Now a little mini-renovation…
The entry hall.
Ok, so how do I explain this.
The gray door you see is the entry hall closet which was the only storage space in the house for cleaning supplies etc. The stairs in the house were on the other side of that entry hall closet, so the closet was really cavernous because it included all of the space under the stairs.
Then on the stairway side, right off the hallway linking our kitchen, powder room, stairs, and living room there was a really tiny closet with a stacked washer/dryer.
A few of you requested I show the floor plans to the house…I don’t have any on my comp but this is basically the layout.
I didn’t think this made sense because I didn’t want all of the cleaning supplies and storage for the house to be right there at the front door. Not so pretty to see when you walk in the house.
Those notes are kind of hard to read but they say “replace coat closet door with cowhide upholstered door. Look in to redoing coat closet to be a reach in, and give that space to the laundry room behind it”.
Initially, I had thought we could make a smaller coat closet for the entry hall, and expand the space where the washer dryer was behind it. The architect suggested just closing up the closet door from the entry hall- you don’t really have much need for a coat closet in Houston- and having one big closet accessible from the door by the staircase that would be laundry and storage.
This was a fantastic plan and I so wish it would have worked. In every renovation there are things you just can’t make happen and this was one of them. We still closed up the front closet door, which is great because now we have a place for a table for all our mail etc. but we weren’t able to make the closet a laundry room. Access to the pier and beam space under the house was located in that closet, and we couldn’t close that off. So we had to move the laundry to the garage, which is much more practical for doing actual laundry but is in the garage.
The same view of the entry before, now.
This vintage table was in our entryway in Chicago and Austin, and now here. We added the rug from Amber’s shoppe, and are constantly moving furniture and accessories around in there trying to figure out what works best. Currently we have a chair, the table, and coatrack.
We also did a little mini-reno in the powder room. The finishes weren’t my favorite, but they were new and perfectly fine and it seemed like a waste to tear everything out in such a small space.
So I painted the cabinet, wallpapered, changed out the mirror and lighting. We are thinking about having a piece of seagrass cut to lay over the tile to cover it- but it wouldn’t be full on carpeting. Kind of like a perfectly tailored, removable rug.
Small changes, big impacts.
Some people have asked how I consider the changes I make with resale, and if our past houses have sold. Our house in Chicago was on the market for 10 months. We had tons of people come through with architects and talk about what they were going to change and give us crazy low offers. And then one day we got a full price offer from a great family who loved everything exactly the way it was. Now I know not everyone can afford to wait for the right buyer, but I had faith someone would walk in and just get it and decided to wait it out. We visited the house when we were in Chicago this past summer, and the new owners repainted a bit, but all of our wallpapers and fixtures are still in place.
I think when redoing a house you have to somewhat limit your concerns about resale. Shows on HGTV have made us all fancy ourselves house-flippers, but unless you are Jeff Lewis, that shouldn’t be your main focus. Here is why:
1. Design with mass appeal has it’s mass appeal because it has been watered down so much that it is non-offensive to the majority, but that usually means it also isn’t reflective of any individual taste. If you are going to spend the money and time on a renovation, it should at least be something you really love.
2. The renovations that give the most on return are the ones that got you a lower price on the property when you bought it. So, for instance, a house with a kitchen that hasn’t been updated in 30 years. Or adding a bathroom to a 1 bathroom house. Typically you don’t get huge returns on cosmetic renovations. This is totally different at different price points, and also if you are a talented DIYer, but in my experience, and my friends and families, you don’t put $1000 into a bathroom and get $20,000 out. Sorry HGTV.
3. Unless you are renovating expressly to flip the house and are an industry professional/have done a lot of research, you don’t know who your buyer is going to be. No matter how neutral your choice- someone could always come in and have another idea.
I mean consider our house now. Did I mention that the people we bought it from had not even lived here a year? This is what the house looked like when our sellers purchased it.
Apparently our sellers weren’t trying to flip, but had bought our house after an offer on their dream home was rejected. Six months later those owners reached out and accepted our sellers’ initial offer, and our sellers put this house on the market.
Point being…I would have bought the house whether it looked like this or the way they bought it. It wouldn’t have mattered to me if there were crazy ass paintings on the ceiling, or if it was pure tasteful beige and belgium.
I was going to do my thing either way.
Like in the kitchen.
