Kitchen Improvements?

Question

Hi gys -

Any experiences with kitchen upgrades.

Basically - new countertops, new cabinets, back splash, lighting, paint, floor tiles, appliances.

I am talking a standard size kithcen in a 1400 sf condo. Could be 175sf -200 sf.

Anyone had an experience with HomeDepot top to bottom simple upgrade?

What does this cost?

Tom Jr. Sterl · Answer

I see that you are in Jersey City. In a way you are already one of the luckiest people on this site. Drive up Tonnelle Ave AKA RT 9 all the way to Ridgefield one day. We have more down and dirty flooring, granite, cabinet, window guys per block on this stretch than anywhere in the country. If you upload a few pics of the kitchen I can give you a good idea what the local stores here might charge, definitely a better value than any big box store.

Henry LiChi · Answer

I haven't flipped or invested in any buy and holds YET! But working in the architecture field (high density residential to as low as high end single families), I deal with spec'ing and coordinating with manufacturers directly, all the time.  BP had a podcast on similar topic about remodels for flips vs buy and holds.  Flips purely depend on your comps.  Buy and holds is about engineering the property with a balance of longest lasting while maintaining above market appeal.  Understanding durability and maintenance of material is important, may cost a little more upfront but in the end it is worth it.

Thicker drywall (5/8s instead of 3/8)

Stain resistant paint or at least easy to clean up paint (this may vary cause in most causes tenants put so much holes and dents in walls, the turnover for rentals usually require repainting anyways)

Easy to clean back splash (less grout = less stuck dirt, so consider the size material)

Countertop type (granite and marble stains and require to be polished and resealed eventually; quartz is stronger and stain resistant, but cost twice as much)

For appliances, I suggest going to local appliance stores not big box stores.  You'll get a better deal especially if buying in a package.  Also will get better customer service and get quality answers to your questions.  I always suggest for rental properties, get electric stove tops, never gas.  Don't EVER let tenants deal with anything gas related, just so much liability.  Get durable but affordable products.  I know that's a contradicting statement, but don't go spending 10,000$ on appliances that you know tenants won't take care of.  Balance it with reputable brands and quality product that will require less maintenance.

Floor tiles depends.  If you want your property to have a good flow, you would ideally get same material as your living room, but putting wood floors in your kitchen is a terrible idea for rentals.  At least go with the wood look long planked tiles that could imitate similar look while providing durability.

If you can fit a standard 10x10 or 12x12 kitchen layout, it will save you money as many smaller cabinet stores have deals for those.  Home depot, Ikea, any big box store cabinets are cheap products, affordable, but cheap.  You can honestly get real wood cabinets from small cabinet stores for comparable price.

Rentals = ENGINEER ENGINEER! Think durability.

Flips = depends on your comps, no reason to put 20k into a kitchen that will only raise the value a few thousand.

Tom Jr. Sterl · Answer

FYI Home Depot = Walmart = Best Buy etc... There are many local specialty appliance stores, cabinet stores, carpet stores, that can deliver and install better for cheaper than these big box stores any day of the week. You just need to find the one in your area that you hit it off with.  Not to mention service ESPECIALLY for a repeat flipper. I am a kitchen designer and when I see a flipper walk back into my doors with their 2nd or 20th kitchen it's an easy clean repeat sale that I can't let go of even if I make a little less $ it's great business. It's homework like anything else but make the calls and find these people in your area.  Don't plan a career of real estate rehab and base all of your materials supply on some retail fun house.  You may not realize how much respect you can demand as a flipper with suppliers.

Andrew Syrios · Answer

It depends a lot on whether you want to flip or rent. If it's just a rental (depending on the area of course) I usually just replace the countertops with formica and the appliances if need be. I try to save the cabinets. Paint and new pulls helps a lot. Usually I will vinyl the floors.

If it's a flip, I would probably put in a granite countertop, stainless steel appliances, tile the floor and get new cabinets (unless what's there is really good, of course.

Mark M. · Answer

@Salley Smith 30+ hours?!?!? Wow....

Congrats on getting it done so cheap and good luck with the house.

Just for future reference, my wife and I needed a fridge for ourselves and 2 weeks ago and we went to a sears outlet and got a brand new fridge (scratch and dent and nothing fancy but still had the plastic inside) for $345. It was marked originally at $1100, then $800 and for some reason they had it priced at $345 so we jumped on it.

Like i said its nothing fancy but for a rental, a brand new fridge at that price would be just fine by me.

Salley Smith · Answer

I upgraded my small kitchen completely for under 2,000. Oak cabinets vinyl flooring, white appliances. Sanded and painted cabinets white with a spray gun (expect to spend 30+ hours if you do it yourself and your cabinets are anything other than completly flat) and white baseboard. Just getting rid of all that oak was so refreshing. Put new cabinet hardware in a more modern color (amazon). Ripped out the cabinet mount range hood, replaced with new stainless steel hood (300 on amazon), tiled floor (spent 400 -500 on about 70 sq, we did the install), painted kitchen walls, and replaced appliances for stainless steel. New blinds and light fixtures (Ikea has more modern fixtures for cheaper than home depot) are easy to do as well.  By that time, the kitchen looked very clean, so I left the formica countertops, since countertops are so expensive. Skipped the backsplash also; my kitchen looked modern enough w/o it.  Waited for Fridges to go on sale at Home Depot, got mine for 700. You can do a lot for cheap if you make the right choices and pick the right colors.

Andrew Syrios · Answer

By medium grade, I'm assuming you mean a formica countertop. And the metric you would use is linear feet of counters. An eight foot formica counter from Home Depot or Lowes costs about $125 and probably about that to install (assuming it's a piece you need to cut a hole in for the sink) would be similar.

James W. · Answer

Makes sense.

Any idea what would new countertop and new cabinet installation costs - lets say medium grade - for a 175-200sf kitchen.

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