Six Home Improvements to Increase Property Value

Any time you are thinking of starting a home improvement project it's important to know what kind of return you can expect for it. Some remodeling projects will make your home more enjoyable to live in but will not do much in terms of raising the actual property. This may be absolutely fine if you like your home and have no intention of moving any time soon but if there's even a possibility of the property going on the market it's important to know what kind of return you can expect from the investment.

This reader is looking to get the most bang for their buck:

"I'm planning to move in the next six months or so and I want to make some improvements to my home before I put it on the market, what can I do that will actually let me raise my asking price?"

Here are 6 areas you can look at improving that will show you an increase in property value, actual percentage of return can vary.

6) Deck - Building a deck can be a good home addition. Returns usually range 65%-90% with 73% being a safe amount. This is an improvement that can vary a lot depending on what materials are chosen and the complexity. A nice deck will also provide a good selling point for a home and will help it to stand out.

5) Windows - The addition of energy efficient windows can generate a return of 60%-90% with 80% or 81% being most common depending on the type of window being used. On top of the increase to property value, this is an improvement that will result in a savings in energy costs and may qualify for tax rebates.

4) Adding a room - While the actual addition of a room will add square footage and improve the property value, it can be very expensive and usually results in returns between 50%-83%. However, a more cost effective alternative may be to transform an existing space into a living area. Most common methods for this involve remodeling a basement or attic. If these aren't an option then closing in an attached garage or Arizona room may be a good way to go.

3) Siding - Installation of vinyl siding can show a return as high as 89% - 94%. The highest returns will be seen in cases where the existing siding is very old or there is none. This can be a good time to evaluate your current insulation, adding this as an upgrade can help lower your heating and cooling costs which will improve the long term returns.

A nice kitchen adds value but be careful with high end upgrades.

2) Kitchen - This room is considered to be the home's heart. Improvements here can not only raise the property value but increase the likelihood of the property selling. Return on investment figures estimate that you can recoup 60%-120% of the remodeling costs with a 98% return being very common. As a point of caution though, in most homes, an expensive, high end remodel isn't as likely to get as high of a return as a mid-range one, especially when it doesn't fit with the home or is unusually expensive for the neighborhood. Generally speaking, a modest improvement in this area will give the highest return. Consider updating appliances, adding fresh paint, updating cabinet hardware, replacing old faucets, a new counter top or updating the lighting to get the biggest return for the money you spend and give your kitchen a real "wow" factor.

The best bang for your buck is in the bathroom.

1) Bathroom - Remodeling a bathroom or adding a new one, particularly if your home only has one bathroom, generally provides the highest return on investment. It is estimated that 80%-130% of the costs associated with a project like this can be recouped and 101% is considered a realistic return on many projects. Turning an extra room or other unused space into a new bathroom can take some time and be costly if there aren't water supply lines nearby already so be careful when choosing a location. Improvements that will provide the best return include tile flooring, tile surround for the tub/shower, adding a recessed medicine cabinet with lighting, updating hardware and updating faucets.

While some of these projects, or at least parts of them, can be done by the average home owner. For improvements beyond your ability though it's a good idea to find a skilled general contractor.

Stuck on Stucco

Today's reader asks a question that may be a pretty common one among homeowners in this area, particularly those with older homes. Our reader asks;

Make sure to match the texture of your stucco wall.

"How would I repair the stucco on my home when it is showing signs of "falling" (the stucco is separating; seeing cracks appear) and it is on top of brick. The previous owners (contractor) used some kind of caulking (I have no idea as to what it is); advise would be appreciated."

There are a number of companies that make a textured caulking for this sort of repair. One of them actually has a video on stucco repair up on their website along with a list of instructions and needed equipment. The instructions say to use quickrete products for the repairs, of course, but similar products from other manufacturers will do just fine as well.

Make sure to use a textured patching material and always use a trowel or similar tool to smooth and texture the patch. This will help to ensure that the patch doesn't stand out from the surrounding area. After the stucco has cured it will be ready to paint. Simply paint with the same color as the rest of the wall and it should look as good as new!

Brick and Mortar: Fixing Your Brick Wall

Brick is nice because it doesn't require a lot of maintenance and gains character as it weathers. The only problem is that it can be difficult to make repairs those times when damage does occur. This reader's question is about making repairs to brick and concrete:

"A friend's house is showing signs of a cracked/sinking corner of the house foundation. What can be done to remedy this problem? What is the best way to repair the cracked exterior brick and interior walls?"

Brick walls can be a tricky subject

The cracking and sinking could be the result of the house still settling. If this is the case then it will continue to be an issue unless the area is excavated and the foundation is re-poured. Work on this type is generally best handled by a licensed contractor. Projects like this can be a serious undertaking and are usually best left to professionals and with a licensed contractor there is the additional security of a two year warranty as mandated by the state of Arizona.

Other than the foundation repairs as mentioned above, the only real alternative is to repair the grout or replace bricks if needed. This will make it look better but is ultimately only a temporary fix because without addressing the foundation problem the walls will continue to develop cracks.

The best course of action would be to contact a few contractors who are experienced in this area to take a look at it and provide a quote. This will give a good idea in how serious the problem is and what it would cost to make the repairs. As always, call Mr. Fix It of Sierra Vista at 520-227-8194 for a free quote on this or any other home repair issue!

Turn Up the Heat (or Cool Things Down): Programmable Thermostats

Programmable thermostats are a useful addition to a home, especially in places with extreme temperature fluctuation like Arizona. The installation of a programmable thermostat allows the heating and cooling of a home to automatically change to fit the needs and schedule of the home.

