Metro Atlanta homeowners are obsessed with home improvements. But which projects give you the most bang for your buck? Part of the benefit is your personal satisfaction, while another part is the added value should you decide to sell your home.
For those reasons, plus the fact that no two homes are exactly alike, your list may look a little different than mine. And that's why the paint store has so many colors from which to choose.
After more than three decades renovating, renting and selling homes in the Atlanta area, I have developed my own top 10 list of home improvements, starting with the upgrades most likely to recoup your investment, whether you plan to sell or stay.
1. Painting
Here is where a small investment can bring dramatic results. And with new technology, you can see in advance exactly what your finished project will look like. This is my No. 1 do-it-yourself project.
The "color visualizer" at sherwin-williams.com allows you to upload your photos and then paint them online. It's a remarkable free tool.
2. Updating lighting
Again, a relatively small investment can yield dramatic results. Your goal is to have a home that is "bright and cheerful" even when the sun is not up, so don't try to save on low-wattage bulbs.
3. Minor kitchen upgrade
If your existing cabinets and counters are structurally sound, you can save a lot by replacing just the cabinet fronts and adding a thin layer of granite over the counters you already have. No one will know the difference, and it can save you a lot of money compared with a complete kitchen overhaul. Add new appliances with imitation stainless steel, and you've achieved kitchen nirvana.
4. Replace outlets and switches
If your home has a variety of older switches and outlet covers, or if they have been painted over in the past, consider replacing all of them with brand-new switches, outlets and covers, preferably in white rather than the drab ivory that electricians love. Make sure you know what you are doing, or else hire an electrician to show you. Either way, it's an inexpensive way to make your home look and feel up-to-date.
5. Improve curb appeal
I believe most buyers make up their minds in the first 60 seconds of seeing your home from the street. After that, it's mostly a matter of justifying the decision they have already made. So, stand at the street and take a good look at your house the way a buyer would.
Is the mailbox a rusted old mess? Are the bushes overgrown? Is the lawn spilling over onto the driveway and the curb? Are the gutters sprouting small trees? These things are a turn-off to buyers and hurt your value.
6. Build a deck
In Atlanta, this is the No. 1 major home improvement in terms of payback. We have nice weather here, and people pay extra for big decks. Don't scrimp on the square footage, and have seating built right into at least one of the railings. It extends the deck visually and invites the guest to have a seat.
In my opinion, on a dollar-for-dollar basis, you will find no better source of added value for your home that with the addition of a large deck off the den or dining area.
7. New windows
This improvement isn't really do-it-yourself, but it's relatively inexpensive and can make a big difference.
If you have old sash-weight single pane windows, consider having them replaced with new, energy-efficient windows. This project will pay for itself over time with lower cooling and heating costs. It also makes your home quieter and more enjoyable when the neighbor mows his lawn.
Don't overlook the economy of scale you can get with custom vinyl-clad windows. You'll be surprised at how much competition there is in this area, and that benefits you.
8. Minor bathroom redo
Two small improvements that can make a big difference in the bathroom: First, replace the mirror with the largest mirror you can find that will fit on the wall. It can make your bathroom look twice as large. Then, replace the lighting with a long strip fixture adding lots of new light.
Also, if you have ceramic tile with outdated colors, consider acrylic-polymer bath ceramic paint kits. Today's durable refinishing kits make it relatively easy to change the color of your tub and tile.
9. Fix up the basement
Here's a suggestion that's often overlooked. My advice is to make sure you have a clean and bright basement area.
Clean all that trash and treasure out of the basement and add lots of new lights. Do whatever it takes to get rid of that damp basement smell, and cover all exposed soil with heavy-duty plastic sheeting.
10. Postpone the pool and the patio room
If your home already features an in-ground pool or an enclosed patio room, that's fine. But in my opinion, it's not smart to add either of these hoping for additional value. Appraisers tend to mention the existence of a pool, but rarely add value for it. With enclosed patios, you'll likely receive no additional value unless the room is finished to the same level as the remainder of your home.
These are my personal preferences, and I'd be happy to read yours. Feel free to send me your favorites at money99.com.
As always, be careful to educate yourself on the skill level required before you undertake these projects, and seek professional assistance if you are unsure of your ability to safely complete the job. Your local code official can give you guidance as to which projects on your list may require licensure or a permit.
John Adams is an author, broadcaster and investor. He answers real estate questions submitted through his website and in this column. For more real estate information or to make a comment, visit www.money99.com.
