Replacement windows (Durham, Five Points: real estate, for sale, work)

[procfreq]

Hoping someone can offer some suggestions...

The eat-in area of my kitchen has large window banks on 3 sides. The largest of these faces south and receives plenty of weather beating. The house was built in '89 and the windows/trim are wood... and they're hurting. The trim has been replaced in sections due to rot, the window sashes look quite rotted now themselves, and the seal is broken on nearly every pane in the room (7 double-hung windows total; two panes actually drip with moisture inbetween the panes).

Given that we plan to sell next spring/summer, I'm feeling very torn about what to do. I think the windows in their current state would be a huge red flag to potential buyers... however, the house is only worth about $200K, we've already put a BOATLOAD of money into other updates/renovations, and I'm really not able or prepared to spend on a bundle on replacement windows.

That said--what would you do? Replace with something low cost (and probably low quality) or just paint them and leave them? If you think I should replace, any thoughts on materials (are vinyl windows frowned upon?), manufacturers and/or installers would be greatly appreciated. I'm in south Durham. TIA.

[rwally]

if the windowframe is still sound, replace them with inserts. if you're not comfortable with doing yourself, hire a contractor. either way it will cost less than replacing the entire window. read the following article..
http://www.awhastings.com/products/J...dowArticle.pdf

[procfreq]

Thanks, but I don't think that will work for me. As I mentioned, the trim/frame is in pretty bad shape as well. It's been replaced in sections and painted repeatedly, but it's still got rotten sections. I'm thinking that if I'm going to do anything, I need to replace the whole enchilada...

[needhalc]

I would make them look as good as possible with some wood filler and paint, and sell it as is. A good inspector will find it, but if it looks ok, some people may not care that much. If they do care, they can ask for an allowance when they purchase.

[Njrover0216]

If you price your house right, then some people will not care. You need to take that into consideration. You are trying to sell a home that was built in 89 for 200K! They can get brand new construction for that. I am in the situation where my home in MD is in good shape, however, my heat pump is old and furnace. I should replace it, but feel like I will let whomever buys my home replace it. I am in an area where it is hard to find a home to buy and it is very high in demand. I have replaced the windows, sliding door, front door, carpets, pergo flooring and roof is only 7 years old. The only thing the buyer has to worry about is the heat pump.

In your case however a buyer may think I am not paying 200K for ahome that was built in 1989. I am looking for homes in NC, and I will not look at a home that old, when I am looking at brand new homes for 220K. Good luck !

[PDXmom]

Originally Posted by needhalc

I would make them look as good as possible with some wood filler and paint, and sell it as is. A good inspector will find it, but if it looks ok, some people may not care that much. If they do care, they can ask for an allowance when they purchase.

I agree. I've often read not to expect the full value of window replacements back when you sell. HOWEVER, I recommend you contact a few good realtors. Have them walk through your home and make recommendations on what to fix and what to change. A year ago we knew we would be listing our house in Portland in Spring of 07. My realtor gave us a list of things to do. We did them all and she sold my house in 1 day for more than we were expecting. She was reasonable about the list... said not to put in a new kitchen b/c we would not get the money back. But we did put in new appliances, counters, and painted the cabinets. What we spent we got back many times over.

Check it out w/ a realtor before you make any changes.

[toot68]

Originally Posted by Njrover0216

In your case however a buyer may think I am not paying 200K for ahome that was built in 1989. I am looking for homes in NC, and I will not look at a home that old, when I am looking at brand new homes for 220K. Good luck !

Not sure I agree with this. If it's a cookie cutter home on a postage stamp yard built in 1989, yeah, but more likely it'll look like a more mature neighborhood, and have a real yard. There's alot of people who value a little space more than new.

As far as the windows go, I'd agree with the other poster who suggesting getting a good agent who knows your area and what people who are likely to buy your place are looking for. If it falls into fixer uppers looking for a house they can add value to, then discounting/giving an allowance might be the way to go. If it is more likely to be first time buyers who might shy away from a house needing work, then it might be worth having it done first.

[Desdemona123]

Originally Posted by toot68

Not sure I agree with this. If it's a cookie cutter home on a postage stamp yard built in 1989, yeah, but more likely it'll look like a more mature neighborhood, and have a real yard. There's alot of people who value a little space more than new.

I know I agree with you and not the poster that wrote that. Another important factor is LOCATION! There are areas I'd be willing to take a cute, large shed in for that price....no matter what year it was built in!! Another thing would be lot size...a large lot in the right neighborhood....200k might be a steal! Give me a 200k home in Oakwood or Five Points for example, and I'll replace my own windows thank you very much!!

As to the OPs question....a lot would depend on it's location and just what else it has going for it. A new frount window bank might just be the 'omph' it needs to get people to notice it....or it might be not worth it if there are other, larger, negatives to overcome first.

[FallsForks]

You are trying to sell a home that was built in 89 for 200K

The house across the street from me was built in 1985. It has 1600 square feet and a newly finished portion upstairs that is not heated/cooled, all on a .18 acre lot... it sold for $240K in less than 2 days on the market. We aren't even inside the beltline!

I would give a few places like Pioneer Exteriors and Aluminum Co of NC a call just to see what they can do for replacement windows. A free quote isn't going to cost you anything but time and at the very least you would have an idea of what potential buyers would be facing in replacing them if you don't.

Right now, the wife and I are trying to figure out if we are going to do roof, siding, or windows first. It sucks.

[Desdemona123]

Originally Posted by FallsForks

The house across the street from me was built in 1985. It has 1600 square feet and a newly finished portion upstairs that is not heated/cooled, all on a .18 acre lot... it sold for $240K in less than 2 days on the market. We aren't even inside the beltline!

I would give a few places like Pioneer Exteriors and Aluminum Co of NC a call just to see what they can do for replacement windows. A free quote isn't going to cost you anything but time and at the very least you would have an idea of what potential buyers would be facing in replacing them if you don't.

Right now, the wife and I are trying to figure out if we are going to do roof, siding, or windows first. It sucks.

Keep in mind that that poster doesn't even live down here yet....all real estate markets are not the same.

Estimates of what it would cost are a good idea....even if one doesn't have the work done before putting a property up for sale, it can give one a rouhg idea of what the market value of such things area.