Tag: renovation

How to Style Your Home

Posted on by Erica Goodfriend

I was going to make a post about how to style your home but I think it works the other way around—making your home first and then styling it around how you live.

I’ve always loved the look of a lived-in house. There’s something charming about the way there’s marks on the countertops and stuff packed everywhere. Honestly, I think I just love stuff. I love that someone feels comfortable enough to have a little part of themselves out on display in their house. I love how personal everything is and how it represents our innermost drives. Famous designers will talk about how you always want to style a house and then add one “odd” thing. Why stop at one?

I think it’s important to let our personalities shine through. But also, houses are also homes. Meaning, we LIVE in them! The houses I see that are meticulously styled often feel sterile and that’s because it is obvious no one actually lives there. Mess has a quantifiably good value. To make a well-styled home, the first big step is making your house a home. How to do that? I have three big design values that lead me and my practice.

  1. Flow

When starting to arrange your home, make sure it FLOWS for how you *actually* live! I always recommend living in a home for a few months before embarking on any major changes (even furniture). Figure out what your needs vs. wants are for the space itself. Most of the time you are working with a set layout and just configuring your furniture based on that (while it is fun to knock down walls and truly create the space of your dreams, it is very expensive and not common). Make sure furniture you get fits the space well and doesn’t feel too bulky. For example, I constantly rearrange my dining room because it is the main pass through point to the bedrooms, bathroom, and kitchen. I had a large console table against one wall that I LOVED aesthetically but it was just too big to comfortably walk around.

Take note of anytime someone bumps their hip on a corner or can’t walk in a straight line from one common space to another. Make sure it is easy to get from point A to point B because if it’s not, your brain will start to make you feel like the space is cluttered even if it’s not on first glance. Do you have to walk around a bed to get to a dresser every day? Is the kitchen island just a hassle to avoid or is it truly helpful? Sometimes you have a particular need that trumps “optimal” flow. Especially when renovating kitchens, I often see the desire for the “work triangle” aka the stove, fridge, and sink within a triangle for easy access. Sometimes the flow of the space can be disrupted for another larger benefit. Maybe in order to have your huge fridge you want so badly, we have to put the fridge in the breakfast nook or further away from the stove than ideal. Maybe you have an espresso machine that can go in your dining room instead of taking up countertop space in the kitchen. These are things only you can decide for yourself based on how you live.

  1. Light

Always take into account the lighting of a space when choosing its function and layout. If a window is south facing, be aware it is going to be super sunny and hot all day in the summer. North facing is great for a bedroom but can be dark for an office. East facing is lovely morning light for a breakfast nook but can wake you up if your bed faces it! And finally west facing windows sure do get a great sunset but can be blinding and hot if you’re trying to work nearby. Sometimes the spaces decide for themselves what it is based on layout and point #1, but we can often work around it. If you have a north facing office, make sure to put the desk against the window so you can enjoy the filtered light for zoom meetings. Place beds away from windows unless you enjoy having sun on your face (or get curtains!). My one rule is never, ever, ever block a window. I don’t care if you have a beautiful credenza, if it overlaps the window it will look cheap and ill-fitting in the room. Also, in the PNW especially we need all the light we can get!

  1. Personality

This is the most ephemeral concept that is deeply personal but also has the biggest impact. It’s also why working with a designer is really helpful! It’s my job to tease out your personality and make a room look cohesive. A lot of the time, that means collecting art, furniture, knick-knacks, and textiles to bring the room together. Paint also is a huge help here. Picking shades can be challenging but I always encourage clients to pick what colors you’re drawn to first, then decide shade based on #2 and the pieces in the room. Having a cohesive color theme may sound correct but in practice I find it’s quite boring. Walking from room to room seeing variations of a theme really makes my brain go brrrrrrr. Get a color wheel and go crazy with complimentary colors or statement colors. The book Werner’s Nomenclature of Colours and the Japanese book called A Dictionary of Color Combinations has been hugely influential in seeing different color schemes that are really lovely.

the branding for Have Your Cake is based on these two colors

Personality also encompasses all your “stuff”! I like to encourage my clients to lean into their own personal style, whether it is considered quirky or weird. I have had goth clients paint their interiors black and minimalist clients who bought houses with very few walls in the interior. The best style, in my opinion, is yours <3

Just Listed! 3482 NE Pacific St

Posted on by Bobby Curtis

3482 NE Pacific St

Portland, Oregon, 97232

OFFERED AT $1,100,000

4 BED| 3 BATH | 2,416 SQ. FT. 

MLS# 23609191 | TAXES: $8,448

Flipping Houses: 2023 Interview with Bobby Curtis

Posted on by Bobby Curtis

Flipping Houses: Interview with Bobby Curtis Part 2.1

Looking back on the interview and my responses from 2019 on house flipping was interesting. I remember lessons I’ve learned from the houses I have flipped since 2011. But I’ve learned quite a bit more since 2019 as well. Not just because I have remodeled and sold more houses myself, but because I have helped others start their flipping business and represented them as a real estate broker. So, I’ve been able to learn even more from them. Some things they have done  how I would have, and others done differently. I’ve learned from both and would like to expand on the responses I had based on the experiences I’ve had since that interview. 

