When rehabbing tax delinquent property, use “Signature Items.” Post 13

Coach Mitch’s REFLECTIONS™

If you are a serious rehabber, then there probably are some standards that you try to uphold and ideas that you have found to work, time and again. There might be some rehab items that create a significant impact but do not cost very much to implement. I call these my Signature Items.

I try to put my Signature Items into the rehab wherever possible.

SI #1: Ceiling Fans.

People love them. If you do not have central air conditioning then ceiling fans can be a lifesaver. I look to install them in all rooms, including the children’s bedrooms. The large 5 blade units work best. I look for them at garage sales, but new, at $30. – $60. per unit, they are an investment that returns me much more in terms of respect and good impression.

SI #2: Ceiling Lights.

I get an upgraded ceiling light. I like fluted dome lights with brass fittings, +/-$15. Any light that does not look cheap is good. Any light that looks cheap is bad.

SI #3: Ceramic Tile.

Tiling a kitchen or a bathroom floor with ceramic tile always gets the best review from women. Kitchen floor tile currently costs $1/sf for Contractors Grade. At this price, tile costs the same or less than linoleum. Tile is fairly easy to install and you can dress it up with fancy bull nose tiles or edges, complementary color matches and a dizzying array of patterns.

Contractor Grade tiles will often be designated with a washable marking stripe running across the tile. These are not seconds. Often after a tile run is done, the overage is tinted a slightly different color and sold as Contractors Grade; or the factory will simply change the tiles model number and label it as Contractors Grade, so that they can lower the price but still be able to charge the higher amount for the same tile that is not designated as Contractors Grade.

With the advent of costly granite counter tops and some other high priced materials at $60 -$90/linear foot, people are tending to look down on Formica at $6 – $13/LF. A tiled counter with tiled back splash is a great alternative at $3 – $30/LF.

The best part, there is grout that will not stain. Home Depot and Lowe’s offer free classes in tiling. You will be surprised at how easy it is to tile. There is something of a learning curve: tiles come in strength grades of 1 to 5, 1 and 2 being high traffic; be sure to know if it is a floor tile or a wall tile; ceramic or porcelain; commercial or residential; the exact dimension; how to use the tools, etc.

SI #4: Raised Panels.

These are great, are easy to create and have almost no cost.

Draw large rectangles, in pencil, on each of your living room and dining room walls. The effect is very much like a large picture frame without the picture. I find them to be most pleasant when they are about 4′ W x 6′ H. The top should be about 1′ from the ceiling and 1′ to 1 1/2′ from the floor. Space the rectangles out so that they are nicely arranged and appealing to the eye, with perhaps 1′ of space between each rectangle. Fashion some molding to the wall on the outline of these rectangles. Be somewhat fancy, 3/4″ – 1′ moldings, with some nice shape to it are OK. Put a thin layer of joint compound (mud) inside the rectangle. Take a sponge or a paintbrush and dimple the mud. It will look a bit like stucco, but nicer. Let dry and paint. It creates just enough distinction without taking anything away from the furniture, much like crown molding. Which leads me to…

SI#5: Crown Molding.

If you have a table saw and a router then you can create your own crown molding.

Get 1″ x 6″ x 6′ or 8′ #2 Pine boards. Boards that are damaged can be gotten at significant discount and are just fine to use. Nothing dresses up a room like crown molding. By cutting the boards into 1″, 2″ and 4″ strips and then routering something simple. You can create your own designs and they will be a fraction of the cost of regular crown molding. Stain the molding or paint it.

This is a great tip because it leads to

SI#6: Wiring The House/Apartment.

You can completely wire each room for all the latest electronic conveniences by hiding the wires behind the crown molding. Imagine the awe that the husband will have if you say that the living room or family room is wired for 5/7/10 speaker home theater Surround Sound. All he needs do is hook in his system to the installed wires. The kids will love having big time Surround Sound in each of their bedrooms hooked up to their computer/TV. Mom will love having the toys for her boys/girls but not having the wires exposed. You are such a genius!

See Coach Mitch’s “Ridiculously Simple System…” ™ for details.

Now it’s your turn to list some of your good ideas or Signature Items.