Avoid These Costly Updates When Selling Your Home: What Really Pays Off

[@MM-su8jn]

I thought I liked open concept until I had an open concept condo. It made it harder to decorate because everything had to blend together. Also, a kitchen can get messy when you are entertaining, and I disliked being with guests in the great room and still being able to see the mess in the kitchen. There are fewer walls to be able to put nice art work on. All you see is furniture everywhere. People walk in the front door and you can't even take them on a tour of your house because they can basically see it all from the foyer. I have a new respect for walls and separation. I now live in a beautiful 1973 ranch house with walls and I LOVE IT!

[@KatiSpaniak]

Yep. Many people are going back to closed concepts!

[@haleymist09]

I agree with waaaaalls!!! I need that wall between the living room and kitchen. So family in the living room doesn't comment on everything I'm doing in the kitchen.

[@wendymontie5660]

I thought I’d be good w/an open plan kitchen/living room in the house we bought. I was wrong. The floor plan was opened 2 owners before us. I absolutely hate having the kitchen opened up. When the wall came down, the upper cabinet space was lost. And the vent hood doesn’t vent! I want a kitchen that I can shut off.

[@KatiSpaniak]

Yeah. That can be an issue when you open a wall... you lose cabinet space. @@wendymontie5660

[@jjohnsengraciesmom]

Walls give more privacy.

[@rhodastephens-yoder5693]

When I was getting my house ready to sell, the one thing that helped me was to take photos of each room. Anything that stood out in a negative way was immediately changed .

[@KatiSpaniak]

Yep! Great idea!!! Thanks for sharing!

[@h00Lia]

good advice!

[@rosieloomoonmcbeth3189]

When I first moved into my condo in 2013, I wasn’t crazy about the kitchen cabinets. They are the original ones installed in 1980. Thay are a blond wood laminate, no knobs or pulls, and they go up to the ceiling. I have learned to like them because I like all the extra storage space. And guess what? They are popular again!

[@rcampbell4967]

An architect once told me 'your house is always changing. It's getting better or worse, it's up to you." I just bought a house this year and have been updating or repairing the things I noticed when I toured the house. I'm going to enjoy the fixes I do. I'm not going to fix things for the next person.

[@KatiSpaniak]

Exactly!! Generally cleaning and maintenance will help get a house sold quicker and easier... and you'll save the money! Good luck!

[@traceye.6428]

That’s wise!! I wish I would have done the same when I bought my house 10 years ago.

[@Susan-iq2di]

Great information. May I also suggest that folks paint exterior shutters which are faded and discolored. Will not cost much, but will make a nice difference!

[@RealBlueLady]

Based on years of construction, renovation, and real estate I agree with most of what you advise, but some things that may be high cost low return are necessary because if not done…crumbling driveways, bad roofs, ancient kitchens may leave your house on the market with no views or offers.

[@KatiSpaniak]

Totally agree. I am talking about in the months right before they go to sell. The driveway that I spoke about in my video was something they realistically should have done ten years prior to listing the home.

[@4ASHDesign]

Curb appeal gets them into the house - staging gets them thinking how their stuff could fit in!

[@pm2886]

To be fair, that isn't true. Decrepit houses sell all the time. Buyers either want to renovate, or demolish. I've been in this game (as a kind of second job) for decades, and I've never seen a correctly priced house in a good location, fail to sell due to a crumbling driveway or bad roof. The condition of the house is just not as important as location, and to a lesser degree - price. I've seen ruins sell for millions, just because the location was really good. Conversely, I've seen houses brought up to 'as new' condition fail to sell due to their location, and/or their price.

[@jeme7339]

This episode is much better than the HGTV one. Yes, CLEAN and in working order. No, do not do expensive remodeling and try to pass the cost to buyers who do not like your choices.

[@Aboutaprincess]

Exactly right

[@bobgriswold8950]

I always questioned the logic of doing major remodeling projects with the intent of selling the home. I highly doubt you will even make your money back at sale time let alone make more than 100% ROI. My feeling is that the best ROI comes from the less expensive updates, especially if you can DIY.

[@Jellybean0207]

Open layout is not for everybody either. Some people don’t want the smell of cooking in the entire house! Separate the kitchen so you could have smell of candles or flowers in the living room and bedrooms

[@KatiSpaniak]

That is true!

[@gailsheffield5535]

Sure, so how do I do that. Cost about how much?

[@MrBswede]

Not everyone wants the same thing. Open concept is a trend. However, I can't tell you how much I like having the kitchen separate from everything else. Not everyone likes that but some buyer will. As a seller, make sure everything is clean and fresh but don't stress about layout.

[@KatiSpaniak]

Totally agree! Thanks for the comment!

[@jameshswor]

Open concept has been a "trend" for over one hundred years...

[@cecelia8975]

@@jameshswor If that were the case, we would have a lot more 20th century homes with an open concept already...

[@meikamolly]

Agree! A lot of buyers are now viewing open concept as a drawback, particularly the very large great rooms.

[@Aboutaprincess]

Yes, I also love a separate dining room

[@kennixox262]

Make sure that the existing systems are in good working order. A good roof, windows and doors in good repair. Some fresh paint helps greatly but don't go over board. Most buyers will want to come in and remodel the house to their taste and would prefer to buy a diamond in the rough. Clean out clutter, trim and detail the landscape.

[@KatiSpaniak]

Totally agree! Thanks for your comment!

[@CPAndy-x5x]

As a buyer, I looked for good, solid "bones" - heating/AC, plumbing, insulation, masonry not crumbling, driveway and walkway in good condition, roof. The painting and other decor I looked right past.

[@KatiSpaniak]

Yep! Because you can do it yourself. A great base is important!

[@-OBELUS-]

Do NOT use gray. It is out. It's cold and hard to style. Try a light, soft taupe (a cross between beige and gray). It works with almost everything. People love it.

[@KatiSpaniak]

Yes. Like a Greige... Something cool though... that is the key. Thanks for your comment!

[@bethford6884]

As I'm shopping for a new house, I see mostly gray. I hate gray.

[@godislovepraisehim8483]

Warm greige and taupe is where it’s at. I just did my whole first floor pale oak by Benjamin Moore and it’s fabulous.

[@1packatak]

That’s what my newly built house is, that greige. And I hated it!!! I repainted it with a soft off-white. Makes it so much easier to decorate.

[@Hbear47437]

​@1packatak thank you! Someone must have given our sellers the 'beige' talk. Everything inside is beige, and it is like living in a apartment. Very happy to be painting that away with a grey/purple and cool, soft white for most of the common areas.

[@juliettechabre2562]

Thank you, your vidéos helped me convince my husband that it was necessary to fix our doorbell and so many other low cost yet important repairs to do. Merci all the way from France !

[@KatiSpaniak]

Haha! Thats great to hear!!

