Wallpaper update

Every few years I re-visit wallpaper – ah yes, good ole wallpaper. And every few years I say “Don’t do it”. Even though I maintain that as a recommendation, I am starting to see a crack in acceptability IF, and I mean IF, it is a new style. If it is an older style, keep scraping it off. I strongly caution you that most people in our region still do not like any wallpaper in the house at all, that includes me. But there are some out there that have not scrubbed off old shards of paper or realize how difficult stripping paper can be, plus of course the designers are always selling something new.

It seems that wallpaper is becoming somewhat popular in certain areas around the country. That alone would not faze me, as I have seen this trend continuously try to re-gain favor without success for 25 years. However, I have had a local designer this month say she is certain it is making its way to STL. I also have a young buyer who likes the look of certain wallpaper styles, this is what really caught my attention. The designer cautioned to stay with a small portion, such as a bathroom or 1 accent wall if you experiment. The buyer, too, felt that a small area would suit her better. Just remember that paper styles become dated faster than most other features of a home, if it had any significant appeal to begin with, as there are unlimited variations. Additionally, I may be suggesting that you remove it if you enlist me to sell your home.

When I visit newly renovated homes, builder display homes, and see photos on Houzz, they still are overwhelmingly painted wall surfaces only. I cannot stress this enough, that paint is still the way to go. I am only grudgingly admitting that there is a crack in the armor of the “No wallpaper” mantra that I have repeated for 25 years. Please ask me for an update in the future if you are considering doing this beyond a small portion, and I will post again on this in 2-3 years.

Happy stripping!

Appliance Colors

Kitchen appliance colors and styles change like everything else. When one goes kaput, you need to decide quickly what to replace it with. When you are renovating, you have a little more time and can match as desired. What will it be?

Silver stainless steel has been the number one choice for a good 10 years now, black 10 to 20 years ago, and white 20 to 35. The 70s colors speak for themselves! High end kitchen appliances have almost always had silver stainless or wood paneled fronts to match the cabinetry, or even brightly colored finishes. The last 3-5 years, however, has seen 2 noticeable trends: Ice (pure) white and black stainless (dark charcoal); with another – slate (lighter charcoal) – the latest challenger.

My experience in seeing many homes is that silver stainless is still the king; white never caught on (lots of white cabinets right now), plain black is fading unless it is high end and fits your scheme, and black stainless and slate are fighting to be the next long term trend. I believe silver stainless will retain a classic, high end look and stay around for years to come, and it goes with so many things. Matching cabinet panels come and go, right now more in than out *if your cabinets are more in than out*!

After checking with an appliance store and a new home sales center, they agree that silver stainless is still their number one seller, and white is the least. In between, it seems that slate is edging out black stainless and plain black is below those two.

If you are replacing just one appliance, it is easiest and safest to replace it with a similar color and model, although you should consider replacing it with the direction your kitchen is going, even if it is an obvious mismatch in the meantime, and you are not selling the house anytime soon. I have seen some different colors, brands, even styles that still look good overall, especially in the premium lines where different manufacturers specialize in separate components: Wolf and Thermador ranges, Subzero refrigeration, Bosch and Fisher Paykel dishwashers, Miele oven and dishwasher. Also consider repairing if it’s newer or you need just one more year out it before gutting the kitchen, or even finding a reliable used model. If replacing all items at once, Samsung, GE, Whirlpool, etc are marketing the four main appliances as a package deal that is worth exploring, but don’t hold yourself to that, it can pay off to shop around in price and quality.

Keep in mind when it comes time to sell, buyers notice your appliances instantly on photos before ever setting foot in your home. Many times, even if they work great, outdated appliances that stay with the home are worth replacing for resale value. The washer and dryer do not matter nearly as much, as almost all sellers take those with them, although I admit a new $2000 W/D set does make a home show better than an old, outdated set, like a type of staging, but certainly not worth purchasing just for selling purposes. As always, contact me if you want a professional opinion on this, I can review with you on the phone, view photos, or visit your home.

Happy shopping!

Is Brass In….or Out?

How much brass is in your home today? And is it the newer – softer finish?….or the 80s – high polish style? I have not seen a groundswell for bringing brass back in St Louis, at least not yet. I’m sure some will say it is all the rage, and others not so much. Keep this in mind: Most of what you tend to see in photos and opinions is not produced locally. And every item, texture and color in the photo was likely coordinated by a professional. I have seen some new brass lighting that looks very good in a shade called winter or brushed gold, which is a muted yellow color, not loud or shiny. It tends to be installed in modern décor, and lightly colored rooms, although it can be mixed with various materials. This look is working its way into lighting, and faucets in the kitchen and baths. I have not seen it reach shower frames or door knobs/hinges yet.

