3 Questions about this flip (w/ pics)

Rehabbing & House Flipping
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3 Questions about this flip (w/ pics)

Mark Beekman
Investor · Phoenixville, PA · Member since 2008 · 257 posts · 18 votes

1. Should I ditch the pool?: This above ground pool is, in my opinion, an eyesore and is too close to the house. I'm wondering if it adds any sort of value to the property and, should I decide to get rid of it, is it worth trying to sell? It's about 32ft. in length and has a brand new pump, if that counts for anything.

2. Fix the hardwood floor, or lay new floor over it?: Would it cost me more to fix the floor or lay a new floor on top of the existing one? The square patch that needs fixed accounts for about 1/10th of the room's floor. At what point would it make sense to lay an entirely new floor? If 20%, 30%, 40% needs repaired?

3. Any suggestions for the color of the house?: This is a 1900s/f split-level that I'm looking to paint, but I'm having trouble picking a color scheme. The stone facade consists of mostly grays, browns, and beiges. This will be a flip to an owner-occupant.

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Karen Parker
Real Estate Investor · Tampa, FL · Member since 2008 · 456 posts · 42 votes
16y

These are, of course, just my opinions but I rehabbed for a couple of years.

Have you considered building a nice deck onto the pool to make it more attractive? Above ground pools don't have to be an eyesore. I've seen some done very nicely.

I would fix the flooring at less than 20% damage.

Have you considered a light tan or beige base paint on the house with black trim? It seems it coordinate with the stone better.

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  • Karen Parker
    Real Estate Investor · Tampa, FL · Member since 2008 · 456 posts · 42 votes
    16y

    These are, of course, just my opinions but I rehabbed for a couple of years.

    Have you considered building a nice deck onto the pool to make it more attractive? Above ground pools don't have to be an eyesore. I've seen some done very nicely.

    I would fix the flooring at less than 20% damage.

    Have you considered a light tan or beige base paint on the house with black trim? It seems it coordinate with the stone better.

    2Reply
  • Mark Beekman
    OP
    Investor · Phoenixville, PA · Member since 2008 · 257 posts · 18 votes
    16y

    Thanks for your help, Karen. The house already has a very large sunroom as well as a patio, so if I were to build a deck there would be more outdoor living space than indoor.

    Light tan/beige with black trim was also recommended to me by someone just the other day.

    Thanks for the input!

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  • Brian LevredgePro Member
    Investor · Chattanooga, TN · Member since 2009 · 1k+ posts · 903 votes
    16y

    I would ditch the pool, but that's just me. It also depends on what other homes in the neighborhood have as well. If the floor is solid oak, as it looks to be, then any decent floor guy can feather in some new pieces and get the stain to match pretty closely. An exact match is usually pretty difficult. I would avoid laying anything on top of any existing finished floor save for carpet. You end up with problems with the base moulding and at transitions to bathrooms for example.

    Yellow paint with black trim might work for the exterior paint. Again, just a personal opinion. You are somewhat limited with your exterior conditions (roof color, stone).

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  • Jon Holdman
    Rental Property Investor · Mercer Island, WA · Member since 2008 · 22k+ posts · 14k+ votes
    16y

    Where's this located and are pools common in the area? Having owned a pool, I'll say I'm not a fan and wouldn't own another one. But some areas, like Bakersfield where I owned one, they were expected. I looked at a house here in Denver that had one, and considered it a serious liability. It was tough to keep one warm enough to use in Bakersfield where was 110 during the day. The challenge in Denver would be to keep it from freezing solid.

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  • Mark Beekman
    OP
    Investor · Phoenixville, PA · Member since 2008 · 257 posts · 18 votes
    16y

    Brian- The roof color can be changed (see the "Paint" Asphalt Shingles thread).

    Jon- The house is in the Philadelphia area and I don't think any of the neighbors have above ground pools. Some have hot tubs, though.

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  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    16y
    Originally posted by Mark Beekman:
    Brian- The roof color can be changed (see the "Paint" Asphalt Shingles thread).

    Jon- The house is in the Philadelphia area and I don't think any of the neighbors have above ground pools. Some have hot tubs, though.


    Mark,

    There are actually at least two BP threads on painting roofs; one you initiated, and another from some other person. Since you are in the Phila. area, the contractor that I posted in your thread could be consulted for an opinion on prices and colors.

