Annette Delivers Real Results - HOME IMPROVEMENTS THAT IMPROVE VALUES

HOME IMPROVEMENTS THAT IMPROVE VALUES

HOME IMPROVEMENTS VEMENTS THAT IMPROVE VALUES

Annette Deli e Delivers Real Results

Table Of Contents

Remodeling: Is It Worth It?

Where to Spend the Money

Improvements That Cost More Than Their ROI

Design & Feature Trends to Avoid; Improvements That Add Value

Don't Overdo It: Keeping Your Market Area in Mind

Outdoor Improvements

Flooring, Walls, and Lighting

Cooking Up a New Kitchen

Living Room Upgrades and Renovations

10. Bedroom and Attic Renovations

11. Bathroom Renovations and ROI

12. Remodeling, Additions, and ROI

13. Tips for Increasing Your Home's Value via Improvements

Why Choose Annette With years of experience in the dynamic Las Vegas real estate market, Annette has honed her skills to provide exceptional service tailored to each client’s unique needs. Building strong relationships is her foundation for success—by truly listening and communicating effectively, Annette has earned a reputation for lasting client connections. Her honesty, even when delivering hard truths, establishes trust and credibility, ensuring clients always make informed decisions. The real estate industry is ever-changing, and Annette stays ahead of the curve by continuously updating her knowledge. From the latest market trends to cutting-edge technologies and best practices, Annette brings current, relevant expertise to every transaction. Her adaptability allows her to navigate unpredictable market conditions effectively, always protecting her clients’ interests. Client satisfaction is Annette’s top priority. She is committed to putting each client’s needs first, even when it means forgoing short-term gains. This dedication has built Annette a strong reputation and led to long-term success through referrals and repeat business. With deep knowledge of the Las Vegas area, Annette offers invaluable insights into neighborhoods, schools, and local market trends. Her expertise guides buyers and sellers to the best opportunities. Annette respects her clients’ time, streamlines each process, and ensures that nothing falls through the cracks, letting clients focus on the excitement of their real estate journey. Choosing Annette means gaining a dedicated partner committed to long-term real estate success.

About Annette Annette is a dynamic Las Vegas real estate professional with specialized certifications and a wealth of experience that ensure exceptional service for every client. As a Military Relocation Professional, VA-Certified Agent, and expert in both listing and buyer representation, she guides military and civilian families through every stage of relocation and real estate transactions with confidence and care. Drawing from a background in sales, management, and executive roles, Annette blends strategic marketing insight with a deep understanding of the Las Vegas market.

Why Partner with Annette

Working with an agent who holds diverse certifications offers a major advantage in today’s competitive market. Annette’s training, experience, and commitment to excellence give clients a distinct edge in achieving their real estate goals.

Annette’s Certifications • CREN: Certified Real Estate Negotiator • CSI: Certified Sales Interrogator • CLP: Certified Listing Professional • CREM: Certified Real Estate Marketer • MRP: Military Relocation Professional • VA: Veterans Certified • CNHP: Certified New Home Professional • CEBA: Certified Expert Buyers Agent Negotiation Expertise

As a Certified Real Estate Negotiator, Annette uses advanced strategies to advocate effectively for buyers and sellers. Her ability to manage competing interests and personalities leads to

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stronger results, smoother closings, and consistently satisfied clients.

Listing and Marketing Proficiency

With her Certified Listing Professional credential, Annette brings expert pricing strategies, negotiation tactics, and market analysis to every listing. Her skill in presenting and marketing homes ensures maximum appeal, faster sales, and higher potential selling prices.

Digital Marketing Edge

Annette’s status as a Certified Real Estate Marketer gives her a powerful advantage in today’s digital landscape. She develops targeted campaigns that highlight each property’s best features across multiple online platforms, using data-driven strategies to attract qualified buyers quickly.

Comprehensive Buyer and Seller Representation

As a Certified Expert Buyers Agent, Annette delivers full-service representation for both sides of the transaction, providing personalized guidance and market insight throughout the process.

Specialized Services

Annette’s Military Relocation Professional and VA certifications reflect her deep understanding of military and veteran housing needs. Her expertise as a Certified New Home Professional further extends to clients exploring builder communities and new construction. Together, these achievements demonstrate her commitment to personalized, high-standard service across all real estate sectors.

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Client Commitment

Ethical service, honesty, and professionalism define Annette’s approach. She builds lasting relationships through attentive listening, thoughtful guidance, and a genuine dedication to client satisfaction. Her detailed knowledge of Las Vegas neighborhoods, schools, and current market trends empowers clients to make informed decisions with confidence.

Efficiency and Personal Passion

Known for her organization and follow-through, Annette ensures no detail is missed and every transaction runs smoothly. She goes above and beyond to create a seamless, rewarding real estate experience. Outside of her career, Annette enjoys time with her fiancé, family, and pets, along with creative pursuits like crafting and cooking. Her passion for animal welfare reflects the same care and integrity that define her professional life. Choosing Annette means partnering with a dedicated advocate who combines skill, experience, and heart to help you succeed in the Las Vegas real estate market.

