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How to Hire Contractors for a Kitchen Renovation

Homeowners often get familiar with taking on a few home improvement projects. Painting a child’s room, finding wall studs to hang art, and fixing a leaky sink are all part of the love and work you put into your home. Other times, though, a project is too big to tackle alone. Dealing with plumbing and electricity can get complicated quickly, so homeowners often turn to the pros for a major renovation like a kitchen remodel.

The question is, how do you know who will give you quality work, set fair prices, and understand your vision for your space? Hiring a kitchen contractor or designer is a skill unto itself. Finding the right people to work with can bring you closer to the best version of your home.

Should You Hire a Kitchen Contractor or Designer?
First off, decide which kind of professional assistance you need. Designers and contractors may share some overlap in their services, but overall they play different roles in creating a new space.

What to expect from a kitchen designer
A designer’s main role is to plan a home renovation project. If you know you want a change, but the creative vision or painstaking math (or both) of designing a new layout doesn’t come easily, a designer is your new best friend.

Expect a designer to help guide the style, plan layout, and recommend materials that harmonize into a kitchen that matches your taste. You can either hire an independent designer certified by the National Kitchen and Bath Association (NKBA) or often pay a small fee for a design consultation through a home improvement store.

Expect a certified kitchen designer to come equipped with years of experience and the expertise to plan a new layout as well as recommend style and materials. An independent designer’s fees will often represent about 8-10% of project costs, so budget accordingly.

Home improvement stores, especially stores specializing in kitchen cabinets and fixtures, may have an in-house designer. This designer’s fees may be much lower, but the designer is navigating a line between sales rep and designer. Expect them to recommend their own products. There may also be more variation in experience, meaning some designers may not be able to plan a dramatically different layout.

What to expect from a contractor
A contractor’s primary area of expertise is sourcing materials and completing the work to build your new kitchen. Some contracting firms may have a designer on the team, and many experienced contractors have enough experience to offer an opinion on materials. Often, though, skipping directly to a contractor means the big design decisions are up to you.

Expect a contractor to provide materials (and help you narrow down your last few options to suit your preferences). Consider whether they are licensed and if they will take care of any permits you need, and make sure they carry insurance against accidents.

Contractors’ fees are typically in the range of 10-20% of your total renovation cost. The more involved the project is, and the higher liability there is for workers, the greater the percentage a contractor is likely to charge.

Financing for a designer and contractor
Altogether, a designer and contractor’s services are likely to make up at least 18% and as much as 30% of your kitchen renovation cost. If your kitchen remodel budget is $25,000, you may spend $7,500 on fees for these professionals.

Balancing your budget is as important as checking your contractor’s background and the designer’s portfolio. Before you sign a work contract, finalize your own plans to have funds handy at invoice time.

Some homeowners will find that a loan – either an unsecured loan like a personal loan, or a secured loan like a HELOC – serves their needs. Others may worry about the impact of extra debt on their monthly budget. Drawing funds from home equity can be a better option for some homeowners than taking a loan. An interest-free Home Value agreement like RealtyGO’s offers additional flexibility by not requiring a traditional monthly repayment structure. Remodeling your kitchen can be an expensive and time-consuming project, so some homeowners appreciate being able to focus on one financial goal at a time.

Steps Before Hiring a Kitchen Contractor or Designer
Not all contractors and designers are equal, and even an experienced professional might not be the right fit for a particular project. The adage, “measure twice, cut once” can apply to considering your options before committing to working with a particular person or firm, too.

For both designers and contractors, word of mouth can be the most powerful search tool. If you have friends whose taste you admire, or a family member just finished a big renovation, ask for recommendations. You can cut hours of research by getting a lead on a pro who aligns with your design preferences.

You can also find designers by visiting showrooms, looking through the NKBA directory or other professional organizations for interior design, or searching for local kitchen design studios. You can find contractors on sites like Angie’s List, craftsmen’s guilds, or sometimes by asking around at home improvement stores.

Questions for designers
Questions to check that a designer fits your style and approach to home design include:

# What design certification do you have?
# Can I see your portfolio?
# Which home design styles are some of your favorites to work with (contemporary, traditional, shabby chic, eclectic, etc.)?
# Can I share a Pinterest board or other collection of my favorite inspirations?
# How do your fees work?
# How much contact do you expect to have with clients, and how much do you do independently after discussing initial plans?
# Will I get final approval on product use?