[@nancykay4128]

I’m a realtor and really appreciate this list you put together of what is most essential! Our team recently gave a must do list to a homeowner who needed to sell and they ended up making much more than they would have without taking a few months to get these essential items done!!!

[@KatiSpaniak]

Thanks for the note, Nancy! I appreciate your comments and your commitment to the industry!

[@gailsheffield5535]

So how do you make house not open concept? Maybe realtor should do their job and sell an open concept

[@PureSpirit347]

Other things to consider is what paint you use based on north/south etc facing rooms. A north facing, especially in the northern hemiphere, can be a cold light that need a warmer neutral. I have painted my interior with very soft neutral/pastal paint that were harmounious and it sold the third day. Every house is different.

[@jcmhanel1]

We installed Solar Panels for us… we love them!!! We would never install just to sell. People have to understand that when you’re just settling energy back to the power company, you have cheaper bills but you still do not have power when the lights go out. There’s no battery back up for us.

[@KatiSpaniak]

A lot of buyers also wouldn't necessarily want solar panels. But so many people love having them. Thanks for your comment.

[@gregmgm06]

Hi Kati ! My wife and I worked our tails off doing the things you said in this video, and sold our rental house for much more than it was listed for. What you said in the video really works!

[@KatiSpaniak]

YEA!! So glad to hear that!! Thanks for letting me know!

[@kathygann7632]

Cross your fingers it will work for me.

[@kidsstuff4117]

A suggestion: Consider keeping the screen fixed as opposed to zoomin/moving the lens in and out. The zooming in and out does not add anything to the value of your video. It's distracting. And if you're prone to motion sickness, it's quite nauseating! Praise: Having said that, this is the first video of yours that I've seen. I found it quite instructional, informative and it helped me adjust my perspective. Thank you for taking the time to put it out into the universe!

[@KatiSpaniak]

Thanks for your comment! We are a work in progress. Stick around... it will only get better!

[@karinheath8646]

Stumbled upon this home-selling advice video, and it's a game-changer. She breaks down the costly updates to avoid, saving you from unnecessary expenses. Now I know where to invest my money wisely when getting my house ready to sell. Highly recommend for anyone in the real estate game!

[@KatiSpaniak]

Wow! Thanks so much, Karin!! So glad that you found this worthwhile!! Appreciate you letting me know!

[@marshaklapperman8277]

14:11

[@RafaelSwit]

Great advise! As someone currently shopping around for a house, I must say, it’s shocking how many sellers don’t even care to keep their homes clean. I have no idea what, if anything, their agents are advising them. The doorbell scenario is so true… If the doorbell isn’t working, I’ve learned to expect a thick musty scent of mold, as soon as I go inside.

[@KatiSpaniak]

Absolutely!

[@geniferteal4178]

"Your goal is to give them a great base to start with" That makes perfect sense. I've never thought this way. Once you realize this you can also Realize that changes you make which are more "taste specific" might go away from that even base. Although they're an improvement, they won't really count from the new owners perspective if they don't like them.

[@KatiSpaniak]

You are absolutely correct!

[@mandypdx]

Very helpful. I am in the process of selling a condo. So far i have had it painted, replaced the kitchen sink & faucet, new blinds, all new hardware. I am thankful it has solid hardwoods!! (I also bought a new construction home that included new appliances- which i “upgraded” and am moving the appliances to the condo.

[@KatiSpaniak]

Sounds like you are ready!! Good luck and reach out if you have any other questions!!

[@lucybraun8969]

I took on re-doing my hardwoods. What an overwhelming project. First, because of all the sawdust, I had to remove all furniture & all clothes from the closet. No big deal, except the rest of my house being in an upheaval. Next, I ripped out the dated, filthy carpet. Again, no big deal. Next, I pulled out the perimeter nail beds & hundreds of nails & tacks. An escalating bigger deal. Next, I scraped dozens of paint spills off the hardwoods. Next, I commenced sanding. Eight defective sanders later, I still didn't have all the stain off around the perimeter. And the baseboards had to be sanded & painted. Two detail sanders later, and all the stain wasn't off. Next, liquid sandpaper. Next, hardwood bleach for where there were stains. Next, filling cracks, gouges & holes. Next, staining. And finally, the polyurethane coating. Don't underestimate the enormity of the project, especially if you don't know what's underneath.

[@KatiSpaniak]

Yes, great point! So was it all worth it?

[@lucybraun8969]

@@KatiSpaniak I'll get back to you on that when it's finished. Lots of progress, but the staining will be the ultimate determinate. For several reasons, I chose black. Hopefully, while still letting the grain show through, black will make the black legs on the bedroom chair disappear and, thereby, help make the room look bigger. I'm also hoping it will cover some of the stains I could not get out completely. It should all be finished the first week of April. Not looking forward to applying that polyurethane coating in a room with minimal ventilation.

[@bbfreetube]

Great advice. I would add that it depends on the neighborhood in which you live. I agree with paint, no clutter and super clean. We built in 2000. The other homes are older (1950’s). Our banker advised not to overdo the amenities due to comparable houses in this area. I also believe an updated furnace and roof are what I would look for when buying. Those are essential and I would not want to pour 20 grand into those updates. I could deal with inexpensive improvements such as lighting fixtures. Imho

[@KatiSpaniak]

Yep!! Glad you listened to your banker! Great advice!!

[@4ASHDesign]

I always look for updated furnace and roof ! They are costly!

[@AscDrew]

Easy update along with the paint is bathroom hardware, swap plate mirrors with framed ones as low as $50-80, new light, and even a prefab vanity/counter/sink can be swapped out for under $1K. That’s half of a new bathroom that will look 80% new to the eyes for very cheap if its a cookie cutter bathroom.

[@KatiSpaniak]

YES! Great points... that is so true!!

[@steveloux4709]

Excellent content all around. We spent two months with Sherwin Williams and Benjaman Moore paint swaths around our living room, dining room, and hallway after skimming all of our walls. We landed on Edgecomb Gray and Balboa Mist too, as well as a Sherwin Williams pure white trim paint. They exceeded our expectations, and we are very happy.

[@KatiSpaniak]

Thanks for your comment! Glad you liked the video!

[@ruthspillman546]

😂great ideas, advice!!! I am getting my house ready for market. Cut down bad large tree in front that was leaning badly, next will be other outside cleanup, then the house. Will remember you advice!!! Thk

[@KatiSpaniak]

You are welcome!!

[@geniferteal4178]

5:30 Those first few sentences - even though I could care less about a doorbell. It's great to put yourself in the mindset of a home buyer. I am not a typical home by nor would I have any idea. What's someone buying a house might be thinking. It's good to hear this and try to think this way.

[@KatiSpaniak]

If you ever want to chat feel free to set an appointment! www.meetkati.com

[@brittvaughn9447]

My partner is considering a whole house rewire for a 125 year old house that we're probably 5-10 years from selling. Estimates running as high as 37k with some electricians saying we have to get it done eventually to sell because some things aren't to code, some saying that maybe the person buying won't ask for an inspection so it's unnecessary. What's your take?

