Don't try these home improvements at homes for sale

From building-in more curb appeal to installing more square footage, home improvements can help improve your home's value, provided you do the right thing.

by Broderick Perkins
© 2011 DeadlineNews.Com

Unauthorized use of this story is a copyright violation -- a federal crime


Deadline Newsroom - From building-in more curb appeal to installing more square footage, home improvements can help improve your home's value.

Improved value can allow you to bump up the selling price and speed the sale, provided you do the right thing.

Costs-vs-value studies reveal what improvements can give you the most bang for your buck, but they also reveal which improvements to avoid because of smaller returns.

Remodeling magazine's Cost vs. Value Report 2010-2011 offers a break down for the best and worst rates of return on improvements by both geographic region and by cost level -- a lower cost "midrange" version of each improvement and more expensive "upscale" version.

Based on the more affordable midrange cost improvements in the Pacific market, which includes Alaska, California, Oregon and Washington, here are five improvements that give you the least return for your money, according to Remodel magazine.

Included are some suggestions about better ways to spend your remodeling dollars.

Remember, dollar figures and percentages are average figures for the entire Pacific region.

• Backup power generator addition. For this $17,033 job, you'll recoup $8,878 in added value, only 52.1 percent of the money you'd spend. You'll get 70 amps of emergency power from two 240-volt circuits and six 120-volt circuits. That could come in handy during a major quake or other 2012 end-of-the-world event, but a rooftop solar system for nearly the same investment could be a better deal.

After energy-saving rebates and incentives a $17,579 solar panel system would provide 75 percent of the power needed for a Salinas home with an average $100 monthly utility bill, according to FindSolar.com's solar calculator. Saving $75 a month the, system will pay for itself in 15 years and help save the planet from day one.

• Sunroom addition. For a whopping $87,000, you'll only realize $46,319 in added value, a 53.3 percent recoup of your costs. Sure you'll give buyers that extra square footage with lots of light, but you'll pay through the nose and get hit with a higher property tax bill until you do sell.

You can brighten up your home, give it a more spacious feel and reduce energy costs at the same time with a much cheaper $13,401 window replacement job that will improve your home's value by $10,760, an 80.3 percent return. Spend a little more to upgrade one windowed wall with a bay window and some visual "wow" to the job.

• Home office remodel. For $32, 428, you'll refinish and transform a 12-foot by 12-foot room into a home office with new storage cabinets, desk and computer workstation space and rewiring for electronics cable and telephone. You'll recoup only 63.2 percent or about $31,302.

Wireless laptops, smart phones, touch-screen tablets and a cafés on every corner are making home offices obsolete. Consider refinishing an extra room for much less, as is, so it's easily converted back to a bedroom, den or other use. Hand-truck in a desk, storage and a coffeemaker for your office or rent it out to help pay for a larger remodel, should you stay in the home.

• Bathroom addition. Any addition comes with major upfront costs and added property taxes due to the additional square footage. For a new, full 6-foot by 8-foot bath with marble vanity, ceramic tile and more, you'll pay about $49,508 with a resale value of $31,302 added. That's a 63.2 percent return.

For sale-boosting purposes, remodeling an existing bathroom is a better deal. For $19,490 you can update an existing 5-foot by 7-foot bathroom with ceramic tile and contemporary vanity, toilet and shower-tub. You'll get 79.6 percent of the cost back, or $15,514 in added value.

• Garage addition. Again, additions cost more than the upfront cost. For $73,834 you can get a freestanding, 26-by-26-foot two-car garage, with unfinished interior walls, floors, and ceilings. Your added resale value $48,204 gives you a 65.3 percent return on your money.

Unless you are a collector, mechanic or packrat and especially if you already have a garage, upgrading your kitchen is a lot smarter. For $23,603 you'll recoup $19,854 in added value, a 84.1 percent return.

