What You Need to Know About Buying a Fixer Upper

I love home improvement shows, especially the before and after that magically happens in two days. Unfortunately, that's not even close to real life. I have bought and remodeled two fixer uppers on a budget and still spent a small fortune. Approximately 80% of my weekends have been sacrificed over the last 15 years to DIY projects, too. That is the reality! When I saw both of the homes we bought for the first time I pictured what they could look like in my head. I can't say everyone shared my vision at the time, but they came around as the rooms started to take shape. What I didn't know was how much everything would realistically cost and how much time it would take to complete each room.

It all started with home shopping. I told myself some whoppers of lies that I hear other people say as well.

It's just paint. This may or may not be true. If you have 17 foot tall ceilings and the entire house needs to be painted inside and out, it's thousands of dollars of paint. The contractors had to build scaffolding to paint this room.




I could have bought a used car for what we paid to have the exterior painted.

Even for simple rooms you need to ask yourself if you can paint or do you think you can paint? It's not easy to cut in around ceilings and doors. It has taken me years of practice to correctly use an angled brush. You also need to factor in the cost of ladders, paint brushes, painters tape, drop cloths and other accessories.

We can live with it for a while. It will become the bane of your existence. That's what I said about most everything in my house when we moved in. "It's not what I would have picked, but it's not terrible." I found myself a few days before Christmas one year tearing out my carpeted stairs. I couldn't handle it one.more.day. A while somehow turns into years as other things take precedence, like a new roof or air conditioner.


DIY will be fun! No, it won't. I think my husband and I almost needed marriage counseling after building these living room shelves and fireplace mantel. It was one of our first projects and we were beyond frustrated with each other. I have since learned how to nicely say the shelves aren't level and he has learned to use a level.

Okay, it's not all bad. There is an amazing sense of accomplishment and pride when you are finished with a project that is 100% uniquely yours.

 

There are things that I wish I would have done differently to make things go so much smoother and on budget.

 

Get Organized. Start from the day you walk through a new house. Make a list of everything you want to change, from the big remodels to the lighting fixtures. Estimate the cost of the projects by visiting home improvement stores or contacting a local contractor. Add this amount to the sales price of the home for the real cost. It's a great way to put things in perspective and accurately compare homes. The updated house down the street for a bit more might not seem so expensive now.



Will you get your money back if you sell? I watch the housing market very closely. I don't always wait to remodel just because I am still saving for it. Once I decide a project will get me a complete return or close enough to it, that's when I start my project. Home values aren't known for going up all that much where I live, which is why most people don't remodel here. Adding a granite countertop or a new wood floor in the family room is usually the extent of an update. I've also seen formerly nice neighborhoods drop in value here. Luckily, I don't believe this is the norm for most of the country.

I also think because we are so emotionally invested in our homes and neighborhoods it's hard to admit when it's not working for your family any longer. As families grow or children leave for college, what you need out of a home changes. I never thought I would need a mudroom for backpacks and shoes until I had three school age children. When I saw them in magazines years ago I truly though they were unnecessary and extravagant. Silly me! It's amazing how these changes will sneak up on you. What works for you right now may not work for you in just a few years. Sometimes it just makes sense to move instead of trying to change your home.

Hire a professional. Sometimes hiring a professional will save you money. There are times I would have saved money getting it done right the first time. That was plumbing for me. Never again. Get a free quote and you might be surprised. Sometimes the price is worth it if you are in a time crunch and just want the project done. One thing I have learned is to put my family above any project we have going on. I have hired painters for rooms I could have easily painted on my own, but I wouldn't have made it to reading groups or math tiles at my son's school. Also, consider hiring an interior designer on a consulting basis for those hard to figure out rooms or just to pick out finishes. It can also save you money and time in the long run.