1. WHAT ARE THE KEY FINANCIAL CONSIDERATIONS REAL ESTATE FLIPPERS SHOULD THINK ABOUT BEFORE THEY BEGIN A NEW PROJECT?

I didn’t have a bunch of money to start my business when I began in 2011. What I was able to do is get creative with financing. Borrowing money is actually one of the easier components, which I wasn’t expecting. There are many private money lenders out there who want to lend people money to restore houses. They have a cap, of course, on how much they will lend. That’s partially based on how much work and money you plan to put into the house, and it’s after repair value (ARV)- basically what it’s projected to be worth when your finished. 

Generally, you will need to start making payments on the loan you borrow from the private money lender within 2-4 months, so make sure you have enough money to start paying that back if you haven’t finished and sold the property yet. 

2. HOW DO YOU DETERMINE A BUDGET WHEN IT COMES TO FLIPPING A PROPERTY

When I look at house, I begin to determine what to do with it by seeing what nicely remodeled houses look like that have sold in the area. I am a data junkie. It’s worked for me, and it gives me confidence that people are already going for it. The ideal scenario is when you buy a fixer house, there are many ARV comps (comparables that represent what the house will look like). These comps show what designs trends are selling, how people are using spaces in a house, and what the overall property has to offer. 

If I’m coming into this field with no experience, I should rely heavily on these comp houses. They will be a good guide for what I should consider doing to this fixer house. And that is the beginning of my budget. I start to determine the cost of each update, upgrade, improvement in the house to get this house on par with the comparables I’m looking at. One question I have gotten a lot while clients have been remodeling houses is “I’m trying to decide between putting in this or that in the house”. Before I give my personal opinion, I ask them to go back to the best ARV comps we looked at when they bought the house to see what was done there. This usually gives enough insight to help them make the best decision.

3.WHY IS PROJECT MANAGEMENT SO IMPORTANT IN HOUSE FLIPPING?

I have not met a house flipper who is not a good project manager. The job is dynamic. There are so many facets to it: budgets, design, hiring, collaborating, and constant critical decision making. You have to become a skilled conductor to do this well. That doesn’t mean you need to be an expert project manager when you start (but it sure would help). A good project manager, and generally one who has something at stake, can make or break a profitable house flip. If you decide to hire a project manager, they need to have some kind of bigger incentive to make sure the project runs smoothly, great contractors are hired, timelines and budgets are followed. But honestly I’d rather you just be the project manager yourself, and get some help if you’re not great at it in the beginning. Nobody has more at stake than you.

As a project manager, I have had clients ask me what they should do in one circumstance or another, and even if I would make the decision for them. I can’t. The most I can do is tell them given the information I know, if I were in your shoes I think I would do this. But, everyone has a different set of circumstances, priorities, and risk tolerances. That’s important for you to balance out before making decisions.

Another thing- you might have a great design, but if you blow the budget and timeline, that design better be the VERY best to support someone paying tens or hundreds of thousands more for the house because you went so far over the budget and timeline. And it’s possible someone will. Just know it’s a risk.

 

4. WHAT ARE SOME KEY MISTAKES THAT CAN MAKE HOUSE FLIPPING A FLOP?

I stand by my original answers here but will expand on them.

A. Putting in materials and finishes that don’t work. Make sure people are already buying houses with the design ideas you are using. In this field we have so much at stake, so we are constantly looking for ways to mitigate risk. Having data- ie comparbles that show what materials and designs others have put in houses that have sold for prices we’re looking to sell our house for is important. If you decide to venture off to a new or different design, it’s okay. Just know that you are adding a component of risk since we don’t have that kind of data to support it. What makes me feel more confident with your non-supported design choices is if you’re already a successful designer or you’ve hired one to help with your remodel. That of course, brings those risk levels down. 

B. Buying a house with no good comparable houses. There are different levels of comparables. The best ones are close by, same era, square footage, style, with same size yard and amenities. There is no perfect comparable but we want to get as close as possible. The idea here is we want to decrease the number of variables between our house and the ones that have sold so we have a more than a strong intuition of what we can sell this house for when it’s finished. Did I mention I’m a data junkie? J

C. Putting a house up for sale before it’s 100% complete. Please don’t. Sometimes you’ll have success with it, but in the long run I have found it’s not a great idea. This is such a big investment for the end buyer. Generally when we list these remodeled houses, they are the most expensive houses in the neighborhood, outside of new construction. If someone is going to pay the highest price, they want to walk into a house that is completely buttoned up. We never know what people will cling to, or what will leave a lasting impression (good or bad). If something is unfinished, buyers will put together stories in their head and wonder why it isn’t complete, or why the rush to put the house up for sale. It just leaves a lasting bad impression that they may not even able to put their finger on. 

