How to Assess the Real Cost of a Fixer-Upper House
By: G. M. Filisko
Article
From HouseLogic.com
When you buy a fixer-upper house,
you can save a ton of money, or get yourself in a financial fix. Check out these tips on How to Assess the Real Cost of a
Fixer-Upper House.
1.
Decide what you can do yourself
TV remodeling shows make home
improvement work look like a snap. In the real world, attempting a difficult
remodeling job that you don’t know how to do will take longer than you think
and can lead to less-than-professional results that won’t increase the value of
your fixer-upper house.
- Do you really have the skills to do it? Some tasks, like stripping wallpaper and painting, are relatively easy. Others, like electrical work, can be dangerous when done by amateurs.
- Do you really have the time and desire to do it? Can you take time off work to renovate your fixer-upper house? If not, will you be stressed out by living in a work zone for months while you complete projects on the weekends?
2.
Price the cost of repairs and remodeling before you make an offer
- Get your contractor into the house to do a walk-through, so he can give you a written cost estimate on the tasks he’s going to do.
- If you’re doing the work yourself, price the supplies.
- Either way, tack on 10% to 20% to cover unforeseen problems that often arise with a fixer-upper house.
3.
Check permit costs
- Ask local officials if the work you’re going to do requires a permit and how much that permit costs. Doing work without a permit may save money, but it'll cause problems when you resell your home.
- Decide if you want to get the permits yourself or have the contractor arrange for them. Getting permits can be time-consuming and frustrating. Inspectors may force you to do additional work, or change the way you want to do a project, before they give you the permit.
- Factor the time and aggravation of permits into your plans.
4.
Doublecheck pricing on structural work
If your fixer-upper home needs major
structural work, hire a structural engineer for $500 to $700 to inspect the
home before you put in an offer so you can be confident you’ve uncovered and
conservatively budgeted for the full extent of the problems.
Get written estimates for repairs before you commit to buying a home with structural issues.
Don't purchase a home that needs major structural work unless:
Get written estimates for repairs before you commit to buying a home with structural issues.
Don't purchase a home that needs major structural work unless:
- You’re getting it at a steep discount
- You’re sure you’ve uncovered the extent of the problem
- You know the problem can be fixed
- You have a binding written estimate for the repairs
5.
Check the cost of financing
Be sure you have enough money for a
downpayment, closing costs, and repairs without draining your savings.
If you’re planning to fund the repairs with a home equity or home improvement loan:
If you’re planning to fund the repairs with a home equity or home improvement loan:
- Get yourself pre-approved for both loans before you make an offer.
- Make the deal contingent on getting both the purchase money loan and the renovation money loan, so you’re not forced to close the sale when you have no loan to fix the house.
- Consider the Federal Housing Administration’s Section 203(k) program, which is designed to help home owners who are purchasing or refinancing a home that needs rehabilitation. The program wraps the purchase/refinance and rehabilitation costs into a single mortgage. To qualify for the loan, the total value of the property must fall within the FHA mortgage limit for your area, as with other FHA loans. A streamlined 203(k) program provides an additional amount for rehabilitation, up to $35,000, on top of an existing mortgage. It’s a simpler process than obtaining the standard 203(k).
6.
Calculate your fair purchase offer
Take the fair market value of the
property (what it would be worth if it were in good condition and remodeled to
current tastes) and subtract the upgrade and repair costs.
For example: Your target fixer-upper
house has a 1960s kitchen, metallic wallpaper, shag carpet, and high levels of
radon in the basement.
Your comparison house, in the same subdivision, sold last month for $200,000. That house had a newer kitchen, no wallpaper, was recently recarpeted, and has a radon mitigation system in its basement.
Your comparison house, in the same subdivision, sold last month for $200,000. That house had a newer kitchen, no wallpaper, was recently recarpeted, and has a radon mitigation system in its basement.
The cost to remodel the kitchen,
remove the wallpaper, carpet the house, and put in a radon mitigation system is
$40,000. Your bid for the house should be $160,000.
Ask your real estate agent if it’s a
good idea to share your cost estimates with the sellers, to prove your offer is
fair.
7.
Include inspection contingencies in your offer
Don’t rely on your friends or your
contractor to eyeball your fixer-upper house. Hire pros to do common
inspections like:
- Home inspection. This is key in a fixer-upper assessment. The home inspector will uncover hidden issues in need of replacement or repair. You may know you want to replace those 1970s kitchen cabinets, but the home inspector has a meter that will detect the water leak behind them.
- Radon, mold, lead-based paint
- Septic and well
- Pest
Most home inspection contingencies
let you go back to the sellers and ask them to do the repairs, or give you cash
at closing to pay for the repairs. The seller can also opt to simply back out
of the deal, as can you, if the inspection turns up something you don’t want to
deal with.
If that happens, this isn’t the right fixer-upper house for you. Go back to the top of this list and start again.
If that happens, this isn’t the right fixer-upper house for you. Go back to the top of this list and start again.
What are your ideas on How to Assess the Real Cost of a
Fixer-Upper House?
"Visit HouseLogic.com for more articles like
this. Reprinted from HouseLogic.com with permission of the NATIONAL
ASSOCIATION OF REALTORS."
G.M. Filisko is an attorney and
award-winning writer whose parents bought and renovated a fixer-upper when she
was a teen. A regular contributor to many national publications including
Bankrate.com, REALTOR® Magazine, and the American Bar Association Journal, she
specializes in real estate, business, personal finance, and legal topics.