Questions for contractors
A few questions that can help you narrow down choices for the contractors that work best for you are the following:

# Are you licensed?
# Are you and any subcontractors fully insured?
# Will you take care of any permits needed to complete the work?
# What are the payment options and your price estimate?
# What timeline do you estimate for the job?
# What happens if you can’t get materials I choose?
# How do you prefer to communicate with clients throughout a project?

Make a Plan for Your Remodel
Once you’ve decided which professionals will make up your team, talk together about what your new kitchen will look like. Depending on the scope of your renovation plan, you may need to finalize materials and design plans for any of all of the following:

# Countertops (material, any additions)
# Cabinets (custom vs. pre-made)
# Flooring
# Backsplash (finalize colors, materials)
# Appliances (fridge, oven, microwave — which needs to be replaced, finalize models and delivery schedule)
# Layout (discuss any plumbing or electrical considerations if moving appliances)
# Lighting (overhead, wall lighting, under cabinet lighting, etc.)
# Fixtures and finishing touches (faucets, sink, custom cabinet or drawer handles, etc.)

Having the right team is just as important as having the right tools to make a home renovation project go smoothly. Setting aside time, attention, and budget for designers and contractors can make all the difference for your kitchen remodel.

How a Kitchen Remodel Can Affect Your Home’s Value

Do you know how many times you’ve strolled into your kitchen today? One study found that homeowners checked the fridge or cupboards an average of 23 times a day, so if you find yourself in the kitchen often, you’re not alone.

While you’re in there (no, we’re not about to ask you to make us a snack), ask yourself whether one of the most high-traffic areas of your home is making you happy. If a temperamental oven or drab paint job bother you every time you walk in, you may be due for a kitchen remodel. Here are some ideas to get you thinking — and a few kitchens we can’t get off our mind.

Benefits of Remodeling Your Home
The most important reason to remodel your home is that you live there, and you deserve to enjoy the time you spend at your place. The emotional ROI of spending years in a home that matches your taste is just as important as the asking price whenever you part with your house.

That said, a real estate truism is, “kitchens sell houses.” Buyers understand that the kitchen is the heart of the home, an essential part of the daily routine, and a hub for family and friends to connect. A properly scaled and executed kitchen renovation can lead to a substantial return on investment in your home’s value.

One additional bright spot is that in most cases, less is more. Minor kitchen remodels tend to result in a higher ROI than a major overhaul with upscale materials. A minor kitchen renovation can net you an 80% ROI. Major renovations may come out somewhere in the 57-63% range, depending how luxurious (and expensive) your taste. The difference in ROI may be due to the fact that some of the most basic fixes, like updating appliances, cabinet fronts, and flooring, go a long way to restore a kitchen’s beauty and functionality. Major layout changes or custom touches may come with a high emotional ROI, but ultimately factor in less to potential buyers.

Identify Why You Want to Remodel
Some remodels are purely functional. If your oven is scorching the cupboards because heat is escaping or you have to raise your voice to talk over the noisy hum of the fridge, a remodel can get your kitchen back in working order.

Other common pain points include old flooring (hello, peeling ‘80s vinyl), broken appliances, or an unorganized layout that means you’re constantly bumping into each other. The more points you need to address, the more opportunities you might find to add a stylish touch as well as utility.

On the other hand, some homeowners put form before function when planning home improvements. Appliances may be in working order, but if an ugly kitchen is getting you down, an aesthetic-first overhaul may inject more happiness into this central part of your home.

Types of Kitchen Remodel
Home renovation projects, like homes themselves, can have their own “personality.” Here are some familiar types.

The DIY
Sleeves rolled up, tape measure in hand! A DIY approach saves a bundle in worker fees. The downside is you’ll miss out on workers’ expertise, so scale a project around your learning comfort zone.

If all you want to do is replace a microwave, this is probably the easiest and most cost-effective approach. Homeowners who are handy may have the skills to take on other projects, too, like updating a kitchen backsplash (Hint: The more intricate the pattern, the more important it is to measure and pencil it out before working with the actual tiles!).

