A plethora of DIY sites and television shows encourages homeowners to roll up their sleeves and just paint that ceiling or lay that kitchen tile, while at the same time making the idea of taking on a home makeover less daunting. But before jumping into a major redo, remodeling experts suggest owners and prospective buyers of “fixer-uppers” do some serious research into just what such a project might entail – and cost.
“The only thing that keeps a house from being salvageable is money,” said Jesse Morado, executive director of the National Association of the Remodeling Industry’s Atlanta chapter. “But there are some important things you should know that might prevent you from doing that project, even if it’s a few years down the road.”
For instance, rehab prospects in historic neighborhoods often undergo a rigorous review process and have strict limitations about what can be done. In the city of Atlanta, owners may have to gain approval from the Urban Design Commission and a neighborhood design committee, groups that can require specific improvements that may cost more than remodeling a tract house.
It also pays to know the limitations of the property, said Morado. “You might want to do an addition or bump out a room, but that may require going through a variance process. And depending on the footprint of the house and the lot size, an addition may not be a doable project. This is the sort of thing that bites a lot of people: They’re ready to start a project, then they find out there’s a small stream with a buffer rule that prevents them from doing what they want. The best approach is to look at what your city or county requires in terms of permitting before you get too serious.”
A fixer-upper of a certain age might also be a prime target of Environmental Protection Agency guidelines, requiring fixes that can quickly up the price of a project.
“For instance,” said Morado, “houses built before 1978 will be tested for lead-based paint, and if there is any, you have to follow specific guidelines for clean up and removal.”
Danny Feig-Sandoval, owner of the Inman Park-based Small Carpenters at Large, suggests anyone considering a fixer-upper project should start with a thorough and detailed knowledge of the home’s structure.
“If you have to rebuild floor systems, replace rotted beams and tear out joists that you can’t see until you’ve started, things can get costly,” he said. “It’s also important to learn about the systems – the heating, air, electrical and plumbing – that will need to meet a certain level of code.”
Perhaps the best investment toward a renovation project is the few hundred dollars it costs to have a detailed, thorough inspection of the property first, said Feig-Sandoval.
“Hire a professional home inspector who will crawl under the house and find out if the floor joists are sagging or if the electrical system is up to code,” he said. “Then go through the entire report with the inspector to understand what he or she is talking about. Then you can hire contractors and make them part of the team. Working together, you can do a renovation that makes sense.”