Testimonials for Annett or Annette Below is a list of just a few people whom Annette has helped buy or sell a home, and what they said about working with her: “Annette is a real estate goddess. Without her help and guidance, I never would’ve got through the process with my sanity. I have never met a real estate agent of her caliber. She is perfection. She is knowledgeable, intelligent, kind, and has such a beautiful personality and sweetness. We had so many laughs together that she made the whole process pleasurable. I don’t normally leave reviews, but in this case, I felt it necessary to sing the praises of Annette. I will not hesitate to use her again if I have the need." • Freda Honig “What more can you ask for in an agent who is patient, compassionate, understanding, responsive, personable, has your best interest, and to top it off, a bubbly-energetic personality that is contagious. This is Annette and she is awesome! I was referred to Annette and I am fortunate to have her as my agent. Buying a house is a big financial decision, especially since we're not familiar with the area. She was very instrumental and informative throughout the process—discussions on locations, loans, inspections, insurance, etc. Without her experience and guidance, we wouldn't have purchased and closed escrow. She truly has the client's best interest as the top priority. I couldn't stress how important this was for me, based on my past experiences with other agents. I was not able to attend a few in-person meetings/inspections, but guess what, Annette was there in person as well as through FaceTime. Her communication and availability are exceptional and I wouldn't feel confident if it wasn't for her. She keeps me informed and her demeanor keeps you at ease to ensure your needs and comfort level are met. I couldn't be more happy and satisfied with the end result. Any agent or buyer could end their

real estate experience/relationship after escrow, but not for me.

Till today, we still keep in touch, and occasionally I will drop a text. She's that personable and easy to get along with. Highly recommend Annette if you need an agent who will go the extra mile. Thanks for all your effort and time throughout this journey. Wouldn't feel as confident without your experience and guidance!!! Looking forward to our next meeting." • Sam Le “You can’t get a better realtor than Annette! I completely recommend!! Quick to respond, very personable, listens to your needs! When we first contacted her, we gave her the timeline of when we needed to move. She contacted us right away when that timeframe came up and got our lists of our wants and needs. She informed us about the current market and we talked about our price range. She never showed us a place that was over our budget! No matter what time of day, she always responded quickly to my questions. If she didn’t know an answer, she immediately found it for us! She made the process so easy and fun for us! I cannot thank her enough for helping us find our new home!" • Taylor Guinn “My husband and I feel so lucky we found Annette! She is a down to earth person who actually listens to her clients wants and needs and does everything in her power to find them. Even when we kept changing our criteria on her, she responded quickly and always had a smile and no worries attitude. She answered all our questions quickly whether it was in person or via phone/text and was with us throughout the whole process of looking for a home, finding a home and purchasing our wonderful forever home. We also had some requests we wanted to make to the seller and Annette went to bat for us and was able to get everything (within reason of course) we wanted and then some. I would definitely recommend Annette to anyone looking to buy or sell a home. She's the best!! Thank you Annette!" xii

• Rodney and Holly “Annette deserves 10 stars not just 5! She is a standout in every respect! Nobody we have ever met is as responsive or committed to serving us as she was. On one occasion we called her on short notice to view a property. Within 30 minutes we were on our way to visit not just one but two properties. She also learned our likes and dislikes very quickly which enabled her to find properties that were contenders. And throughout the sales transaction process, she was extremely thorough and remained our strongest advocate. We cannot say enough good about Annette's personal commitment—the results speak for themselves—we could not be happier with our new home!" • Joe and Kathy Schroedel “Annette is an amazing realtor. We originally had a different realtor and while they did their job it felt more like they were just doing their job. We'd find a house, put in an offer, not get picked, and then moved on. After months of repeating that, one of our relatives recommended we talk to Annette. From the beginning her optimism and energy was night and day with what we were used to. Annette immediately reached out to our lender to come up with a game plan for us. By the time we got to Annette we were pretty desperate to find a house. Here's how I knew she was different. On one of our bids, we got some interest but the seller was asking for quite a few things. She could have told us to accept the asks knowing how desperate we were but she recommended we decline and keep looking. She could have made an easy commission from us but knew it wasn't in our best interest. The house we actually got; we didn't even want to put a bid in but Annette said "you won't know unless you put in an offer." In the end, it was us and two investors, and with all the work that Annette put in for us, the sellers ended up picking us. She's a wizard! Even after we closed, she’s been here to help us with not just our property but on a personal level as well. xiii

We've even exchanged messages as late as 11pm just chatting about properties and joking around. Her contact will forever be in my phone. If anyone ever asks for a recommendation or if I decide to sell/buy again, she'll be the first person I reach out to. My family and I can't thank her enough for coming through when we were in a tough spot." • Hoai Ly “Annette was awesome! As first time homebuyers she paid attention to all our wants and needs for our new home. We never felt like she was trying to push us towards something that was over our budget or not suited for us just to make a sale. She took her time with us and went to MULTIPLE houses trying to find our “perfect” match. She is a wealth of knowledge and you feel like you’re working with a friend from day one. I would highly recommend Annette for all your real estate needs." • Victoria and Blake Behning “Annette is an absolute pleasure, truly. She is extremely knowledgeable about Las Vegas and guided us through every aspect of home buying with such ease. She made us feel as if we were old friends so the trust came naturally. We have now purchased a lovely home and it's all thanks to Annette, really. Thank you for your professionalism, patience, punctuality, and pretty awesome personality. For any future home buying, look no further." • Oliver D

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Thinking Of Remodeling, emodeling, But Want Some Expert Advice?