I am assuming they did this reno because that is how they wanted to live.
And good for them, even if it was for resale in Houston this should have been a sure thing. But the changes they made didn’t matter to me because…
I was going to come in and do this.
Right? You could do a perfectly lovely neutral reno- and then I could come buy it and crazy it up again. And I am not going to pay for someone else’s taste. Some people will. But you don’t know who is going to be out there buying when you are selling, who is going to want your house and for what reasons, and what offers you are going to get.
So unless you are Jeff Lewis, balance the desire to “flip” with what you really want and love.
That said, if you know you are doing the house as an investment and aren’t going to be there for a long time, try not to make the permanent and expensive changes too personal. So in a bathroom, for instance, maybe do white and black subway tile/marble/penny rounds and classic fixtures and then go crazy with paint/wallpaper that can be easily changed.
Try not to make structural changes that could be too specific to how your family lives. Like, maybe, what I did by taking out the laundry room. We aren’t trying to flip the house, and I am hoping over time we can figure out a new solution for the space, but I fully anticipate when it comes time to sell someone is going to have a problem with the laundry in the garage.
Our house is great, but I know the way the Houston market is we have as much a chance of someone calling us tomorrow and giving us some ridiculously high offer, as there is that when we actually go to sell someone is going to tear it all down and build a lot line to lot line McMansion. And after going through two renovations that I lived in for less time than I spent renovating, I just wanted to be happy here. I know enough now about best laid plans, and who knows how long we will be here and why, so at this point I just want to enjoy it.
That is just my experience and perspective, I know things are very different in different markets, and everyone has a great real estate story about how someone they knew made a kazillion dollars on lipstick renovations. There are buyers at every price point looking for “move in ready” and who are looking for a fixer upper to make their own. And you don’t know who is going to be looking when you are on the market. But my view is that a renovation is stressful and expensive either way, and since you don’t know who is going to be out there buying when you are selling, so (within reason) live in the now and do you.
p.s. though.
How crazy is it to see those spaces done by three different owners?
you hit it out of the park, as usual bailey!
You have done an incredible job! I think that at certain price point (like yours) you have to assume that the buyers will make cosmetic changes anyway to make the house “their own” so the renovations you do won’t affect the re-sale value. It’s more important to like the house that you’re living in rather than trying to predict what future buyers will want.
I so appreciated reading your perspective on this: we are in the middle of a master bath reno and have gone back and forth about doing things the way we like vs. having resale appeal. Seeing the note about picking “neutral” tile/finishes and bolder paint is all the validation I need to throw some BM Wrought Iron on the walls.
Love your methodology for approaching a project. Very well thought out and the finished project is always well executed. I wondered if you had thoughts on budgeting for room renovations. How much should be budgeted for labor, funiture, accessories, etc.? Anything advice you could give would be helpful. Thanks!
Amen. I refuse to live with resale friendly. Because resale friendly is like the most uninteresting person at the party. Boring, forgetable. As for your entry and powder room, they’re beautiful. Love those zebras!
bailey,
is it not traditional for homes in Houston/Texas to have basements?
part 2: what would you do with a basement if you had one?
Agree! Especially with all those great wallpapers. And oy vey those crazy ass paintings on the ceiling…what in the world?
Well put! We are on our 3rd home in 9 years…I have always reno’d or decorated for us. Design for the masses is gag inducing…Our first home sold in 28 days, the second in 8. I’ve also heard those owners have changed very little. But that even kinda creeps me out…like they’re living in someone elses life or something!?! I say if you’re gonna live somewhere make it reflect you and enjoy the hell out of it.
I think this might be my favorite post ever. So insightful, and the before-and-afters are crazy!
Love that you are doing exactly what you want and not what is expected! The dark lacquer is fabulous and the progression shots are so interesting. It is refreshing to see such fearless design! Work it.
Thank you!!! My family is moving to a new home this month and obsessing over making reno’s that are “resale friendly” vs what will make the house liveable. This house is meant to be their home for a long time, so to me it is a no-brainer that they need to make inprovements based on thier lifestyle, not what a buyer may want 20 years from now!