The job includes replacing the fronts and tops of 30 linear feet of cabinetry and countertops, replacing the wall oven and cooktop with new energy-efficient models; replacing the sink and faucet, repainting and installing new flooring.
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News from a fly on the wall during home improvements

The new consumer version of BuildFax, a report for buyers or sellers that reveals which upgrades, improvements and other work was legally performed with a building permit. It also indicates work that may have been done without a permit and what work may be due, among other details.

by Broderick Perkins
© 2011 DeadlineNews.Com

Unauthorized use of this story is a copyright violation -- a federal crime

Deadline Newsroom - It's one thing to have a home inspected, it's another to have a fly on the wall during improvements.

A good building inspector can give the house a good once over, pinpoint problems, and recognize additions, alterations and other work, but only a fly could have the real buzz on any work's legal status.

That's the premise behind the new consumer version of BuildFax, a report for buyers or sellers that reveals which upgrades, improvements and other work was legally performed with a building permit. It also indicates work that may have been done without a permit and what work may be due, among other details.

"BuildFax is a compliment to a home inspection," says Joe Emison, BuildFax's Vice President of Research and development.

Get the full scoop here: "If Your Walls Could Talk ... About Improvements"

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Home improvements that sell

Six hundred real estate agents nationwide were surveyed to determine the top 10 low cost, do-it-yourself home improvements people need to perform for the most bank for their bucks.

by Broderick Perkins
© 2011 DeadlineNews.Com

Unauthorized use of this story is a copyright violation -- a federal crime

Deadline Newsroom - One of the few things you can do in today's market to shore up or protect the value of your home is to give it a makeover.

That's especially true when it's time to sell your home.

In its "Home Sale Maximizer" survey, HomeGain.com recently announced home improvement and home staging efforts that get the job done.

The work doesn't have to cost a lot of money.

Six hundred real estate agents nationwide were surveyed to determine the top 10 low cost, do-it-yourself home improvements people need to perform for the most bank for their bucks.

"Sellers need to prepare their homes for sale before putting them on the market," said Louis Cammarosano, General Manager at HomeGain.

"Homes that have initial appeal have a better shot at selling faster and closer to the asking price than homes rushed to the market with no improvements," Cammarosano added

Right now, home owners who beat the spring rush and get in a contractor's pipeline of work orders can have a negotiating edge.

With new home construction at low levels, more materials and labor are available for remodeling resulting in shorter project schedules and often lower project costs.

But those low costs aren't going to last forever according to the latest A New Decade of Growth for Remodeling report from the Joint Center for Housing Studies at Harvard University.

"As both the economy and the housing market stabilize, so too will homeowner improvement spending," says Abbe Will, a researcher at Harvard's Remodeling Futures Program.

Over the coming years, remodeling expenditures are expected to increase at an inflation-adjusted 3.5 percent average annual rate, below the pace during the housing boom, but sharply recovering from the recent downturn.

Market fundamentals -- the number of homes in the housing stock, the age of those homes, and the income gains of homeowners making improvements -- all point to increases in remodeling spending.

"Metropolitan areas with rising house prices, older housing stocks, higher incomes and home values, and a larger share of upscale remodeling expenditures, such as Boston, San Francisco, and Los Angeles, are well-positioned for an upturn in remodeling activity," says Eric Belsky, managing director of the Joint Center.

From HomeGain, the top home improvements that real estate agents recommend to home sellers nationwide, based on average cost and the return on the investment (ROI), are:

Cleaning and de-cluttering: $290 cost; $1,990 price increase; 586 percent ROI; 99 percent recommended.

Lightening and brightening: $375 cost; $1,550 price increase; 313 percent ROI; 97 percent recommended.

Home staging: $550 cost; $2,194 price increase; 299 percent ROI; 80 percent recommended.

Landscaping: $540 cost; $1,932 price increase; 258 percent ROI; 93 percent recommended.

Repair electrical or plumbing systems: $535 cost; $1,505 price increase; 181 percent ROI; 92 percent recommended.

Update kitchen or bathroom: $1,265 cost; $3,435 price increase; 172 percent ROI; 75 percent recommended.

