Time to Update the Kitchen - Refinish, Reface, Replace, Rewhat??

"The kitchen is the heart of the home" is one of those clichés that is overused for good reason.  It is the area that will see the best ROI when it comes to resale frankly because people just gravitate there.  A perfect example is ladies night at my house last week.  Several of the local moms in my neighborhood participate in a ladies night once a month where we all take turns hosting usually at our homes.  Last week it was my turn and regardless of the fact that I have 30+ places to sit on my first floor, the group of women stood around the island for the entire night as they have every single ladies night before mine.  Many nights, we have stood around the island into the wee hours of the night, not returning home until 2am!  (No, we don't spend the entire night complaining about our husbands, only a small portion of it)

After moving into our dream neighborhood with our fixer upper , we decided that we needed to do something to the kitchen, there were lots of options to explore with a huge variety of budgets. 

The options can be overwhelming but let me try to help make heads and tails of it all with a range of budgets from doing it yourself (DIY) to hiring a professional.

Simple(r) Updates:

• Declutter (Free!).  Having a massive amount of items on your counter tops might be the most convenient but it says that you don't have enough cabinet space for all your stuff.  Try buying more storage solutions for drawers/cabinets so there is a place for everything.
• Repaint the walls ($40-$150) A fresh coat of paint removing all the scuffs and dings can go a long way to making the kitchen look refreshed.  Lighter neutral colors can also help brighten things up with lots of opportunities to add color through kitchen accessories. 
• Replace Knobs - ($100-$300) - You can make an outdated kitchen look modernized with some new knobs pretty quickly.  Make sure that you pick a know with the same holes as your existing knobs.
• Replace an existing light fixture ($150 - $500) Lighting makes a huge difference in your space.  Choosing the right light fixture can create a new focal point and offers a chance to show off your style.  If you are handy enough, you can replace the fixture on your own by watching some youtube videos and save yourself around $100.
  
• Add a Backplash - ($200-$500)  Think about the backsplash in your kitchen like a necklace or a tie.  There are millions of stones, tiles, colors, and patterns to choose from that this is a great opportunity to put your own personal touch into your kitchen, especially if you have basic builder grade cabinets.  Another area you can take advantage of you tube videos to do some DIY tiling. 
  
• Replace Counters -($1500-$4000)  There are many options to choose from here and can make a large impact.  We will get more into counter choices in another blog but don't default to granite.  My recommendation is quartz but there are more to counters than just granite!!  Granite is the #1 upgrade homeowners make before listing their property which I think is a huge mistake.  Even if your listing says "granite countertops"  new buyers will just think about the money that you wasted when they have to replace it.

Then comes the major part of your kitchen - CABINETS!

The first few options can be considered if the layout of the kitchen is good as well as the quality of the cabinets.

Renew - ($2000 - $7500) Renewing your cabinets is a pretty thorough deep clean.  The idea is to try to scrub out all the dirt and grime and repolish the wood to make them bright and shiny.  There are some options to change the color here but it usually is only to make it darker.

Refinish - ($3000 - $7500)  Refinish includes sanding down your cabinets and restaining or painting them.  This option can offer the biggest change for the smallest budget.  Keep in mind that your cabinets need to be in good shape for this option.  This also offers you an opportunity to add additional cabinets that you can now match with the existing cabinets.  Also consider adding crown molding to upgrade your kitchen.  Big box stores offer this service about double the cost of the small guys, but you also know that you are working with a reputable company.  Notice in the picture below that the doors are exactly the same with just a different color.  There are also some DIY Kits to get it done for less than $100 which they were talking about at ladies night and had some good reviews. 

Reface - ($5000 - $12000) The existing cabinet frames are refinished while the doors and drawers are replaced.  If the layout is good but the style of the doors are out dated (think raised panel with arches) you can get a completely new look without having to pull out counters and frames.  Not only can you add molding but some glass accent doors can also make a big impact.  From my experience, this option is one of the hardest to find providers for.  Big box stores complete these project with large price tags.  For a small contractor, there is more work because fronts need to be precisely measured, custom ordered, and rehung. Many cabinet manufacturers will not entertain a refacing job and even worse, won't sell directly to home owners.  On the bright side, cabinet manufacturers that do these jobs offer adhesive veneers so instead of having to paint or if you have a different type of wood, you can make it all look cohesive.

Replace - ($15,000 - $100,000).  The sky is the limit when it comes to replacing.  At this point, you can change the layout and move electrical and plumbing.  The range of price tags when it comes to new cabinets is immense from off the shelf builder grade to high end custom.  Unfortunately when it comes to replacing, the probability is high that you will also have to replace the counters as well (which is why adding granite tops to sell your house is a waste).

