Low-Budget Kitchen Makeover

I think the place to start is with your super. Especially if you want to keep your costs down, you'll want to hire him or hire through him.

Switching out the appliances, putting in new hardware, fixing cabinet doors, putting down vinyl tile floors -- that's all easy stuff to do. Installing a new cabinet and new countertops are the hardest, because if they're not squared up and level they won't look good, but a good super or handyman should be able to make it look nice.

ali r.
{downtown broker}

For what it's worth, I wouldn't do half what you're suggesting. Most buyers of older apartments prefer to reno kitchens and baths to their own specifications; a quick-fix job that will just have to be ripped out is often seen as more of a hindrance than a plus. IMO there is absolutely no reason to spend money on installing new appliances, cabinets, flooring and countertops which will only wind up in the dump once the place is sold.

That said, if your stove and sink are non-functional, you'll want to remedy that before any inspections/appraisals occur.

I second Squid. It sounds like the kitchen is in pretty rough shape. Short of a major make-over, any buyer is going to see the easy (cheap) touches for what they are. It's a waste of money on your part since you are never going to make it look like a complete renovation. Just fix anything that isn't functional and price the apt. accordingly.

Yes, and spend the saved time doing things that you enjoy instead of getting aggravated by the problems of even minor kitchen improvements.

Whatever style you pick, your potential buyer will like something else. And for all we know, that potential buyer has a thing for authentic vintage 1940s kitchens.

Don't do it. It sounds like your going to do a third grade quality renovation and anything you do is going to be have to be ripped out and re-done by the buyer. Your better off doing nothing, lowering the price, and marketing the place as a fixer. Maybe your agent can include the words "Needs TLC" so that this way people who want a modern kitchen with granite counters don't waste your time or their time looking at your apartment.

Don't renovate. A crappy renovation will cause doubts in the minds of most potential buyers. If I saw a kitchen renovation with formica countertops and vinyl tile floors I would pass on the apartment. Half done kitchen renovations (i.e., where the appliances don't match) are also a joke.

My suggestion is to leave everything alone, but to just paint in oder to freshen up the space. Paint the walls. Paint the ceiling. Paint the cabinets. And use neutral colors.

aell as quickly as possible. i suspect the value added of a touch up will be lost in time attrition and decline of the market...

Surely declutter and touch up and clean spic and span.... Good luck to you.

calalily - what size is the apartment? Location? Give some details to the folks on this board - there may be buyers right here...

Careful - Do NOT give details so freely until you make your decisions and choices -- brokers may be trying to prelist the apartment to collect a fee...

This is my opinion as a potential buyer who doesn't mind the idea of a fixer upper:
* Rip out some cabinets (not to be replaced) as well as a broom closet - If this is to create space, then it's a good idea. Pulling stuff out is fine and cheap. Just make sure it doesn't leave a mess behind. Buyers, even those who plan to renovate, have trouble imagining the space beyond what it is.
* Replace damaged double sink cabinet (and maybe sinks), preferably with something ready-made. - Probably not worth it. Buyer will replace it when he/she redoes the kitchen.
* Install new countertops (formica?) and maybe vinyl tile floors - definitely not worth it.
* Replace hardware on cabinetry - probably worth it. This is cheap to do, and will take a few years off the place.
* Put in new range - not worth it.
* Maybe install a new dishwasher - not worth it unless it's broken.
* Install a cabinet above the stove to hold a microwave - depend on the current cabinet configuration and if you can do this and have it match the other cabinets.
* Fix cabinet doors which don't close properly (wooden) - not worth it- they'll replace them anyway.

If you're going to go beyond painting, focus on small cosmetic things rather than low-end improvements. Make sure the place is spotless too. Have the floors rewaxed and hire a deep cleaner. Keep the decor minimal so the buyers see the space, not the place.

Thank you all for the FANTASTIC advice. Makes me breathe much easier.

About my apt: it is actually not a dump or a fixer-upper -- it has a "vintage" kitchen, which yes, I do actually like. They don't make cabinets like they used to. Remember, not all that glitters is granite :-)

The apt consists of 1,000 sq ft.(2 BR/1 BA), not luxurious, but classy. On beaut., *prime*, tree-lined street. Well-run drman building with solid financials. Herringbone, sunken LR, 3 exposures. (WIC -- I think.)

We want to "break open our piggy bank" before the market goes south, but honestly, I am not sure that I will be able to press the "Sell" button when the time comes!

Do you really think it matters if we rush the apt to mkt in a few weeks vs. a few mos?

Thanks again.

L.

I'm no expert, certainly, but if I had a unit I wanted to sell I would list it THIS VERY MINUTE. I don't have a crystal ball but from what I'm hearing & feeling, prices are goin' down. How far? Who knows? I do feel that it will be a while before they head UP which is, of course, what every seller wants.

I recently sold an apartment with a beat up kitchen and bathroom that could be lived with but 90% of buyers would want to gut them. Instead of some cheap makeover that a new buyer would just tear out and not want to have paid for in the purchase price of the unit, I scrubbed them mercilessly so at least they were immaculately clean. I decluttered even inside the cabinets, put on new shower curtain, got all new dish towels, and for about $100 was done with it. By properly staging the rest of the apartment, it sold within 30 days. DECLUTTER to the point of austerity; CLEAN fanatically; REMOVE YOURSELF by eliminating toiletries, laundry, photos, all personal bedstand objects, etc so a buyer can picture themselves living there and not you. CLEAN THE WINDOWS.

Spring is traditionally the best sales season; people with kids want to be able to move during the summer; renters with accountants get yelled at to go get tax deductions; and it's more fun to shop as the weather gets better.

If you're serious about selling, you probably want to be on the market by the end of February. But listing now vs. listing then, there's probably not much of a difference.

ali r.
{downtown broker}

List now -- sell for the holidays. nobody with kids is shopping for a 2BR one BA. The market is likely to worsen. Sooner=better at this stage in the cycle.

callalily -- there's a caveat. What looks for you as cosy and "vintage", might be revolting to a buyer. I say this as a buyer. I walked in, smelled the smell, saw the AWFUL condition of the kitchen and bathroom and just couldn't make myself get past the lifestyle of the place. Depressing. It must be avoided at all cost. The place I saw could not be just painted, it was too far gone. Ask somebody to take a look at your place with impartial eyes, a decorator or something.