Replace or shampoo carpets: $647 cost; $1,739 price increase; 169 percent ROI; 98 percent recommended.

Paint interior walls: $1,012 cost; $2,112 price increase; 109 percent ROI; 96 percent recommended.

Repair damaged floors: $931 cost /$1,924 price increase; 107 percent ROI; 93 percent recommended.
Paint outside of home: $1,467 cost; $2,222 price increase; 51 percent ROI; 81 percent recommended.

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Broderick Perkins, an award-winning consumer journalist, parlayed 30 years of old-school journalism into a digital real estate news service, the San Jose, CA-based DeadlineNews Group, including DeadlineNews.Com, a real estate news and consulting service and Web site, and the Deadline Newsroom, DeadlineNews.Com's news back shop.

Under the DeadlineNews Group umbrella:

Perkins was the first Examiner to cover three beats for the Examiner.com news service:
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On Father's Day, retreat to a 'Man Cave'

'Arcade Ace' man cave

To celebrate Father's Day, online real estate giant Move.com recently reviewed listings looking for guys who make up their own rooms and found them in basements, garages, sheds and other places guys gather to be guys.

by Broderick Perkins
© 2010 DeadlineNews.Com


Unauthorized use of this story is a copyright violation -- a federal crime


Deadline Newsroom - Forget that breakfast-in-bed pampering Moms get on Mother's Day. Pops prefer primal hunkering down in spaces built for chest beating.

To celebrate Father's Day, online real estate giant Move.com recently reviewed listings looking for guys who make up their own rooms and found them in basements, garages, sheds and other places guys gather to be guys.

These Men's Rooms come equipped with the expected video game consoles, massive home theaters, pool and poker tables, bar stools and bars, recliners and modular seating in both sophisticated and man-tastic decors.

Move says a recent survey found nearly 40 percent of respondents have their own man cave, while 13 percent are in the planning stages of their amped-up gadget-filled crash pads. Hobby rooms and entertainment and sports themes top the list.

The rooms can be selling points for buyers looking for a home with a man cave already carved out.

"Anything goes when it comes to designing a cave and nothing is too extreme or too simple," said Christian Rohrer, senior director of design for the Move Network.

" 'Bro-zone' appeal is not limited to budgets, but rather an individual's imagination. Some men are happy with a simple DJ room, while others have moved away from giant screen televisions into full theater projector screens. It should be a reflection of personality combined with functionality," Rohrer said.

Pool tables, foosball tables, air hockey and neon signs are among popular items sold at TheManCaveStore.com.

"This year, we have seen a huge surge in demand for home skee ball machines, and an increase in the number of women who are buying items to furnish their man's cave," said Lonny Morgan, store owner.

Some examples include rooms for the

• Card Shark - This Austin, TX man cave is hunting-themed, with a bear playing billiards, but centered around card playing.

• Arcade Ace - There's so much rumble power in this Westlake Village, CA arcade room it rates an 8 on the Richter scale.

• Flick Fanatic - Playing to your Basic Instincts, whatever happens in this Las Vegas home theater stays in this Las Vegas theater -- with a juke box and arcade games for intermission.

• Short Order Cook - A supersized diner lets you eat out while staying in.

• Pool Hustler - In Pinehurst, NC a traditional man cave doubles as in in-home Irish Pub, complete with pool table, large TVs and lots of plaid.

• Ping Pong Pop - Table sports, a crackling fire and a wall of windows turns this Orlando, FL room into a cave with a view.

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You are reading a sample of "News that really hits home!", now available from several beats and published in a growing number of locations.

Broderick Perkins, an award-winning consumer journalist, parlayed 30 years of old-school journalism into a digital real estate news service, the San Jose, CA-based DeadlineNews Group, including DeadlineNews.Com, a real estate news and consulting service and Web site, and the Deadline Newsroom, DeadlineNews.Com's news back shop.

