Archive for the ‘Renovation’ Category:

CuisinartIt came to me this morning, after yet another failed attempted to revive the third expensive Cuisinart coffee maker I have owned.  Three days now without coffee may have something to do with the cynical tone of today’s post. I was thinking, like coffee makers, the most expensive home features are really not always the best.  Right now,.. I’m digging through the garage for the old Mr. Coffee, you know the one with the brittle glass carafe and yes, I think it’s plain ole white, not the shiny stainless mirage of a coffee maker now disgracing my kitchen counter.

New home features change with time. Trends in decorating, in design influenced by “the Jones’s” in other countries, in other parts of the nation or even down the street wind up in designer showcases and showroom floors and eventually on the walls, ceilings and floors of most new construction or remodeled homes. But are they the “best” features? Are they as good as the “old” features?  That is something that is debatable.

Last month I closed a house with a circa 1980’s sub zero refrigerator. Wood panels to match the maple cabinets and all, however it was broken, however, did it have value to the buyer? Well, after an examination by the only man in Tallahassee who word on Sub-Zero appliances, it was determined that these “relics” are less expensive to repair, and more reliable than it’s newer counterparts now filled with plastic parts, with motors made of parts surely designed for limited lives and to keep the manufacturers in perpetual business. surprisingly, the parts for the relic Sub-Zero, cost less than $200 and resulted in a unit that STILL outperforms it’s more expensive, cheaper made competition found in most stores today.

Remember the Nutone systems, Central Vacuum systems, intercom systems? Nutone even made ventilation fans for bathrooms. I swear, I still see these in homes today, I chuckle every time a buyer says, “look at that old thing!”  Recently we remodeled a home with a Nutone intercom-radio system, we almost tor it out, but I said, wait,..let’s see what it would cost to repair it. Again, the cost of repairs was so low, I almost wanted to give the guy a tip to make myself not feel so guilty!  Parts for these relics, which are made in the USA, and are so inexpensive that it makes no sense to get rid of them, but to simply repair the ones that are there!

The point is,.. next time your tour a home for sale in Tallahassee, FL and you see a few “relics,” don’t be so quick to judge or to replace with a more modern, shiny replacement. Looks aren’t everything. As for me, Mr. Coffee will have a permanent place on my kitchen counter from now on. I couldn’t kill it if I tried, and Cuisinart, you could learn a thing or two from the old guys.

4103 Cornish Drive, Tallahassee, FL 32303. this home is now in perfect condition! Ready for a home-buyer. Leon County Down Payment Assistance program is available for first-time home buyers and payments will be under 900/month!

It’s complete and it’s On The Market!  $Just $129,000. And no other home will compare in this price range to this home with everything NEW! Every system, flooring, paint in and out, new roof, Air conditioning and Heating system, and a floor plan remodel. It is a gorgeous home and will last a buyer a very long time!

Call for your appointment to see this great home! Open House is Sunday, April 25th from 2 – 4 PM.. Come See It!



Follow the entire project Start to Finish
!
Special Thanks to The Sellers for seeing that this is how to sell their home, and to contractor, Charles Temples, Florida Contractors, LLC for making this project happen within their budget.
Now,…. let’s get it SOLD!

From this... to a whole new home..

From this... to a whole new home..

Open Saturday March 20th from 11am – 2 pm.. and

Sunday March 21st from 2 – 4 pm!

Come see us over the weekend. you will get to see the before pictures.. and then take a walk through what will amaze you… a total transformation!

The sellers of this property at 4103 Cornish Drive, Tallahassee, FL have proven that it is possible to take a home from unmarketable to marketable by making targeted improvements that make this home safe, functional and attractive.

