Fixer Upper Homes
/TOP 11 THINGS TO DO FIRST
You’ve bought a home that needs fixing up. And you have a sense of construction costs. You initially consulted with some building professionals before buying the house and their advice was sound but inconsistent. So now where to begin? Whether you bought the house for the long term or short, here are some basic guidelines you should follow.
Depending on the degree of fixing, the best objective advice is simple: start with the outside and work in and start from the top down. In general, repair the building envelope and keep the weather out of the home. Then you can take your time working on interior projects and mechanical systems. Here’s a prioritized list of the top things you should take care of as your budget and living situation allows.
1. ROOF
Repairing a roof is like “a stitch in time saves nine.” Without a weather-tight roof, every part of a home is susceptible to damage. Reroofing isn’t costly and is typically a good bang for your buck. If structural work is necessary, consult with an Engineer for easy upgrades.
2. FOUNDATION
The foundation of a home is just as important as its roof and depending on what needs to be repaired, this might even be your number one fixer. For example, brick foundations in earthquake zones should be addressed as soon as possible. Foundations are one item where consulting with a Structural Engineer would be prudent. Just be sure he/she is familiar with residential construction, not commercial. And if your house is older, don’t forget to ask about other potential structural improvements.
3. DOORS & WINDOWS
Broken or leaky doors and windows are as hazardous as leaky roofs - they let in weather that is detrimental to a home’s health. Repair and upgrade as soon as you can.
4. EXTERIOR SIDING
Your home’s exterior siding (wood, stucco, shingles, or other) protects its “structural” walls. If it’s not in good condition, moisture is getting inside walls and will eventually damage them and/or attract pests like termites and beetles. Repair, replace, or repaint asap.
5. ELECTRICAL SYSTEM
Whether your home needs rewiring or more amps, electrical systems can be quite hazardous. Older homes especially need electrical repairs. Have a licensed Electrician (or three) give you an evaluation and prioritized list of items to repair or replace.
6. MECHANICAL SYSTEMS
Heating or air-conditioning systems older than 10 years should be evaluated, upgraded, and checked for adequate ventilation. And be sure to take advantage of potential energy improvements which are generally not costly.
7. PLUMBING
Many building professionals consider faulty plumbing as hazardous as faulty electrical systems. Repair asap, improve when you can, and always, always look for ways to save water.
8. HAZARDOUS MATERIALS
Lead paint and asbestos are items that if left alone, depending on the circumstances, won’t cause damage. Mold can be a nuisance and sometimes a serious health threat. Mitigate when you can.
9. KITCHEN & BATHROOMS
Usually, the first rooms in a house that are outdated, are the most expensive to renovate. Unless they are physically unusable, take care of the items listed above, then improve your kitchen and bathrooms. But take note, these rooms are the best investment dollars: they usually resell for more than you spend on them.
10. ENERGY UPGRADES
Insulation is cheap and the best return on your energy bills: insulate your attic first, basement or crawl space second, and walls whenever you can. Then work on efficient heaters and appliances. Windows? Not as important . . .
11. INTERIOR FINISHES
This is the Chicken Soup for a fixer. Once all the “unseen” improvements have been taken care of, cosmetic improvements (refinishing floors, walls, ceilings, casework, etc.) are food for the soul -- pure pleasure and worth the wait!
One last important piece of advice:
Have fun! Fixing up a home is one of the most satisfying projects you’ll ever do, but it won’t be easy. Splurge once in a while and laugh when tasks get the upper hand.