[@thomasstorrs6345]

In our market older wood floors need to be refinished before. Buyers want a seamless move in.

[@diana6842]

I have solid wood floors we put in about 15 years ago. For the most part, they're in excellent condition, but two rooms have a few noticeable, kind of deep scratches from someone moving furniture and not being careful. I don't want to refinish all my wood floors since they're in good shape, so I need to see if someone can just repair the few deep scratches.

[@Signs9]

Great tips! My husband and I are still in the 4 bedroom colonial where we raised our kids. It's been more than 30 years. I plan on staying for maybe another ten years or so. However we have been upgrading and freshening up the house the last couple of years. First we renovated the primary bath & bedroom, then the following year we did the hall bath, two story foyer & spare bedroom which I made into an office for myself. I love how everything turned out and I happen to love neutral colors so I have been doing all of the paint & tile work in nice fresh neutral shades. I have been slowly upgrading the hardware along with light fixtures as we go along. Next year I plan on painting the family room & kitchen. I'm going to add some molding around the windows and upgrade the window treatments. I plan on getting a new back door in the kitchen (we did the kitchen 14 years ago with new cabinets & counters so I'm keeping what we have) as well as a new coat of paint and light fixture in the powder room. After that we plan on doing the same thing to the dining & living rooms....fresh paint, molding and new window treatments while getting rid of stuff/junk that has accumulated over the years (mostly in the basement). Several years ago we replaced all of the carpeting with hardwood and I'm glad we got around to doing that! I'm doing this work mostly for myself to enjoy my home but hope that in the long run it will help to make selling the house a bit easier when the time comes.

[@KatiSpaniak]

Great comments!! Definitely you are doing this correctly!! Update it for yourself ongoing so it doesn't cost you so much when you are ready to sell!!

[@playdohsrepublic3562]

I see so many people here not liking the open floor plan anymore. I agree about it not being nice to see a messy kitchen while your eating dinner. However, I am the kind of person that cleans the kitchen up as I cook. The kitchen is clean when I sit down to eat anyway. I think a house with walls are nice if you're lucky enough to have a lot of square footage. Otherwise I still like an open concept. I live in the woods and have extra large windows but not a ton of square footage. I love looking in either direction and seeing the outdoors.

[@susanwoehler-hamilton8806]

Most people I do not think keep an immaculate kitchen. However, I commend you for doing it.

[@playdohsrepublic3562]

@@susanwoehler-hamilton8806 I didn't say immaculate.

[@dtraveler3080]

I used to live with backyard woods until they came in and uprooted ALL of the trees. It’s been ten years and they still haven’t decided what they are doing with all the space.

[@MappingAmy]

Thank you for confirming everything I was alerady thinking! Buckets of paint!!!

[@KatiSpaniak]

You are so welcome!

[@4ASHDesign]

This is why you need a designer who has staging experience ! People are now getting away from open plans lately and boring grey - no one wants to live in a prison box . Sherwin Williams colors to also use: walls - Aged White, Natural Linen , and Casa Blanca .Trim- Greek Villa or Pure White goes with everything !

[@KatiSpaniak]

Yes! Great other colors!!! Thanks for your comment!

[@Toni_Snark]

I would add, if you're going to paint, use the appropriate type of paint for the job. I just bought a house where the previous owners painted, but they used water-based paint over old oil-based paint and all the paint is flaking off in big sheets from the all the doors, cabinets, and trim. I could just cry.

[@_Renee2]

We’re experiencing the same issue and we have a toddler.

[@KatiSpaniak]

Oh no!! Yes! Totally. Sorry that is happening! What a pain!

[@KatiSpaniak]

UGH!!!

[@lynnstevens9666]

I'm getting ready to sell a 128-year-old house that, according to the city preservation coordinator, is 90 percent original as far as windows and their moulding, door moulding, ceramic interior doorknobs with brass rosettes, and red oak flooring. And windows that had not been broken have "wavy" glass. Obviously any broken windows had been replaced by the time I first looked at the house. When we remodeled the kitchen over a decade ago, I worked with a contractor who specialized in old houses and understood many people are into remuddling, not remodeling, and only did things to bring it up to code. Oddly, the layout the kitchen designer devised a layout that exactly matched what the original layout had been. We only discovered that after ripping up the six layers of flooring (don't ask. I have no idea why so many.) Luckily I had the exterior repainted last year just because it was time, and had a couple of carpentry and plumbing issues solved 18 months before buying my new house. Well, new for me. It's a paltry 90 years old. @@KatiSpaniak

[@KatiSpaniak]

Oh wow!! I'm sure it's an amazing home!! Send me pics when you go live!! @@lynnstevens9666

[@lawaincooley6788]

New sub here~ Great advice!! I need to get a piece of paper and pencil to visually inspect my home as a buyer. We have put most of our belongings in storage so it is easier to keep tidy. When you mentioned that house with all those showings, I just about fell out of my chair. Agonizing.

[@KatiSpaniak]

Thanks for subbing! Yes!! Super super painful for everyone! Thanks for being contributing!

[@janicelindegard6615]

Forgot to add, we sold a house a couple of years ago. I did exactly the changes mentioned and it sold in four days at asking price.

[@KatiSpaniak]

That's fantastic!!

[@kaymaxwell9783]

Solar is definitely a selling point in Southern California. It's one of those things to put in for you, not when you're ready to sell.

[@dismurrart6648]

Hope this is helpful for people selling. I just bought a house(we just need to sign the closing docs). Its my first house ever and im in love with it. It was an estate and heres what i liked and disliked. They cleared mold and asbestos panels(pro). New granite countertops and white cabinets (id prefer wood color but then theyd need to match the flooring). New vinyl flooring on the ground floor. Newer furnace and water tank. Things i dislike: Stripping the mold means unfinished basement. They left a weird standalone shower in the basement. They kept the living room carpeted. They carpeted the upstairs. When they redid the kitchen, they left the the space for the frudge at 30" wide. Things itd be nice if they had done but didn't impact me buying or how much id pay: The driveway is old and full of cracks. Its okay though because i have fancy driveway dreams. The front stoop needs replacement. The back fence is rotted but the neighbors have an in tact fence. The big thing that was a debate was the roof. It needs to be fixed in about 5 years so we got a few grand in concessions.

[@KatiSpaniak]

Thank you so much for this!! People love to read this type of thing!

[@dismurrart6648]

@KatiSpaniak absolutely my pleasure! If I was selling, I feel like I'd want to know what people do and don't care about in a house

[@jcool4358]

Should I replace my water heater if it still works but is 12 yrs old?

[@KatiSpaniak]

Nope. If you are moving you shouldn’t replace it if it’s still working. You won’t get your money out.