D. All D-I-Y work. You may be a skilled craftsman, carpenter, or extremely handy. Even if you are, it’s unikely this is going to be convincing enough to me for you to do everything. While you may love house flipping, it is a business, and timelines are important. If we’re looking at ARV comparbles that sold three months ago when you buy the house, and it takes you a year to remodel the house, then we are essentially relying on 15 month old data for what the house should be worth when you’re done with it. Real estate markets can change so much in that period of that time. I don’t want you to rely on getting lucky that the market will improve for sellers in that time.

E. Taking too long. See above.

5. ANYTHING ELSE TO ADD?

Be curious. Be a self-starter. Spend time wandering around neighborhoods. Go through open houses to see what houses that are going up for sale right now are going for and what condition they’re in. Join a real estate investor group so you can see and hear about what other investors are doing locally. You can also learn about some of the nuances that make house flipping unique in the area you live in. Hire great people, and people you enjoy working with. Now that this is your business, these are the people you will be spending a lot of time with.

If you missed the original Interview Part 2, you can see that here.

ADUs in Portland – Understanding More & Getting Started

Posted on by Kat Gilpatrick
   Ideas for ADU Design
Photo Credit: Urbanology Designs, https://www.urbanologydesigns.com/

ADUs are a hot topic because we’re rethinking the way we live.

If you’re considering buying a home with an ADU or one that has potential for adding/improving an existing ADU, or creating one for your existing property, read on. Maybe you like the idea of offsetting that mortgage with a bit of rental income? Not only do conforming loan guidelines now allow buyers to use rental income to qualify for homes with ADU’s, there are more reasons to get educated on ADUs than you can shake a stick at.  My hope is to provide you with a concise and usable guide to the latest in modular building (ADU’s, Income Units, etc.)

Why, and who’s doing this? ADUs can build wealth, create in-fill housing, reduce displacement, and enhance neighborhood resilience. People are building ADUs on their property to:– Expand living space for the family or extended family (ie. a place for a parent to live so they can be nearby but not living in the room next door, or a place for the grown child to return to after college without having to be right on top of each other).
– Downsize to a smaller living space without giving up your property rights.
– Have an office or studio workspace easily accessible and close to home.
– Offset or pay for mortgage.  Some owners opt to remain in the house and use rental income from the ADU to help offset mortgage while others choose to move into the ADU and let the renter pay for most of or even the entire mortgage.

What is an ADU?

The term ADU stands for Accessory Dwelling Unit. ADUs are secondary homes built on a single family residential lot. It can be tricky to understand the differences between tiny houses, granny flats, and backyard cottages–and that’s simply because all of those structures can serve as an ADU, whose purpose is what defines it.  What an ADU provides is a flexible living arrangement that can extend the value of a home, and the purpose of it is to serve as a complete residence, everything you need to live, basically: to-code places to sleep, cook, and bathe.

Ways to ADU:

ADUs can be many forms: detached garage, basement conversion, prefab unit — an addition to an existing home, or even a detached addition to a primary residence.

So let’s first consider: for what use? Multi-gen use for housing family? Use it as a place for in-laws or college-age kids to stay? Or creating a space to house the occasional guest?  Whether creating or buying existing, having additional office or studio space that could be converted to a short term or year lease to provide rental income later —  is a very good idea, and there are tons of ways to approach it.

All this factors on your goals, of course. Do you want more internal space (i.e. basement use) or do you want more yard space?  Rental income? Downsize and live permanently in the ADU and rent out the main house?

There are other types of Detached Accessory Structures: Guest Suites or Home Studios, for example and though they look and feel like ADUs, they are easier and faster to build and permit. The key difference is they can only have one sink. So let’s keep this discussion to simply ADUs.

 

What are the rules?

A detached ADU cannot exceed 20 feet in height. Coverage of the ADU can’t exceed that of the primary residence. The ADU is not permitted to occupy more than 15% of the site’s total area. The unit must either be set back 40 feet from the front of the lot line or behind the rear wall of the main residence.

In Portland, an Accessory Dwelling Unit is defined, technically, as “any smaller, secondary dwelling unit which can be legally added either on the same lot or within a house, attached house or manufactured home in residential zones”.  Legally, an ADU is part of the same property as the main home. It’s not (typically) bought or sold separately.

Permitting and What To Expect, Depending On Use:

For long term rentals, Portland currently has a program that waives the extensive building permits associated with building some ADUs. Portland has some clauses that help with building ADUs for long-term rentals as well.

That said, as far as Short Term rentals (STRs), most homeowners go the Airbnb route. Portland is among the stricter cities when it comes to short-term Airbnb rules and regulations.

