When it comes to renovating your home for re-sale there are a few major renovations that top the list.

1.  Major Kitchen Remodels. (ROI 75-85%)

The function of the kitchen has evolved over the years and now more than ever the kitchen must meet those needs.

• Buyers want to envision themselves in a gorgeous newly renovated kitchen where they can actually see themselves – preparing meals for their friends and family –where the kids nestle into a cozy banquette doing their homework, or their guests mingling around that gorgeous island.  Buyers want to see this in their minds eye and know that it’s attainable.
• A major kitchen remodel may need to include a new floor plan to improve on a poorly designed work triangle.
• If the kitchen is completely dated, isolated and compartmentalized with an inefficient floor plan and layout – don’t think that replacing the cabinets and appliances will camouflage the problem.  It won’t!
• If at all possible add an island into those plans. Everyone loves them!
• Replacing all cabinetry, appliances, lighting, flooring, finishes and fixtures and new French doors and windows will grab the buyers’ attention.
• Since kitchens and baths are the costliest rooms to renovate, the buyer will be thrilled that the work is already done for them.

2.  Family Room Additions. (75% ROI)

The family room is the second most popular space in the home after the kitchen.

• Adding 400 sq. ft. of bright and cheery living space (if your neighborhood will bare it), will definitely improve the value of the home.
• Increase the overall height of your space and introduce a vaulted ceiling.  Creating a sense of volume instantly makes a room feel more spacious.
• Consider the details and add beautiful French doors, floor to ceiling windows or even skylights to flood this new space with light and maximizes a view.  Take it one step further and add the deck.

3.  Deck Addition. (72-95% ROI)

Deck additions are quite possibly the best investments these days. They naturally transition the interior to the exterior – instantly expanding your living space.

And who doesn’t love that?

• It’s a vacation-at-home experience, as it expands your living space and extends the summer season – forcing you to live more outdoors before the winter season sets in.
• Its design can be as simple or elaborate as the home it’s attached to.
• Multi-leveled or single, built in seating or casual seating areas, hot tubs, and outdoor kitchens – all of which add to the vacation home atmosphere.
• Decks are more popular than pools and relatively easy to build.
• Design the deck to compliment the character of your home’s exterior architecture.  Give it some thought in planning – it should be proportionate to the size of your yard.
• Incorporate energy efficient solar or led lighting.

4.  Main Floor Master Bedroom Addition (73% ROI)

Adding a 400 sq.ft. master bedroom suite and spa-like bath provides a private retreat and appeals to many home buyers.

• Access to main floor is gaining in popularity.
• Empty nesters and others, who no longer want to tackle stairs, prefer to have the master bedroom and bath retreat on the main floor level of the home.
• Immediate access to a gorgeous deck or patio outdoors also adds to the return.

5.  Two-Story Addition (77% ROI)

• A two-story addition of 800 square feet could include a new main floor family room and an upper level master suite complete with a full bath.
• Or utilizing that extra space and designating it, as the home office, is very appealing to home- buyers.
• Homeowners are spending more time working from home and with the homepreneur trend growing, buyers are attracted to the extra space dedicated solely to operating their home based business.

I encourage you leave questions or comments below this post, and fill out the form on the right hand side of this page to receive your free copy of my special report: “15 Money Saving Strategies When Planning Your Home Renovation”

Article by Lori Gilder, Architectural Interior Designer, Los Angeles, Ca. © 2010 Lori Gilder. Interior Makeovers Inc.

If you want to spend your money wisely and make your renovation dollars work the best for you – having a home renovation strategy could potentially save you thousands.

When determining how much to spend on your home improvement projects, it requires some research on your part, as there are a few variables that come into play here.

Know Your Neighborhood

• Setting a realistic budget is very important when renovating your home whether you plan on living there for years or if you’re planning to sell.
• Research your area and learn what your neighborhood standard will tolerate.
• This will help you set a realistic budget for your projects and then you can make an informed decision as to where your renovation dollars will be best served.
• A good rule of thumb in determining how much you should spend on renovating your home is to base it on a percentage of your home’s value.

