How To Determine If Kitchen Needs New Cabinets Or Just Fix'em

Question

Hello all,

When rehabbing the house and sell it to retail market kitchen cabinets can cost some money, but fixing and reusing the old cabinets can save a bunch from what i read.  Can alot of cabinets(not the ones that are really old and in bad shape, but in okay shape) be fixed up and reuse and still look good? and will they have decent balance along with the brand new ss appliances and all the new things around it? and when do you replace with new cabinets and when do you just reuse them?

Thank you in advance.

J Scott · Answer

If you've read any of my other rehab posts, you'll know that I'm a huge proponent of ALL NEW, even if it means lower-end materials.  This is especially true with cabinets and vanities.

Many buyers are going to weigh the kitchen more heavily than any other room in the house, and the cabinets are often the centerpiece of the kitchen.  Obviously, if the cabinets are in great shape, you don't need to replace them, but if there's any question in my mind, I replace them.

That said, I know plenty of other successful rehabbers who disagree with that...there are lots of ways to success, and your market is going to dictate some of these types of decisions.

Aaron Mazzrillo · Answer

I don't know what the market is like in Chicago, but out here it is slowing down. Rehabbers need to have the best product at a good price or they don't sell.

I have sold rehabs with new kitchens and with rehabbed cabinets. The deciding factor is the material the cabinets are made out of. If they are old 1970s fiberboard, scrape them. If they are from the 50s/60s and are made out of solid wood, you might be OK refacing them, putting on new hardware and painting them. I sold a property last year that had 1980s wood cabinets and we orange oiled them. They came out looking great and I sold the house in 3 weeks.

Here is my philosophy on rehabbing properties to retail buyers: 
If I think it needs to be replaced, I replace it now because I will only end up replacing it later and I will waste a lot of time in between.

When it comes to rentals, I always try to fix and clean instead of replace.

Joel Owens · Answer

Have you looked at the interior of other houses for sale in your area?? (competitors)

If the solds all had new kitchens and countertops then don't be cheap.It really depends on the sophistication of the buyers.

If they don't like your rehab and have to redo it to their standards it will be reflected in their offer price.I would tell you I would never pay top dollar for a kitchen that had resurface and paint and knobs and can spot it a mile away.

It says to "rehabber ran out of money and started half-as#ing to finish the job".

Then I tell myself where else did they cut corners?? They preserve numbers and walk away with a nice check and I will get a lemon.

Kitchens and Baths sell homes period.You would be better off doing a mack daddy kitchen and bath and just doing basic paint and carpet everywhere else then to have a buyer see "cheap redo" through the whole house.

You can find quality new cabinets cheap you just have to look around.

Much Older cabinets as said before were built better and you can rework quality. Trash you are better just ripping out.

Greg B. · Answer

I'm not a flipper but it would seem to me that this decision will be decided by your market and competition.  You may have to scope out what is being actually sold and at what price right now in your neighborhood.

Account Closed · Answer

i personally would only paint cabinets for a flip if they'll look brand new when i'm done..i just painted a set, it saved about a grand, but nobody would ever know...everything else in my houses looks new, so the cabinets should too..just my opinion in my market  :)

Jason Davis · Answer

N-Hance wanted $1500 to make my 3 yr old cabinets look new.  To replace them would cost $1,800.  I think I will just clean them and find a way to make them shin like new.

My flipmwill get listed at $99k.  New laminate counters will cost me just under $400.  I can find a piece of granite that might be $800.  The costing double but what if I am the only one with granite that they see.  My kitchen might stand out and sell the house quicker.  For $400 I will see.

Don Hines · Answer

We just bought from Home Depot simply because my wife is in charge of that and she has found a guy she likes to help her lay out her ideas. I really was not impressed with the quality this time. But, I think once the tops are on, they will be fine. I am in a situation where I am using (abusing) my line of credit at HD. I may explore other options once I have some cash in hand.
Don

Joel Owens · Answer

Recent SOLDS of your immediate area will show what buyer expectations and price points are for the the location.

Remember ACTIVES are the sellers expectations which mean nothing.You will have a mix of sellers with realistic to unrealistic pricing and different levels of motivation.

So you have to take active pricing  with a grain of salt.Also with solds an investor might have achieved a high sales price but gave away the farm in concessions making their walk away NET less than an investor who sold for 6,000 lower.

Drilling down to your local demographic versus the national picture is key when flipping.

Don Hines · Answer

Are you DYIing?? I am. My wife and I are currently in disagreement over replacing some vanities. She sees on "Flip this house" somebody paint a vanity then have the top resurfaced with a cheesy speckaled finish. I am the expert because I get my info from Bigger Pockets. I consider my time for prep,painting, and replacing worn out hardware very valuable. I think I can replace a vanity much cheaper then move on to other items. We just installed new kitchen cabinets this weekend. Quotes came in to install new doors and cabinet drawers and facings at about $100 per door. Then you have to finish; buy and install new hinges. I am done with new cabinets in one day. I don't know if I could hire rehabbing older cabinets cheaper than new ones or not.
Don

Zachary Schofield · Answer

When I rehab a house I intend to rent it out, Iâ€™m not sure what your plans are, but what I do it get some comps in the neighborhood. I like my houses to be the best in the neighborhood but if all of the comps have old cabinets I will refinish, if some have new ones then I will put in new ones that are at least as good if not better (within reason). You would be surprised how cheap you can get cabinets for. 
While it is hard to do in kitchens, bath vanities can be bought from those over stock and slightly damaged stock in the back corner of home depot. I just bought the vanities for my duplex for $36 each including the sinks.

How To Determine If Kitchen Needs New Cabinets Or Just Fix'em

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