1. Fix Structural Problems
Before you even begin to consider cosmetic improvements and
repairs like new bathrooms, kitchens, flooring and redecorating, make sure you
fix any major structural problems. Cosmetic solutions can hide problems from
potential buyers but are very unlikely to fool a valuer and this will be sure
to scupper any sale.
Examples of structural defects include:
- a sagging or leaking roof;
- rising damp
- structural cracks to walls
- bowing walls
- rotten joists or roof timbers
- insect infestation
- missing or broken roof tiles;
- an unstable chimney stack;
- a collapsed floor/slab.
These defects can all be repaired but at a price. They are
likely to be amongst the most expensive work required in a renovation project
but, in terms of adding value, they are absolutely essential. If you are unsure
about confusing structural defects with purely cosmetic faults, then consult a
builder, surveyor or structural engineer.
As repairing any of these problems can be very disruptive,
it is essential to identify them and get the work completed in the early phases
of a project, ideally before you move in.
2. Fix All Superficial Defects
Small defects do not directly affect the value of a property.
However, cumulatively they will prevent it from selling at the optimum price.
The following are typical defects that will put many buyers off, yet which can
be fixed simply by any competent Builder:
- peeling paint;
- squeaking or sticking doors and windows
- door latches that don’t work
- mouldy sealants in kitchen and bathroom
- dripping taps
- loose tiles
- sewer smells
- broken or damaged windows
- squeaky floors and stairs
- cracks to ceilings and plasterwork
- lifting flooring.
3. Convert the Roof space:
A typical loft conversion costs around £500-1000/m² compared
to around twice this for an extension. In terms of adding value, it is likely
to be a very good investment providing it adds more accommodation than it takes
away remember you need to make room for a full staircase and this will take up
existing space.
Check first of all that the roof-space can be converted cost
effectively. There needs to be plenty of headroom and the roof structure needs
to be built either using attic trusses or cut roof timbers. If you see a web of
thin timbers then you have a modern fink truss roof which is more expensive to
convert in this case you need a specialist contractor and need to weigh up the
benefits with the costs more carefully. Header tanks can be moved and if you
upgrade to a mains pressure, sealed system, can be eliminated altogether.
Loft conversions must comply with the latest building
regulations and this means adding a lot of insulation (around 100mm of
urethane) between the roof timbers, and also underneath the trusses (around
45mm or urethane) this will reduce the headroom further. The Building
Regulations also require an enclosed means of escape which means adding fire
doors on closers to all habitable rooms leading onto the halls and staircase.
Natural light can be brought in either via dormer windows or
roof-lights. A loft conversion does not require planning permission, as it uses
existing volume however, creating dormer windows may need planning if they face
a highway (typically the front of a property) and so it is always worth
checking with the planners.
4. Makeover the Kitchen & Bathroom:
An attractive, hygienic looking kitchen & Bathroom are essential
both to buyers and valuation surveyors. Before replacing your kitchen and
Bathroom, consider the fundamentals such as its shape and position (see Creating a New Kitchen)
and decide if you are going to make any structural changes to the space, or if
you want to relocate it elsewhere.
Many existing kitchens can be given a new lease of life for
a modest investment. Doors may be hanging off and the worktops may be damaged
and peeling, but the carcasses may still be in perfectly good condition. The
carcasses of a basic contract quality kitchen or Bathroom are almost identical
to that of a designer kitchen, made from mfc (melamine faced chipboard). The
only difference is that some top of the range kitchens and Bathroom have timber
veneered interiors, and doors that are recessed into the unit rather than
surface mounted.
If the units are salvageable, you can move them around and
add new units if required to get the layout you want, and then add new doors,
handles and worktops. Good quality worktops are critical as they are, together
with the doors and handles, the part that everyone will notice most.
For layout ideas, consult a range of kitchen and Bathroom
suppliers, Sentric Design offer
a design service for free so make use of it. Make sure there is room for a
washing machine, tumble dryer and fridge. Ideally go for integrated white
goods, as they look much neater. A new kitchen can be bought for as little as
£1,500-2,000 plus fitting for a small property and a new bathroom can be bought
under £500. However, for a more valuable property, it is worth investing more
on better quality units, with some bespoke features, superior quality draw
runners, etc.
Make sure there is adequate lighting in the kitchen and
Bathroom. A single pendant can easily be replaced with a new unit with halogen
bulbs that create a far whiter light that is ideal for kitchens. Under unit
lighting can easily be added and is inexpensive.
Ensure that there is an extractor hood to remove cooking
smells. An attractive range style cooker is also a feature that will attract
many buyers. Flooring should look hygienic, be easy to clean and well fitted,
as should ceramic tiles and the rest of the decor.
As for the bathroom, flooring should be clean and hygienic;
carpet is not really suitable for bathrooms. Go for a vinyl or tiled floor
tiles start at as little as £3/m². Consider painting unfashionable tiles with
white tile paint. If you need to replace tiles, you could tile over the old
ones removing tiles can be a difficult and very time consuming job.
Make sure the bathroom has an extractor fan for ventilation.
Add a mirror or two it will make the space seem larger and brighter and think
about adding a heated towel rail. If you are laying new floor tiles, consider
under-floor heating, but bear in mind that an electric mat system will raise
the floor level by 3–4mm.
12. Enhance the Kerb Appeal:
Most buyers will decide if they do not like a property
before they even get out of the car and it can be hard to shake off negative
first impressions created by a poor or unattractive exterior. The garden is
important (see above) but you can also significantly add to the value of a
house by improving its exterior. This may involve any of the following:
- repointing brickwork;
- repainting doors and windows
- replacing an old garage door
- changing/repairing windows
- repainting walls
- repairing cracked or broken cladding such as
render or timber
- removing stone cladding
- adding a porch
- adding climbing plants/trellis
- replacing/adding a house sign or number
- or even renaming the property.
Larger scale external makeovers can totally transform the
appearance of a property, changing an unattractive 1950s or 60s house into a
property with period charm, or an old bungalow into a cutting edge contemporary
house. This may involve changing roofs, wall cladding, windows, chimneys, and
porches. Conversion of existing space such as garage or roof, or extending may
also appeal.
Such radical exterior makeovers will need designing and may
need planning permission although there is a great deal you can do under
Permitted Development Rights. You will need an architect or designer, such as
specialists Back to Front (020 8935 5159).
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