Still king today in STL is antique/ oil rubbed bronze (dark) metals in most of the home’s hardware – doors, bath and kitchen accessories, and lighting. Brushed chrome (soft, not shiny)/ nickel is a solid second. Light fixtures are in flux, as they turned dark first, 15-18 years ago, and the kitchen, baths and door hardware followed. Funny thing about baths, though, is that polished chrome has remained a staple for all bathroom fixtures (except cabinet pulls) for many, many years, and brushed chrome/nickel in the kitchen for the last 20. The only metal that has really been out of style the last 10-15 years was.. .brass. Of course, the brass from way back when, if you have the mass produced fixtures and hardware from the 70s-80s, still is.

If you are considering a change in any of these items, I suggest going with whatever you like on an item that is less costly, like a small light fixture or two, a faucet or two. If you are re-doing everything, you should research it more, to see (1) what you like, (2) what is popular in your part of town (sometimes trends are spotty even around St Louis, like really hot in Chesterfield but not in the city or South County), (3) how it goes with the rest of the room, and (4) what has staying power if you are not selling in the next 3 years. These steps will make you feel more certain about spending thousands vs hundreds. Here is one of the ways I realize whether a style is just a trend or a true mainstay – when clients stop asking if they should use it, and start asking what variation of it to use.

There you have it, brass is in….and out, depending on the style!

Drop Ceilings – Love ’em or Hate ’em

Go into a recently finished lower level/ basement and look up.  Will you see painted drywall or ceiling tiles on a grid, known as a drop or suspended ceiling?  Chances are good it will be drywall.  How about one from 20 years ago?  Chances are it is a drop.  That’s the direction ceilings are moving.  We bought our house 20 years ago with a drop ceiling in the finished part  of the basement.  When we renovated it this year, the decision was easy to have drywall installed.  It becomes rather obvious after walking thru hundreds of homes, so you can take my word for it – this is what buyers will want in the foreseeable future, a basement that does not look like a basement.

Reasons given for staying with drop include easy access to pipes and wiring, by far number one.  Followed by easier to install for DIYers; lower cost (?); and more design choices.  Reasons for drywall include much better appearance, by far number one.  Followed by higher ceiling height; matches rest of home style; and better resale value.  You will need to decide which is better for you, but I implore you to go with drywall, as my guess is 75% (and climbing) of owners are going this way.  Yours will stand out that much more in the future if it is drop style.  If you need help deciding, get 2 or 3 bids and ask the contractor for pros and cons.  When I considered how often I had to access underneath the main floor joists over the last 20 years that was not in the unfinished area or would not have an access panel for a shut off, it was very infrequent.  The cost of installing it was not all that much, I am estimating it cost $1600 for 750 sq ft of ceiling for materials and labor, as it was lumped in with the other drywall areas.  How much would that area cost for a drop?  I am getting online estimates starting at $1000 for materials and labor and going up sharply.  It may even cost you more to pay for a drop ceiling to be installed, although if you can do a professionally looking job yourself, you should be able to keep it under.  But for the amount of $500-750 of savings, is it worth it?  I estimate a gain of $2000 in an average price home by having the ceiling drywall vs drop upon selling the house, and $5000-7000 on a large home.  More if your ceiling tiles are over 20 years old.  Even with paying a contractor to break into your new ceiling to fix a leak or run wiring, and someone to repair it, I believe you are still coming out ahead in the end, plus the enjoyment factor in the meantime.  You can compromise by drywalling the main part and do the drop in one room where you need more access to things.

The lighting may cost you as much as the ceiling finish.  Can lighting is used almost exclusively now in lower levels, whether drywall or drop.  This is a nice improvement from the 4 foot fluorescent fixtures from years past, so at least install cans as part of your lower level renovation project.  You may be able to save some money buying and installing the fixtures yourself, and have the electrician run the wiring.  But if something goes wrong after the drywall is installed, oh boy.  I just paid the electrician to do all of it for proper spacing and to head off future problems.

Happy drywalling!

Home Repair Permits

Does the thought of getting permits for mundane jobs around the house make you groan?  That would make you perfectly normal.  Unfortunately, when you go to sell your home, you may be groaning even more.

