Older houses...renovations...scary (Dallas, Richardson: fit in, apartment, countertops)

[BigDGeek]

I went house-hunting today in Canyon Creek and the Reservation and was put off by two of the four houses I saw.

The first one I saw had an appraised value of about $198k but was priced about $45,000 over that. The carpet needed to be stretched in every single room and they really half-assed the kitchen renovation. The appraised square footage also did not match the actual square footage (actual is about 300 sq ft more) so who knows what would happen there. The owner also recently raised their asking price, which I don't get. The owner was also offering an $8k concession for "plumbing or electrical work" which was kind of scary; that tells me it needs both!!!! Overall that house was a no.

The second one I saw was priced slightly below its appraised value and appeared to be in good condition though I saw some cracks that concerned me. I did not like the flooring so I would replace it in nearly every room, but the existing flooring was in good shape. The master bathroom was tiny so I would want to build a new one, and who knows how much that would be. The overall square footage of the house was very small, between 1700 and 1800 sq ft.

The third one had obvious foundation problems, a terrible (but new) kitchen, and laminate floors even though the description said "hardwoods". No go on that one, even though the master bathroom was huge and I loved it. I don't need a big bedroom but I want the bathroom to have a big tub and preferably a separate shower.

The fourth one was in excellent shape structurally and had a brand-new roof but had the ugliest bathrooms I've seen in a while. The secondary bath was a total teardown and the master bath had this odd half bathtub; it was like a regular bathtub but 50% of the length of a normal one. It's hard to describe and I've never seen anything like it. The kitchen was a nightmare and would have to come out; I think it's the original kitchen from the year the house was built (1965). Overall given the price of the house I think there was too much work to do for me.

I've never put in a new kitchen or had an addition built and I have no clue how much these things would cost. Could someone maybe ballpark this for me...what kind of money would I be looking at to replace an entire kitchen with average materials or have a nice master bathroom with average materials built onto the back of a house? Or can they recommend a good general contractor that I can ask these same questions of? Thanks!

[FarNorthDallas]

Was that half bathtub a sit in tub/walk in tub thingie?
Walk-in Bathtubs With Door - Handicap Accessible Baths - Walk In Tubs

Personally, I would keep looking.

[BigDGeek]

Originally Posted by FarNorthDallas

Was that half bathtub a sit in tub/walk in tub thingie?
Walk-in Bathtubs With Door - Handicap Accessible Baths - Walk In Tubs

Personally, I would keep looking.

No, it was a normal tub. It was just short. Very weird!

[SouthernBelleInUtah]

I see prices on HGTV that look outrageous to me. I re-did my master bed and bath about 2 yrs ago and it was about $28,000. Turned 2 rooms into one, new hardwood, tile bath with 5' air-jetted tub where a bedroom used to be, so new plumbing. Put in a walk-in closet in part of a former bedroom. Electrical, paint, sheetrock, etc.

[FarNorthDallas]

Originally Posted by BigDGeek

No, it was a normal tub. It was just short. Very weird!

Totally weird!!!

[Grainraiser]

Sounds like you want a modern style floor plan in a older house. The lifestyle of folks years gone by are different than we have today. Unless you find a house that has already been remodeled be prepared to spend some coin on renovations. Cabinets, appliances and countertops are the big ticket items on kitchens. Depending on what you want your looking at a minimum of 15k on up.

[momof2dfw]

Isn't house hunting fun......... lol

Originally Posted by BigDGeek

The first one I saw had an appraised value of about $198k but was priced about $45,000 over that. The carpet needed to be stretched in every single room and they really half-assed the kitchen renovation. The appraised square footage also did not match the actual square footage (actual is about 300 sq ft more) so who knows what would happen there. The owner also recently raised their asking price, which I don't get. The owner was also offering an $8k concession for "plumbing or electrical work" which was kind of scary; that tells me it needs both!!!! Overall that house was a no.