[@dilay5898]

You really do not need background music on your videos. Second video that I am watching and is really distracting. Great content

[@KatiSpaniak]

We've heard that. Thanks for the comments!

[@davidf1985]

Thanks for the hints, but why is this video always randomly zooming in and out ? I couldn't watch it after a couple minutes.

[@KatiSpaniak]

Thanks for your comment

[@Pubslife]

I am struggling with the background music (it could be me). It’s distracting and not necessary. Your content and delivery is excellent and very useful. Thank you

[@mikemanieri815]

Question: Coowner preparing to sell a home (450K range) and it has boring plain vinyl wallpaper on a lot of walls. Hard to notice actually. A white color on the ceiling that is also perfect. Do we paint over? Or Remove? Fresh paint would be nice. Thanks for your help.

[@SArlene-0916]

Thank you! Great advice! Where’s the downloadable list you referred to at the end of your video?

[@KatiSpaniak]

Thanks, Arlene!! I just updated the information in the video! I just didn't get around to it! Thanks for the push!!

[@SArlene-0916]

Great list! Thank you!

[@debraenston4164]

Thank-you so much. We are in England but all your advice is completely do able. I now know to keep cleaning, paint and freshen up! We have a beautiful home so fingers crossed it sells! Thank-you so much for your advice!

[@KatiSpaniak]

So glad this helped!! I didn't really think about having an international audience! Keep me posted and if you want this all in writing, you can download it here bit.ly/TLSellerChecklist

[@janicelindegard6615]

We are going through the process of deciding if we should fix our house up and stay or invest as little as possible and move on. I can’t see avoiding a kitchen upgrade. There is a wall that definitely needs to come out if we stay. The cabinets have been painted at least three times and are nearly 50 years old. There is contact paper covering the worn through laminate countertops, also 50 years old. If we stay, we completely remodel. If we go, we update. Even the sink is beat up and the faucet is broken-ish.

[@KatiSpaniak]

So if you move, then you'll have to price it accordingly if you don't upgrade it. But a "small" upgrade will just be a waste of money if you decide to do it before you sell. It truly needs a gut... And a buyer is going to recognize that no matter what you do. I am working on a video today about should I move or should I update. I'll keep you posted!!

[@janicelindegard6615]

@@KatiSpaniak you’re absolutely right!

[@4ASHDesign]

a whole kitchen reno can start at $10,000. I would look at listings of houses around you is doing and what the kitchens look like before taking the plunge

[@janicelindegard6615]

@@4ASHDesign where can you do a whole Reno for $10000? Estimates I’m getting start at $35,000.

[@HosCreates]

Light reno. Paint and hardware ​@@janicelindegard6615

[@thisisbs808]

I know there are plenty of buyers looking for "updates", but personally to me, the home maintenance factors are most important. I don't want to take on replacing a roof or driveway or HVAC etc. I would rather pay less for a house without cosmetic updates and makes changes the way I want to, which is going to happen with or without updates. Why should I pay more for "updates" that I'm going to change anyways. I used to work for a kitchen and bath designer, many of our clients came to us after purchasing, looking to completely remove newly put in kitchens and baths because it wasn't to their liking or the weird diy remodel layout didn't work with the way they wanted to use the space. Happened all the time. I did often wonder if realtors had any awareness of what happens after the homes were sold. In our experience, people just want to make it their own. I do agree that a fresh coat of paint does wonders, low cost to the seller. Low cost to the buyer to change it later. I also seriously distrust a flip. You know it was not done with quality work or materials in mind, and makes you wonder what they are trying to hide.

[@KatiSpaniak]

Thanks for your note! You are definitely the type of buyer who will be able to get a good deal when you purchase! We love buyers like you!!

[@4ASHDesign]

I deal with this too in the design industry! I can't begin to count how many people come to me saying they LOATHE the way the kitchen and bathrooms were renovated ! A fresh coat of paint on the walls that looks good with existing wood work and flooring plus some landscaping does wonders !

[@kennixox262]

An HVAC system can be replaced typically in one day. I'd rather buy a house at a discount with an old HVAC system so that I can come in and select my own system. Most people will just put in the cheapest system they can find. Spending a bit more add a lot of comfort and energy savings. Same with appliances, I'd rather have the junky appliances at a discount so that I can come in and select my own stuff.

[@YvonneCaden]

Hi - do you think it is a good idea to change my fridge which is huge. It sticks out of the actual cabinets and it is black as my hood. I have been viewing many videos of you today and big thank you! Pleasure to listen to you are calm and sooooo good!

[@lisahunter6080]

This is so helpful. Thank you! What do you think about re-glazing bathroom tiles to make them white if they are patterned or dated? It seems less costly than replacing, but I don't know if it is worth it.

[@KatiSpaniak]

Yes. Sometimes it’s worth it. You can ask your agent if you need a second opinion. Or email me

[@DKSOOHOO1]

I have a 1960 classic Cape cottage in Cape Cod, Massachusetts. It has 3 BR, 1 Bath and open kitchen to Family Room with fireplace, 900 sq/ft total. It is used personally as a Summer vacation cottage by family. I'm looking to replace the original vinyl tiles that are in very good shape but scratched and should be replaced. I'm looking at the new Luxury Vinyl Planking to install floating over the original tiles throughout the entire house except the bathroom which has ceramic tile in good condition. I'm trying to decide what color and wood pattern to choose that is classic and won't turn off buyers if I were to sell in 5 - 10 years. I've painted the kitchen cabinets white but left the Turquoise Formica countertop as it is in great condition. I've read that perhaps a classic white oak would be neutral and classic long term choice for floor style and color. What do you think of luxury vinyl planking? Would you have any other recommendations? Thanks!

[@LakeOuachita]

The 5 most important things about a house: foundation, roof, electrical, plumbing and HVAC. Thats all, cosmetics are very minor, and can be fixed easily (15 year Realtor in Dallas) Drive up appeal, cleanliness, and reduce the clutter, remove all personal pictures and decorations is pretty basic. Clean out closets, cabinets garage..

[@KatiSpaniak]

Yep! You are 100% right!

[@hurrayic]

These tips are helpful. I did have a question - new to your channel - obviously if house is empty, you can stage it - but what do you do when you're still living in it? Where do you store items that you want to move with you but don't want to have shown while house is on market? What if a seller has no garage to store those? What if attic or finished basement is not an option? Get rid of stuff? Expense to store off premises? Would like a video on various ways to do that & basic costs.

[@KatiSpaniak]

That's a great idea for a video. It can be hard if you have no place to put stuff. In that case, we will work with what we have in the home and stage around it and bring in accessories if needed. Many people get a storage unit. Or a POD which can be delivered to your new home when you are ready.

[@sara_387]

We're just going through this at the moment and we've combined decluttering, donating items or giving them away to friends ( items that no longer fit into our time of life) and storage. We stored items at the back of the unit that are not needed until we move, and at the front decor that we need to stage the house. We had a painter repaint the interior (finished today) and are soon to replace our carpet, so we had to move much of our personal effects into storage.

