The value adding projects to do

[Lowry Coe]

My girlfriend and I just purchased an interesting home in Tulsa, OK that has a front section built in about 1925, which is about 1200nsf, and then a back addition built in 2001, which is about 1700nsf.

My question is what projects would anyone recommend to add value to the home?

Here are some bulletpoints of our “wish list” and some items that we know need to be fixed:

- bathrooms: 3.5 bath - two definitely need upgrades. This will be a first set of projects for us.

- master bath is new but it’s not exactly our style however it does have a rainwater shower, jacuzzi tub, walk in closet. we want to add a double vanity, fix up the shower because it was done somewhat shoddily, and change the tile from black tile to white.

- kitchen is new and has dark cherrywood cabinets but we are gonna paint those white and add some fixtures

- there is external store unit/garage at the end of the carport. It’s about 12x18. I want to insulate it and put in some AC to make it a fun area/gym.

- living room has plumbing for a wet bar so we have a PVC pipe sticking a foot out of the wall into nothing. Figure we will do that too.

- yard work - 100% need to work on the yard

- overall new paint throughout the house

- general design and aesthetic things

So I’m going to make this a two part question, which of the above should we think about doing from a value add standpoint? What general remodel things should we think about doing that would also add value?

[Michael Slockers]

@Lowry Coe It kind of depends on what area of town you are in and what future buyers would expect for that area. If the are appreciates the 1925 feel of a home, then trying to get the whole house to a "cohesive" style may be worthwhile. But ultimately if you are not ADDING a bathroom or ADDING square footage, then it is a tough problem. I would tend to prioritize the list based on: 1) is it broken or unsafe? 2) is it an absolute eye-sore or obviously out of date? 3) lowest priority, is it not the "right style"?

Based on your list, my first item to attack would be the landscaping. I would plan to get a contractor in or a landscape designer to help you with ideas so that when the weather cools down you can get the "curb appeal". Exterior and interior paint would be next on my list (if needed).

I've got some friends who in the past got some TERRIBLE advice from a general contractor who suggested they pull out every corner bead on their drywall, and replace with bullnose. The bad thing is, they started swinging the hammers and literally pulled every corner off the walls. It took forever, created a huge mess, required the bullnose and then texture, new trim, and then repaint. In the end, in my opinion, they wasted time and money and added no value. Sad. Always consider investment versus return. 

Last advice is don't get "too creative" on style. Go with the trends. Chip and Jo Gaines are the trend setters so either go with their styles or stick to the 1925 historic.