Moving Kitchen from the rear to the front of the house worth it?

Question

I currently have a rental that has the kitchen in the rear of the house (Check the current layout picture). The trend in new constructions and remodeled homes in the area is to have an open concept, kitchen in the front of the house open to the living room. I'm replacing the cabinets anyway so I thought this would be the best time to decide if I should keep the kitchen in the rear or move it to the front of the house.

My 2 questions are:

1. Do you think I should do this? pros/cons?

2. How much (ballpark estimate) would it cost to move the plumbing (water, sewer, gas line) from the rear of the house to the front of the house?

Current Layout

Potential Layout will increase the rent by $200-$300

Hattie Dizmond · Answer

There's no way I reconfigure a rental property that I'm already getting market rents on and has solid occupancy rates.

Account Closed · Answer

If you are doing it for emotional reasons, "it feels good to move kitchens around" go for it. If you are doing it for economic reasons "I can charge more rent", it probably has a twenty year payoff. (It would take twenty years for it to pay off) I'm assuming you are already charging market rents. Moving a kitchen, depending on the kitchen, permits, wiring, plumbing, walls, flooring, counters, cabinets, pulls & knobs, lights etc could easily be $20k to $40K or more. Not to mention the amount of time the place would be vacant while you do the project.

Timothy McKinney · Answer

Hi Louis, I am a contractor working in Durham everyday. I have done remodeling, and new consrruction, both for my own business and for others for over 20 years. Part of my services involves space planning. Moving a kitchen from the backof the house to the front just because you have seen others do it shouldnt be the main reason for moving a kitchen. This is a very expensive idea. You should look more at how the house flows. Is the kitchen near the eating area? Does it flow into the main living room?The only time I have moved a kitchen, was if I were revamping an entire floor plan. The kitchen is the central part of the home and is key to flow and how a family would use the home.I have never had any comment from a potential buyer wishing the kitchen were on the front of the house. To my experience, location of the kitchen as to front or back of the house makes no difference, but rather how flows with the rest of the house.

Theresa Harris · Answer

@Louis Bratton Unless the current kitchen is in dire straights and needs a complete overhaul to begin with, I would say leave it where it is.

David S. · Answer

Nope. Not to be harsh, but the mere fact that you're asking the question tells me you have little understanding of what's involved logistically and financially. Suffice it to say this is a bad idea. The cost involved would go a long way toward (if not fully fund) a down payment on another unit!

Ned Carey · Answer

@Mina G. for a rental probably not. The exception might be if your home is very dated and all your competition is newly updated. Even then you are probably better asking lower rent than your competition. The years to pay off due to higher rent will probably be a pretty low return. For a house you are going to live in or flip it could be a very good idea.

Mina G. · Answer

Thanks Account Closed maybe in CO, not around here. Won't even cover down payment.

Ryan Groff · Answer

@Louis Bratton I do flips in the Durham areas near downtown and am also a broker, and moving a kitchen can be necessary any many cases in that area. I think a lot of it comes down to the level of rehab you are already doing to the house, the flow as is, plumbing to tie into, how big is the kitchen, what you would be having to move and relocate besides the kitchen to make it work. However, I can promise you if your comparables have very open floorplans and high end finishes, you will take a hit by having a kitchen tucked away in the back of the house without a doubt.

John Teachout · Answer

Talking to a local appraiser may be able to give insight into making this kind of change. Around here, there would never be a payback in a typical rental. For someone buying a house, they may have different expectations but even then, many would go for a $20k lower price than have exactly what they were hoping for.

Louis Bratton · Answer

This is an old post but i am thinking about relocating a kitchen to the front of the house also, but the difference is that i am going to sell this house on the MLS. It is located near downtown Durham NC and it seems every flip i see in the area has the kitchen relocated to the front, and seems to be the expectation around here. My question is if you are selling the house vs renting would that make it more worth doing? Will i be able to sell for much more by making this laying change?