[@4ASHDesign]

Its best to clean and declutter first, then ask if you can store some of your stuff in friends or families garages until you gain passion of the new house . if that's not an option put it into a storage unit

[@judybee6698]

I rented the smallest storage unit . It worked out great and I only needed it for 2 months. I considered it well worth the money.

[@angelaachee7933]

Wow. Your video showed up right on time. Thank you

[@KatiSpaniak]

Perfect!So glad to help!!

[@marylut6077]

Our agent took awful photos: the huge master looked small, he didn’t take photos from a ladder, he didn’t use pro lighting, landscape photos showed only tree trunks, they were out of order so you didn’t get a feel for the floor plan. We lost a lot of potential buyers.

[@KatiSpaniak]

So sorry to hear that!! Did you tell him that you weren't happy with them? Many agents will redo them if their clients aren't happy.

[@dennissmallwood9082]

I have 70 year old wood floors and I will not change those to adapt to a possible buyer. I added central heat and air and a total rewire. I updated the bathroom by luxury vinyl tile on the floor and a storage cabinet and subway tile around the shower tub. My kitchen is open to the sunroom and if that’s not enough my house is not for them. I have a formal living room and dining room. I did walk insulation last year when I replaced the siding with Hardy Board concrete siding. The roof is eight years old this year. I have nice size bedrooms.

[@KatiSpaniak]

Thanks for the comments! Sounds like you are on the right path!!!

[@susanwoehler-hamilton8806]

My white kitchen cabinets were not only 36 plus years but damaged too. Also, the wallpaper not only of a dated print, it was dirty from cigarette smoke. The flooring was vinyl and couldn’t be cleaned. So I respectfully disagreeable with you concerning kitchen remodeling. Secondly paint color. All downstair rooms are freshly painted in an extremely pale yellow that I believe is a seldom heard of neutral. It adds subtle warmth and a welcoming feel to the house, in my opinion. Am I wrong? Upstairs, and this something that you will probably disagree with me, all bedrooms and both bathrooms are sky blue. Please know that I welcome your opinion. I was thinking upon painting blue that blue would be a more restful color. The blue bathrooms though I am thinking of painting a different color. Please what do you think? I would be extremely grateful for your opinions, please, as I am in DESPERATE NEED FOR HELP!

[@thomasmorrison3279]

Great video. Very practical. It is too bad that HGTV came out. It makes it really hard to see a home now. I spent $60k updating my house and still could not sell for the price I wanted, so I rented it out again. It was a rental for over 10 years before I updated it.

[@KatiSpaniak]

Thanks so much for your comment! Yes. It's hard when the buyers are looking on HGTV all the time and think that's what all the homes look like. Sorry that you couldn't sell it after you updated it!!

[@lisaaustin4561]

By line of sight ALL FLOORINGS MUST be the SAME! I just looked at a custom home. I open the front door tile entry living room different kitchen different dining room. THE WORST was I had a clear view of the toilet while standing in the entryway! Custom designed by the owners who obviously didn’t know what they were doing. Get a designer involved. Nobody with real money will buy this!

[@susanwoehler-hamilton8806]

Also a different color paint for each room is horrid! I once saw such a house and left almost immediately. Disruption of the flow!

[@robbyfre981]

Good presentation, less photo cut ins

[@KatiSpaniak]

Noted! Thanks for your comment!

[@pinkfreud62]

The editing is irritating and unnecessary. Can't watch.

[@lm4936]

I don't have much storage space in my condo and as a result, I have to store my vacuum cleaner & ironing board in with my clothes in the bedroom closet. I'm roughly a year out from listing, and I'm trying to decide if it would make sense to get this particular reach-in closet professionally done over -- since many closet companies are offering sales currently. Would this be a waste of money?

[@KatiSpaniak]

You won’t get it back when you sell. But it’s a nice touch.

[@BarbieB73]

Update: Thanks for fixing this. Is very helpful. Found your video informative. I was looking for the downloadable list you mention several times in the video. In fact, it requires an email. Not cool, and not keeping it real!

[@KatiSpaniak]

Hi, Barbie! Thanks for the comment! We are a work in progress and that was my easy way out until I could pull it all together. :) I have updated the comments in the video. Your comment kicked me into finishing it!! :) Thanks!

[@BarbieB73]

Thanks! That's way more helpful. Thanks for updating.

[@h00Lia]

Thank you for sharing your expertise!

[@KatiSpaniak]

My pleasure! Thanks for your comment!

[@IrishTwinMaker]

When my husband and I were searching for our first house 2 years ago, I refused to look at homes with open floor plans. I didn't want to see the kitchen from another room. I hate sitting down to eat dinner with my family and seeing the cooking mess across the room. I don't want to see the tv while I'm eating either.

[@KatiSpaniak]

Yep. More and more people are opting for floor plans that aren't super open. Thanks for your comment!

[@georgiahamilton4346]

Yes, me too. I like semi open. Also noise carries in an open floor plan too. and furniture placement can get tricky.

[@emilyvickery8081]

​​@@KatiSpaniakThis seems to be a cultural thing because where I live open plan is the done thing. It suits the climate, too.

[@IrishTwinMaker]

@@greenteajiang1037 we're a young family. We have 3 babies still in diapers and pull-ups. I still didn't want the open floor plan. Having everything in one giant room didn't appeal to me at all.

[@corilia9529]

Thats funny because i thought that was a big deal to most people. My kitchen has the opening to the living room that has a pocket door. I love it

[@rmbrugge]

Excellent video,thank you!

[@KatiSpaniak]

You are welcome! Thanks for your comment!

[@sarahconnor4757]

Thanks for the info! Very helpful.

[@KatiSpaniak]

Glad it was helpful!

[@glengarbera7367]

Thanks for those color ideas. I'm going to be opening up that kitchen when I renovate. Can you do a show on flooring. I'm in a dilemma, whether I should replace my hardwood with wood, vinyl, or something else.

[@KatiSpaniak]

Great idea! Yes. I can talk about flooring!! I would never recommend replacing hardwood with something else unless it's parquet flooring. Then only "maybe" would I consider it. I am always going to recommend keeping the hardwood and working with it if you sell. If you want to email me, feel free and I can take a look at the room and give you some advice. [e-mail]

[@melissanajera1675]

Can you do a video for Condos updates?

[@ChadandDonnaHench]

If an unfinished, but heated/cooled, basement (which has one side with a door to the outside) leaks during heavy rain storms, should it be “fixed” (dugout around the foundation and resealed or other expensive repair) before it is put on the market? The house is about 55 years old and was generally well maintained. Most houses in the neighbor are similar age and size, but the basement is unique to the area.