But for all ADU structures, you’ll need to get a permit from Portland’s Central Planning Bureau, which can honestly be a bit of a pain. You’ll also need to get the permit approved by Portland City Council and then you’ll usually need approval from the Zoning Administrator as well. The process can take days or months, depending on how busy they are.

Most proper1es in Portland are able to accommodate an ADU. Please note that there are requirements for open space – you’ll need to leave an area that is 250 sqH and 12’ x 12’ minimum and you can’t have it in the front yard. Tree protec1on and setbacks also influence where your ADU can be placed. Additionally your ADU must be at least 40’ behind the front property line or behind the rear wall of the exis1ng house. So, best to get some help. But who? Finding the intersection of affordability with quality and sustainability is key in hiring your project partners. Who to start a conversation with for Design/Build? Or maybe look into prefab units like those offered by Cover?

Design & Build? Or maybe just fix up/convert? Consider a consultation with The Portland area best:

  1. Mark Allen with Peg Construction
  2. SQFT Studios
  3. Living Room Realty FIXERS – Maybe your space is ready to go outside of some repairs/renovations – maybe just need to add an egress or little kitchen area? LRR Fixer crew are masters.

What style? Here’s some of the usual suspects:

  • Apartment over garage
  • Garage conversion
  • Back yard cottage
  • Granny flats
  • Mother in law quarters
  • Prefab detached unit

Investment: Ballpark costs to build

For a detached Portland ADU new build, all in with permits and build is roughly $150 a square foot (builders general cost), or assuming about 200-250k minimum from scratch; 150K for a minimum viable type deal for a smaller budget.

Figure out financing – there are tons of options, and Portland’s got some of the sharpest loan professionals around who specialize in ADU and can customize your loan options accordingly. Check out the ones we love the most, and their favorite products:

  1. James Adair, Neo Loans
  2. Craft3 Loans Craft3 is enthusiastic about the many benefits of ADUs. They offer hard-to-find financing, with two affordable and convenient ADU loans, providing options for investing in your property and your community. Both loans are available in Multnomah, Washington, and Clackamas Counties, Oregon.
  3. Your existing resource – credit union, lender you’re working with, or just simply have a conversation with me – I’m no lender, but I specialize in connecting the right people to find the perfect match in products and expertise.

Return: Estimating the ROI on your proposed ADU project. How much money can this generate monthly?

ADUs are an ideal source of passive income, and they keep getting more lucrative. A detached ADU adds the most value to your property; next in value is an ADU attached to the main house.

An ADU converted from existing space within the primary house, like a master bedroom suite, attic, or basement, adds the least value to your property, but it still adds value.

Let’s look at how an ADU can generate passive income, save you money, increase your personal options, and maximize your property’s value both now and in the future.

To get a sense of the income an ADU in your area could generate, research local rents on rentcafe, craigslist, AirBNB, or vrbo. ADUs offer more privacy than apartments, and many have their own outdoor areas, which makes them more appealing to a lot of tenants.

And finally, ask yourself – do you need professional property management services or go it on your own?

Maybe just a conversation with someone who’s doing this now? It’s exciting to hear both the ups and downs. Or maybe you’re thinking you might want to sell your current place or rent it out? Find an ADU of your own? I’d love to talk to you about all aspects of this, so give me a call, I’ve got experience on all sides of this fascinating, very sweet way of living now, being creative and practical. Looking forward to hearing from you!

 

 

 

 

 

HGTV, A Cup of Coffee, and a House Flipping Venture

Posted on by Bobby Curtis

In 2016, Ian Curtis, asked if I’d meet him for a cup of coffee. While we share the same last name, it turns out the only relation we have is through real estate and our interest in restoring 100 year old houses. We met at Case Study on Alberta St in NE Portland to talk about house flipping. Ian had just gotten his real estate license. He shared with me he wanted to buy and restore houses. I had been house flipping in Portland for about five years by then, so I certainly had some experience to share. And tips.

I’ve always been open to talking with people about my real estate ventures. But also what has had them go well and the pitfalls along the way. By the time I met Ian, I had had many cups of coffee with many people who had even a twinkle in their eye when watching their favorite house flipping show on HGTV. And I love that, actually.  That’s usually where dreams begin in this line of work. Whether or not people go on to actually do the work and restore houses, doesn’t really matter. It’s exciting imagining, and then taking a few steps to see if its right for you.

I don’t remember everything Ian and I talked about that day, but I remember him asking thoughtful questions. I saw him as a serious, very professional, and talented, young guy. And I think I recognized an old soul, which really made me like him from the beginning. Also not bad qualities to have in this line of work.

N Cecelia Kitchen Renovation

From then, Ian and his business partner, Matt Clark, went on to flip a house. I remember that first one well. It was an old farm house in North Portland on N Cecelia St. It was such a thoughtful renovation, a ton of work, and people loved the traditional farmhouse remodel style they created. When we listed it for sale, it sold within the first three days.