Perkins was the first Examiner to cover three beats for the Examiner.com news service:
• National Offbeat News Examiner
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Don't skirt the permit process during home improvements

Batting practice on frozen head

It's penny-wise-and-pound-foolish bottom-line reckoning to circumvent the legal building permit process in an attempt to save money on an otherwise value-boosting home improvement.

by Broderick Perkins
© 2008 DeadlineNews.Com

Unauthorized use of this story is a copyright violation -- a federal crime

Deadline Newsroom - It's penny-wise-and-pound-foolish bottom-line reckoning to circumvent the legal building permit process in an attempt to save money on an otherwise value-boosting home improvement.

Failing to get a building permit when it's required could result in any immediate savings becoming a long term liability.

You must obtain a permit for most home improvements -- do-it-yourself jobs or work that's hired out -- because the permit process triggers building code compliance requirements.

Building codes are a minimum set of standards for the design, materials and building techniques created specifically to protect the health and safety of anyone occupying buildings.

Depending upon the jurisdiction, permits are required for something as simple as installing a dimmer light switch or water heater installation to constructing a 3,000 square-foot-home.

The National Association of the Remodeling Industry (NARI) also says is a contractor asks a homeowner to pull his or her own permits, that should be a red flag for a homeowner to find a different remodeler.

Having the contractor handle the permitting process, however, can save homeowners time, money and stress.

"A reputable contractor should object to a homeowner pulling his or her own permits," says Darius Baker, of D & J Kitchens & Baths, Inc. in Sacramento, CA.

"It's part of the service that a consumer should expect when they hire a contractor," said the certified NARI member.

(Avoid home improvement headaches that cost thousands in overruns)

Generally, to obtain a permit, you must submit a building plan or for smaller projects, a description of the work to be done, something a professional contractor will create for the job anyway.

Provided the plan complies with the codes, the building department issues a permit, for a fee.

That triggers one or more inspections of the work in progress or upon completion or both. Building inspectors give the job the once over to make sure the job complies with building codes and that you are using the proper materials and building techniques.

The process of getting a permit can generate a flurry of questions from the local building department that you may not be qualified or prepared to answer.

"The homeowner then has to run back and forth between their designer, contractor or architect to answer the questions, and that's not an efficient way to spend time," Baker says.

Let the remodeler do the talking

Also, if you pull the permit, you, not the remodeler, will be responsible for the project and have to answer to local building inspectors during home inspections. The homeowner will then need to consult with their remodeler to sort out any problems the inspector finds.

"In our experience, the remodeler can often correct those issues on the spot and get approvals," Baker says.

Beyond the benefits of code-complying building practices, a compelling reason to obtain a permit is the cost of not obtaining one. And all it takes to trigger that cost is for the building department to discover illegal work.

Along with fires, floods, earthquakes and other disasters that prompt a building inspector to come calling, there are a host of other events that could keep your illegal construction from going unnoticed.

Let's say a savvy home buyer hires a home inspector to examine the condition of the house you are selling. The buyer's inspector uncovers home improvement work and, to protect the buyer's investment, he or she seeks the home's permit record.

Each permit typically includes the address of the building, the contractor, the type of work being done, square footage, inspection dates and status of the work. If the proper permits aren't in place, that could kill the deal.

('Not So Big' approach goes great with green remodeling)

Later in the transaction, an appraiser may also seek permit records to learn if significant renovations should affect the value of a home.

Appraisers say in some regions the lack of permits turns up in 20 to 25 percent of homes appraised. Illegal work can stop an escrow cold.

Also, you and your agent typically are legally required by law to disclose any known conditions that could affect the value or salability of a home listed for sale. If the buyer thinks he or she can prove you knew about the illegal work, but didn't disclose it, you could get sued.

If, after close of escrow, the buyer discovers work completed without a permit and the local building department decides not to approve the work, a chunk of the home's value could become a legal issue. Any difference in value based on illegal work can become a point of litigation.

In another scenario, during a building official's scheduled inspection of a perfectly legitimate home improvement, he or she could also turn up older illegal work. The building department could then "red tag" the job and issue a stop-work order.