Depending on where you live, your city or county planning & zoning or public works department controls building permits.  This differs from a code inspection and occupancy permit (which can be required by your city/county and fire dept) upon transfer, which is an overall safety inspection.  A building permit is issued for specific repair and improvement jobs done to your home during your ownership.  They can be very large or very small, and typically include structural, electrical, plumbing and heating/air conditioning work, but also for fencing, solar panels, termite damage, some drywall installations, exterior drainage, even tie walls and playsets above a certain height.  Most of us understand and comply with the permit process for major renovation projects on kitchens, decks and room additions.  Some are questionable like minor remodeling projects.  And then there are those that don’t make much sense – replacing the toilet seal or replacing a window with a smaller one.  Many folks think this is just another revenue producer for the government.  I believe that most of this is for our safety and protection, but can be conservation related (some plumbing regs) or for aesthetics (which way the fence faces).  The revenue certainly offsets the cost to the city/county, but I do not believe it makes them any money in the end after paying their staff and can even be a financial loss.  This process is mainly for the health and benefit of the resident population.

So permits – Did You or Didn’t You?  Upon selling your home, the Realtor will have you complete a seller’s disclosure.  This is very detailed and (the STL version) includes a section addressing repairs to structural elements and “all significant additions, modifications, renovations and alterations to the property during your ownership”; and asking if required permits were obtained.  Many of us assume the contractor applied for any required permits.  Unfortunately, that does not always happen.  Time and money are two important commodities in business, and contractors like to save both, besides not having a regulator nitpicking their work, and wanting to give a competitive bid.  Some ask if you want one, or even require YOU to apply for it.  Read your agreement with them.  There are also many jobs that don’t seem big enough to require one.  In fact, St Louis County, which does unincorporated areas and many municipalities that contract with them, posts a list of things that do NOT need a permit in addition to the list that does.  Seems like they are the same length!  See http://www.stlouisco.com/YourGovernment/PublicWorks/Permits/BuildingPermits.

** A common misconception is that you do not need a permit if you don’t “move the plumbing”, which is not always the case.
** Some appliance stores are charging for permits for dishwasher replacement.  St Louis County requires a master plumber for this job, and to submit a Certificate of Replacement in lieu of a permit, unless it is in a different location which does require a permit.
** St Louis County allows a homeowner to do their own plumbing work that requires a permit if they can pass a test.
** I have had two client cases where a city or fire department, being called by a seller applying for a code inspection after going under contract, realized that a recently finished basement or plumbing work was not permitted, and required some drywall to be removed to check things out.  This cost the owner $800 on one and $2500 on the other to redo and patch.  This is rare but can happen.

If you ask me, I would have to advise you to get the permits as needed.  If you decide not to, or have already completed work without, just answer the question honestly and say no, or I don’t know.  Be aware that the public can call a city or county and ask for the permit history on your home.  If it is a common area not to get permits, most buyers do not consider this an impediment to buying, especially if you produce the paid receipts and lien waivers from professional contractors.  And the longer ago it was, the less likely to be an issue.

Happy permitting!

One Stop Home Care

Homeowners are constantly asking for referrals on reliable contractors who (1) show up; (2) do the job right; (3) do not overcharge; and (4) stand behind their work.  There are many companies that fit this description.  Unfortunately there is a high turnover on this list – hence homeowners constantly asking for referrals.  There are lists to look over, friends and neighbors to ask, past experiences, Yellow Pages (yes, they still exist), Googling, and more.  Beyond finding and maintaining a book full of reliable contractors, I see owners continue to struggle with (a) managing all the companies that do the work, and (b) ending up with a cohesive look that a future buyer will adore.

When a new home is built, or a major renovation is started, a general contractor takes charge of the operation to maintain one contact with the owner, ensure a smooth process, contain costs, obtain permits, and complete it in a clean and timely manner.   Why not have a system like this in place for everyday jobs around the house?  And have an expert opinion on not only cost vs return on significant improvements, but color and material choices and how they affect resale value, while interacting with the contractors for you?  This process could include an inspection to uncover items that need attention to avoid bigger bills down the road.

If this interests you, contact me about a program that I am beginning to work on that can take the time and pressure off you as a homeowner who does not wish to shop and compare all these jobs, or are afraid of making choices on the finishes that will appeal the most to buyers and consequently affect your home’s value.  I see this as a missing piece in today’s home industry:  a central figure to coordinate repairs and improvements while maximizing your home’s appeal and market value.   I feel it would be a blessing to many homeowners who do not have the time or desire to deal with all of these crucial jobs that must be done to properly maintain and improve what may be their biggest asset.  I am also researching financial assistance on needed repairs for senior homeowners to help them stay in their own home longer.