Now, several years later, Ian and Matt have a dynamic real estate development business, Milk & Honey Restoration.  They take on complex home renovations, new construction and rentals. While I wish I could take some credit for it, they’ve really gone beyond what I’ve done. Though I do appreciate they still ask my opinion from time to time. 😀 They have their own ideas, style, and team. And I’ve been inspired not just of the work they’ve done, but the integrity they have in their work.

Their most recent remodel is at 2606 SE 16th Ave, Portland, an old Foursquare home with large garage they converted to a second living space. I asked Ian some questions about the house, and here’s what he shared

 

What was the inspiration for the remodel and design you chose?

Sometimes a renovation project feels like a blank slate where the original design and style is ambiguous or has been convoluted over time. Other times, such as this one, a house has such marvelous original style that staying true to that design feels like the best thing you can do for the home. Working with Pip Stevens, our local interior designer, we restored the many original archways, replicated original trimwork, and made design decisions that stayed true to the original architectural style of the home while bringing in fresh ideas and modern upgrades.

SE 16th Living Room Renovation

What was the most unexpected thing that popped up if anything?

One of the unexpectedly pleasant things that happened was, after opening up the walls, discovering how well built and well kept-up the home was. Some of the best “bones” we have seen in a home of this age. Probably the most unpleasant (though maybe not so unexpected) thing that happened was the delay in manufacturing times.  The pandemic supply chain issues are still affecting all sorts of products and it is hard to keep track of what products will have delays. For the last project, garage doors were extremely delayed. For this project, our windows took at least two months longer than usual to get back from the manufacturer, causing a pretty big delay in the project.

Did this turn out how you expected, or did you make any big changes along the way?

When we started the project we hadn’t decided how to finish the garage. The extra large garage with a kitchen sink and upstairs loft was once apparently used by one of the early owners, an Italian vegetable farmer or merchant, to wash his vegetables before selling them at a market. After some due diligence and deliberation we decided the best use of the space was to create a 1 bedroom / 1 bathroom legal ADU while retaining a single car garage space. The ADU can be used as a short or long term rental. The close-in, desirable location surely lends itself to, or however the next owner sees fit.

Ian and Matt provide an exceptional level of detail in their work. When you walk through this house, you want to sit down and stay for a while.  But it doesn’t just look pretty. When you discover the new guts of the house: energy efficient casement windows, roof, extensive electrical, plumbing and efficient heating and cooling updates, you want to move right in.

I had the opportunity to share this house and and before and after photos of the house on KATU’s Afternoon Live.  To see the short interview and photos, check it out here 

Bobby Curtis on Afternoon Live with Kara Mack, House Flipping & Portland Real Estate

For those with that twinkle in their eye after watching their favorite HGTV show, check out my house flipping tips.  Now let’s get some coffee.

What’s up with Cosmetic Fixers?

Posted on by Mel Marzahl

 

What’s up with cosmetic fixers? What are they? What’s the difference between a “fixer” and a “cosmetic fixer”? Here is a quick guide to cosmetic fixers. I’ll answer these questions and talk a bit about how buying one could be the best way to get into a busy market and what to look for.

What are they?

First, let me explain what I mean by a “cosmetic fixer”. These are homes that structurally and mechanically are in good shape but look outdated, dirty, or generally unattractive. Cosmetic fixers can be condos, townhouses, single-family or multi-family homes.

What’s the difference between a “fixer” and a “cosmetic fixer”?

In short, a fixer is a property that needs A LOT of work and may not even be livable (lacking heat, missing flooring, open walls, mold/mildew, etc). They are priced significantly under the average price for a similar property in the same area that is “move-in ready”. Fixers often require cash to purchase the home as lenders may not provide financing for them. A cosmetic fixer is a home that has “good bones” meaning its main systems are functioning well and it’s livable, but it may need a deep clean and some minor t0 significant updates to the cosmetics. Cosmetic updates might include things like carpet, paint, countertops, cabinetry, fixtures, tile, and the list goes on… It can also generally be financed as well because while it may need a deep clean and updating it is still in liveable condition.

What to look for

If you’re looking for a cosmetic fixer, you will need to look past a home’s popcorn ceilings, chipping vinyl floors, or dirty, threadbare carpeting and take a good look at the functional aspects of the home. The structural components of the home, like the roof, gutters, siding, windows, and doors should be in generally good to average condition. The mechanical components of the home, like the furnace, ac, plumbing, electrical panel, and ventilation should also be in good to average condition. Your realtor can point out things to take note of and share their experiences, but you should always rely on the expertise of a home inspector and/or trusted contractors to verify the condition.

Is a cosmetic fixer right for my budget?