Bailey,
Ok, so you’ve had me thinking all morning. One thing that I think that you have done extremely well is that your houses always have a great general flow between spaces. It makes sense. Do you think about flow between rooms when making your decorating decisions? I mean we’ve all been
in that house that has all “beige and belgium” and then has that random dark burgundy/barn red room that doesn’t flow with the rest of the house and it is like you have to take that serious pause and readjust yourself. Perhaps yours flow because each of your rooms are filled with YOUR and pete’s personalities, and that is the space unifier. What is your take on room flowingness? Trying to learn from you.
KKRS
KKRS
I love that you showed the previous 2 owners. That just puts into perspective the potential a little paint, wall removal can do. You did a great job on all your homes.
Seriously, it is beyond crazy how every day I check your blog, it is exactly what I need to hear! I had totally been stressing that my taste might be not so great for resale…but Ms. McCarthy set it straight and gave me confidence! Thanks so much for your insight!!
Bailey-
I don’t know how you’re writing these with biscuit and the bambino etc but seriously, I can’t thank you enough. You’re giving us practical advice and drool-worthy pictures- you’ve made a lifelong (or however you want to keep writing) reader and in our house buying I’m keeping all this in mind. One thing I want to ask which is a duh but I’m a moron- how does one get our greasy little paws on scalamandre wallpaper (if i don’t get to do a room with this i am quitting everything, luckily my husband thinks its super cool yo) if we’re not working with a designer (I like doing things myself because I’m crazy like that)? AKA, how does one get to-the-trade awesome stuff (case in point, the stark antelope!) if we’re all by our lonesome? Thanks so much for writing these for us, you’re inspiring me (and I am willing to bet a whole heck of a lot of others).
LOVE seeing the space by three owners, and LOVE “live in the now, and do you” bestest advice all day! love ya bailey!
I loved seeing how three people decorated your place differently. There used to be a show on tv (I forget the channel, so maybe it’s still on), where one family would move out of their house and then come back to see renovations the people who had bought their house did. It was fun to watch the reactions to other people’s taste!
I so, totally, 100% with what you say about ‘designing for YOU.’ I mean- why design for anyone else. Seems silly! Enamored by what you are doing with your home… keep the posts coming!
xoxo, Emily
Thanks for great information and perspective on renovation and resale!
I love your insight into doing things that are re-sale friendly versus things applicable to your taste – I think you’re right to say that HGTV skews your mind into thinking that everyone is busying and selling houses as the wind blows. One thing I was thinking was that I don’t really get the visual of the front entry – its not making sense to me with regard to the styling of the other rooms. What kind of architecture is the front of the house?
Love all your advice always Bailey but especially love this post. I love the part about not making your house so resalable it is not personal or unique. I feel like all the places we’ve owned we’ve had this mentality and it really does feel less personal. Sure there are hints of our style but knowing that we were moving in “x” years (nature of hubby’s job) we have always aired on the side of caution. I can’t wait until we are in a forever home and I can really use all your tips. You rock. xo
I love your post! Do you know the name/pattern of your stairway rug? It looks exactly like the Sahara style I’m about to order for my family room and I wondered how it holds up with kids. Thanks!
First let me preface this by saying i think you are extremely talented, beautiful and witty. As a fellow designer and one who flips her homes I look at my house as a major investment. One that I want to make the most money possible and still enjoy while my family lives in it. Yes, I probably don’t try half the things i want but my houses sell fast, above market value and the last one almost fully furnished.
My question, and I mean this with no mal intent or judgement, is would you still make the same choices if money was an issue? Most people can’t afford to hold on to a property and completely redo an equally expensive one finished the way you do it. Your projects do have specific buyers (because face it most people can’t visualize) and it is expensive even if its repainting, wallpapering, and changing out window treatments.
I was just curious because its an internal struggle with myself whether or not to push the envelope. Looking forward to coming into Biscuit my next trip into Houston.
Jen- No ill-will felt at all, totally legit question.
If money were my main concern I wouldn’t be splurging on wallpaper and lacquer…But I definitely would still do the same colors. We have repainted most of our houses at least a bit before they have gone on the market each time. That is totally worth it to me to live with the color I love.
In terms of our furnishings, I would never spend money on decor that I didn’t truly love and would probably not consider selling our furniture with our house, so that isn’t really something I consider.
I think the main thing is that I wouldn’t use the same level of finishes. After a certain point it is really hard for most people to tell the difference between Waterworks/Urban Archaeology and everything else.
