Investor · Thousand Oaks, CA · Member since 2016 · 53 posts · 8 votes
How important are new windows?
My partner and I are closing escrow on a typical, mid-50's family house in the San Fernando Valley. We want to do a quick renovation and get it back on the market ASAP.
Several people, mainly real estate agents/ brokers have suggested we put in new windows in the front of the house. There are 5 windows. They are the original, steel framed type. Some of the crank mechanisms to open them work, some are "iffy" and some don't work.
I got a quote on some nice Milgard windows for $2700, and estimate installation to be about $1000.
So, in the option of those of you who have experience in this area... the question is... will we get more than our $3700 investment out of doing this? Do buyers really look at windows that closely?
Lender · Los Angeles, CA · Member since 2015 · 127 posts · 82 votes
9y
Hope you are buying well. The light rehab, back on market quickly game is dubious right now, especially in SFV. If you are buying well enough under market cool, but it's real "value add" time for flips. Bigger remodels with higher ARV ceilings or sq footage adds win the day now. Please be careful on your margins. And yes, new windows!
Investor · Thousand Oaks, CA · Member since 2016 · 53 posts · 8 votes
9y
Steve,
Thanks for your response. I just realized that you are "that" Steve who was interviewed in the podcast on your flips in So Cal! My partner and I would be really interested in your input on the flip we are embarking on right now.
Being our first flip, we have thousands of decisions to make, with the desired result to spend the "right" amount of money on the renovation to give us the biggest return.
The house is a solid, yet dated house built in 1956 in Winnetka in the San Fernando Valley. So, it's not a trendy, up & coming neighborhood. It's a nice, pleasant family type neighborhood. We have gone to many open houses in the area, and from what realtors are telling us, they are often getting multiple offers, often over the asking price. But, we do realize there is still an upper limit in this neighborhood.
My realtor friend who brought us the deal off market said we should be able to renovate the house for about $20-25K. From talking to a couple GC's, it's looking like that's not realistic. I know you said in the podcast that you generally spend about $100K on a renovation, but that's not practical for us, nor do I feel this neighborhood justifies that.
Any advice is highly appreciated. If you want more details, or want to contact me directly, please do!
Lender · Los Angeles, CA · Member since 2015 · 127 posts · 82 votes
9y
Hope you are buying well. The light rehab, back on market quickly game is dubious right now, especially in SFV. If you are buying well enough under market cool, but it's real "value add" time for flips. Bigger remodels with higher ARV ceilings or sq footage adds win the day now. Please be careful on your margins. And yes, new windows!
Contractor · Los Angeles, CA · Member since 2015 · 4k+ posts · 1k+ votes
9y
My window supplier might give you better, Jimmy at irwindale windows might give you better. Tell him Man from Keystone sent you, I ordered around 20k worth of window from Milgard one time. Great guy, knows his stuff.
Real Estate Agent · Venice, CA · Member since 2015 · 182 posts · 125 votes
9y
I would look at your comps and the similar actives on the market. If they all have new windows then you would be at a disadvantage if you don't replace them.