are popular, while in other communities, that may be seen as so yesterday. Your real estate agent might have a good suggestion. Replacing the hardware, knocker and light fixture could set you back several hundred dollars, but might be just the thing to give the entrance the wow factor that was missing.
4. Repair and replace. No matter how well you maintain your home, there are always inspection issues that will come up...a leaky faucet or broken toilet seal, for example. And when your home is on the market, little issues can spell big doubts from a buyer's perspective. A proactive approach is key. Before the first showing, try to do as many repairs as possible so that small objections don't turn into a no-sale situation. If you're handy, you'll be able to do many of these things yourself. Some common repair items that might set off alarm bells with buyers include deteriorated flashing, broken roof shingles or tiles, broken window seals, double taps on the electric panel, small leaks, ripped/missing weather stripping, loose stair railings, nail pops, stains from old leaks, non-functioning outlets or light switches, holes in wallboard, cracked sidewalks and worn stain on decks. A few hours of your time, or a few dollars spent the skills of a repair person will go a long way toward convincing prospective buyers that your house is well-maintained and unlikely to have lots of hidden problems.

In future posts, we'll look at inexpensive options for staging your home to make it look fabulous and at simple and frugal ways to add curb appeal.