Boost the value of your home

By KRT News Service

March 15, 2005 Last Updated: March 15, 2005 12:12 PM Special Sections

Upgrade bath and kitchen

Your list of home-improvement plans for 2005 might look like this: finishing the basement, expanding the master bedroom, adding a sunroom, replacing all the windows, a total kitchen makeover.

Slow down and focus. There are areas in the home where you should concentrate your remodeling dollars if you want to increase the value of your home.

"The kitchen and bathroom are the areas to upgrade," says Thomas Stevens, president elect of the National Association of Realtors based in Washington, D.C.

The association's most recent Cost vs. Value Report estimates most of the money spent on moderate upgrades in those two rooms will be recouped. The report can be used as a guide to help prioritize remodeling projects.

In the kitchen, start with the countertops. Keep in mind expectations are rising. Realtors and remodelers have noticed that high-quality materials, once reserved for large expensive houses, are making their way into modest homes.

"People, even on a tight budget, are putting in granite or the more expensive Silestone (engineered stone)," says Randy Metzler, owner of Metzler Remodeling and president of the Kansas City, Mo., chapter of the National Association of the Remodeling Industry. "I haven't priced Formica in about four years."

Brad Baker, who buys, renovates and sells homes as investments in the Kansas City area, uses granite countertops in nearly every kitchen he remodels because he knows he'll get his money back. Stainless steel appliances also are a good upgrade.

But buying expensive kitchen cabinets isn't such a good investment, Baker says, because at first glance it's difficult to distinguish custom-made from budget options. Usually he'll paint existing cabinets or he'll replace the hardware. If they're too beat up, Baker will buy new ones from a home-improvement store. "Stock cabinets look terrific these days," Baker says. "They come in nice colors and finishes."

When it comes to flooring, people should throw away vinyl. People looking at houses usually groan when they see vinyl in bathrooms and kitchens because it makes a house feel dated, says Gregg Davidson, branch manager of the Reece & Nichols Realtors Plaza office.

"People should go for timeless and not for the hot new thing unless they can afford it," he says. "They should think of things that are natural, that wear well."

House hunters are typically looking for hardwood or tile floors in kitchens. In bathrooms, people want low-maintenance flooring and wall surfaces, says Jan Burchett, executive director of the Kansas City chapter of the National Association of the Remodeling Industry. That means using tile with darker grout on the floor and one-piece slabs of marble or solid surfaces in shower stalls. Baker updates lots of master bathrooms, often installing dual vanities because so many couples want them.

Most house additions, such as creating a sitting area in the master bedroom, aren't good investments for resale. However, additions that enhance outdoor living are red hot-people tend to recoup all costs for adding a deck or patio when they sell their house, Stevens says.

Before adding rooms or embarking on other major renovations, consult with a remodeler and seek an assessment of resale value from a Realtor who analyzes the neighborhood.

Paul Steinberg and Cynthia Atwood-Steinberg decided a major remodeling job, including additions, was worth the money. The cost of renovations for the 1940 stone cottage in northern Leawood, Kan., was about the same price as the house, but it is in a neighborhood where propert

KITCHENUpgrade: CountertopsWhat to do: Go for good quality and low maintenance, such as granite or a solid surface.Price: $55 per square foot on upBATHROOMSUpgrade: SurfacesWhat to do: Use low-maintenance tiles on floors and walls that look good even when they're dirty.Price: Slate runs between $3 and $6 per square foot.FAMILY ROOMUpgrade: FireplaceWhat to do: If you don't have a fireplace in the room, add one. If your hearth is half-baked, make it better.Price: An electric fireplace starts at $1,000; a direct-vent gas fireplace, $2,000. A fireplace face lift (replacing its surrounds) starts at about $1,000.MASTER BEDROOMUpgrade: ClosetWhat to do: Add an organizational system, especially if you don't have a walk-in closet.Price: New racks and shelves start at about $350 for professional installation.BASEMENTUpgrade: PlumbingWhat to do: If you don't have a finished basement and plan to sell your house, add the rough-ins for a commode, sink and shower. If you want to finish a basement, barring water problems, start by adding a bathroom.Price: Starting at $3,000 for rough-in work.SOURCES: Thomas Stevens, National Association of Realtors; William Brimacombe Inc.; Expo Design Center; The Tile Shop; Fireplace & Bar-B-Q Center; Wassmer Studios; Closet & Storage Concepts; Neal Harris Heating, Air Conditioning & PlumbingOVERLOOKED UPGRADESLighting: Cove fixtures and dimmer switches add function and accent.Trim: Thick crown moldings create a more finished look for a room.Ceilings: Raising ceilings by cutting into attic space 18 to 24 inches gives rooms a more spacious feeling.SOURCE: Gregg Davidson, branch manager of the Country Club Plaza office of Reece & Nichols RealtorsSHOULD YOU STAY OR SHOULD YOU GO?Stay and remodel your home if:It needs just a few cosmetic changes.You and a Realtor have looked at a lot of other homes in your price range that would require more remodeling work than your current house.It needs major work but is in an area where property values are rapidly rising.Consider moving from your home if:It would be the most expensive home in the neighborhood by twice as much after remodeling.A well-chosen improvement project can pay dividends when you sell