Danger, Will Robinson, danger

If an inspector suspects illegal work, you could have to pay for the cost of any inspections required to make a further determination. You could have to remove dirt along the foundation so it can be checked or you may have to tear down sheet rock inside so the inspector can look at framing, insulation, wiring, and plumbing.

If the work is deemed illegal, you must legalize the work before you can sell the home and, again, that also could mean tearing out old work.

If the illegal handiwork is yours, costs can continue to mount. The building department could levy higher punitive permit fees as well as fines.

In any event, before you can obtain a legal permit on old work, you'll have to hire an architect, engineer or other professional to help draw up plans for permit approval.

Even if unpermitted work complies with current building codes, building departments often issue only a statement of compliance -- not a permit. Because the statement applies only to the visible work, a lender or buyer may not be satisfied and demand that you obtain a permit.

Again, that could mean tearing out the work and rebuilding with a permit -- which is what should have been done in the first place.

More remodeling, renovation and home improvement tips.


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You are reading a sample of "News that really hits home!", now available from several beats and published in a growing number of locations.

Broderick Perkins, an award-winning consumer journalist, parlayed 30 years of old-school journalism into a digital real estate news service, the San Jose, CA-based DeadlineNews Group, including DeadlineNews.Com, a real estate news and consulting service and Web site, and the Deadline Newsroom, DeadlineNews.Com's news back shop.

Perkins is also the first Examiner to cover three beats for the Examiner.com news service:
• National Offbeat News Examiner
• National Consumer News Examiner
• National Real Estate Examiner

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Home improvement headaches cost thousands

Changing your mind on a home improvement job can cost as much as an extra $10,000 on the job. The contractor is likely to cause delays and overruns also in the thousands of dollars. There's a better way to complete a home improvement without spending more than you'd planned.

by Broderick Perkins
© 2008 DeadlineNews.Com


Unauthorized use of this story is a copyright violation -- a federal crime

Deadline Newsroom - Consumer Reports reveals, from a survey of more than 17,000 readers, chances are, your home improvement project won't come in under budget or on time.

For the worst jobs of the bunch, here's a look at the percentage of those surveyed who said the project went over budget, by how much, on average, and the reason for the unexpected surprises.

Room addition; 55 percent over budget by $2,000 due to plan adjustments; underestimated labor; increased cost of materials.

Basement finishing; 56 percent over budget by $1,350, due to plan adjustments, unexpected system (plumbing, wiring, etc.) upgrades, and special tools needed.

Kitchen remodel; 56 percent over budget by $1,200, due to plan adjustments; contractor underbidding; unexpected system upgrade.

Deck addition; 45 percent over budget by $700, due to plan adjustments, increase cost of materials and special tools need.

Want to avoid those time and money surprises?

Consumer Reports advises:

Spend more time than money -- Plan ahead and make sure the contractor gets the correct products, factors in delivery and debris-removal feels

Stick with a painstakingly developed plan -- Some readers changed their mind during remodeling and that cost an average of $2,000 to as much as $10,000.

Hire a realistic contractor -- Don't sign contracts with open-ended amounts for materials. Make sure the contractor gets permits based on verified building code requirements.

Check references -- Seek referrals from friends, family, co-workers and others you trust who've recently completed a home improvement on time and on or under budget. Hire only licensed contractors because you can often verify their status as a competent -- or not -- cont actor. Make sure the contractor has any required workers' compensation insurance and give the contract a once, twice or thrice over.

Do some detective work -- If you can't do it yourself, you may also need to hire a home inspector -- if only for the home improvement area in question -- to look for water-stained walls, termite sawdust and other telltale signs the job may be bigger than you think. Your contract should have a clause for unforeseen issues.

Get the full story from Consumer Reports. A subscription may be required.

© 2008 DeadlineNews.Com

Need a break from doom and gloom in the housing market? Get off the beaten news track and stop by the DeadlineNews Group's Offbeat News Examiner outlet for a few laughs.