Reduce energy costs with a programmable thermostat

This reader writes; "We have a non-programmable thermostat for our heater and a dial that we turn for our swamp cooler. Can these two things be combined into one programmable thermostat?"

Installing a programmable thermostat is a relatively simple procedure that most home owners can do themselves (here is a video with step by step instructions on installing a programmable thermostat) but it may not be possible to control both a furnace and swamp cooler with one.

Programmable thermostats have an output of approximately # but a control unit for a swamp cooler will usually have an output of about #. This difference in output required from the units is the reason that programmable thermostats are not available for swamp coolers.

While you can replace the thermostat for your heater with a programmable thermostat, it seems you will be unable to use it to manage your cooling without getting an air conditioning unit installed as well.

Mold Prevention: Educate Yourself

Although there hasn't been a specific question on this topic, its an important subject that any property owner should be aware of.

Mold growth can be devastating

When it comes to mold growth, the old saying "one ounce of prevention is worth one pound of cure" really is true. Mold removal is usually an expensive process with the average cost of a claim often ranging from $15,000 to $30,000.

The key to preventing mold growth is to eliminate the conditions where mold will thrive. Mold needs moisture, darkness and heat to grow. This means that a pipe leaking in a wall can make an ideal environment for mold growth in a very short time.

By controlling and limiting the conditions that lead to mold growth the chances of having a problem with mold growth can be dramatically reduced.

For more in depth information, read this article on preventing mold growth. It goes into more detail on ways to prevent the conditions for mold growth.

Water Damage: One Drop at a Time

Today's question is about identifying water damage in your home. Since the potential sources of water damage are almost unlimited there are times that you could have water damage and not even realize it. The most obvious signs are damp areas or pooling water but what about when those aren't present or when the damage is in an area you can't see? Our reader asks:

"I'm worried that I may have a leak in my home, what are some ways I can identify water damage when I can't see any water?"

Locating leaks can be difficult if you can't see the source

If the source of the water isn't continuous, such as in cases of condensation or a roof leak, or the damage is happening in an area that you can't see, it can be difficult to identify the fact that there is water damage in the first place.

When there is no water visibly present the most helpful sign may be a smell. If you notice a damp or musty smell it could be a good indicator of the presence of water damage. This can be very helpful in locating where the damage is as well, just follow the smell.

On walls and ceilings signs of water damage include peeling paint or wallpaper, discoloration, mold growth or even sagging or bowing.

Flooring may exhibit a dank or musty smell, this is especially true with carpet because of how it will trap and retain moisture in the pad and the carpet itself. On other types of flooring, signs include peeling or warping, discoloration or moldy patches. When there is serious water damage to a floor it can result in damage to the subfloor or even a loss in structural integrity.

For additional information you can refer to this article on water damage and how to identify it.

If you suspect you have water damage but are having difficulty locating the source you should consult a professional water damage restoration company.

Drafty Doors (or How to Keep the Cold Out)

Don't let money slip out the door

When the mercury drops and the wind howls, there's nothing like being warm and snug inside. But drafty doors and windows will quickly put a damper on that as cold air comes in causing unpleasant chills and a rise in energy costs.  This reader is experiencing that first hand and writes;

"I have a draft in my house, I think it's coming from my front door. I've tried putting blankets in front of it and even bought a draft blocker but it just gets in the way. I'm looking for a way to stop this draft without having something sitting in front of my door and getting in the way, is there something I can do about it without having to replace my front door?"

 The first thing to check on is the weatherstripping around the door and the sweep underneath it. These get old and can crack or may get damaged in other ways. Replacing these can help improve the seal around your door which will significantly reduce drafts, it's also much less expensive than getting a new door.

To replace weatherstripping the only tool that is typically needed is a utility knife or pair of sharp scissors. Simply remove the old weatherstripping, use the knife or scissors to cut the new weatherstripping to the right length and then it should snap right into place.

Replacing the door sweep is typically only a little bit more complicated and will usually require a utility knife or pair of sharp scissors and possibly a screwdriver. In some doors the sweep simply slides into a channel under the door. If this is the case, simply slide out the old sweep, cut the new one to length and then slide it in. Some doors have a metal channel that slips around the door. For these doors a screwdriver will need to be used to remove this channel. Then the old sweep can be removed and the new one cut to size and put in place before the metal channel is reattached.

This process is usually not particularly complex and is something most home owners can handle on their own. If a professional is needed a handyman or licensed contractor should be able to perform the job in a fairly short amount of time.

Locating and Identifying Mold Growth

Mold growth can catch you by surprise if you don't know what to watch for and if it's just left alone the consequences to your health and pocketbook can be very high. This reader may be facing just such a problem:

"A week ago I noticed that my bathroom sink had leak, it was just a small leak and I was able to fix it myself but now I've noticed that the bathroom has a musty odor to it. When I looked under the sink I saw some small black spots on the wall. What should I do?"

If your leak went unnoticed for a long enough time there could be serious water damage under the sink. That unaddressed water could have provided the moisture needed for mold growth. The longer that pipe leaked, the more water was provided and the more mold growth will present.

For more information on finding and identifying mold growth you can read this article on how to tell if there is mold in your home, it goes into more detail on what to look for. When small mold growth spots are visible they are often just the tip of the iceberg and there could be mold growth absolutely covering the inside of the wall.

If you suspect mold growth in a room it is strongly recommended that you call a professional. When mold is disturbed, millions of spored get released into the air and they can be harmful when breathed in, especially to children, the elderly and anyone with allergies or a weak immune system. If the area is not properly cleaned and disinfected there is a chance that the mold growth will return after time.