[@KatiSpaniak]

Yes. I would get an estimate to have it fixed. That is something the new buyers will want fixed and it could be a reason that someone wouldn't actually purchase the home. Guessing that it leaks by door? Is there a drain there? If you send me some pics, I might be able to advise. [e-mail]

[@bornagainbeliever1429]

Hi Kati, I’m a new subscriber, just came across your channel- loved all the tips from you, and also from some of the comments. I know pictures should be removed when staging the house, but what about keeping a few (11x14 professional wedding photos) that are meant to look like art on one wall? Also, what about an accent wall in the master bedroom, charcoal color?

[@KatiSpaniak]

Thank you so much!! You can keep the artistic photos of family. Even a few that are not overwhelming is good also. Totally fine. As far as the accent wall… I wouldn’t do it to sell the house. But it’s not a bad thing for your own personal preference if you want to do it for you before you move.

[@bornagainbeliever1429]

@@KatiSpaniak thank you !

[@TheRoadLessPaved]

In 25 years, not once, has anyone used the doorbell - or the door knocker! The only time the doorbell rang was when someone visited the house across the street, lol! We finally took it out. Maybe it's simply country living, everyone knocks on the doors.

[@marylut6077]

Our potential buyers wanted us to redo the hardwood floors while we were living there.

[@KatiSpaniak]

Yeah... hard pass on that one. Haha!!

[@WJ770]

Good advise. I am going to sell my 30 years old house within 2 years, and started to prepare. The stairs (concrete and bricks) to the front door are chipping and cracking. Estimated replacement is more than $5000. Should i spend this money? Would like your advises😊. Thanks!

[@KatiSpaniak]

Thanks for the comment! It really depends on how bad it is. If you want to send me a picture, I can tell you. Usually you won't get that money back... [e-mail]

[@WJ770]

@@KatiSpaniakthank you so much! I will send a picture to your email. It is very helpful to play back your previous vedios😊

[@sherrymontague5336]

I have a home an older ranch. We remolded the kitchen a few years ago. My husband finally agreed to list it in October. We have only had 3 showings. I feel the house is boring. I was thinking of pulling our lusting and doing more of the less expensive upgrades you suggest then relisting early May. The house is located off the Blue Ridge Parkway so winters are cold. I’m not pleased with the pictures of the house. Is it ok to pull a listing early. Our contract was for 6 months which ends April.

[@KatiSpaniak]

This is what I can say... talk to your agent first about the market and what is going on. All homes will sell for a price. If you are not getting showings, then something in your marketing isn't working... price, photos, etc. I wouldn't do anything without really digging in and getting more advice from your agent. He or she should be guiding you. It sounds like the price is too high. If you listed it for $1 would anyone say the house is boring? Nope... all objections can be overcome by price.... definitely talk to your agent.

[@sherrymontague5336]

Thank you so much for your reply. I spoke with my agent yesterday. Her mom is ill and she was at the hospital with her. Our conversation was brief. She said the market has been slow due to winter time and higher interest rates. Our home is not over priced. I know our pictures and marketing are lack luster at best. The local agents just take pictures with their own cameras/phones. Ours are terrible. The listing number is 89434 with Kyle Reality Fancy Gap, VA. I have asked about doing things and she has discouraged me from doing anything. I did repaint the back door and shutters even though she advised against it. She said unlisting and relisting in spring would do more harm than good. My husband and I are separated and he won’t reduce the price as it’s listed at a price other homes have sold for in our neighborhood some higher others a bit lower. We are priced at $145 sq ft which is very reasonable for our area.@@KatiSpaniak

[@KatiSpaniak]

@@sherrymontague5336 Thanks so much for your comment. I took a look at these photos and noticed that they are shot vertically. All photos should be shot in a horizontal or landscape view to see more of the room. And if a house is sitting on the market the price is always too high. All objections can be overcome by price. If you are getting showings, then your marketing is good.. your photos and getting people in the door. But if you aren't getting people in the door for showings then the marketing (photos) might need to be redone. Or you need to reduce the price.

[@KAAKEproperties]

I would say overall very good info however I totally disagree regarding hardwood floors. This is one of the easiest and most cost effective things to do before a sale that creates the most dramatic effect. Sure it can be expensive but the cost for return is one of the best places to spend your money. Also having them done means a buyer doesn't have to account for a week or two of work before moving in. I have been selling vintage homes for 18 years and this is the first thing I recommend people do.

[@KatiSpaniak]

Thanks for your comment, Phillip. Many agents have different ideas about this for sure. That's why I always recommend that sellers talk to an agent in their area to see if it's important for their style of home or for their market. I think the hassle for most of my clients... many over 65 is not worth it to get rid of their furniture. For a typical colonial in my town, it's not worth it. But if you are looking at a multi million dollar property... yes.

[@brendaw.7597]

Great information and great advice. Thank you so much!

[@KatiSpaniak]

Glad it was helpful!

[@PH7018c]

Great info.. the music is not necessary..

[@KatiSpaniak]

Thanks!

[@paul_domici]

Great video!!!!

[@KatiSpaniak]

Thanks!! Appreciate the comment!

[@joldc5123]

A lot of great advice, thank u, but I have to say the background music is annoying.

[@KatiSpaniak]

Thx. We’ve fixed that.

[@surewhatever8843]

I’m the type of buyer that wants a deal so that I can make the updates I want. I, however, would have skipped on the house with crumbling concrete.

[@KatiSpaniak]

Yep. I get that!

[@4ASHDesign]

We would to! crumbling concrete is a no go for us too !

[@lucybraun8969]

Without cement work, no one is going to even want to see all the upgrades done to my interior. My house currently has zero curb appeal. A tree stump also has to come out, and the rickety stairs to the front door need to get removed and replaced with cement ones.

[@KatiSpaniak]

Sounds like you know what your home needs in order to sell 👌🏻

[@madih473]

Thanks for the video. I received a brand new quality wood vanity for my primary bath. The rest of my bathrooms in my home have white cabinetry. Do you think it’s a good idea to install the new vanity even if I don’t have the budget to rip out the old Florida tile on the floors and shower? I was told by a design center that they recommend I replace the Florida tile floors and install the new vanity with my limited budget. Another Designer recommended that I keep the Florida tile floors and update the shower and install the vanity. bottom line I don’t have $15,000 to do the full project and just want to do a portion of it. Open to your thoughts.