If your project involves heavier deconstructing and rebuilding, or rearranging the layout of your kitchen, you may want to hire someone else to save you time, effort, and risk of biting off too much work to fit into a busy life.

The aesthetic
Preparing meals can be a form of creative expression. An aesthetic remodel is about creating a more inspiring kitchen workspace, or a more gracious entertaining space that fits the tone of the rest of the home. Even if appliances work fine, you may feel like you work better in a kitchen that lifts your mood when you walk in.

One perk of an aesthetic remodel is minor kitchen renovations often have a fairly high resale ROI. Fresh paint, stylish flooring, and attractive countertops make the kitchen a fun room to be in (and don’t the best parties end up with everyone squeezed into the kitchen, talking and laughing and sharing something delicious?).

The full sweep
A dark, cramped space with a leaking fridge, dead stovetop burner, and ugly floors can drive even the most enthusiastic chef to order takeout. Sometimes the best fix for a failing kitchen is a full gut and a fresh start.

newly remodeled kitchen herringbone tiles

A major kitchen remodel includes new high-end appliances, gutting floors and cabinets, and possibly drawing up plans that are almost unrecognizable from the “before” picture. The good news is you can kick off decades of fresh usefulness and enjoyment. The bad news is you’re in for a pricey renovation on a long timetable. Expect months of work between demo day and a freshly functional space. For a rundown kitchen, the results can be worth the wait.

Cost of Kitchen Remodel
Of course, the price of a kitchen remodel can vary widely, depending on the amount of work to do and your approach. Before committing to a project, determine your max budget and get estimates from a few contractors to make sure the work and budget align.

One way to settle on a max budget is to review your finances and decide where the money should come from. How much will come from savings? If you’re going to take out a loan or line of credit, do you have a plan to add monthly payments into your budget? If you’re looking for funding options without interest or a monthly repayment requirement, RealtyGO’s Home Value Investment agreement can supply funds up front and base your eventual payment on a portion of your home’s total value.

Some sources estimate kitchen remodels can range from $4,000 to $60,000 or more, depending on the size and scope of the project. The average cost range is $13,000 to $37,000. New appliances make up about 15% of your budget. Cabinets can eat up nearly 30% of the average remodel.

When you’re deciding on a kitchen budget, keep ROI in the back of your mind, too. Chances are that you’ll recoup more of the value of a modest budget. A dramatic splurge may bring you joy, and that’s great! Just don’t talk yourself into overspending for the sake of nudging the value of your home higher – a little can go a long way.

A few ways to cut down remodeling cost are to take the research into your own hands, even if it’s not a DIY project. Choose appliances yourself by checking out showrooms. Striking a compromise on materials saves money, too:

# Ceramic instead of stone tiles
# Pre-made cabinets instead of custom designs
# Cultured marble or butcher block counters instead of natural marble or quartz

Get Ready for Renovation
After you finalize a plan, it’s time to prepare for demo day! Here’s your three-step approach.

Prep your finances
Make sure all paperwork is ready to finalize any loans and update your budget to account for any new monthly bills. If you’re funding a kitchen remodel with a RealtyGO Investment, you won’t have additional monthly payments to add to the budget. Instead, you might put the money in a separate account so you can draw from it to pay contractors’ bills (you can also create your own savings plan on your terms to save toward your eventual payment to RealtyGO up to 10 years from now).

Prep your kitchen
# Get your kitchen construction ready with this checklist:
# Turn off water, gas, and electricity
# Get trash disposal ready
# Move appliances you’re saving
# Empty cabinets
# Hang protective materials to shield adjacent rooms

Prep your family
A remodel will change your daily schedule for a while, especially if family members are spending more time than usual at home. You may not have access to your kitchen for an extended amount of time, so you’ll need a new rhythm.

# Make a plan for meals (microwave, fridge, eating area) in another part of your home
# Make a budget for additional takeout meals
# Discuss where family members will study, work, or relax if they need quiet spaces

A kitchen remodel takes a money and time investment, but the payoff is a room that reflects you and your family, so you can gather together in a space that really feels like home.