Because I’m not in the remodeling business, I can give you an unbiased opinion before you start any remodeling work.

Here’s some advice I can give you about your project:

What kind of “Return on Investment” you can expect to get from different types of projects. • Little-known mistakes to avoid. I’ve seen lots of homes. I know which materials will last, and which ones quickly wear out. • Referrals to the best local contractors and home service professionals. I’ve worked with many of them. I know the good and the bad. • I can let you know fair market pricing for any work you want to have done. • I can tell you which projects are great for “DIY” and the projects where it pays to hire a professional. If you’d like a Free “Home Upgrade” Consultation, give me a call at Phone.

Best Regards,

Annette Shoemaker-Kohberger S.186932 LLC Annette@VegasPropertyExpert.com www.VegasPropertyExpert.com 702-858-1970

CHAPTER 1 Remodeling: Is It Worth It? orth It?

Remodeling. You’ve been thinking about it for a while now. That choke point in the kitchen is maddening, the wallpaper in the bathroom is a crime against good taste, and the basement has looked like a dungeon for years, not to mention the upgrades to the doors, windows, and landscaping that have been the subject of so many dinner table discussions. It crosses your mind that maybe it would be better to just move and leave all the home’s faults for someone else to figure out. Then again, your job isn’t going to last forever and you may have to move in five or six years anyway. Maybe it would just be best to tough it out until then. After all, no one gets their money back on remodeling projects at the time of sale anyway, right? The truth is that deciding to remodel can be an extremely stressful decision. It affects your savings, your enjoyment of the home, and the property’s potential resale value. Forbes reports that homeowners spent $481 billion on improvements to their homes in 2023. According to the National Association of Home Builders (NAHB), homeowners' commitment to enhancing their living spaces remains strong. Recent findings from the NAHB’s “Special Study on Characteristics of Home Buyers” illuminate the evolving priorities and demographics of the current homebuyer market, and with 7% of buyers opting for new homes and 40% making their first home purchase, the landscape is increasingly diversified. Certainly, the current state of the market will influence your 1

decision to remodel, but even in a so-called seller’s market, remodeling can still be a wise decision. The improvements may help set your home apart from the pack if and when you choose to sell. Improvements will help set you up to sell for more so that you can afford the upgraded home you want. In other words, improvements can help both your current standard of living and improve the future resale value of the property. It makes sense that if your home is increasing in value, the values of the homes you are looking at will also be rising, so you are not alone in deciding to remodel. However, then comes the hard part—deciding what to do and how much to spend. There are myriad factors to consider. How long do you plan on staying in the house? What is your budget? What kind of projects do you need to do the most? Or rather, what about your house drives you the craziest? How long you plan to remain in the house is perhaps the most important of those questions. The less time you expect to spend there, the less time you have to spend enjoying the fruits of your hard work. It also means that you are going to need to have some money left over when the time comes to move. In such a case, you are going to want to focus on the projects that give you the biggest Return on Investment (ROI). For example, simple and relatively inexpensive things like replacing old doors and windows can have a return of 100% or more in the right market. A major remodel of a kitchen or basement will generally bring less than a 100% ROI. The goal of this book is to show you that it is possible to remodel for both personal satisfaction in your home and for increased value should you decide to sell, and to help you decide where and how to best spend your money so that you get the most out of your hard work.

Now, before you go off and start planning that $20,000-bathroom

renovation, it is important that you do your research beforehand to make sure that you are going to get the best possible results. The single best thing you can do to help direct your home renovation project toward improving its sale value is to contact a real estate agent, especially if you are planning on selling within the next few years. While we will be going over several examples of where to spend your money that transcend markets, each market is different in important ways. An agent will know your specific market and what sort of improvements, colors, and styles are most sought- after in your area. A real estate agent will also be able to suggest simple fixes with low costs, as well as contractors who are able to perform the work. Another simple rule to follow is to make sure you get whatever permits your municipality requires. Trying to skirt the permit system may seem like a good idea in the short term, but it can lead to far more anxiety and expense in the long run. With all of this in mind, let’s dive into the nitty-gritty of home remodeling, beginning with a more detailed look at where you should spend your money and how much you should expect back from your investment.