Learn The Value of Your Own Home

• You could hire a realtor or appraiser to assess your property and provide you with a current appraisal and how your home relates to the comps in your neighborhood.
• There is also a great online source www.zillow.com where you enter your address and compare your home with others in your neighborhood on an interactive map.
• It shows you the range of the property values in your community.  Once you have an idea of your home’s current value you could then start budgeting and planning for your remodeling projects.
• If you’re renovating your home and plan to stay for 10 years then typically a range of 20%-30% of your home’s value is an acceptable amount to invest.
• If you’re remodeling it to sell – then a more conservative number to invest might be15% – 20% of your home’s value.  Again, it depends on what your neighborhood can bare – and whether you live in a more modest, middle class or affluent community.

For example – If your home is valued at 350, 000 and your plans are to gut your kitchen space (without any structural changes) by replacing all cabinetry, appliances, fixtures, flooring, countertops and supplementing electrical – and your plans are to move in a couple of years then I’d suggest keeping the cost of the project within 20%. (So spending 70K would be a reasonable investment) And typically a kitchen remodel will have a return on investment of anywhere from 75%-100%.

The Cost vs. Value Report

To really take a peak into the renovation market I highly recommend checking out:

• Remodeling Magazine’s annual Cost vs. Value report is a fabulous resource where homeowners can compare national and regional averages for about 33 home remodeling and renovation projects in about 80 cities.
• It provides you with a description of the average projects in your area of the country – which allows you to gage where your project falls within your area – and what kind of ROI you could expect. www.costvsvalue.com.   Click on 2009/10 cost vs. value report and zero in on your corner of the country.  It will list the renovation trends of both mid-range and upscale projects.

I encourage you leave questions or comments below this post, and fill out the form on the right hand side of this page to receive your free copy of my special report: “15 Money Saving Strategies When Planning Your Home Renovation”

Article by Lori Gilder, Architectural Interior Designer, Los Angeles, Ca. © 2010 Lori Gilder. Interior Makeovers Inc.

Outdoor kitchens and living spaces are gaining in popularity particularly in parts of the country with more temperate climates.  Summer is just around the corner and if you love entertaining family and friends, what better way to make that happen, than by transforming your back yards, decks and patios into spectacular living spaces.  It instantly expands the architecture of your home and seamlessly connects you to the environment.  But consider these important tips before you get started.

1.  Codes and Restrictions

Before you begin any construction in your new outdoor kitchen/living space, educate yourself on your local building and safety codes.  Are there any restrictions or provisions regarding the location and size of your kitchen?

2.  Scope of Your Outdoor Project

Just like any home renovation project, knowing the extent of the work in advance will help save you time and money.  Whether a simple prefab barbeque unit suits your needs – or hiring that designer to conceive of your ultimate outdoor living space complete with plumbing and electrical, know your intensions in advance.

3.  Location, Location, Location

The primary function of your new outdoor kitchen/living space is to make sure “you” the chef/host are part of the party!  To achieve this, orient the kitchen area toward the yard space and design a dining counter or bar area for guests to gather around you.

4.  Plumbing

If you’re planning to incorporate a sink, dishwasher, or ice-maker in your new space, you will need to run water lines from the house out to your new kitchen.  If at all possible share the exterior wall of the kitchen where the plumbing already exists for a more cost effective scenario.

5.  Design Elements

When conceiving of your new outdoor kitchen, always consider the aesthetics and ask yourself: Will the details and materials work with the existing architecture of the home?  How does it look from the inside looking out?

6.  Climatic Conditions

In warmer temperatures, consider incorporating a beautiful trellis with vibrant bougainvillea or vines growing overhead.  It provides excellent added protection from the harsh summer sun and the rain.  In desert or tropical environments, take it a step further and install ceiling fans or misters to the trellis for additional comfort.

In cooler climates introducing a natural low-lying fire pit or fireplace to that outdoor kitchen plan will help create a most tranquil, warm and sophisticated atmosphere to your outdoor living space.  For added warmth orient the design of your outdoor space to the south to maximize direct sun exposure.

7.  Material Selection

Select materials that are best suited to your climatic conditions, and will withstand the test of time.  Slab countertops of granite, soapstone, concrete and stainless steel all hold up well to the elements.  Tiles work as well but the grout tends to crack over time and if not sealed properly could create problems down the road.

I encourage you leave questions or comments below this post, and fill out the form on the right hand side of this page to receive your free copy of my special report: “15 Money Saving Strategies When Planning Your Home Renovation”

Article by Lori Gilder, Architectural Interior Designer, Los Angeles, Ca. © 2010 Lori Gilder. Interior Makeovers Inc.