Big Announcement Here

I have not mentioned this before, but I have been working with clients as an hourly design consultant. It started through word of mouth as people have read my blog. It's easy for me to relay my knowledge in a short amount of time for their problem areas, guide them in the right direction, or stage their homes to sell. I love the way this is working out for me and my clients. It saves them money and frees up my time since (another announcement here) I started a full-time job working from home in the nursing field. Yes, I know this is a lot! These opportunities fell in my lap within months of each other and I didn't want to say no to either of them. Who doesn't want to decorate homes and work in their PJs?! It's also the reason I haven't been blogging quite as much. I can't say what the future holds for either of these careers since they are both new and it will be a bit of a juggling act once you throw in family life, too. It's such an exciting time and I hope to share even more updates with you soon!


Sorry, for the side note. I'll get back on topic! You might be wondering why I would buy two fixer uppers if the cost and stress were more than I ever intended. It was worth it! I'm definitely one of the most picky people you will ever meet. I have never found one house in my price range that didn't need a remodel in my eyes. If you are like me, you will be tearing out a perfectly nice countertop or floor because you don't like the color. It makes more financial sense to buy something a bit cheaper if you are going to redo everything anyway. Despite the high cost I have managed to come out ahead financially through careful planning. The best part is I have a home that I love!

 

Inspiring Master Bedrooms with Hometalk

Inspired by my recent master bedroom reveal, I have curated a board on Hometalk of other bloggers great master bedroom DIY projects. Each one is a unique idea that will add character to any bedroom.

 

 

 

I have included everything from DIY headboards, drapes, furniture makeovers, and built-ins to my favorite wainscoting treatments. These are all versatile looks you can customize to fit your style. Visit this board at Hometalk here. See you there!

 

 

 





Exterior Updates

I’m finally crossing some things off my to do list and it feels kind of nice! I had two “must do” big projects left in the house and now I have only one. When I say big that means $$$$. I had to decide between the roof and a master bathroom remodel. As much as I wanted to remodel the bathroom I knew that the roof is more important. We had gotten a great quote a couple of years ago, but put it on the back burner once we decided to get a pool. The roof was so stained and brittle that it made the house look uncared for despite not having any major damage. Once I started referring to it as the crack house I knew it was time to replace it. A crack house trumps a 90s master bathroom any day on a remodeling list. I don’t have a before picture, but just trust me that it was not pretty. Here is the after!



Ignore my big car in the driveway. The best part of this update is there was no DIY involved on my part. My contractor picked the color and shingles, which is what almost everyone uses around here. That made it easy. The only decision I had to make was to go with regular or architectural shingles. I decided on architectural since it didn’t cost much more. Now if only writing the check were that easy!

We also finally finished a DIY project in the backyard. Once we put in the pool we had decided to box in the beams that holds up the covered porch. They sat half done for over a year, but we finally got going on it once we planned a Fourth of July party. There’s nothing like having a bunch of people come over that highlights every flaw/unfinished project in your home.

Before we had wimpy gray beams that had seen better days.



Now, we have big beefy white beams that fit right in with the style of the house.









This is such an easy update and makes a big impact. We used four boards per post and nailed them together once we lined them up flush with each other. We did the same with top and bottom boards once they were trimmed to size. If you can use a power saw and nail gun, you got this!

What I am most excited about might not seem like the most interesting update, but if the summer heat and mosquitos are making it impossible for you to sit outside then you will love this.



This fan is amazing! It’s a commercial fan from Air King that I bought on Amazon after seeing them at a restaurant with outdoor seating. It can turn 360 degrees, and points up or down. I love it so much that I ordered a second one. It’s the only reason we can sit outside in this weather without melting. Even more importantly it keeps the mosquitos away. When you live in Texas that’s a big deal! I can’t say I will be doing any more updates outside now that we’re in the middle of July. The only time you will catch me outside now is when I’m in the pool or with my face in front of that Air King fan!