Happy Home Caring!

Increase your Net Worth Faster

Home “equity” is simply your home’s value minus what you owe on it.  Many of us have a rough idea of what our home is worth and also what we owe on it.  Several years ago, 25% of home owners had a negative number, severely hampering their ability to move or refinance.  Fortunately today, few owners are in that position as average home values have risen steadily for 5 years.  I believe you should have a clear picture of these two numbers, and how to drive them further, as it can be a large percentage of your net worth.  It can harm you, and it can help you, in house matters and in other life pursuits.  Your home equity is an important figure – you should have more than a vague idea of what it is and how to increase it.   Even as you closely track your assets and investments, this may be a higher priority as you can take several steps to build it, and limit your risk of losing your home.

I am offering to assist you in focusing closely on (1) what your house is truly worth; (2) how to increase that value without overspending; (3) evaluating how and where to get maximum return on repairs and improvements; (4) comparing home loan options on purchase and refinance that work best for you; and (5) making that mortgage work for you.

I offer these services for free in the hopes of earning your business in the future, and referrals of those you know in the immediate term looking to sell or buy homes.  Consider me an unbiased third party on home improvements and loans, as I do not financially gain from the choices you make.  I would not steer you wrong in these matters knowing that you may come to me later to sell your home, and I have to answer to my recommendations.  Also, I can give you hard figures to track your home equity amount so you have a clear number to work with, which can benefit you in several ways; plus I can document your repairs and improvements for an easy record (now required by title companies for 12 month period prior to sale) of paid receipts, lien waivers and warranties when it is time to sell.

If you don’t own a home, let’s change that and start building your equity for 2018.  It can be exciting to watch how leveraging a down payment on a home purchase that is appreciating in today’s market can dramatically magnify your net worth!  Leveraging works in reverse too, I can show you how to be mindful of that.  If you are not completely sure of how this works, take the time to understand this basic principle of finance.  Another principle worth understanding is the magic of compounding – it is not just for interest on your savings, it works on your mortgage payoff too!

Happy equity building!

Eclipse Update – Home Repair Frauds

Sounds like we are on a semi-holiday next Monday with the eclipse that day.  Be aware that, according to the published maps, not all of St Louis metro will see the total eclipse.  Draw a line from Page/364 and 270 to Hampton and 40/64 and continue a straight line each way.  That is the approximate northeast edge of the 70 mile swath of totality.  U City, Downtown STL, and North County will still see a 99% block, but most of West County, including Manchester-Ballwin-Chesterfield; South County; and other points south and west will experience anywhere from 1 to 2 minutes of total eclipse.  Clayton is right on the line.  Enjoy!

The St Louis County Police Department has distributed information regarding the most common home repairs where fraud is committed by people who are anything but honest and hard working.  The best way to protect yourself is to be knowledgeable and use some common sense.  The most popular repair scams involve roofs, driveways, painting, termite/pest control and tree pruning/landscaping.

Mostly, these fraudulent repairs have several things in common:  They approach your home in person and claim to be working in the neighborhood, and noticed something needs repair.  He may have some leftover materials from the job down the street and can take care of your job inexpensively.  He may throw a few shingles on the roof, do some painting, landscaping, etc. either using inferior or false materials, or afterward say the price quoted did not include labor; was per foot or section- not the whole job; or found more wrong once he got started.  In the end, the bill is substantially more than expected, or the job was not done correctly, if it was needed at all.

Prevention tips include: (1) doing business with well-known and established businesses; (2) check with the Better Business Bureau; (3) obtain a contract that includes a complete list of what will be done and materials used along with the price; (4) getting a paid receipt and lien waiver when completed; (5) not making an all cash payment, or even a large down payment to get started (although some money upfront or a credit card may be requested).  For more information, visit www.stlouisco.com/police or call 314-889-2341 General Information.

Many cities and municipalities such as Manchester now have laws prohibiting door-to-door soliciting like this, with certain exceptions.  Options are (1) not answering the door; (2) asking to see their permit (required in areas like Manchester) or identification; (3) calling the police if you are uncomfortable with the situation.  Over many years in real estate, I have developed a reputable list of contractors for many types of work, feel free to ask me for referrals.  In order to stay current, I do not publish it as it changes often.  You are much better off being proactive on home repairs and improvements by contacting a trusted contractor than a stranger knocking on your door.