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Broderick Perkins, an award-winning consumer journalist, parlayed 30 years of old-school journalism into a digital real estate news service, the San Jose, CA-based DeadlineNews Group, including DeadlineNews.Com, a real estate news and consulting service and Web site, and the Deadline Newsroom, DeadlineNews.Com's news back shop. Perkins is also a National Real Estate Examiner. All the news that really hits home from three locations -- that's location, location, location!

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Housing Crisis Hits Remodeling

Many home owners who perform home improvements now will be in good shape for the next home price spurt, but they may first get only use-benefits without the added value.

by Broderick Perkins
© 2008 DeadlineNews.Com

Unauthorized use of this story is a copyright violation -- a federal crime

Deadline Newsroom - It's a good time to negotiate a bargain on a home improvement -- even if it won't do a lot for your home's value.

Many homeowners are reluctant to put money into a home improvement for fear their home value will decline anyway.

Home improvements, once used to help boost the value of homes, are the latest victim of the housing crisis.

Harvard's Joint Center for Housing Studies says home improvements are set to decline by an annual rate of more than 11 percent into the first quarter of 2009.

Kermit Baker, director of the Remodeling Futures Program of the Joint Center blamed weak home sales and the growing inventory of unsold homes for discouraging upper-end remodeling in many areas.

Weak home sales and swelling inventories are the byproducts of a housing market plagued by foreclosures and tight underwriting standards.

The fallout prevents new home purchases and refinanced mortgages that often result in cash pulled out for home improvements.

The same areas with the worst foreclosure conditions, California, the Southwest and Florida, are also finding fewer homeowners engaging in home improvements.

Still, long term forecasts expect industry growth, Harvard projects a 44 percent inflation-adjusted increase in the remodeling business nationwide from now through 2015.

Homeowners who make home improvements now will be better positioned for the next spurt in home prices.

© 2008 DeadlineNews.Com

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Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews Group -- DeadlineNews.Com, a real estate news and consulting service and Web site and the new Deadline Newsroom, DeadlineNews.Com's news back shop. In both cases, it's where all the news really hits home.

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Blueprint For Choosing The Right Architect

A custom general contractor offers tips on choosing the right architect to make sure construction in your home follows the professional tenets of form and function.

by Broderick Perkins
© 2008 DeadlineNews.Com

Deadline Newsroom - If you plan a major improvement, renovation, alteration or addition to your home, get an architect to design in form compatible with your existing home and function best suited to your needs.

Bring in the architect early and he or she can also help you make design decisions you may have overlooked.

"A gifted architect can help you achieve the design and overall scheme you desire for your home, while saving you the hassle and anxiety that comes from being in charge of such a huge project," says Ahmed Abdelaziz, a general contractor and CEO of Omarica Home Builders in Oak Brook, IL.

Abdelaziz says hiring an architect isn't just a matter of skimming over flashy advertisements. Instead, homeowners must scrutinize credentials, ask pointed questions and engage in meticulous deliberation before making the decision to hire an architect, says Abdelaziz.

He ought to know. As a custom general contractor and home builder, Abdelaziz works closely with architects. Over time, he has collected some pertinent tips to help you choose wisely.

• Bank on trust. Get referrals from family members, friends, co-workers, colleagues and others you trust who've recently enjoyed satisfactory work from an architect.

"With a referral you get to see an architect's past projects. Second, hearing testimonials from previous clients can provide you with the organic credibility that is undeniably better than a billboard. If you don't know of anyone, ask the architect to provide you with past clients so you can check references. If they can't or won't provide these references, move on," said Abdelaziz.

• Check that license. Be sure the architect is licensed. Membership in good standing with the American Institute of Architects (AIA) is also a big plus. It's one of real estate's most respected trade groups and mandates members adhere to strict business practices, continuing education and a code of ethics.

• Schedule an interview. You are the boss. The architect is your employee. Schedule an interview and ask many questions. The AIA suggests 20 questions , for starters. They include: "How will the architect gather information about your needs, goals, etc.? "How interested is the architect in this project?" "What sets this architect apart from the rest?" "How does the architect establish fees?" "What will the architect show you along the way to explain the project? "Will you see models, drawings, or computer animations?" See "20 Questions to Ask Your AIA Architect" for the complete list.