Brown Residence, Week 9

The perfect design concept – whether developing an extensive floor plan for your remodel, developing the exterior elevations of your home renovation or designing fine cabinetry details – all require the same process to get started.

When it comes to putting pencil to paper, I love the idea of free hand sketching.  For me it’s the most creative and fluid way to fit the puzzle pieces together.  With my roll of tracing paper in hand, I can feel a concept flow from my fingers right onto the page.

Developing a solid floor plan is not an exact science – yet requires experimenting with multiple concepts until you get it right.

In the Brown’s case the process starts with laying tracing paper over the

“as-builts” – and sketching some preliminary ideas, concepts and room layouts over the existing plans.  I begin with bubble diagrams, sketches and scribbles (it’s very scientific). I assess, evaluate and revise the layout over and over, until I feel it’s good enough to present to Liz and Mark for round one.

During this meeting, we review the layout together dissecting every nuance possible – walking through the space virtually in our mind’ eye and laying sheets of tracing paper over one another. I call this the “Mr. Potato Head” theory.  I did mention that this phase is not an exact science, and since the floor plan evolves in a variety of ways, this is the best time to experiment with certain elements that may be re-sized, shifted or relocated entirely.

At the conclusion of that meeting with notes in hand I head back to the drawing board and the process begins all over again refining and revising – until a solid design concept and floor plan is established.

I encourage you leave questions or comments below this post, and fill out the form on the right hand side of this page to receive your free copy of my special report: “How to Avoid the 15 Most Common Decorating Mistakes”

Article by Lori Gilder, Architectural Interior Designer, Los Angeles, Ca.
© 2010 Lori Gilder. Interior Makeovers Inc

Brown Residence, Week 8

Having accumulated enough data to bring the Brown’s design concept into focus gives me the information I need to really begin developing a comprehensive and well-designed floor plan.  It’s my job to make sense of Liz and Mark’s wants and needs and implement them into the overall layout and floor plan.

Remember we are working with and existing home of approx. 3,800 square feet and potentially adding on another 2,000+ square feet to the existing structure.

Spatial relationships are extremely important when planning a successful layout.  As the floor plan begins to evolve, we must aim for consistency, uniformity, proportion and flow from one space to another.

The development of a solid floor plan is where you begin to see your dream take shape.  It’s a process that evolves over time between the designer and client, and is the first crucial step in providing you with a true reflection of how your family really lives.

Committing to a final floor plan takes time to develop.  From a sketch on tracing paper to completed CAD drawings – the ultimate goal is to create a fantastic layout that is perfect for you!

Here Are 5 Key Strategies For A Smooth Planning Process:

1. Work very closely with your designer or architect.
2. As questions – if you don’t understand the drawings, have them explained until you do.
3. Take your time and plan methodically to avoid costly errors.
4. Make sure your designer implements all of your desires and understands your priorities.
5. A fully detailed plan helps to avoid any miscommunications.

I encourage you leave questions or comments below this post, and fill out the form on the right hand side of this page to receive your free copy of my special report: “How to Avoid the 15 Most Common Decorating Mistakes”

Article by Lori Gilder, Architectural Interior Designer, Los Angeles, Ca.
© 2010 Lori Gilder. Interior Makeovers Inc

Brown Residence, Week 8
When it comes to planning your home addition or renovation project, the Programming and Schematic Design Phase are where the “heavy lifting” begins.  By that I mean – what was once considered your “wish list” now becomes the foundation that develops the overall concept of your new and improved dream home.  This is where your remodel or addition project is built – one decision at a time – where client requirements and criteria are determined and budgetary assessments are made.

A thorough Programming Phase helps maintain a more cost effective design process as your home renovation project progresses.  Your family’s goals, wishes, needs, expectations and aesthetics are implemented into this phase as it lays the framework and sets the stage for what’s to come.

Once your concept is established and the programming is approved, the Schematic Design phase integrates all the design criteria gathered and translates it into a well-defined design.

The schematics tend to be the most creative and exciting phases of the home planning process.  It’s where spatial relationships are considered, the floor plan’s flow is established and the exterior facades begin to take shape.

Typically the Schematic Design Phase includes:

• Preliminary floor plans, elevations, sections.
• Dimensions, area, volume.
• Site plan considerations and new addition locations.
• Room layouts.
• Preliminary material selections.
• Preliminary exterior landscaping concepts.
• Preliminary plumbing and electrical.
• Structural Engineering – such as foundation and roofing systems
• Preliminary cost estimates
• Co-ordination with any other specialists.