Happy Repairing!

Paid Receipts and Lien Waivers

A few years ago, the deadline for contractors to file mechanic liens against homeowners for non-payment was extended from 6 months after the home sold to 12 months after.  Additionally, builders and investors who substantially renovate a home now have to give a 45 day recorded public notice about selling the home, giving contractors fair warning.  These actions prodded the title companies to get serious about collecting paperwork on all substantial repairs made to homes within 12 months prior to closing.  This has become a significant battle with sellers trying to track down multiple contractors who did various jobs.  Most owners keep roof, structural and furnace receipts, but not so much on painting, landscaping and lighting.

Our affiliate, US Title, calls for paid receipts on all work done on the property in the 12 months prior to closing, plus lien waivers on repairs over $500 in that time period.  Other title companies can be more stringent.  This is a suggestion to you, then, to gather and keep paid receipts and lien waivers on all work done to your property, in addition to any warranties issued with it.  Warranties will be asked for by the buyer on waterproofing and structural repairs for many years afterward, plus roofing, termite and mechanical systems.  Many contractors will not issue the complete set of forms unless you ask, as it is an extra hassle, especially for the handyman doing $150 job.  They may not even have a lien waiver to give you, which is a simple one page form.  I have blanks from the title companies, feel free to ask me for one, you can make extra copies.  Be aware that there are “conditional” lien waivers, these are not worth much, it is the “Full and Final Unconditional” version they look for.  Incidentally, buyers may ask for some of these documents as well per the initial offer or during the inspection phase.

If you know you will not be selling your home in the next 12 months, this is not a concern to the title companies, since the ability to file mechanic liens only runs 12 months.  However, it is still a good idea to collect these for your protection, in case any questions arise on payment or warranty, plus buyers may ask for these on significant repairs many years later.  The older the job is, the harder it is to obtain old receipts.

The home selling market continues to sizzle, I just closed out another busy spring.  Summer and fall seasons are expected to remain strong, and mortgage rates have recently dropped a tad under 4%.

Happy paper collecting!

The Perfect Home

Greetings!  Let’s each take a moment this weekend and observe “Memorial” Day.

We all have ideas of what our perfect home would be.  How many of us actually achieve that vision?  Too many times, we think of it simply as the physical space and finishes, and get our ideas from photos, builder displays, friend’s homes, and yes – HGTV.  In my business, we see many homes day after day, bombarded with various styles, fashions, colors, and floor plans.  Jealousy is an easy trap to fall into, thinking we would be so happy to live in x, y or z house.  So many are inviting, and truly beautiful homes, and we imagine ourselves happily ever after.  But all homes have maintenance/repairs and operating costs, need updating at some point, or no longer work because they are too big, too small, too many steps, wrong location, whatever.

Perhaps if we think of the perfect home in a little different way.  Home is where we live out our lives, dream our dreams, raise our children, entertain friends and family, accumulate wealth, even run a business.  Much more than just the tangible qualities, it should suit as many aspects of our lives as possible.  Not that we shouldn’t want a nice home to live in, but perhaps not overcome by needing to have the latest styles and premium finishes, especially when making the initial purchase.  You can make time later if it suits you, to upgrade areas as you like and can afford.  This is an ongoing part of home ownership, beyond maintenance and repairs.  Even when buying a brand new home, there are multiple items that still need finishing.  I have met many happy people that live in what we would call dated homes, messy homes, too small, wrong location, all of the above.  They buy a house….and create a home.  Think about that when you are house hunting.  Only a select few properties on the market are the ones that get the most offers – the most updated, stylish ones.  Nothing wrong with trying to buy one of these, I would too.  Just don’t limit yourself to considering only those in the best condition.  You can avoid many competing offer/ full price-or-over situations if you are open to less-than-“perfect” options.

Years ago, professional staging was unheard of.  Realtors would routinely point out areas that could or could not be changed, so buyers would realize their priorities – floor plan vs flooring style; location vs lighting; quiet street vs colors.  In today’s world, our expectations are higher due to the shiny competition (thanks in part to guys like me who recommend professional staging).  My advice is to be less concerned about how others will judge you by the look of your home, and do what works for you and your family, so be honest with yourself.  There are hundreds of styles, sizes and locations to fit our many different needs, learn to visualize the temporary vs permanent aspects of the property.  Let’s celebrate that!