New House Updates

I haven't updated since last week because it's been crazy around this house! I had one of those weekends where my kids must have been slipped an energy drink. Anyway, I was recovering on Monday morning with a cup of coffee and did not get into my usual frentic cleaning routine since weekends turn my house upside down. I puttered around and noticed some changes needed to be made. I moved a few things around and began getting ideas. I know I'm not the only one that does this!

I bought a chair recently from Target.com for my living room. It was cute, cheap and would go perfect in the corner of the room near the tv. It arrived quickly, but I had to put the entire thing together. It wasn't a simple screw in the legs either. I thought it looked a little small, but when I put it in the corner I realized it was extremely small. I've been trying to come up with ways to make it work because I really didn't want to go through the hassle of shipping it back. I realized on Monday there was no way I could keep it in my living room. I put it in the office as a desk chair and it was even too small for the desk. Who knew there were even chairs this small?! I tried it in the tiny space that I thought was too small for a chair across from the desk and it fit perfectly!

I've been considering adding a bit of tan in here for a while, but this sealed it. I dug out some old Ikea linen (linen-like) curtains and they went great. I still needed a desk chair and immediately knew one that would go perfect from World Market. I took a girlfriend with me and she watched my indecision firsthand as I stared at it. She's seen me do this before so she dared me to buy it, lol. So, I did!

It's amazing how two chairs and a pair of curtains have transformed this room. Now, I just need to clean it up and hang the pictures I bought a year ago on the walls. If you're wondering what took me so long to work on this room it's because I avoid it like the plague. My husband took this office over and uses it to work out of the house a few days a week. There is stuff everywhere and I don't know what's important to keep or throw away. I have just been shutting the door with the hope he'd eventually find the time to straighten up. It never happened, but he will now be working out of his real office in the city instead so I'm taking this room back! Yes! He promised me we would de-crapify it this weekend. We'll see...

While I was at World Market I also picked up these cute wooden starfish. I've never been one for seasonal decorating until the past couple of years. I used these and a few other things I already had to make a summer centerpiece for my island. It's a bit cheesy, but the kids like it. Okay, the kids don't care, but I like it. I'm sure I will be horrified and think WTH was I thinking later, but it works for now.

And, finally...the oar in my son's room got it's stripes. Do you remember me saying last week I was going to paint red stripes on it?




Well, I actually did it and love the way it turned out!

It took me less than twenty minutes to tape off and spray paint it. I roughed it up a bit after it dried so the red would look a little distressed like the white areas. My son still isn't interested in his room, but that's okay. It just gives me free reign to do whatever I like in here. ;) I'm off to buy a few things today and keep this decorating mojo going! Have a great week!

 

 

 

 

 

 

 

Mudroom Shelves and Paint Color Resources

Sorry, for the late post this week. My internet has been down for a few days. I honestly have no idea why it’s working now, but I’m going to type fast in case it decides to crash on me again. Thank goodness for cell phones to keep me on top of the most important things, like bill paying and emails.

Speaking of emails, I was contacted recently by Jena from Involving Color about featuring my master bedroom on her blog. You can see the post here. It’s very flattering to be featured, but what’s more exciting is finding her blog. It’s completely devoted to paint and paint colors. What’s even better is the way it’s organized-by room, by color, by brand. I’ve been using Pinterest and Google to choose my paint colors before I even walk into a store. Her blog is an easier resource to finding the perfect paint color. I hope you check it out!

On to the mudroom progress. The built-in shelves are finally in place. I can’t tell you how confusing this was to figure out due to the weird angles in this closet. Even more confusing was to explain exactly what I wanted to my husband, the one who actually builds things around here. You would think after 16 years of marriage we would be able to figure out what each other is saying, but what we have here is a failure to communicate. After attempting to talk about the plans several times with the kids interrupting every thirty seconds, we just gave up. On Saturday, he decided to just get it done while I was out of the house. He showed me what he did when I got home and I said, “This looks amazing!” He said he was mentally prepared for a fight because he figured it was wrong! Nope. It was exactly what I wanted all along.