    Regarding the hardwood floors. What I see that is to the side of your photo is staining from wetness; if the staining is urine, then you will find that upon refinishing the floors that there will be a darker stained area where the urine was. Good floor guy would be able to patch that corner (I had something similar in a flip I did, except there were some - but not enough - boards to use); but the determination of how good the overall look will be could be limited by the composition of the wet stain. If that wet area is big, you might have to go to a really darker stain when refinishing. I can direct you to a flooring guy that I used if you'd like.

    I would also be concerned with what is below that plywood patch. It looks just big enough for somebody to have used as an entry into a crawlspace. Since this is a split, you might have crawlspaces, and no easy way into them for any work you might need to do.

    Regarding the pool. This is one of those things where you will have some challenges. We are now late in the year, so growing grass over the ground covered by the removed pool will be tough; sodding is an option if you can get the sod. Is this neighborhood dotted with pools like this, or is yours the only one?

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  • Mark Beekman
    OP
    Investor · Phoenixville, PA · Member since 2008 · 257 posts · 18 votes
    16y

    Steve, You're the man! Anyone with enough knowledge on flips to know about urine damage is an asset to this forum. Thanks so much for your input on my threads.

    I'm not sure what the staining is from, although I doubt that it's water damage. There a few other spots throughout the house that look like that. The plywood patch is in an upstairs bedroom and does not lead to a crawl space. I think it was put there to access some of the ducts and wiring in the bvedroom floor (or ceiling of the basement/rec room).

    This house is pretty much the only pool in the neighborhood, so I'm pretty sure I'm going to get rid of it.

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  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    16y

    Then get rid of that pool ASAP once you have a plan for covering over that ground area - sod or seed, we're late into the growing season. There are some Fall grass mixes (mainly rye grass that is annual) that might germinate; I would seek sod ASAP to be certain that this will look presentable since you are flipping.

    Now, if you were going to be renting this place, I would not worry about the bare ground so soon ...

    If the hardwood stains are truly just water, it's not so bad - it will be minor to blend the new stain; if urine, you have discoloration of the wood that cannot be removed - at best it gets covered over, and dark stain is used for that if it affects significant area of the floor.

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  • Adam P
    Member since 2008 · 49 posts · 2 votes
    16y

    you can clean the roof not hard at all

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  • Glen Scharer
    Investor/Realtor · Winter Haven, FL · Member since 2009 · 64 posts · 4 votes
    16y

    Always ditch the above ground pool, save the pump and re-sell it. Replace the flooring and clean the outside. Only fix what absolutly needs to be. If you plan to resell in this market don't go overboard on upgrades. If the home shows well is clean and priced right you will find a buyer. Wishing you Luck...

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  • Shaun Steckler
    Foreclosure Specialist · Lafayette, LA · Member since 2009 · 68 posts · 31 votes
    16y

    Get rid of the pool. An above ground pool does not add any value. The first thing a potential buyer thinks when he sees it is, "how much time will it take to maintain that thing?" Toss the pool.

    You can patch the wooden floor and refinish them. Make sure you match the new wood with the old. Then instruct your carpenter to "stagger the planks" into place.

    Then you can simply refinish the floors.

    As far a colors go, find out what's popular in your area and use a Sherwin Williams paint wheel to match the colors.

    If you don't know what you're doing when it comes to selecting the right color, find someone else who does.

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  • Mark N.A
    Real Estate Investor · North Carolina · Member since 2008 · 1k+ posts · 483 votes
    16y

    I vote to keep the pool, a) to save money up front, and b) because it may actually be a selling point to some.

    And hey, if a buyer doesn't want the pool offer to get rid of it as a 'concession'.

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  • Louise Jackson-Marquez
    General Contractor · Wylie, TX · Member since 2009 · 7 posts · 3 votes
    16y

    Typically, I would say to ditch the pool but having ben raised in Philly, I know the area and the people and firstly, the home doesn't look like a Philly Home, it looks like a suburban home and people in the suburbs don't have access to public pools like city people do so that above ground pool ,with some cleaning and ditching that awful lattice it will add value, not much mind you but some. It is obviously a family home, families want pools and you want their kids to see it when they come to look at the property. That pool could get you a buyer. They suck to maintain but you don't have to maintain it. The home looks like a first time buyer home, too so they will want the experience of having a pool... just look at this from their perspective and not yours or mine or anyone else's and you'll be fine... next fix the wood floor, again, this isn't your personal house, don't make it personal. Make it look marketable. Finally, don't go the tan and black way on the paint, I would do a bone white with black shutters... tan is out now... it shouldn't have ever been in

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  • Brian West
    Real Estate Investor · Kokomo, IN · Member since 2008 · 6 posts · 1 vote
    16y

    As far as the pool weather it is worth selling, if your going to get ride of it, yea I would see what you can get out of it, I mean what do you have to loose a little time? It would sell better in the spring though, as far as keeping, it depends like one says it can be spruced up, the other is is there some one moving in with small children? Is it an older couple or? ? ? ?