Here’s a list of just some of the repairs:

  1. A NEW Roof – Architectural shingles make this roof really stand out. The texture looks amazing and the lifetime of these shingles is 30 years! Teh work by Allbritton Roofing was so professional!
  2. A NEW HVAC System – The heating and Air system was rusty, moldy and wet. It was located under the house… now, ductwork and the air handler is in the attic making it more efficient, return air vents are in each room, no longer in the middle of the hallway floor. An exterior energy efficient heat pump system is located outside and no longer sitting on the damp ground.
  3. NEW Flooring – The enclosed garage floor is level, holes patched where floor vents and return was located, some leveling throughout made. NEW wood laminate, floating floor system in the living, dining and kitchen areas. Attractive carpeting was added in the bedrooms.
  4. NEW  lighting fixtures were replaced throughout and ceiling fan added to the living room.
  5. NEW remodeling of the kitchen, living room wall was redesigned to expand the kitchen and dining room, eliminating wasted space of alcoves which were framed improperly and unsightly.
  6. NEW Kitchen Cabinets and counter-tops were replaced and made to actually fit the kitchen spaces and secured to the wall. This was very different than in the original kitchen.
  7. NEW storage was created! The large room that once was a laundry with much wasted and unorganized space, was converted into a laundry area, a walk in pantry and a large storage closet.  An attic scuttle hole was created in the storage closet for easy access.
  8. A NEW deck replaces an improperly constructed and rotting screen porch.  Neat, Clean, Simple and Accessible.
  9. NEW landscaping replaces the old, woody bushes that hid the front of this cute home. The entire back yard was re-graded to divert water away from the home and prevent water from entering under siding and into the home through foundation vents that were covered with soil.
  10. The enclosed garage room was properly leveled, and a NEW bedroom/study was created. A rusted, non-functional wood-burning stove was removed and the roof was patched where leaking stove pipe was previously exiting. Drywall was patched and water damaged siding and drywall were replaced along outside walls where once flooded.
  11. NEW Bathroom cabinets replace old, damaged vanities, and NEW hardware complete a neat, updated look.
  12. NEW Interior paint was accomplished from Floor to Ceiling. Rich warm colors that compliment the flooring, cabinetry and Fresh White Trim.
  13. NEW Exterior Paint gave the home a fresh, cared for look and should last 10 years or more!
  14. NEW Electrical work to accommodate all the new systems,  NEW electrical outlets and GFCI outlets placed, per current electrical code.
  15. Treatment of fungus under home. and a closed, secured block foundation where a large, unsecured hole had been cut at old AC unit.

These improvements were huge undertakings. This was not a job that  home-owners could or should try to accomplish themselves. Knowledge of how to cure latent defects and how to remedy the health risks previously encountered takes an experienced contractor. Many portions of this work required permitting and all work is covered by insurance of the licensed contractor, Florida Contractors, LLC. This was a well orchestrated team effort of all the sub-contractors and workers. Despite a very wet, cold, rainy two months, workers stayed with this job until it was complete!

Wow.. look at the progress! Roof, Heating and Air conditioning – Just look at the new ductwork, Landscaping.. Electrical!

It’s for Sale.. a PERFECT First Time Home Buyer Investment! There are 7 weeks remaining for first time buyers and those buyers who have owned a home for 5 years or more to qualify for the Tax Credit! Don’t miss this opportunity to get up to $8000 back from  your taxes! Here are 10 Important Facts about the Extended First-Time Buyer Tax Credit.

Look at this home today. For a personalized search of similar homes or to search the MLS for homes in the Tallahassee area  Call Debbie Kirkland, today!

Call today for an appointment to see this great home. Debbie Kirkland 850-212-0440!

For quotes on  your Renovation, Contact Charles Temples, Florida Contractors

You saw it before right? The photos…take a look.

From this... to a whole new home..

From this... to a whole new home..

Set up and Demolition begin as we take this home on 4103 Cornish Drive from unmarketable to marketable condition and prepare for a buyer.
This home began as a problem-child and will finish as a swan for sure!

Day one and two of this project involved set-up for demolition of existing structure in preparation for removal of all damaged systems, siding, and interior structures.

As this project unfolds you will see the noticeable and not-so-noticeable changes that will provide structural, functional and cosmetic repairs and improvements needed to make this home attractive to today’s discernable buyers.