I think he deserves a gold star for figuring out these angles!

We ended up walling off the space on the back right (the brown board on the right side). It hurts my heart a little to decrease any storage space, but only a hobbit could get back there with the sloped ceiling. Anything that ended up back there would have stayed back there…forever.




Here is a pic of it before we blocked it off. The ceiling height is a whopping two feet tall.




The shoe cubbies are also done.



Well, the far left one isn’t finished quite yet. At least we can use them. Now, if I could just get the kids to actually put their shoes in the cubbies we’ll be doing good. Oh, and they need to learn to shut the door so Mr. Mario doesn’t drag their shoes out and snack on them. I’m buying two new pair of kids shoes today…sigh.

To recap, here is a before picture.







Cleaned out.




And almost finished....



So, what do we have left to do? Obviously, the floor and the errant shelf on the left need to be addressed. We’re also going to build a shelf above the top coat hooks. The rest is just filling in the gaps with quarter round and lots of caulk. Then, it’s my turn to finish it off. I need to paint, replace the light, and add a few decorative touches. When I type it out it doesn’t sound almost done!

DIY Project: How to Recover a Tufted Headboard

I still can't believe that not only did I manage to recover my headboard, but that it looks good! It looks really, really good! If you remember, I'm in the process of completely redoing my master bedroom. I decided to go with a completely different look than the rest of my house. It's white with touches of black, a little contemporary, but still elegant. As much as I adored my tan silk tufted headboard, it just did not go in the new room. I decided to try and recover it instead of buying a new one in white. I figured if it didn't work I wouldn't be out much money. Here it is before.

Yes, I still have snowflakes on my dining table. I decided to decorate for winter this year. Doesn't everyone do that? Just kidding. I forgot about them and the Christmas decorations are already up in the attic. They might be there a while.

I went to a local fabric store and scored three yards of fabric for a total of $13.50! It's Christopher Lowell fabric in a white microsuede. I like it because it won't show the tan fabric or the batting through it. I wasn't quite sure how I was going to recover it when I bought the fabric.

My first step was to see what was under the black backing. I was hoping to see knots where the buttons were tied so I could take the fabric off and start new.

But, that would just be too easy. I would have to take the entire headboard apart to get to where the buttons are tied.

I considered forgetting the tufting and wrapping the fabric around the headboard, but it just looked loose because it couldn't get tight enough due to the tufting under it. So, I sat there and stared at it for a good twenty minutes. Eventually, I came up with a plan. I decided to cut little slits in the fabric and wrap them around each button. I tested it out on an end piece and it worked!

I began by laying out my fabric with an even amount hanging off the sides of the headboard. I should have allowed for more fabric on the end because I took a little fabric from the end as I tufted. Thankfully, I had enough fabric by the time I was finished tufting to wrap it around the side of the headboard. I secured the end that I initially started on with staples. Then, I pulled the fabric tight and made a little tiny notch in the fabric with an exacto knife over the button I was working on. I made the slit a little larger with scissors and increased the size as needed to slip around the button.

Done tufting! My fingers are still sore a day later. I barely had enough fabic to staple the end around the side, but thankfully I did.

Here's a closer look after I made pleats with the excess fabric between each tuft.

I was thinking I would also wrap the existing buttons with the fabric, but that did not work at all. I found button covers at the fabric store and used the kit to wrap the fabric around each button. Did I mention there are 29 buttons? It's easy, but tedious. I just popped them on top of the old ones when I was done covering them and they actually stay in place. I'm going to put a little glue on the edges to really secure them. That way the buttons will only be glued to the new fabric. It will be easier to take them off and the old buttons won't be damaged.

Here it is finished!

I'll have a room shot with the headboard soon. Right now, I've got paint samples on the wall and all sorts of tools spread around the room. It ain't pretty!

I still can't believe I did this. It really was easy and if my non-crafty self can do this, anyone can!