CHAPTER 2 Where to Spend the Mone o Spend the Money

Full-scale remodeling projects don’t generally offer the best ROI. Rather, the best approach to getting full value for your expense and effort is to refresh or replace existing items like windows and doors, usually with a mid-range upgrade. We are going to take a quick look at several of the best places to spend your money for the greatest return. We’ll also dive into details of where and how much you can expect to recoup when you decide to place your home on the market. Let us begin by going over some of those replacement projects and continue with an overview of some of the other big hitters, particularly the kitchen and bathroom remodel.

REPLACEMENTS

These projects are relatively simple and low-cost, placing them within the reach of most homeowners. The top four improvement projects in terms of ROI, according to Remodeling magazine in 2023, are the following:

• Garage door replacement: 102.7% • Manufactured stone veneer: 102.3% • Entry door replacement: 100.9% • Siding Replacement (Vinyl): 94.7%

As you can see, these are not sweeping, spectacular changes. So why are they so valuable? You should first consider where all these changes are. Every one of these changes is on the visible exterior of the home, creating a positive first impression in the

minds of potential buyers—an impression that helps set the value of the home in their minds. Other replacement projects with a good return include replacing old windows with new vinyl or wood window frames and trim and installing a new roof, with returns of 68.5% and 61.1%, respectively.

PRIORITIZE NECESSARY REPLACEMENTS

There are some replacements that are not as visible to homeowners, but they will make a huge difference in ROI if it turns out that these key items are due for replacement. For example, some agents assert that a new roof does nothing to add market value to a home. But statistically, a roof replacement is often cited as having a high ROI. How do you square these seemingly contradictory statements? It is important to understand this kind of replacement in context. A roof is a bit like a bass player in a rock band—you only really notice it when it isn’t doing its job, when it strikes a wrong note, so to speak. Likewise, a roof is not something you typically think much about—unless it is leaking or has a colony of moss growing on it, and then it’s a HUGE problem. Therefore, while a bad roof can certainly detract from a home’s value, a solid, trouble-free roof is simply expected. Its chief value for you as a seller is how it may help your home favorably compare with other, similar homes whose older roofs are showing clear signs of wear. Do not replace your roof with an eye toward selling unless your home clearly needs it. One caveat to include is that roofing items like energy-efficient architectural shingles with a transferable warranty may be highly attractive to the right buyer. The HVAC system is a similar "prioritize if necessary” replacement or repair job. If it’s working efficiently and relatively

new, homeowners will simply take it for granted. So making upgrades on an already functioning system is not likely to return much on your investment. However, if it's an older system, if it heats or cools unevenly, and especially if it’s not a centralized, electric system, it could be a prime candidate for replacement. In those circumstances, an HVAC conversion can actually deliver the highest ROI of any of the home improvements reported by Remodeling magazine, a whopping 103.5%. New furnace and air conditioning units can be a selling point if they are energy-efficient models. An additional bonus here is that there are often tax credits associated with such models, lessening your initial investment. Do not forget that even if some of these repairs do not add additional value in the eyes of a buyer, they do not subtract value either and will help your home sell faster than it would without them.

REMODELING

Much can be gained from work on the inside of the home as well. One chief benefit of redoing a room or two inside the home is that it will increase your own enjoyment of your home. Another benefit is that if you are selling, it is important to carry that good impression from the exterior through to the interior with further improvements. As with all other aspects of home improvement, there are better and worse ways to spend your money. And, as the adage goes, kitchens sell houses. Citing Remodeling magazine, kitchen remodels average a return of 85.7% nationwide, making it one of the best investments for a total remodeling project.

Other good remodel projects to consider include:

• Window Replacement: 68-61%

• Bathroom: 66.7% • Roofing Replacement: 61.1%

Be warned that these projects can prove costly, with the national average cost for jobs on this scale running in the tens of thousands of dollars. Be sure to carefully consider just how much you are willing to spend and what is in demand in your market to maximize the return on such a large investment.

ADDITIONS

Another consideration when looking to add value to your home, as well as make it more functional for yourself, is to add entirely new rooms. Clearly, this is a large step with an even larger investment involved in nearly every possible case. Room additions are not cost-effective if you are planning to sell within the next few years. That said, if you plan on staying where you are for a while to enjoy your additions, they can result in a reasonable ROI. Some are more financially worthwhile than others, as below:

• Primary suite: 30% • Deck: 50.2% • Bathroom: 30.3%

You must also take into consideration that buyers may not have the same taste as you—and even if they do, they only see the finished product and will have little understanding of or interest in what went into creating it. That brings out the need for a slightly deeper understanding of the way these statistics play out in real life. Also, remember that more money spent does not necessarily mean a bigger return. Going back to the kitchen example, a

relatively minor remodel of $20,000 yields a much higher ROI than a $55,000 remodel. While buyers certainly love a large kitchen complete with an island and shiny stainless-steel appliances, they won’t be as quick to assign significant value to whether it has the best hinges, custom cupboards, and imported Wolf appliances that money can buy. At some point, very high-end appliances can even be a turnoff either because the buyer is not familiar with them, or is too familiar and knows just how hard it is to get parts when they fail. Basements are also tricky. A nice big recreation room is certainly a draw, but often will not be counted as living space in an appraisal, nor in the square footage when the home is listed. People also tend to have their own ideas of exactly what a rec room should be. If you have not finished your basement already or are planning on leaving in less than five years, it is best to either leave it alone or to put up walls along the outside of the basement and install cheap but decently attractive carpet and inexpensive drop ceilings, allowing the buyer to customize to his own tastes.