When it comes to replacing, you don't only have to consider the current footprint of the kitchen but can also consider expanding into another room in the house.  Pulling down the wall between the kitchen and dining room is the very popular at the moment as is open concept. 

Whichever your time, budget, and space allows for, choosing any of these options can help improve the look of your kitchen which after all is the heart of your home!

Buying a Fixer Upper - 10 tips before starting a renovation

When we were searching for a house, 5 years ago in 2010, we saw some houses that were already up to date with recent renovations.  While the style was OK, buying a house that was already done was not at all a sigh of relief for me but major disappointment.  The majority of the people I know would shudder at the thought of a renovation but not me.  I get really excited!  I love the ability to put my own touch on my house while making it functionally optimal for my family at the same time.  While the last 4 years of our lives would be totally different had we bought one of those houses, we ended up buying a house in a fantastic school district, nice sized, on a cul-de-sac (which I didn't even appreciate until I had it), right next to a extremely beautiful park, less than a mile from tons of shopping, and totally outdated with great bones!  Exactly what I wanted.

When we bought the house, I thought that we would eventually get to renovating since we had to get used to our new mortgage payment and my employer went bankrupt (yikes!) but the kitchen was worse off than I thought.  The stove was an electric stove right next to the counter stools which felt so unsafe with a 2 and 4 year old.  I also hated the peninsula and missed the island in my old place.  I had to walk those 10 extra steps to get from the kitchen table to the sink and it drove me nuts.  Finally the cabinets were actually falling off from their hinges again unsafe for my kiddos so it had to take a bit higher priority.

Once I secured my new job, we were ready to roll.  Having enjoyed decorating since I was a kid, a few minor renovations under my belt and being a research focus individual,  I thought I had enough experience to know what I was doing but man was I wrong!  It was the first MAJOR renovation I was about to take on, and in retrospect I realize I had made some major mistakes.  Since retrospect is 20/20 and I have been continuously renovating for the last 4 years, here are some tips for you to consider before you get started on your own renovation project.

1)  Define your scope of work (what are you looking to get done).  Really look at the space you are working with and the space around it, what is going to be effected by your reno.  For example, if you are redoing the floor, what other rooms have the same flooring that should be considered.  Should any walls be taken down instead of considering that room later.  The more you know about what needs to be done, the less chance your budget has of taking a nose dive.

2)  Search the internet to determine your design style and what you like..  www.houzz.com is an excellent resource and will help you determine which style you like.  www.hgtv.com also has a lot of pictures in their photo library.  If design is really not your thing, find a picture that you love, and copy it as much as you can.  You know you love it all together so if you change something and you aren't confident, you might not like how it fits in.

3)  Determine what type of contractor you want.  If you want something turn key, a general contractor with a designer on staff is the easiest bet but can be pricey.  If you want to save money, consider a labor only quote.  This can be difficult because the responsibility to find and order the correct materials and have the materials on time is now in your hands but if you do it right, you can save tens of thousands of dollars.

4) Only contact service providers with mostly positive reviews and at least 10 reviews on a reputable site like www.homeadvisor.com or www.angieslist.com.  Take the time to read the reviews.  I can't stress this point enough.  They don't have to be perfect, if you actually read some negative reviews, you can tell that the issue has more to do with the client sometimes than with the contractor.  I've discovered that doing your due diligence, calling references, checking out completed work, can still not give you an accurate picture so unless someone you know vouches for them, don't bother, its not worth it.  If the provider relies on that site to get business which you can tell by their reviews, you know that won't screw you over. 

5) Don't let a service provider talk you out of what you want.  I've had this happen a couple times.  Especially silly when they aren't designers but contractors.  If you know what is going to make you happy, stick to it. 

6) Make sure you have atleast 3 quotes.  If you hire the first one that comes along, you have no point of reference if you they are way over price.  Since you know you only have qualified providers from tip 4, pick your provider by who is the easiest to get along with.  Don't go with the lowest straight away, I have also learned that when you go with the lower bid, since their margins are lower they will nickel and dime you so it is possible your budget will get blown away with unexpected costs.

7) Have a solid contract.  Some contractors will want to skip the paperwork which leaves room for a lot of miscommunication.  Make sure the payment schedule is included so there is no debate.  Also keep in mind that even though you have a contract, if they don't follow through (for example with a warranty), there is little you can do about it unless you are working with a big firm.  Again why tip #4 is important. 

8)  Be prepared for delays and no shows.  Even some of my best contractors didn't show up when they were supposed to, not show up at all, or disappear for 4 hours to "buy screws".  It is going to happen, just be prepared for it.

9) If you don't like how something is turning out, speak up.  No one benefits from the contractor having to redo work so the earlier you catch a problem, the easier it is to fix it.

10)  Custom is not always better.  Just because something is taylor made to fit your space, the quality is of the material is much more important.