[@KatiSpaniak]

Great question!! This is actually where your EXPERIENCED real estate agent comes in. Inexperienced agents will tell you to do it all. They just don't understand that you might not get the money out of it. I would lean towards not putting in new tile and a shower... a new vanity will help the bathroom and make it usable. Meaning it won't have to be updated right away by the new owners... it won't be an eyesore. If you spend $15,000 to update, I'm going to guess that it will not increase the value of your home by that much. If you were doing the updating and going to live there yourself to enjoy it before you move, then I would say to do it. But it's not a great ROI. Feel free to download my checklist if that helps. bit.ly/TLSellerChecklist to see I Also, if you want to book a call with me, I'm more than happy to take a look at your bathroom on video and tell you what I think! No obligation!! www.meetkati.com

[@jenise2503]

I have an old 3 bed two bath home that has two claw foot cast iron tubs, one upstairs with the bedrooms and one on the first floor off the kitchen. It's odd to have a full bath off the kitchen but one of the quirks of an older house. I would like to update the downstairs bathroom but uncertain about keeping it a full bath or making it a powder room (half bath). Is it a bad idea to turn a two full bath house into a one and a half bath house?

[@KatiSpaniak]

Thanks for the question!! It it odd to have a full bathroom off the kitchen. I don't really like having full baths where guests would use it. However, since it's an older home with only one bathroom upstairs, I might keep it if there is enough room in the bathroom to have a shower. Definitely take out the tub. Try not to spend too much money on the bathroom on the first floor though because you probably won't see much of a return on it. But when you go to list, you will be able to say that you have two full baths rather than one... reach out if you want to chat about it! www.meetkati.com

[@SupremeSkeptic]

Why do people like hardwood floors so much? Termites and moisture can break them down. Why not replace them with SPCs?

[@KatiSpaniak]

Many areas don't have termites... so they would never think about that. They love the way it makes the house look. It warms it up a lot. In Chicago, hardwood is the premium flooring for most people. Thanks for your comment!

[@pcfrivera6023]

Know the cap on your neighborhood

[@KatiSpaniak]

Absolutely!

[@CatsAreNiceMeow]

There are two rooms I wanted to paint but my agent said not to bother. She also told me not to bother fixing my low water pressure and dishwasher but I’m doing it all anyway. Why would she tell me not to bother? I don’t get it!

[@KatiSpaniak]

You can fix it for yourself. But most likely it’s not going to help get the house sold or sell for more money. So if you are doing it to get more money it probably won’t matter.

[@CatsAreNiceMeow]

@@KatiSpaniak Thanks for your reply.

[@kenvandermeer3051]

Could you kindly list your recommended paint colours in the comments ? I am not able to see them below

[@KatiSpaniak]

Here you go! Benjamin Moore Stonington Gray HC-170 Benjamin Moore Gray Owl OC-52 Benjamin Moore Balboa Mist 1549 Benjamin Moore Edgecomb Gray HC-173 Trim: Benjamin Moore White Dove OC-17

[@dtraveler3080]

@1:32 I would not like a soda shop in my kitchen.

[@williamwade7059]

What about a "mancave" in the house or garage. Love your work😂

[@KatiSpaniak]

Thanks for the note!! It depends on the specific situation. It's a "cool" look and it may or may not help the house get sold. It depends on the specifics of it. Can you turn the garage back into a garage? If so, then should be fine! Reach out and book a call if you ever want to chat about it! www.MeetKati.com

[@dennyb759]

Not everyone wants an all open floor plan.

[@KatiSpaniak]

Yep. That is true!

[@diana6842]

When we moved into our open floor plan home 20 years ago, I loved it. Over the last few years I've grown tired of it and one of the main reasons why is no matter how clean I keep the kitchen countertops, it just looks cluttered to me. Walking into my living area and immediately seeing everything in the kitchen - is distracting to me now.

[@whynot3]

We want to sell a rental that is no longer rented.Lease was up.Husband and I don’t agree with the renovations. It is a Townhouse, built 2006 and is quite dated especially the kitchen,tiled worktops example lighting and bathrooms?

[@KatiSpaniak]

This is where you need an experienced agent in your area to come and advise you early on. Let me know if you want me to refer you to an agent in your area. Or if you want to send me some pictures more than happy to help! [e-mail]

[@geniferteal4178]

The irony about the doorbell is, I've never had one working. Yet here I am, 2 days after my water heater failed, I've diagnosed the system, I've found the replacement water tank and it will be installed by me on Tuesday. For me the door bell is irrelevant to the maintenance of the house. I can take care of business in an emergency when things fail.

[@KatiSpaniak]

Yep. I do believe you are doing what you need to do for the interior of the home. But the doorbell is the first impression. :)

[@janainasimpson6075]

Should I change the front door locker and handle of my front door? If kind of faded the metal . My husband says it does not give us any return on selling our property. Thank you

[@KatiSpaniak]

Great question!!! Does it make it look like you don't take care of a small maintenance item? If it's broken or looks really bad... it's the first impression that matters. Someone will look at it and say "Hmmm... if they didn't take the time to replace this simple item, what else isn't taken care of?" Now, if this was on a back door or a place that isn't the first impression, my answer would probably be different... not worth it.

[@janainasimpson6075]

@@KatiSpaniak Thank you so much for your opinion!

[@elainerobertson7329]

My countertop are ugly laminate. The cabinets are in good shape. Should I replace the countertops?

[@McDennant]

⁠@@elainerobertson7329Hi, I recently applied high quality, thick adhesive (that looks like marble)to my old, wood/laminate countertops. A few years ago, I applied a similar item that looked like granite. The technology/product quality has soared over the last few years! The most recent application cost me $120 total - plus I have a lot of product left over. ☺️👍🏻 Good luck!

[@McDennant]

P.S. Visitors, neighbors & family members all thought the countertop was TRUE MARBLE. 🤓😬👍🏻

[@charleswagenseil5496]

Great video. Bought an inventory home from one of the National production builders a couple years ago. Is it worth the investment to add some character such as upgrading the tiny 3 1/4 inch baseboards to something more proportional with the 9 ft ceilings and/or add crown molding in the main living area? Or just leave the builder-grade trim alone when going to sell? Thanks in advance!

[@KatiSpaniak]

Thanks for your note, Charles!! If this is something that you want to do for yourself, then it could be worth it. But if you are going to do it in order to sell, you most likely won't get the return you are looking for. I suggest bringing in a decorator or stager instead to get a good feel for what is going on in the room to make it feel less "builder grade." Usually, it means making it feel more cozy with more color and textures throughout. If you update a "builder-grade" home and a comparable home down the street sells that hasn't been updated, it's hard for the buyers and especially the appraisers to see the value in the replaced wood flooring. So you definitely won't see the value and the return. Does that make sense?

[@charleswagenseil5496]

Makes sense, thank you!

[@lovebertierose]

I have carpet. I cannot afford hardwood, is LVP worth the expense and will it make a difference if I sold my home in 5 years?

[@KatiSpaniak]

The real question is do you want the LVP? Or do you want the carpet? Five years is a long time to live with something in your home that you don't love. There are some really good LVPs out there right now that look great that are sustainable for five years. New carpet is probably going to look a bit worn five years from now. So I would say do what is best for you for the next five years... and enjoy it!

[@peggychabino7483]

​@@KatiSpaniakp

[@corilia9529]

Sometimes all you need is a nice wall color and pick a nice countertop that will appeal ro most people even a newer backsplash will get those likes!