WHERE TO SPEND THE MONEY

In summary, choosing where to spend the money requires striking a balance between what buyers will notice immediately, and what the home really needs most, which is what an inspector will likely comment on. It’s important that you not overlook the basic systems. When people are looking at a home, they do not expect to find leaky pipes, a non-working furnace, or electrical outlets that pop a breaker as soon as something is plugged into an outlet. These and other issues like mold, a leaky roof, or stained and damaged carpet will generally turn off a buyer, regardless of how

amazing the kitchen and bathrooms may be. Some of these, especially less visible issues like an aging furnace or water heater, may initially seem like a waste of money if you are planning on selling soon, but these are actually of critical importance to the final sale of your home. A buyer may not notice such issues on an initial walk-through. But even if an offer is made and accepted, that is not necessarily the end of the story. Appraisers and inspectors will almost certainly be coming through the home as part of the process and either of these can derail a sale. An appraiser will notice such aging equipment and other factors like old carpet and flooring and adjust the home’s value based on the current market. Home inspectors are less concerned with market value but they will point out that even if it is running flawlessly now, a 25-year- old furnace can give out at any time, often leading a buyer to want the value of a new one subtracted from the sale price of the home. Even if you intend to move in the near future, it is worth the cost to replace or repair the basic systems of your home. These systems do provide a good ROI, at least in terms of saleability, and at the end of the day will at least make your remaining time there more comfortable.

CHAPTER 3 Improvements That Cost ements That Cost More Than Their ROI

Over the course of many years, we have been conditioned to view almost any home improvement or repair as something that automatically increases the value of the home, as something that will guarantee a great ROI upon selling it. This is not always true. When deciding whether or not to add a new addition, fix up the basement, purchase new appliances, or do other home improvement projects, it is important to ask yourself: do I know that this project will add monetary value to my home? Is this repair a necessity or a nicety? Are these new appliances going to fill my needs and make me happy, or am I buying them because I think that they will add value to the home when I sell it in a few years? There are certain repairs, renovations, and upgrades that just will not help you make a sale. Let’s take a walk through your home and look at things more closely. New carpeting? While this could appeal to some people, home buyers are often turned off by it because they will feel like they need to have carpets professionally cleaned before moving in. They also might be conscious of health hazards due to allergens that gather in carpets. These thoughts and more will cross the minds of home buyers making their decisions. If you have good flooring, show it off. You’re much better off with hardwood flooring that can be topped with area rugs or carpeted over later if the home buyer chooses to do so. 11

It’s a bedroom, not a zoo. If you want to have pets, have pets, but be careful to avoid making structural changes like adding built- in cages or aquariums. This is an example of “improvements” detracting from the value of your home because unless you find another Dr. Doolittle to purchase the home, you are going to have to convert it back to normal before anyone else will buy it. The same goes for other highly personalized conversions such as a cold pantry or wine cellar. Anything you do that is truly unique to you needs to be done in such a way that it is easily undone before putting your home on the market. Otherwise, potential buyers may view these personal extravagances as expensive projects to undo, or instead make it part of the deal that you undo them yourself. Where is the garage? If it looks like a garage, potential home buyers are expecting it to be a garage. If they walk in and find that it’s been completely changed into something else that can no longer have a car stored in it, they will not be too excited. Home buyers enjoy not having hail damage their vehicles, not cleaning off ice or snow on winter mornings, not leaving their car at the mercy of night-time pranksters—or worse. Instead of a “man cave,” you will find greater success with a real garage. That does not mean that you cannot create that family room, theater, or gym in your garage. You can—if you set it up in such a way that the garage can become a garage again with minimal cost. For example, don’t carpet it. If you want to cover the garage floor, do so with large area rugs, or if you want to use carpet, roll it out onto the surface without attaching it with glue or permanently installing it in any other way. If you have built-in storage cabinets, leave them as such instead of dismantling them to hang up the big screen.

The famous kitchen. If you plan to live in your home for many years and you want to enjoy an updated kitchen, go for the greatest kitchen you can afford. However, if you plan to renovate the kitchen in hopes of raising the home’s value and increasing your profits at its sale, be warned. On paper, kitchen renovations are usually only worth about half of what homeowners spend on them—even less if you go too gourmet. New granite countertops, new tile flooring, a new brushed stainless steel sink, and a sophisticated cabinet system with a hideaway refrigerator—these things and more might be your dreams coming true, but that doesn’t make them the appraiser’s nor potential buyers’. If remodeling is a must, treat it with caution and avoid overspending. In general, the kitchen is the heart of the home, so it will impress potential buyers to have a nice one. However, you will not realize a 100% ROI on a kitchen remodel. No one is telling you to hang onto the plaster or old ceramic sink, but it would be smart to tread with caution. Take a dip elsewhere. It could save you thousands, sometimes even tens of thousands. Before installing an in-ground pool prior to sale in the hope of adding value to your home, think this through. Pools are for homeowners who want to enjoy them—and maintain them, and service them. They are not a particularly strong draw to home buyers. There are some possible exceptions, of course. Do you live in Southern California or Florida? In that case, a pool might well be an important element for more than a few potential buyers. If you live in a state that experiences real winters, though, an in-ground pool holds less value than in the states where the sun hardly sleeps. You may argue that you can have a heated pool in an enclosure, but then it becomes a question of adding the pool for your own enjoyment. Regardless of whether you