Abdelaziz explains, "A good architect will take the time to meet with potential clients and go over their desired plans and sketches. These consultations are generally free of charge and they can help you determine if you like the feel of the architect and the company."

• Examine the portfolio. Use the interview time to also examine the architect's portfolio. It should be professionally compiled, designed and presented and it should help you visualize suitable designs for your home.

• Consider reputation. Most architects are employed by a firm comprised of a group of architects. Check the company's reputation, past work, and previous clients.

"If the architect is independent, where has he or she been designing for the last 10 years? It is crucial to research the reputation of an architect," Abdelaziz advises.

• Seek compatibility, laced with professional respect. Be sure you and your architect are on the same page.

"If you are looking for French country, and your architect is pushing you more towards contemporary, you might want to continue your search. No matter how gifted and experienced the architect is, it is important to make sure that you both have similar design aspirations," said Abdelaziz.

That doesn't mean ignoring a professional's opinion.

"A good architect will listen to his clients' ideas and design needs, but he or she will also put in his own two cents. After all, this is his or her area of expertise, so the architect should not be intimated. Sometimes homeowners let their imaginations run away them, and it is good to have an architect to help keep the plans realistic and reasonable," Abdelaziz said.

For more information and assistance in choosing your architect, visit the AIA's "Architects & the Public" web page and download the "You And Your Architect" file.

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Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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Buyers Not Likely To Pay For Improvements

Home improvements can add value to your home, but probably not as much as you'd expect if you complete them shortly before you sell your home. Here's why.

by Broderick Perkins
© 2008 DeadlineNews.Com

Deadline Newsroom - Cost-vs-value studies consistently reveal how you can use home improvements to boost or retain the value of your home, in just about any market, but not if you expect buyers to pay for them.

If you look close at the methodology in cost-vs-value studies you'll find that the best value impact is based on, among other things, the job you choose to do, local market conditions, the condition and age of other similar homes in your neighborhood, and, perhaps most importantly, holding onto your home for a while.

Even when you choose the best cost-vs-value job for the market and for the neighborhood, if you don't give that improvement time to season and position your home as above par with other similar homes on the market, rather than a done deal, your home improvement could be a dumb deal.

Real estate experts say when its time to sell your home, it's a better idea to leave the major improvements to the new buyer and concentrate on curb appeal, landscaping and interior work that transforms your home into a model home, rather than the Taj Mahal.

Here's why, according to the experts.

Appraisers say, you may be ahead of the curve upgrading your home, but if your home improvement doesn't reflect what's been done to other homes in the neighborhood it may not pay off. If comparables don't come with the work you performed on your home, the selling price isn't going to fully reflect what you paid for the work. Not only can't you increase your sales price enough to cover the cost of the work and time, second-guessing what the buyer will want in appliances, decor style and finishes could cost you the sale.

Staging experts say better ideas include cleaning up, removing the clutter, adding a new coat of paint, installing carpeting, manicuring landscaping and updating fixtures, windows, doors and other cosmetic touches to put your home in the best light at a small cost.

That also means completing deferred maintenance. Make repairs to fix or replace broken items and systems. Use your cash to put the home and its components in good working condition by replacing missing roof shingles and broken or cracked windows. Repair driveway cracks and straighten listing fences. Make sure doors, gates, lights, plumbing fixtures and other items are all working properly.

Beyond the cosmetic touches and functional upgrades, but far short of full-fledged alterations and additions, the best home improvements that help net sellers full market value include a new roof, kitchen and bath remodels and only those alterations and additions that brings your home in line with the others in the neighborhood.

You should, however, right wrongs -- even if the work won't garner you a full return on your dollar.

If you or the previous owner completed work on your home without a permit, make it right before you attempt to sell the home to comply with building code and disclosure requirements.