I would not worry about the difference in the square footage w/ the DCAD. Them having a lower sq footage on record is actually better for YOU. I'd just make sure the appraiser you get checks the square footage very good and makes sure what they are advertising is correct. Carpet needing to be restretched.... eh. The bad cheapo kitchen remodel would turn me off unless it was one I could live w/ till I redid it myself later on. Wonder why they raised it? If you like this one overall then I'd make sure the contract was CONTIGENT upon the inspection. This way if something comes back on the plumbing and electrical you can get out of the contract. Have your realtor pull comps and see if their raised price is out of the ballpark or not.

The second one I saw was priced slightly below its appraised value and appeared to be in good condition though I saw some cracks that concerned me. I did not like the flooring so I would replace it in nearly every room, but the existing flooring was in good shape. The master bathroom was tiny so I would want to build a new one, and who knows how much that would be. The overall square footage of the house was very small, between 1700 and 1800 sq ft.

If you like everything about it but the bathroom.... then you can put in a contract contingent upon an inspection AND a structural engineers inspection for the foundation. It could be minor. Even if it needs a few piers and nothing extensive it could be fine. Now the bathroom addition is going to be costly since it would be going outside of the footprint and roof of the house. When you do this I'd make sure and put on any other additions that might make it more appealing for you and future resale. A sunroom or larger kitchen/family room or even a larger master bedroom and/or closets

The third one had obvious foundation problems, a terrible (but new) kitchen, and laminate floors even though the description said "hardwoods". No go on that one, even though the master bathroom was huge and I loved it. I don't need a big bedroom but I want the bathroom to have a big tub and preferably a separate shower.

Again, you could get the foundation checked out and see just how bad it is or not. So the bathroom wasn't up to par but the bedroom was? Could you take in a small part of the bedroom to add to the bathroom? Without comprimising the bedrooms size of course. Kitchen is "terrible" because??????

The fourth one was in excellent shape structurally and had a brand-new roof but had the ugliest bathrooms I've seen in a while. The secondary bath was a total teardown and the master bath had this odd half bathtub; it was like a regular bathtub but 50% of the length of a normal one. It's hard to describe and I've never seen anything like it. The kitchen was a nightmare and would have to come out; I think it's the original kitchen from the year the house was built (1965). Overall given the price of the house I think there was too much work to do for me.

The bathrooms were bad because of the colors? That is actually not too bad if everything else is perfect. Some of the original characteristics of an original house could be saved and save you some major money if you can keep them. While they are not always "up to par" for the new and modern they do add something to it that other houses don't have. The original funky pink double ovens are fun or something of that nature. They can be played up just right and be a bonus. Even if there is some major redo that needs to be done and the listed price does not take that into consideration you can on your offer. Have the realtor run comps and see how they compare to homes in the same condition and then to those that are updated.


I've never put in a new kitchen or had an addition built and I have no clue how much these things would cost. Could someone maybe ballpark this for me...what kind of money would I be looking at to replace an entire kitchen with average materials or have a nice master bathroom with average materials built onto the back of a house? Or can they recommend a good general contractor that I can ask these same questions of? Thanks!

[momof2dfw]

I can give you the name of the GC we are using right now. He grew up in that area and has probably done some of the homes in there. So far we have been happy with him.

[BigDGeek]

Originally Posted by momof2dfw

I would not worry about the difference in the square footage w/ the DCAD. Them having a lower sq footage on record is actually better for YOU. I'd just make sure the appraiser you get checks the square footage very good and makes sure what they are advertising is correct. Carpet needing to be restretched.... eh. The bad cheapo kitchen remodel would turn me off unless it was one I could live w/ till I redid it myself later on. Wonder why they raised it? If you like this one overall then I'd make sure the contract was CONTIGENT upon the inspection. This way if something comes back on the plumbing and electrical you can get out of the contract. Have your realtor pull comps and see if their raised price is out of the ballpark or not.

That's a lot to spend on a house that I most likely would never buy; it is priced at the upper end of my budget and I don't think the sellers will come down on their price enough to make me want to buy it. Any offer I'd put in would be a "lowball" at least $20k below its asking price and since they recently raised the price by $5k...I don't see it happening.