choose to install an indoor or outdoor in-ground pool, or even a permanent above-ground pool in a deck, heavily weigh the pros and cons. Are you going to enjoy the pool yourself for a few years or are you installing it to improve the home’s sale value? Are you prepared to fill in an in-ground pool or dismantle an above-ground pool at a buyer’s request? Many potential buyers view pools as a hazard, especially if they have children or grandchildren who will be in the home with them. They will also be aware of the extra costs attached to the pool for maintenance and water bills. If your wallet will be just as happy paying for all the expenses attached to installing a pool, keeping up with maintenance, and potentially losing out on tens of thousands of dollars when you can’t recoup your investment at the sale, then go ahead and have fun with a pool. Do not, however, do it for the resale value of the property. I know that sounds harsh, but it is unfortunately true. Taking it up a level? Do you need more room to fit your family for a few more years? Is your mother-in-law moving in so you need to build a special suite for her? There are valid reasons to build additions onto your home, but if you are planning on moving out anyway and the addition will only be a temporary bandage, hold off on making expensive changes. If your house is the smallest in your neighborhood and everyone else has a second story, you have a better chance of recouping your costs than if it is the other way around. Home buyers want to be comfortable in the home and with their surroundings. If you are adding onto your house in good taste so that it does not stand out like a sore thumb, the appraisal will likely be more in your favor. However, covering 100% of the cost

of any addition is very unlikely, so don’t get your hopes up.

Don’t go chasing waterfalls. It is lovely to see yards that are beautifully landscaped with colorful plants, mini-hills, and the little trickle of water flowing down amidst the flowers. It’s just the kind of picturesque setting that pleases the eye and relaxes the mind. However, while good landscaping is important for the general enjoyment of any home by its residents, there is no need for you to invest in extravagant creations in an attempt to bring up the home’s resale value. Instead, a sprinkler system is a practical investment of several thousand dollars. There is greater perceived and real value in this addition than in a miniature babbling brook that will attract birds and butterflies. If you are thinking of ways to upgrade your yard, the sprinkler system would be the wiser choice. The lower level. The question of the basement raises much conversation among homeowners. There are cases in which finishing a basement has proved to be a great financial loss to the homeowner at the time of sale, and cases in which the appraisal value showed an increase, with buyers happily willing to pay the increased price. Finishing your basement as local code allows can be done in different ways, and if you can manage without completely altering the structure—such as adding walls or creating extra rooms—it is possible to come out a winner. What about the bathroom? What about the bathroom indeed? A necessary component of any household is the toilet, and a home without one wouldn’t be much better than a particularly fancy tent. Renovating a bathroom could cost you only a little or a fortune, depending on your plans. Like upgrading kitchens,

while a modern, efficient bathroom is expected, do not expect to increase the appraisal or sale value of the home substantially with a large investment. Replacing the floor covering or the wall color will not cost as much as a full-blown renovation that replaces and rearranges the toilet, the sink, the shower or the bathtub, or that expands the room size. Installing a spacious doorless shower, a hot tub, or an extra-large vanity topped by an oversized mirror in addition to new walls, flooring, and lighting will put your price tag on the opposite end of the spectrum. Do you need a new toilet? Get it. Is your vanity too small? Then replace it. Is the tile cracked or linoleum peeling back? It is time for a floor makeover. Be practical. You do not want potential buyers cringing at the sight of an old toilet or rusted showerhead, but you want to recoup as much money as you can at the sale. If you overspend on luxuries, you may still make the sale, but not at the full amount needed for you to at least break even for your efforts. The point of much of this walk-through is that making permanent alterations that are extremely unique to you can cost you at the sale. Prospective home buyers won’t necessarily view the expensive solar system painted on the ceiling in the dining room as a benefit, and some may even want to have it removed at your expense for them to consider buying. If you’re upgrading an older, 100+year-old home to include basic systems such as air-conditioning or upgraded electric, or if you are updating the ductwork or entirely replacing the heating and air units in a more recent model home, do not expect home buyers to be willing to pay the cost or for the appraisal to reflect what you spent.