This is an important time in the planning process.  It’s really much easier to revise and make changes to your plan now while everything is still on paper, rather than later when your foundation is poured and your walls are framed.

I encourage you leave questions or comments below this post, and fill out the form on the right hand side of this page to receive your free copy of my special report: “How to Avoid the 15 Most Common Decorating Mistakes”

Article by Lori Gilder, Architectural Interior Designer, Los Angeles, Ca.
© 2010 Lori Gilder. Interior Makeovers Inc

Brown Residence, Week 3

Since the Brown’s took their time in assessing their family’s needs by asking themselves a litany of questions, they were able to evaluate their current situation, determine their goals and compile a solid dream home “wish list”.  This is a critical step in the pre-planning process and makes all the difference between a good home renovation project – and a great one!

With a whole house remodel of this magnitude and a potential budget to match, it’s equally important to move on to the next set step of establishing a “need list”. More specifically, we need to determine what condition their house is currently in – and learn as much as we can about its weaknesses – both inside and out.

What we’re looking for:

• Cracks in the existing foundation.
• Rotting or splitting around doors and windows.
• Sagging roof sections or missing shingles.
• Antiquated wiring – which could potentially become a fire hazard.
• The current amp capacity (which will need to be increased in order to accommodate their wish list).
• Check plumbing and water pressure and temperature.  If the pipes are galvanized steel then upgrade them to copper.

If you’re in a similar situation and it seems a bit overwhelming, consider calling in a contractor or building inspector before you even begin the renovation process, and have them conduct a physical inspection of your home.  You’ll have a much better assessment of where you stand.

The “need (to fix it) list” may not be part of the Brown’s original plan – but it’s necessary to ensure their money will be wisely spent.

I encourage you leave questions or comments below this post, and fill out the form on the right hand side of this page to receive your free copy of my special report: “How to Avoid the 15 Most Common Decorating Mistakes”

Article by Lori Gilder, Architectural Interior Designer, Los Angeles, Ca.
© 2009 Lori Gilder. Interior Makeovers Inc

Brown Residence, Week 3

By analyzing and assessing the way they really live, Liz Brown provided me with a thorough list of what they envisioned for their home and family, and primarily the direction in which this renovation project was headed.

To get a sense of the scope of the Brown’s project, let me share just some of Liz’s wish list with you:

Downstairs Bedrooms & Bathrooms:

• Add one additional bedroom and connecting bathroom downstairs.
• Add one or two additional baths to the existing children’s bedrooms.
• Remove the current children’s bathroom due to bad location.
• Add good size linen closet.

Kitchen:

• Expand current kitchen dramatically and raise ceilings throughout.
• Dining for 6-8 in kitchen.
• Like big island with bar stools.
• Include large picture windows.
• Lots of cabinetry.
• Need door to close off kitchen.
• Design separate laundry room.
• Can reconfigure current office, maids, and bath for better entry from garage.
• Add butler’s pantry if possible.
• Appliances:  8 burner range, warming drawer, XL microwave, separate sub zero refrigerator and freezer, and wine refrigerator.

Main Living Area:

• Problem areas:  bad entry/foyer, walk through dining room to get to family room. (poor traffic flow).
• Bad location of powder room, and low ceilings.
• If ceilings are raised, big custom windows to bring the outside elements inside.
• Like side lights on either side of front entry door.

Upper Master Bedroom Suite Addition:

• Add one master bedroom suite upstairs.
• One bedroom – with or without balcony.
• Window seat if possible.
• One room for office or treadmill with windows.
• One bath with two toilets, one bidet, 2 sinks, shower, tub and make-up vanity area (if possible)
• Two separate walk – in closets

I think you get the idea – Liz’s detailed wish list provided me with a strong vision as to where to begin and the direction this renovation project was headed.  From that point forward, it became my job to turn Liz and Mark’s vision into a reality.

I encourage you leave questions or comments below this post, and fill out the form on the right hand side of this page to receive your free copy of my special report: “How to Avoid the 15 Most Common Decorating Mistakes”

Article by Lori Gilder, Architectural Interior Designer, Los Angeles, Ca.
© 2009 Lori Gilder. Interior Makeovers Inc