Everywhere we turn we are told about increases in foreclosures and the devastating carnage left behind in our neighborhoods. Just a few short years ago you probably didn’t even know how to spell foreclosure! Now the word has become an integral part of our lexicon. Let’s take a real look at this phenomenon so we can truly understand where foreclosures fit in our current real estate market place and how it affects all of us as homeowners.
Have you ever physically viewed a home that is in foreclosure? It is not a pretty sight! The majority of these homes are in poor condition both structurally and cosmetically. In most cases it would take several thousand dollars just to start the upgrades these homes generally require. I recently viewed one of these properties with a buyer and what we witnessed was nothing short of sickening. The toilets and vanities were gone; the carpet was torn and destroyed with a pungent odor. The dry wall was shredded and the ceilings were falling. In the basement was standing water and this was just the inside! The outside appearance was shameful. I need not go on. Needless to say, the buyer literally grabbed me and made a gesture to leave at once. This is a very typical reaction from a potential purchaser. The lesson here is that a very small percentage of buyers have the funds or even want to borrow the funds to rehabilitate such a project. This example is extreme, but most foreclosures are variations of the condition described. That is unfortunate and that is shameful. Unfortunately, many of the mortgage holders of these distressed properties do not invest monies to improve these homes, but rather let them fall into total disrepair and then sell them for less than 50 cents on a dollar! That is a real crime and it makes no sense whatsoever. I would hope this practice of neglect would change, but there are so many fingers in the pot in these foreclosures that no one entity takes responsibility in reviving these neglected homes and attracting a decent price.
You do not want your home to be in such a state that your property competes with foreclosures! If you do, you will suffer the same fate of losing more than half of your value when some updating could bring back great returns on your investment. Make a commitment this spring to updating your home both inside and outside. Start with the most important components of your home that can be considered defects if not in proper working order. These would be basement walls and drain tile, roof, furnace, plumbing, and electric. Make sure all of these are in proper working condition. If you do not have the funds to make these repairs, borrow the money in the form of an equity loan. It will be worth the investment and save you from even more damage or repair needed down the road.
Next, look at the cosmetics. Kitchens and baths bring back the biggest bang for the buck. You would be amazed at the major difference you can make to the appearance of your home with a reasonable budget. I work with a company that re-coats tub and tile in your bathroom for a cost of $400-$500 for the tub and can also coat the ceramic tile. You can change that pink or turquoise into a neutral beige in one day for a fraction of the cost of total tear out and replace. Your kitchen cabinets can be re-covered as opposed to new cabinets. Flooring in the kitchen and new carpet can totally transform your home and give it that new home smell. Often I hear, “why should I replace that torn carpet when the buyer will just tear it out and put something else in its place! I’ll just give them a credit!” Wrong, wrong, wrong!!! Imagine looking at a car with torn carpet and the dealer offers a credit to replace that ugly eye sore. You know what your reaction would be and it’s no different with a buyer. Lighter neutral carpet with a new coat of paint on walls and ceiling can totally transform your home and bring great returns especially in this competitive market.
Painting a basement with a neutral color can change it from that dingy depressing lower level to a positive bright and cheery area. It doesn’t cost that much to have a handy many paint the basement walls and floor. This also will bring back great returns. Make sure if you have any suspect cracks or seepage that you have that examined by a basement inspector or contractor before you paint. You don’t want buyers thinking you covered up a potential problem.
By upgrading your home in a frugal and targeted way, you can use foreclosures to your advantage when selling your home. A buyer will walk through those discounted properties and then compare to your home. They will see the incredible difference between that home that is in distress and your home which gives a sense of a property that has been cared for. A buyer will pay a great premium for the luxury of move-in condition verses having to break the bank just to make the home habitable, let alone a home they could be proud of.
A good first step is to have your real estate agent view your home and make recommendations as to what areas to pay attention to. They will also give you referrals of trusted and reliable contractors who can do the job at a fair price. Start these improvements today. Don’t wait as you never know when you may want to move. If your home has been upgraded, you can then put your home on the market when it is the right time for you and the best selling time of the year. In addition, you will be proud to invite your family and friends over. Most importantly, you can enjoy the benefits of your newly updated home!