Whether you are a first-time buyer looking to get into the market, someone looking to buy a second home, or an experienced investor, there are some things to consider first. Mainly, does your budget allow you to make the needed repairs? If you’re getting a loan to buy the house, you’ll want to look at the funds you have available after your downpayment and closing costs. Do you have enough money to make the repairs you want to do? How big is the home?

If you only have enough to cover new paint, some new hardware for cabinets, and an appliance or two, maybe a “light” cosmetic fixer or a more modest-sized home is best. If you have enough cash to replace all the cabinetry, re-do the bathrooms, replace light fixtures and flooring, you’ll have more options.

A way to stretch your budget as a first-time buyer, or someone who intends to live in the home as they fix it up, is to prioritize your repairs. Decide what needs fixing or replacing before you move in, what items you can do in the first year, and what things you can live with for a few years while you save up for the next project. Does the carpet need replacing or does the asbestos popcorn ceiling need to be removed? You might decide to do these items before you move all your stuff in and live with the 1970s kitchen for a while. If you go this route, keep in mind that you’ll also have regular home maintenance things to budget for as well. You may be saving for a new bathroom, but don’t forget to put a few dollars away to re-caulk and touch up paint the exterior next fall or to have your ac and furnace serviced regularly.

Is buying a cosmetic fixer right for me?

Well, if you’ve read this far, I think it could be! Deciding to buy a cosmetic fixer means that you have the vision for what a home could be with some TLC. It also means that you’re committing to a bit of a project. Cosmetic fixers can work for many types of buyers. Maybe you’re handy, you like a DIY project and plan to live in the home as you fix it up. Or maybe you’re planning to hire someone to do all the updates right away so you can move in and enjoy the freshly updated space. You might have an eye for design and see a cosmetic fixer as an opportunity to choose your own finishes and make a space your own vs buying something in great shape that doesn’t match your style. Maybe you see it as an investment opportunity and plan to fix it up to be more desirable to more people and sell it for a profit. Whatever your plan is, cosmetic fixers can be a good option for lots of buyers!

 

If you’re ready to start shopping for a cosmetic fixer in Portland or the surrounding areas, give me a call. I’ll happily show you homes with potential that just need a little TLC. I love a design project and can discuss how to meet your goals and make a place your own.

Reimagined Overlook Retreat with Views

Posted on by Bobby Curtis

Remarkable Retreat with Lofty Views:   $899,000

4159 N Overlook Terrace, Portland, OR

Unique 1926 Craftsman professionally restored and reimagined on dead-end bluff property with expansive views of the river, Westside, and surrounding forest. Modern design and smart upgrades mesh beautifully with architectural features. Large picture windows bring the views in. 
5 bed | 3 bath | 2411 sq. ft. |
MLS# 21276372   | Taxes: $7,817 | Lot Size: .17 Acre

Main & Lower Level Suites

Primary bedroom, custom bath, and 2nd bedroom on the main floor. Family room, 2 bedrooms and full bath below with interior stairs & complete separate entrance. Additional mother-in-law suite with bed, bath, and living quarters on lower level with spearate entrance. New wood windows. White oak floors. High-end finishes. New plumbing, electrical, panel, and HVAC (2 systems).

More information on this house here.

Complete 360 degree tour of the house here

Vintage Hawthorne Restoration

Posted on by Karim Alaeddine

Vintage Hawthorne Gorgeous Restoration

1223 SE 15th Ave | Portland, OR 97214

Offered at $799,900 | ML # 21178203

4 Bedrooms | 3 Baths | 2,806 SF

Beautiful Hawthorne Foursquare, renovated from the studs out. Spacious master en suite w/walk-in closet & day-spa bathroom. Chef’s kitchen; seated island, quartz counters, tricked out cabs. Salvage Fir waterfall breakfast bar, fireplace mantel. Vintage woodwork, period lighting, Oak flooring throughout, laundry upstairs, 4 beds & 3 baths above grade. Ample growth room in the high & dry basement. Outdoor dining space, fully covered front porch. All systems updated, vintage charm in tact.

PHOTO SLIDESHOW

Striking Arbor Lodge Mid-Century

Posted on by Bobby Curtis

Well-Crafted Mid-Century Remodel $729,000

6915 N Concord Ave, Portland, OR 97217

Sophisticated mid-century with a classic design. New renovations complement the many restored, original features. New kitchen cabinets and peninsula with quartz counters perfectly nestled in with original built-ins. Large new windows and open spaces create bright main floor living with new flooring and original wood burning fireplace. Lower level with separate entrance and high ceilings has two functional family rooms, fireplace, 2 bedrooms and full bath. New roof and 96% efficient furnace. Walkscore: 84, Bike scores 99. 

4 bed | 2 bath | 2440 sq. ft. | 2 Car Garage
MLS# 21105215  | Taxes: $4,906 | Lot Size: .11 Acre

Do’s and Don’ts of Hiring a Contractor. Part 2

Posted on by Julia Robertson

Decision making on design: 101. Learning from my personal success and failures working with contractors.