    Colors, I would say a tans color or some thing to that effect with a darker color for the trim.General rule of thumb, unless you have a buyer with an order for a paint scheme stick to neutrals and tobs.

    The flooring it depends on how much money you got to invest, and yes they could be pet stains, Is the Hard wood floors a plus? is it a selling factor, that gives it that eye pop, or wow factor?

    What quality house does this need to be?

    I mean I might consider la mite flooring, for a cheaper house, but a more expensive one no.

    Around here right now that seems to be what everyone wants, there again it depends on where your located.

    Pools I have noticed if people have real small children they are worried about drowning, and look at as a liability, some do look at them and go yea I like that.

    This is just my experience in rehabs .

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  • Mark Yuschak
    Residential Real Estate Broker · Grand Blanc, MI · Member since 2008 · 885 posts · 316 votes
    16y

    I have a flip right now with the exact same color roof. It's ugly, IMO, but changing the roof just for the sake of color is out of the question. There's nothing wrong with it, although I do have some streaking similar to yours.

    The siding on mine was yellow aluminum. lol. I had it all stripped off and used vinyl from Home Depot. Slate is the exact color and it turned out great!! It compliments the ugly shingles quite well.

    I would like to know more about what can be done to clean the streaks.

    As for the pool, I wouldn't remove it. Just clean up around it as best as possible. Disclose that you don't know it's condition. Since you'll be selling it in the winter your likely buyer will just be thinking of how beautiful it could be come spring time.

    For the wood floors...in every flip house I had with hardwoods, they tend to be pretty trashed. Since my houses are targetted to first time home buyers, I just cover them with carpet and call it a day. I would do the same with yours.

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  • Dennis Treacy
    Contractor · Philadelphia, PA · Member since 2009 · 85 posts · 65 votes
    16y

    Get rid of the pool, list it on Craigslist for cheap or free.
    Someone take it home, nice thing they will be doing all of the work.

    Btw, does anyone know what is up with the staining on roofs as evidenced in this picture.
    I don't remember this problem when I was younger, it seems to be something in the air

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  • Mark Beekman
    OP
    Investor · Phoenixville, PA · Member since 2008 · 257 posts · 18 votes
    16y

    Dennis and Mark-

    The staining on the roof is from fungus and/or mildew. I bought asphalt shingle cleaner from Home Depot and scrubbed it with a brush for a few minutes and it worked!

    Since I'm deathly afraid of heights, I decided not to scrub the whole roof. Instead, I used a similar cleaning product called Spray 'N Forget. You hook it up to a hose, spray it on, and like the name says, "forget" (no scrubbing involved). Either product works wonders and now I have the best roof in the neighborhood!

    1Reply
  • Jason Fant
    Real Estate Investor · Fuquay-Varina, NC · Member since 2008 · 39 posts · 20 votes
    16y

    Ditch the pool. The only people that see a pool as a feature are people looking for a house with a pool, and they are few. Everyone has visions of pool maintenance horror stories they've heard over the years.

    I think the floor question has been covered so I'll leave that one alone.

    As far as exterior color, based on the stone I would go with a darker taupe color with black trim and gutters. It would look good with the grey roof as well. Leave the garage door off white though, that much black would really weigh heavy on the front of that house.

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  • Tim B
    Real Estate Consultant · Minneapolis · Member since 2009 · 60 posts · 8 votes
    16y

    Today I saw a house with a gray roof, that was painted slate gray on the siding and light tan on the trim - looked great. Not normally the color combo I would pick but may work well on your house.

    I have hired a service that removes roof stains, first with a bleach solution then a LOW pressure sprayer - slowly over the roof surface - which makes the roof look like new. Cost about $250 - make sure they have insurance and know what they are doing so they don't remove the granuals on the shingles.

    Get rid of the pool - they can be a big concern for families with very young children and may actually lower the property value..

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  • Account Closed
    Indianapolis, IN · Member since 2008 · 244 posts · 36 votes
    16y

    I would keep the pool there, like someone else mentioned; you can always have the pool removed for the buyer. I had an above ground pool at a house I was flipping; it actually help get more showings and eventually selling the house "faster"

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