Rehab Planning: Fantasy Foreclosure Makeover

We’ve made an offer on the Bee House. No details to report until negotiations are over but the mister and I are already hip deep in fantasy make-over land. This mental exercise involves planning a possible rehab three ways: Economy Model, Sensible Durable, and Over the Rainbow. We generally end up pulling elements from all three to get to some type of solid, lovely home with enough inexpensive oomph to bring in maximum rent. 

House Details:

This house has 4 bedrooms, all upstairs. Both full bathrooms are plain, but durable and functional– the original owner upgraded to a deep soaking tub in the master bathroom and higher end faucets on all sinks and tubs. Shower surrounds are white ceramic tile and need only a bit of caulking. Bathrooms are white… all white. Very White.

The upstairs carpet is in okay shape except for the stairs which may be beyond cleaning. Bathroom and utility room vinyl flooring is ugly but otherwise fine.

The galley kitchen is low-end builder grade everything. One cabinet door is smashed to pieces but we can probably find a replacement. The counters are white laminate with several chips and small chunks missing. The layout is nice and would function well but overall the kitchen is a small for a home this size.

There’s one long, large combination living/supposedly formal dining room plus a breakfast nook downstairs. The builder grade carpet and vinyl flooring are shot beyond keeping with holes and mystery stains everywhere.

Conclusion: One Big Boring Builder Grade Box

Fantasy Planning Session

Economy Model Goal: Expend as little cash as possible to make the house livable. Absolutely nothing else.

Plan:

• Clean carpet in livingroom/dining room  and hope for the best. If unable to salvage…
• Replace entire downstairs floor with peel-n-stick flooring, either Trafficmaster Allure ($1.50 sq ft) or Novalis Vinyl Plank Flooring ($1 sq ft).

Our local store only carries a couple of colors of Trafficmaster Allure in stock– the 5th and 6th from the left (I think… hard to tell from the photo.)

Stock photos from the manufacturer. Update on Trafficmaster coming soon– a friend installed this in her entire home this summer. Full write-up to follow.

Samples of Novalis Vinyl Plank Flooring from another project.

• Clean upstairs carpet, including stairs. Lots of chanting, finger crossing, etc.
• Find replacement for missing kitchen cabinet door, fix laminate counters with epoxy.
• Paint entire house with white semi-gloss– trim, ceilings, walls all the same shade of boring white. Less expensive as the entire house can be taped, draped and sprayed quickly.
• Cover windows with cheapy miniblinds.
• Install el-cheap-o white appliances

Sensible/Durable Model: Goal: Spend a little extra to get tough finishes that will hold up to rough tenants with rougher kids.

Plan:

• Replace downstairs flooring with ceramic tile throughout in a neutral color. Seal grout with Aquamix Grout Colorant. We’ve used Aquamix in our home kitchen and rentals and highly recommend it to turn tile floors into easy care flooring. No more worrying about stained and dirty grout and cleaning the floor between tenants is unbelievably easy.
• Clean upstairs carpet
• Replace carpet on stairs
• Paint entire house in two colors of semigloss paint (Sherwin Williams Softer Tan for walls and Dover White for trim)
• Install ceiling fans in bedrooms and living room.
• Replace broken kitchen cabinet door *or* turn that section of cabinets into an open microwave shelf.
• Replace laminate counters with higher end laminate.
• Skip the miniblinds and install 1″ wood poles and Ikea tab top or grommet top curtains.
• Install black appliances with a smooth top stove

Ikea Merete Grommet top curtains. These come in only one length and have to be hemmed. We have them in a garage apartment in navy blue. We’re trying to move away from miniblinds as they’re a cleaning nightmare.

Higher End/ Luxury Model: Spend enough to attract top-tier tenants paying premium rent. All expenses should be recouped in 2 years.

• Replace all flooring with ceramic tile and/or laminate flooring downstairs and new carpet upstairs with tile in the bathroom and laundry room.
• Paint house in two colors with soft accent colors like blue or sage green for bathrooms.
• Install crown molding downstairs.
• Replace all light fixtures with a combination of ceiling fans and better quality lighting.
• Gut the kitchen and replace with Ikea cabinets
• Install granite counters with tile backsplash.
• Pour concrete patio and install cover in backyard.
• Install stainless steel appliances.

No earthly idea when we’ll hear if our bid is accepted and/or countered so looks like there’s plenty of time to plan.

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