There are certain things home buyers take for granted, including central heating and air, functional plumbing, and electricity. If a home lacks any of these the value goes down drastically. However, value is not affected when these are present, even if you were to spend thousands on the best in the industry. You may get some bonus points for more efficient and environmentally friendly equipment, but not much else. This goes also for buying new gutters. On the other hand, improvements on necessities such as new siding or a new roof will often yield a higher return than the more important but unseen repairs to electricity, piping, or central heating and air. While you’re living in your house, enjoy yourself. Make yourself comfortable. You have a right to be happy. Just do not break the bank when making improvements if you are doing it to increase appraisal or sale value. Making your money back is not guaranteed, and in many cases the risk of loss is great. It is not easy to strike a balance between what makes you happy and what will make the buyer happy, because ultimately, it is very subjective. What you like and what the potential buyers like will differ, but you can do your best to avoid over-personalizing to help make the sale. After all, every buyer needs a place to call home, because we all know, there’s no place like it.

CHAPTER 4 Design & Feature Trends t ends to Avoid; Improvements That Add Value FEATURES TO AVOID There are home remodeling or upgrade projects that, no matter your own taste, never help at the time of resale. There are also outdated fashions that scream “update me.” These are some of them. Inconsistent Architecture Having your home contain a hodgepodge of architectural styles can be off-putting to a potential home buyer. For a ranch-style home, featuring columns on the front porch can be as jarring as a log-cabin-styled home with Art Deco accents. Each architectural style has its own inherent beauty, so be sure to emphasize these factors. If you don’t, it can be like eating pickles on ice cream! Oversized Kitchens Hold the rise of celebrity chefs responsible for this one. Kitchens with every appliance imaginable and too much space can be off- putting to prospective home buyers who do not engage in serious entertaining. Unless you are hosting lavish get-togethers with a team of cooks, it may be time to divide the kitchen into segments, like a cozy breakfast nook and a sit-down family table. Faux “Old World” Design By decorating or emphasizing a European style (for example, the region of Tuscany has a distinctive and popular style), we may hope to capture the elegance of the area, but bear in mind that unless you are sourcing the materials (and a vineyard to boot), 19

there will always be something inauthentic about channeling Europe in another region of the world. White Appliances If your appliances are white, it is time to upgrade. White may have been at one time a color of choice to emphasize a spotless home (everything shows up on white!), but that is precisely the problem. Home buyers will subconsciously feel the toil associated with wiping every surface down, or see lingering stains that will never come out. In addition, plastic materials fade over time, turning into a non-uniform yellow. Instead, choose black or stainless steel appliances. Wallpaper Wallpaper makes a bold statement in a home. However, that same boldness may put off buyers, especially if the wallpaper is cheap, old, or common. In addition, removing wallpaper is a labor-intensive process that can also put off potential home buyers, especially considering that the removal of older wallpaper may damage the walls and create more headaches. Moreover, wallpaper can be a source of undetected mold growth. Stick with paint instead. Carpeted Bathrooms There may have been a time when stepping across the primary bedroom and onto an icy cold tiled floor made a carpeted bathroom seem like a brilliant idea, but that time is over. That’s what bathmats are for. Carpets and water in the same place is simply asking for mold growth or damage. Some modern homes have heated floorings, which is a huge selling point to potential home buyers and far preferable to the hygiene nightmare of a carpeted bathroom. Gaudy Gold Fixtures and Hardware Metallic finishes can give your home warmth and sophistication, but if you have shiny gold fixtures and hardware consider

removing them. Gold carries a needlessly flashy and gaudy look that may appeal to nouveau riche buyers, but most home buyers find it as outdated as the ‘80s. Instead, opt to replace these fixtures with warmer metals, such as polished brass or brushed nickel. Tiled Countertops Your kitchen and bathroom countertops play a huge part in the eye of a potential home buyer. If they’re tiled, consider removing them. At one time, this trend seemed modern, but the nitty-gritty involved with maintaining tiled countertops can be off-putting. Think about it—what do you do if a tile chips and needs to be replaced? Are you prepared to clean the porous grout regularly to prevent mold and bacteria growth? It just makes the already unwelcome chore of cleaning the kitchen that much worse. Cheap Wood Paneling Wood-paneled homes are beautiful. If you have stunning wooden wainscoting throughout your home, leave it alone. However, if the walls of your house contain cheap wood paneling meant for a church basement bingo game, remove it immediately. Lower- quality wood paneling instantly dates your home and screams “cheap” to those looking. Worse, it may imply that the paneling was put up to cover up larger problems, like a lack of insulation or unfinished walls. Taxidermy Animal heads on display will not appeal to every home buyer, so it’s best to remove that moose head when selling. That said, it may not be a hindrance to a sale in certain regions of the United States, where hunting is popular. On the same note, similar items, like a bull’s skull strategically placed over a mantelpiece or in a garden, will only be appealing to certain types of home buyers. Remember that your goal is to make your home an open template so a prospective home buyer can envision living in the house.