If you like everything about it but the bathroom.... then you can put in a contract contingent upon an inspection AND a structural engineers inspection for the foundation. It could be minor. Even if it needs a few piers and nothing extensive it could be fine. Now the bathroom addition is going to be costly since it would be going outside of the footprint and roof of the house. When you do this I'd make sure and put on any other additions that might make it more appealing for you and future resale. A sunroom or larger kitchen/family room or even a larger master bedroom and/or closets

It's a slab foundation, which scares me. I have never had to deal with a slab foundation ever. The footprint of the house would not really allow for a larger kitchen without taking part of the dining room or den, or the garage. The master bathroom really is too small and pokey.

Again, you could get the foundation checked out and see just how bad it is or not. So the bathroom wasn't up to par but the bedroom was? Could you take in a small part of the bedroom to add to the bathroom? Without comprimising the bedrooms size of course. Kitchen is "terrible" because??????

It's hard to explain; you would have to see it. The kitchen cabinets were cheap off-the-shelf units from Ikea and several were not put together correctly (stripped screws, screws put in the wrong place then taken out, leaving gaping holes in cheap particle board, doors hung the wrong way, etc). The layout of the kitchen is also not very practical and they don't really make fridges small enough to fit into that kitchen unless you want to get a fridge that's so tiny that you'd be at the supermarket a few times a week! In addition, the house has no gas at all and I really would like to have a gas stove. Also it's cheaper to heat a house with gas. My dad is an engineer and he came along with me to view all four houses, and he was the one who told me the house had a serious foundation problem. He pointed to a spot where the slab was cracked and I trust his opinion that it would be an expensive repair. If the only issue with the house was the kitchen, I could live with it; I liked the layout of the house overall and there were some very appealing features, but the foundation problem plus no gas make it a no-go for me.

The bathrooms were bad because of the colors? That is actually not too bad if everything else is perfect. Some of the original characteristics of an original house could be saved and save you some major money if you can keep them. While they are not always "up to par" for the new and modern they do add something to it that other houses don't have. The original funky pink double ovens are fun or something of that nature. They can be played up just right and be a bonus. Even if there is some major redo that needs to be done and the listed price does not take that into consideration you can on your offer. Have the realtor run comps and see how they compare to homes in the same condition and then to those that are updated.

[/quote]

No, the colors were fine; both bathrooms had white suites and white tiles, can't get any more neutral than that. The master bathroom was the smallest bathroom I have ever seen. My parents' house was built in 1958 and their master bathroom is about the same size and since we've moved out of the house, they use the other bathroom because it has a nice tub and dual sinks. The other bathroom in that house is not in a usable condition, and there is not enough space in the master bathroom to put in a normal sized bathtub (not a garden tub, just a normal sized one) so I would have to knock through a tiny vanity and use up the only closet in the master bedroom. Or build an addition. The kitchen doesn't have any kitschy retro stuff, it's just old and ugly and needs to be replaced. The layout is also awful, only one person can fit into the kitchen. My dad is not a contractor but he knows plenty of them and has done a few residential projects in his time, and he thinks the bathroom and kitchen remodels would run over $50,000. Since I want to stay under $200k but could stomach $215k (my 28% debt/income ratio plus down payment puts my top price over $260k) and the list price of the house is $195k, I think they would have to come down so far on the price to make me comfortable that they would not sell the house to me for that price. I think they could get more for it from someone who has more to spend and is not put off by the amount of renovation work that has to be done.

I dunno, maybe I should look at houses built in the 1980s. I really like those neighborhoods in Richardson though. I don't need a HUGE master bathroom but the ones I saw were tiny. I have closets in my 1980s apartment that are bigger!

[BigDGeek]

Originally Posted by momof2dfw

I can give you the name of the GC we are using right now. He grew up in that area and has probably done some of the homes in there. So far we have been happy with him.

Yes please! Thank you!