How do those of us who are design challenged rehab property?

Question

Hi BP,

I am closing on a 3 family soon and will be renovating one of the vacant units immediately. After renovation, I will move in to this unit and househack. It's a 1 bedroom unit, and needs the kitchen completely redone and a bathroom facelift along with new floors, paint and fixtures.

While I will be living in this unit for now, I eventually want to rent it out down the road and want to rehab this like it's a mid-level rental. My question is: how do you handle design and material selection for your rehabs? I have no idea how to best lay out the new kitchen (current layout is not ideal) and would love input about best materials / colors, etc to use.

Would it be worthwhile to hire an architect? This seems a little extreme for what I need - but I would like to consult with someone. Any recommendations on who to talk to about this?

Michael Plante · Answer

If you know the current kitchen isn’t ideal then you do have an idea.  Give yourself more credit    When I started I didn’t know what ideal would be Inna kitchen   Not sure I even know now

I wouldn’t over develop/destroy especially depending upon expected rent and value of the property

I look at pics on Zillow of what sold for the higher prices in the area and mimic those

Will Gaston · Answer

@Eli Kallison My experience is that design is a skill. And it absolutely worth paying for.

I routinely hire designers in my market for $50-$75/hour to pick out colors, cabinets, tile etc. I have never regretted hire somebody to do this. The value received is much more than the expense paid.

Account Closed · Answer

Call contractors for estimates to meet you at the unit and you will get a lot of good advice. Trying to get good advice is difficult when sales people don't physically see the unit. I've been remodeling kitchens for many years and even experts make serious mistakes when it comes to installing a kitchen and find out after cabinets are  installed that something is critically wrong in regards to locations and clearances.

The most critical things to think about when remodeling a kitchen is when you need to make a choice in regards to whether or not you want to change the location for the refrigerator, stove, sink and windows. Obviously, it costs much more money to relocate water piping, drains, gas pipes, electrical wiring, stove vent pipe, etc. and frugal people don't want to spend more money that absolutely necessary, but they do want to make sure they do want to make sure they get the most bang for their buck and do it right the first time.

I am a general contractor and get to work with many customers and listen to their crazy ideas where I would not waste my money. I always install stainless steel sinks because they virtually last forever. I never install garbage disposers, built-in microwaves, dishwashers, those stupid faucet that utilize only one hole in a granite top and you can't get them to stop from getting so loose they fall off and leak under the sinks, trash compactors, water filters, icemaker piping nor anything that is not absolutely necessary because the more you own the more you have to maintain. I always install the best stove fan that money can buy and install a vent pipe to outside the house. I always install a 30 inch stove with a 36 inch fan that has two fans built in to get the grease out of the kitchen.

I own many rental units and every time a tenant moves and the house has a white kitchen sink the sink is always chipped, or has a yellow rust-colored stain and the entire sinks always have to be replaced. That is why I started installing stainless steel sinks that are 8 inches to 9 inches deep and now I never have to change the sink. All you need to do is spend less than 3 minutes with a little cleaning powder and the sinks look brand new. I used to get as many as 5 calls per week to repair garbage disposer, or unclog them and now I get zero calls from my tenants for disposer because I removed all of them and told the tenants to wrap their garbage in plastic bags.

Joe Splitrock · Answer

You can take measurements and pictures of your kitchen into a home improvement store like Menards or Home Depot and they can help with kitchen layout ideas. You can order cabinets through them. As far as design ideas, you can look at websites or go to local open houses to get ideas. You can hire an interior designer and that will get the best result, but it costs money.

Matthew Paul · Answer

Watch HGTV .

Marian Smith · Answer

@Eli Kallison  Houzz has annual survey results compiled onto top selling cabinet styles and wall colors etc.  In a three unit you definitely want to get the kitchens right.  And you get three designs for the price of one if they are identical units.  Plus your designer can tell you what color trends are emerging.  I looked at mls pictures of sold units in my complex and saw what everyone else had done but I also added a lazy susan lower base that most did not.  I did drawer bases.  I am going to hire a designer on my next kitchen.  I am working on a 40 year old track home rental where the u shaped kitchen has two useless blind cabinet areas and one drawer base with drawers that hit the range front edge.  Some builder built and sold a bunch if these floor plans, so yes the pros make mistakes.

Aaron A. · Answer

@Eli Kallison I have a contact for an interior designer who specializes in kitchens and baths. He works with a lot of investors.

Cruz Acosta

www.yourdesign317.com

Evan Polaski · Answer

@Eli Kallison, there are designers that will offer consultations to help with this too.  Having a wife that is a designer, I have found the kitchen people at big box stores and contractors generally do not have the same eye for design as an actual designer.

Interior designer is a good place to start.  But I would google "design consultation" and your city.

Will Gaston · Answer

@Eli Kallison I found a woman who does some of her own flips and paid her to do it. Just also does some interior design on the side.

Alternatively, you could go to a friend who lives in a house/apt with great aesthetics and pay them to choose a design for you (I personally prefer to pay people so they feel obligated to take the work seriously).

I think the difference is clear when you walk into a house/apt that was professionally designed. It's obvious when thought and intention is put into the space.

Eli Kallison · Answer

Thanks Will. Is there a specific type of designer that you use, or is an "interior designer" who I would be looking for?

How do those of us who are design challenged rehab property?

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