Decisions decisions. Being well prepared with plans, a plan B, and your vision for a project will keep the flow going. Often your contractor will bring up questions during a project that only you can decide and you’ll need to be quick on your feet to respond. For example:

Do you want flat or semi-gloss on your walls, trim, and ceilings?

What size and style trim do you want around your window?

What shape do you want on your handrail?

Do you want silicon or grout around the base of your free standing tub?

Where do you want your light switches?

Often a question will catch you off guard and you’ll make a decision that you wish you could take back! Having a plan keeps you on track. Here’s what happened to me for example- the light switch to the closet. There wasn’t a light switch on our plans. The electrician suggested it go on the right side. But after we were all settled in, we realized this light switch should have been inside the closet or on the left side of door. Its an eyesore(for me) having a white light switch on the black accent wall! At the time the electrical was roughed in, I didn’t even think about it. Now, every time I open the door I feel for a light switch on the left- but its not there. If you are in Australia and is looking for a trusted North Brisbane electrical contractors then JTC Electric is a trusted electrician that can provide you such electrician services in and around Brisbane.

It’s hard to imagine knowing everything in advance. We do our best! Living in the space makes it so much easier to visualize how you want everything to be. Here are some tips on preparing your decision making:

  1. Do have a plan. Either blueprints or hand draw a room layout.
  2. Do have a Pinterest board. Pin all your ideas, including color, furniture, light fixtures, and finishes. This may take a while, but when you have all your ideas in one place you can slowly edit your favorites and it will help you stick to your “vision” for the space.
  3. Sometimes you have to say no. You have a lot of ideas on your vision board. You don’t have to do all of them. When it comes to a budget, you may have to say no to the more expensive windows and the skylight.
  4. If you’re making decisions with a partner and disagree- get a third or fourth tie-breaker. Then you can at least blame it on someone else when it doesn’t work out. Ha! No, actually it’s great to have another opinion. They may see something you haven’t considered. Do get a third or fourth opinion.
  5. Not all contractors have “an eye” for design. I always ask my contractors opinion, but refer back to my design inspo on my Pinterest board to remind me of the direction. Do show your contractor your design inspiration. Several of the ideas we had for our master bedroom, the contractor had not done before. He conceptualized it well, but it was because we stuck to our guns about the style we were going for. Both our GC and the flooring guy didn’t like the idea of transitioning the wood floor to hexagon tile. We literally cut out pieces of hexagon on paper and played with them like a puzzle until we found a good pattern. It was a group effort. It turned out great in the end! Sometimes you can’t compromise with style 🙂

When it comes to design, it’s hard making decisions. Especially when its for your own space. I really think experience is key! If the decision making gets overwhelming, hire a design consultant. When you’re in a pinch call them and they’ll help you figure out a situation. It may seem simple, but if I had called our designer about the light switch, I bet she would’ve said “put it on the left!”

I’ve said this before, but its worth saying again– Don’t make a final payment to a contractor until you are completely satisfied. I’ve made this mistake twice! Trust me, they’ll never come back to fix those final things if you’ve already paid them.

If you have real estate questions, call me! 

Julia Robertson | Broker Licensed in Oregon & Washington

Living Room Realty

541-505-1111 | julia@rebyjulia.com

Make it your own, N Portland

Posted on by Living Room Realty

I’ve had the pleasure of working with Brian and Bianca on the purchase of their new home in St. John’s. We toured throughout the city to find a home that would be a great fit for them with a budget in the low 300K’s. They didn’t need a lot of space, and were focused on finding a 2 bedroom home in good condition, with a great yard for their puppers. After touring different neighborhoods, they kept coming back to St. John’s as being the area that felt like home to them.

We found this great little house that had been rehabbed on the exterior. The inside had newer carpet put in, and some paint– aka light cosmetics, but the exterior had a new roof, siding, paint, and windows. They loved the original details of the house, including the 10 ft ceilings inside which made the home feel larger. They also love a project, and wanted to make it their own with the interior design. With the shell of the house ready to go, they were really excited to be able to put their personal stamp on it. We did all the inspections, and were able to negotiate a new sewer line, as well as a new furnace.

I’m so excited to see what Brian and Bianca do with their renovation, and for them to be in their preferred neighborhood with such a solid home.

I’m always happy to have coffee/tea or a drink and talk about what’s important to you in your purchase! Please reach out and be in touch.