I also just am not good at designing spaces that have mass appeal, if you are then that is amazing and you definitely should not try to push it to be kookier or anything. I see the value in both, I’m just not that skilled at neutral spaces.
Thanks for the question!
I 100% agree with everything you said and everything you designed in this house. Well, all of your houses really. We never really know when we purchase a house how long it will be our home or where life will take us. If you only live for the next thing you’ll never enjoy your life.
Oops, this should have been posted here.
Are you serious? I was going to send you an email, with the hopes that you’d write back, about exactly what you covered in this post!
I’m a first time home buyer (and single) who got sucked into the beautiful presentation and excitedment of a new semi-custom home development. After more and more of the hidden costs were revealed, I’ve decided to look for something smaller and older in my desired area, but was concerned about upgrading the hell out of a home in a neighborhood where many others wouldn’t be.
It may not be the most financially prudent approach, but I do think it’s better to be happy in a house that is the way I want it, than to spend the next 5 years or so planning on doing my next house the right way.
Thanks for a great and timely post!
I could not agree with you more about the whole resale thing. Life is too short to renovate your house for someone else.
Very well said, I totally agree. We bought our first house five years ago, made changes (knowing we’d be selling, but still doing things we wanted), and managed to sell for slightly more than we paid. My husband is in the military, so for the next four years we will probably be renters (I’ll admit it’s kind of awesome to call someone to fix things for free when you’ve spent the last four being homeowners
We just found out we’re moving to the San Francisco area this summer. I’ve set the bar pretty low for my hopes for our rental–I just want hardwood floors in the living area…is that too much to ask?! The carpeting in our current place kind of makes me want to gag. happy friday!
This is an excellent post, and one that hits home, as we are in the midst of a complete (and never-ending, ugh!!) gut job on our 1973 Florida home. In a state of sticker-shock, I literally looked at over 100 homes (our poor realtor!) when we were in the process of moving from Dallas to Coral Gables. I quickly realized we were going to have to downsize, as real estate is so much more expensive in Coral Gables/Miami than in Dallas. I wasn’t willing to pay for someone else’s taste either, so I began to only look at fixer uppers. The worse off, the better! Our home had undergone some VERY bad updates in the early 90’s and it was a complete eyesore. Lucky for us, generally “the masses” are not willing to look past such things… they cannot see the potential of the space, and only see it very literally as it is. I love watching “Property Brothers” on HGTV for that very reason. By subjecting ourselves to the agony (and it has been agony!) of a renovation, we were able to afford a home that we would not have been able to even consider if it had been fully renovated. It is true that you can get a much bigger bang for your buck if you are willing to undergo a major renovation, but you have to be very careful about what you are getting into. There are always unpleasant “surprises” along the way, and you have to budget for going over budget and plan for lengthy delays. We were supposed to have moved into our new home in February (which we bought in June) and we are now looking May if we are lucky. However, most of that has to do with a ridiculously stringent permit process our city has proudly put in place that has me about ready to poke out my eyeballs. Anyway, it will all be worth it in the long run, and we will have a fully custom home. When deciding on finishes, paint, wallpaper, etc. I always struggle with how much personalization is worth putting into the house. We have no intentions of ever moving, but you never know what the future has in store! I am trying to keep a fairly neutral palette (lots of crisp white paint, white marble, dark wood floors) as we have very brightly colored furniture and art, but I am definitely splurging on a few high-end wallpapers. Would I do so if a crystal ball told me we would be moving in a year? Actually, yes I still probably would. I want our home to be a reflection of us and our lifestyle, and I want it to be our sanctuary. After everything we’ve been through with the renovation, we need it! But it is all a balancing act. I’ll be writing more about our journey over at The Glam Pad. Please follow along! http://www.theglampad.blogspot.com
P.S. I LOVE those Scalamandre Zebras!! I will have to add your powder room to the Zebras roundup I did last week!
http://theglampad.blogspot.com/search?q=zebras I’m thinking of using Zebras in Masai Red in our home office!
Great advice. I just had a client ask if she should do a bigger range in her kitchen for resale value. Because she doesn’t cook and doesn’t even know when she’ll even sell, it doesn’t make sense to go bigger and take up what could be better cabinet space for something that isn’t guaranteed.
I love the kitchen!! Where did you find the island bar cart?
I love the kitchen!! Where did you find the kitchen island cart?