[@KatiSpaniak]

yep!

[@cherylanon5791]

LOL if only I could get my spouse to watch your videos! but.....NO.....he THINKS he can paint, but, he should never be allowed near a paint can, much less a paint brush! Oh my! WHAT do we do when one spouse can actually SEE the issues, and the other one is like "oh hey the neighbors sold for 700k, and we are paying taxes on that much, so we should be getting that TOO"

[@JC-sg5uo]

I bought my home in May 2021 when the market was red hot. I made an offer $10000 below and his agent laughed saying they would be getting multiple bids. Turned out they got nothing so they came back and accepted my offer. They ended up taking another $5000 off due to needed repairs. I think I know why they didn't get offers. Years before he renovated the main bathroom by taking out the tub and putting in a double shower, which I don't get or need (it screams sex to me for some reason!). I'm a tub girl and unfortunately don't get to take baths now, just showers. There's a tub in my teenage daughter's bath but I don't use it because, well, it's her's! My question is do you think it would be worth it to renovate the bath and put in a nice freestanding soaking tub? I would also have to change the shower to a glass shower and change the tile from the dated brownish travertine and dated granite countertops. I want it to be nice and white and bright. The double vanity is fine. Do buyers prefer just showers or tub and shower. I thought the trend was a nice big shower but recently saw where people like tubs in the main bath also. I just put in a new HVAC ($8000) and want to put in a new kitchen countertop. I don't plan to sell for another 4-5 years when my kids are out of college when I will downsize.

[@KatiSpaniak]

Great comments!! Thanks for the question! So a lot to unpack here... there are a few people who will not buy a house because there is no master bathtub... but not many. Not many people use the tub. However, people don't like small showers... that is 100% for sure. So if you HAVE to choose one or the other, I would choose a larger shower. However, if this is something that you want to do for yourself, then go for it. Especially since you are going to be there for another 4-5 years. At that point, your bathroom will be newer than it is now, and you'll have the opportunity to love it. And whatever return you get out of it, will be worth it! But make sure you keep the double vanity!! That is a must in a master bathroom unless it is just completely not feasible. Shoot me some pictures if you wanted more info! [e-mail]

[@BasementEngineer]

@@KatiSpaniak Surprised to learn that people nowadays prefer showers to bath tubs. My wife and I bought a mid century modern in 2015 that had been revamped in the 1980's, as our retirement cottage. When we bought it we did so with the knowledge that the HVAC needed replacement, and we did so within one year at about $7,500. The windows, lots of them and BIG (thermopane) are in remarkably good shape even though dated to 1986. The master suite has 2 bedrooms, the master's and a nursery, which became my wife's office deservedly so! I put shelves in the two closets and the Mrs was happy. The master bath, ah yes. This has every conceivable watering apparatus except a bidet. Double vanity with his/hers sinks, shower cabinet 2' 6" x 5' with every type of selectable sprinkler imaginable. The bathtub is a Jacuzzi spa with telephone shower, which I really got to love. Strangely my wife prefers the shower. No accounting for taste:-)) The various fixtures, while dated, still look good. Just had to replace some inserts to make them drip proof again. Since a lot of the fixtures were so old I have been busy repairing/replacing same. I don't mind this work. For some plumbing repairs I called a professional plumber who did his work quite reasonably, and also educated me on the functioning of sewage lift pumps! Last year we talked about modernizing the kitchen. Fact is it is fully functional with an excellent ergonomic layout. However, some improvement for traffic flow is warranted. So we went out for quotes. Bear in mind that the kitchen & dinette area is 10' 6" wide x 22' long in size, with no wall removal or adjustments required. No new appliances, either. Well, the quote from a reputable firm was $130,000! That was not going to happen, no way! Now my wife and I put on our thinking hats and we sketched out some alternatives whereby we keep the existing cabinets and simple have doors and drawers re-finished or replaced with new hinges put on. Moving the pantry, 18" x 78" to an outside wall and eliminating the counter between the dinette and kitchen would make room for a 32" x 78" island, which would be equipped with full pull-out drawers. Thus would more than compensate for the small loss of lower cabinets. Our major concern is the flooring in this area. It is uniform hardwood throughout entrance hall, kitchen, & dinette. I hope to find some to fill in the areas where we removed the pantry and counter/cabinets between kitchen and dinette. If all else fails I'll use the flooring inside the hallway closet and simply replace this with similar looking modern stuff. Ahhh, the joys of home ownership, now my 4th! The only worse accommodation is an apartment. Thanks for reading my rant, and all the best to you from Southern Ontario Canada.

[@KatiSpaniak]

Wow! What great information!! Sounds like you have a real plan! If you want an agent to come in and help advise you... no charge. I know agents up that way!! Stay warm!! @@BasementEngineer

[@BasementEngineer]

@@KatiSpaniak Thank you for your kind offer, but we are not planning to sell. As I said when we moved in here: "They're going to have to catty me out horizontally from here." I had admired this, and another house, for a long time. It is located at a gorgeous spot right in the middle of one of the fastest growing areas in Ontario. Once a week or so we get a call from an agent asking if we wished to sell. My answer is: "Where would we move to?" We are here for the duration in a house that is about as ideal as it gets, apart from the tinkering required.

[@sherrie9241]

Thank you! Great advice!

[@KatiSpaniak]

You are so welcome!

[@jennifers6435]

My house was changed to an open plan with a new kitchen….5 years later the “fresh new”cabinets are all warping and shelves falling down..I would rather have a good, old kitchen with well made cabinets…the new kitchen appliances were junk too…even the vent over the kitchen island did not vent through the roof..the only good thing about the house is new hardwood floors…….remember that inspectors are blind

[@KatiSpaniak]

Yep. That can be the issue when a seller updates "just to sell" their home... I feel for you!

[@corilia9529]

Why are your cabinets warping?gee thats must be some cheap material, not your fault but wow

[@jennifers6435]

@@corilia9529 because the doors are probably made of thin plywood and chipboard….shelves and sides are not cut accurately….chipboard framing.these must be home despot CheapO cabinets….thin plywood will warp from normal household humidity……I am not crazy about the open concept…it is drafty and you always have to keep the kitchen tidy.

[@jennifers6435]

@@KatiSpaniak we felt lucky to buy anything as the home prices are higher here than in Oregon….we moved back to Washington…..the house we sold was a can of worms when we bought it too….don’t trust real estate sellers or brokers or inspectors…we did not hide anything when we sold our other house….we did not want someone else to have the experience what we did.

[@corilia9529]

@@jennifers6435 thanks and i keep my kitchen tidy except i don't do my dishes immediately after eating but no worries im just too lazy to put them in the dishwasher.

[@geniferteal4178]

If I don't fix the doorbell I don't want you to bother me. nothing to do with the condition of the house