Linoleum Flooring

No one likes walking across sticky linoleum barefoot. Simply put, get rid of linoleum flooring. At one time, it was a popular option, especially in the case of patterned linoleum that could mimic wood or tile flooring. Nowadays, linoleum is almost synonymous with inexpensive apartments and a careless sense of decoration. Instead, opt for flooring materials like hardwood that are not only comfortable, but also visually appealing. Popcorn Ceilings If a home contains a popcorn ceiling (also known as a “textured ceiling” or a “stucco ceiling”), it instantly communicates to a home buyer that it has not been modernized. Popcorn ceilings were popular from the 1950s all the way to the 1980s as an inexpensive, ubiquitous alternative to cover up imperfections and unadorned drywall. To modern eyes, it looks more like a dreary Motel 6 than a warm home. Removal of popcorn ceilings, like wallpaper, is a labor-intensive affair, so be sure to get it done before your open house. In addition, be sure to look for asbestos, which can make or break a closing if detected by a home buyer or inspector. Glass Mosaic Backsplash One of the most common trends from the mid-2000s is a glass mosaic backsplash for your kitchen or bathroom. While it may have looked good then because of its relative scarcity, today it is nearly everywhere. Consider replacing it with marble tiling or plain white subway tile to obscure your home’s last appointment with an interior designer. Bold Paint The first thing that a home buyer sees when viewing a house for the first time is the color—first the exterior and then the individual rooms. Essentially, this first impression of colors sets the stage for the home’s other features, including furnishings, decorations, and architecture.

If a bold color is applied to the exterior, like a light pink, potential buyers who like to blend in may be put off. If a room is too dark, such as dark red, or too bright, such as chromatic yellow, the features of the home may be muted or obscured as they compete for visual attention. Neutralizing your home is the best option (see “Neutral Colors” below), as buyers can project their own color palette to their tastes without being influenced by your preferences. Converted Spaces It is a modern notion to have our spaces fit our personalities, lifestyles, quirks, and interests. That works just fine when you’re living there, but you may want to reconsider the current usage of each space that you have repurposed when it comes time to sell. Having a garage converted for another purpose besides storage and parking a vehicle may be fine for your needs, but home buyers may just want a garage for what it was originally intended. If you’ve converted your garage into a place to run your small business, exercise room, or music practice room, be sure to bring it back to its normal garage-only state to appeal to the largest number of home buyers. This is especially true for cities that have limited parking. Similarly, a bedroom converted into a small office or storage space can be off-putting. This happens because it puts the intended purpose of the room into the mind of a home buyer and that’s not your goal when selling your home. Carpeting Most home buyers prefer hardwood floors when purchasing a home, even if you have recently taken the trouble of installing new carpet. People may assume that the germs, pet dander, and dirt of the previous residents are still present within the carpet.

Furthermore, the carpet color choice for the room may clash with their sensibilities or decorating ideas, leading to another item on their mental “To-Do” list when the time comes to customize the home. Hardwood flooring is a happy medium of natural hues and the ability to customize. Should the home buyer want carpet, then all they have to do is install it on top of the wooden surface. Too Much Landscape There has been a trend in recent years of introducing the “outdoor living room” to holistically connect nature with the home. Trimmed bushes in ornate shapes, carpet-like moss walkways, elaborate gardens, and ponds are all visually appealing, but there’s a catch. A property requiring constant maintenance may make potential home buyers hesitate, especially if their future finances are uncertain. This also includes the recent trend of urban farming. While you may enjoy fresh eggs, honey, and chevre daily, others may be put off by the daily upkeep that animals require and the implications for your home’s cleanliness, so it’s best to leave no signs that your home was once a farm. Hot Tubs and Pools There may have been a time when a pool was considered a selling point for new homeowners, but many home buyers realize how much of a maintenance issue and eyesore it can be. This is especially true for above-ground pools, which tend to take up a large amount of space, create a safety and liability hazard for children and guests, and leave an ugly spot of dead grass when removed. This is true for hot tubs, too. Hot tubs are notorious as a breeding ground for bacteria, can be difficult to maintain, and removal from a deck or backyard may lead to even more expense down

the line (e.g., rebuilding a portion of your deck where the hot tub once was). Whirlpool Bathtubs Whirlpool bathtubs may once have been considered an item of luxury and a major selling point, but tastes have changed in recent years. Those who have owned or used them may have enjoyed the luxury, but realized how much water they use (between 80 – 100 gallons) and how much space is taken up that could be used for other bathroom features such as a bigger shower space or a dual-vanity counter. Minimalist Design Outfitting your home like an urban loft space has long been a trend in interior home design, but this may not be your best option for selling your home. Minimalist design in this style can make homes seem unnaturally empty, without emphasizing the natural personality of the home that’s attractive to home buyers. Instead, you should aim to add accents without creating a barren look. Subconsciously, an overly minimalist design communicates to buyers that the home shouldn’t house furnishings and decorations, something that may be at odds with the buyer’s intentions.

IMPROVEMENTS THAT ADD VALUE AND HELP IN THE SALE

Neutral Colors Agents, interior decorators, and potential home buyers—what do they have in common? They all prefer neutral colors. Whether it’s showcasing your home’s features without distractions or removing the “personality” from the house, the choice of colors is very important when selling your property.

Picking a neutral color like beige or cream helps stoke the interest

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