The Tallahassee home Renovation project at 4103 Cornish Drive is underway!

Before we began this process, a carefully estimated job was performed by Florida Contractors, a licensed, insured contractor. Financing was obtained against the equity in the home. A lot of trust was placed in me, as a Realtor, from the sellers of this property who are out of state!

Carefully redesigning minor functional issues inside the home will increase it’s appeal and function and make it more marketable for today’s buyers. This floor plan will be open, bright and spacious!

Structural and latent defects are addressed immediately and new systems such as HVAC system and ductwork, electrical, foundation, water intrusion, wood rot  and defective roof system and previously un-permitted rear porch are all ongoing parts of this renovation.

These repair are necessary for any new homeowner in order to obtain FHA, VA  or government financing. When this project is complete, anyone will want to purchase this almost entirely new home!

More to come!
For more on how you can renovate your home to SELL, contact Debbie Kirkland today!

The renovation at 4103 Cornish Drive will be well documented. Renovations are being done by Florida Contractors. With the help of a team of a Realtor and contractor you can turn your unmarketable home into a SALE!

From where we started to where we will end up  is going to be amazing!

Here are a Few photos (More Photos on Flickr) to give you an idea where we started and what we hope to accomplish…

This is a documentary of a local single family home renovation in Tallahassee, FL.  The project will unfold, step by step, and the finished project will be a transformation that will show you how to handle a property that has problems that seem overwhelming and how to logically approach a project of this nature utilizing the resources of a professional Realtor and a licensed contractor.
Debbie Kirkland, Realtor and Charles Temples of Florida Contractors in Tallahassee have documented this project every step of the way!

So how did this renovation project begin? In November, 2009 I received a call from sellers who were in distress. They had moved from Tallahassee to Texas, and the home that they bought as their first home. When the sellers moved, they had been renting the home. Unfortunately, their problems began long before their purchase.

As with many young home-buyers, these sellers, when buying their home were not properly represented. Without proper guidance and due diligence, they bought this home in 2004, without a proper home inspection. With little to no money for repairs and or maintenance, they lived here until they graduated from college, and little was done to improve the home, with the exception of some unique flooring, and a few other do-it-yourself projects which you will see in the video!

The Renters Have to Vacate,… Renters were occupying the home, but began to get sick. The renters were moved out, and the sellers obtained a home inspection.  This home inspection was performed by Southern Home Consultants of Tallahassee, FL. The inspection revealed many issues, and we will show those in the timeline to follow. The home inspection also led to the need for a Mold Inspection performed by Indoor Environmental Management. Inexperienced sellers don’t always understand the gravity of such reports, not the legal requirements or liability of disclosure laws. As licensed Florida Realtors we are held to higher standards, including a duty for disclosure. In Florida, Representation Agreements include Disclosure as a duty for all Realtor representation agreements. (Disclosing all known facts that materially affect the value of residential real property and are not readily observable to the buyer).

The home was deemed unmarketable by several Realtors,.. The owners had contacted many Realtors who, after learning of the extent of damages, were not willing to take on this listing, or to advise them of what to do to remedy the problems with the property. This is where I became involved. As a new construction specialist, I reviewed the inspection reports, and began putting a plan together.

First Step,..Seller Consultation,… The first step in taking a listing like this, when repairs are needed to market effectively was a comprehensive consultation with the sellers. This consultation is needed to answer the following:

  • Seller’s understanding of the problem
  • Seller’s financial position, Seller’s ability to improve the property
  • Evaluation of end product – Is there profit?
  • Seller’s willingness to improve the property
  • Seller’s level of cooperation and role in a project this large and involved.
  • Seller’s expectations of a Realtor

Selling a property doesn’t always mean that a property needs to be in pristine condition, but for me, it does require that I can communicate with a seller, understand their expectations, and at the same time, they understand my expectations of them.  During this appointment we addressed the above items and concluded that this would be a worthwhile project.

And so it begins,….


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