Shop Talk, Vol. 12: Using Sweat Equity to Build Your Dream Home

Posted on by Aryne + Dulcinea

Over the course of our real estate partnership, all the clients we’ve worked with have shared a common interest – making a wise investment. For some of our clients, this means finding a long-term home where they can live comfortably. Others seek properties with the potential for revenue-generating ADUs, an addition for a growing family, or the possibility of a gourmet kitchen. As the ideal property is often made rather than found, we recommend using sweat equity to build your dream home. Here’s how to do it:

WHAT IT IS & HOW IT WORKS

Sweat equity is the resources of time, energy, ingenuity, creativity and personal labor that a homeowner pours into his or her property. Homeowners put sweat equity toward the projects to improve the value of their residence and enhance their quality of life while they live there. It includes landscaping, cleaning, painting and renovation projects. This approach is particularly beneficial for buyers without the means to purchase a recently renovated property who are hoping to craft their forever homes or lucrative rental properties. Buyers who are willing to undertake some of these projects themselves can beautifully transform their homes over time.

GETTING STARTED

Approaching the house hunt with an intention of building equity in your home can open many doors for prospective buyers. That’s why we encourage our clients to consider future improvement projects in the earliest stages of their house search. Learning to see a property for its potential allows you the opportunity to create a dream home within your means. For instance, a property with great light, spacious rooms in an ideal neighborhood could become a dream home even if the kitchen and landscaping are in need of some TLC. Purchasing a home at the lower end of your total budget will enable you the financial flexibility to build savings for these future projects.

PROJECT IDEAS

Does all this talk about using sweat equity to build your dream home make you eager to start your next DIY project? Here are some ideas for manageable, but impactful renovation projects to consider:

  • Sanding & staining wood floors
  • kitchen respray
  • Add character with crown molding
  • Increase storage capacity

CONSULTATION

Prior to making any major changes to your home, we always recommend consulting with a real estate expert, and we encourage all of our clients to reach out to us directly. We’ve worked with clients at all stages of the process to ensure the success and longevity of renovation initiatives.

For inquiries about possible renovation projects or to learn more about using sweat equity to build your dream home, contact our team!

About Us:
Over the course of their professional partnership, Aryne + Dulcinea have helped over 200 clients prosper in their new lives. During this time, they have prided themselves in their top-notch selling abilities, with homes outperforming market standards, consistently exceeding list price while most of their listings sell in under 7 days. Whether you’re looking to buy or sell, Aryne & Dulcinea will work in collaboration to guide you in investing in your future and reaching your real estate goals.

Do’s and Don’ts of hiring a contractor Part 1

Posted on by Julia Robertson

Hiring a contractor: 101. Learning from my personal success and failures working with contractors.

First I’d like to say, when you hire the right contractor- your project will be so much easier to deal with. When you hire the wrong contractor- get ready for a long, stressful, expensive process. When we started our renovation in 2015, many of the bids we received were from contractors referred to me within our broker network(other real estate agents that I know). Other contractors I hired were from “Thumbtack” or personally referred. If you have a large project, having the right mindset is #1! You can’t be passive, you must be deliberate. Here are some basic do’s & don’ts. I’m happy to share my experience with you, to guide you in the right direction. Feel free to reach out if you’re curious about the process.

  1. Do include a design plan in your budget. Having a plan is worth the extra couple hundred/thousand dollars.
  2. Do have a design plan before getting a bid with your general contractor.
  3. Do get multiple bids. Second phase of our attic/master bedroom renovation, we got 6 bids.
  4. Do ask for past client references. We are very happy with our contractor that we had a personal referral from. When I say personal, I mean- a past client that personally shared their experience with you. Hiring a contractor for a job because you like their work, “hear good things”, or another REALTOR® used them to fix something on a repair addendum- is NOT the same.
  5.  Do plan for your project to take longer than expected.
  6. Do read your contract thoroughly and look at how the contractor expects to be paid.. Biggest mistake we made with one of our contractors is not reading this fine print. We were so eager to negotiate price, that we missed our contract stated- “50% payment due 30 days after project begins…” This landscaper only worked 5 days in the first month because his crew quit and weather delays. This was a stupid oversight on our part. So many decisions are being made, it’s easy to miss something. Best situation for us was paying our contractor by cost plus. He pays all the sub-contractors directly, emails us all the invoices, then we pay him about 30 days after the work is complete. Then he takes an overall percentage for managing/cleaning/communicating the jobs.
  7. Do pop in and check on your project and ask questions. I can’t even count how many times our landscaping contractor had to re-do parts of our project. If we had brought up our questions sooner, the project would have been finished 3 months sooner and cost several thousand less $$.
  8. Do tell your contractor that you want weekly updates.
  9. Do make sure EVERYTHING you discuss is in writing. Ask to update your contract if there is a change order to remove or add a part to your project.
  10. Don’t make your final payment until you are completely satisfied. I’ve made this mistake twice! Trust me, they’ll never come back to fix those final things if you’ve already paid them.

If you’re having thoughts about buying, selling, or renovating- give me a call! I’d love to be your guide through the process. Watch for part II of hiring a contractor!

Julia Robertson

Broker licensed in Oregon & Washington | Living Room Realty

541-505-1111 | julia@rebyjulia.com

The “Money Pit”