Ultimately, you could be required to have the local building officials inspect existing conditions to obtain a permit to correct any work that's not to code. Otherwise, if the work doesn't comply with building codes, especially if it's a health or safety hazard, you could be forced to tear out the work.

And that's not the worst of it.

If, after close of escrow, a buyer discovers work completed without a permit and the local building department decides not to approve the work, a chunk of the home's value could become a legal issue. Any difference in value based on what was not permitted at the time of sale, could become a point of litigation.

Finally, it's sometimes in your best interest to let the buyer take care of any necessary construction.

If an inspection or appraisal turns up the need for major corrective work, consider leaving money in escrow with instructions for the escrow officers to pay the contractors once they complete the work.

Let the buyer select the contractors based on several fair bids and have the work done after the close of escrow to avoid a construction zone in your home while you are trying to sell it. If the buyer supervises the work, you don't incur any liability and the lender knows the property will be restored to its proper condition, which enhances loan value.

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© 2008 DeadlineNews.Com

Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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Good General Contractors Outnumber Bad Ones

There's plenty consumer complaints to go around in the general contractor business, but there are many more kudos for competent contractors.

by Broderick Perkins
© 2008 DeadlineNews.Com

Deadline Newsroom - Typically more than 40 percent of complaints against general contractors and building and construction trade companies hired by homeowners go unanswered, according to statistics from the Better Business Bureau.

But guess what?

There are far more builders who are good at what they do.

It's up to the homeowner to separate the chaff from the wheat.

Begin with referrals from family, friends, co-workers and other trusted people who've recently enjoyed a satisfactory home improvement project. There's nothing like a referral to a paid contractor who's just off an approved job.

Spend time checking out the background of several contractors you're considering for the job and do a background and financial check on any subcontractors.

Check the referrals through your state licensing agency. The license typically only comes with approved education and or experience and adherence to regulations. It also means you have somewhere to go to complain and seek redress should something go amiss. Don't hire an unlicensed contractor. He or she doesn't care enough to abide by the law. You don't want an outlaw in your home.

Run other checks on your referrals.

Experian, known more for credit reporting services, offers a ContractorCheck.com service. It allows consumers to search for contractors in their area, check a specific contractor's business background, his or her bonded status, the status of his business license and insurance, how long the company has been in business, and if the contractor has any judgments or liens against him.

Other operations, including Angie's List; the League of California Homeowners and the National Association of the Remodeling Industry all offer similar services that take some of the guess work out of checking contractors' professional standing. There are plenty more.

Also check the contractor's standing with his or her local trade group. If you can successfully run your contractor's credentials through the state regulatory agency, consumer advocacy groups like ContractorCheck.com and a trade group, chances are you'll know if you've got a winner or loser.

But there's even more you can do.

Avoid door-to-door solicitors, those who only accept cash, contractors without a listed business number in the local telephone directory (licensed or not) or Web site, or contractors offering deals to do your project with materials "leftover" from a previous job.

Likewise reject contractors who want you to obtain required building permits or those who offer a referral fee if you find them new customers.

Beware of offers that appear too good to be true, including exceptionally long guarantees or offers to do your home as a "demonstration project."

Take your business elsewhere if a contractor pressures you for an immediate decision to hire or insists you borrow money for the project through his preferred lender.

Good contractors will give you a binding estimate in writing. They also won't work without a written contract. Don't accept verbal agreements.

Get a contract that clearly spells out, in easy-to-understand terms, exactly what the project will cost, what will be accomplished the anticipated time frame for completing the job and a payment plan.

Accept only payment plans that let you pay as you go. Never pay for work upfront. Never fully pay for the job until the work is complete, inspected and satisfactory.

Don't hesitate to get an attorney to review the contract before you sign it, especially if you are dealing with a high-price-tag project.

• Get more home improvement news that really hits home from DeadlineNews.Com's Home Improvement Section.

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© 2008 DeadlineNews.Com

Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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DeadlineNews.Com's Editorial Content Is Intellectual Property • Unauthorized Use Is A Federal Crime

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