Adding a Guest House or In-law Suite to Your Property

Home is about family. When multiple households combine into a larger family living arrangement, such as elderly parents moving in, some homeowners worry about balancing quality time together with independence and privacy. A guest house or in-law suite can be one option to offer family members their own space. Guest homes may also come in handy for grown children who are not able to leave the nest yet, or even as a source of income via rentals.

Building a guest house is a major project, so before you dive into tiny-house dreams, make sure you get the info you need on cost, home models, and what a guest house means for your home’s resale value.

Why Build a Guest House?
A guest house is sometimes also called an in-law suite because it is a perfect place to host family or friends on visits. Families living in a multigenerational arrangement (e.g., assisting aging parents who can no longer manage an entire household independently) may use an in-law suite year-round. In other cases, homeowners may plan to use a guest house to bring in additional income by letting travelers book a stay.

A guest house provides comfort and privacy for both homeowners and guests. People can easily retreat to their own space or reach out for help when needed. This makes a guest house or in-law suite a versatile space.

How Do You Design a Guest House?
Before you break ground to build a guest house, make sure you’re legally in the clear. Not every neighborhood is zoned for accessory dwellings, such as guest houses. Start by checking your county zoning ordinances. You may need to obtain a permit to build a guest house.

Once you’ve handled any permit paperwork you’ll need, it’s time to plan your build. There are two primary types of guest houses: modular guest homes, and custom guest homes. Whichever direction you take on this fork in the road, you’ll encounter some pros and cons, so let’s take a look.

Modular guest home

A modular, or prefab (i.e., prefabricated) home is pre-built in a factory, instead of having all construction happen on-site. A modular home arrives at your property in sections, which workers will fit together using cranes. In many other respects, a modular home is similar to a site-built home: Home loans, appraisals, and insurance work the same way.

However, modular houses are often cheaper than custom-built counterparts. They also are quicker to construct because so much of the process happens inside where weather delays aren’t a factor. Many are on the small side, with 800-1500 square feet being a common size range (the modular “tiny houses” that were so popular a few years ago can be much smaller). This is enough to include one or two bedrooms, a kitchenette, and some living space. While you can pick from a range of pre-made designs, you don’t have as much freedom to customize the design.

Custom or site-built home
A site-built guest home is constructed start to finish on your property. This type of guest house requires more time to plan and approve than a prefab model. It’s also more expensive than a modular home. The upside to patience and cost investment is much more freedom to design a building that fits your goals and the space on your property.

Some homeowners may plan to increase income in retirement by moving into the guest house and renting out the main house on the property. These homeowners often prefer to custom-design a guest house that reflects their taste and includes any accommodations they’d want as they age (e.g., grab bars, wheelchair-friendly room layout).

How Much Does a Guest House Cost to Build?
You can expect any guest house to be a significant project, involving thousands of dollars and months of work. There’s a wide range in exactly what the bottom line price will be.

A small, modular guest house (600-700 square feet) can run around $45,000 to install. You can estimate roughly $50-100 per square foot for the unit alone, and $80-160 per square foot for full installation. Costs may depend on how much work needs to be done to prepare the foundation, as well as the size and materials you choose.

A custom guest home can easily cost as much or more per square foot as building a primary residence. Just because the home is a secondary dwelling doesn’t mean you get a discount. Depending on what features you prioritize in your guest home, you can expect to spend $100-500 per square foot, totaling hundreds of thousands of dollars.

Every square foot counts, so some homeowners focus on economy of space to save money. Renters and guests often don’t need more than one or two bedrooms. One factor to keep in mind is some local ordinances set a minimum square footage for an accessory dwelling. Giving yourself a margin of error to make sure the home is properly sized to meet regulations is smart.

How Much Value Does a Guest House Add to a Home?
Most homeowners build a guest house because they need the space, not because they’re hoping to get a high resale ROI. A guest house isn’t necessarily one of the best renovations to increase your home’s value. While some potential buyers may appreciate the extra space (or may have their own multigenerational living needs or Airbnb-type plans), others may be turned off by a guest house on the property. Maintaining a building that isn’t part of the main house isn’t for everyone.

Instead of focusing on overall property value, it can help to think of guest home value in terms of your active use of the building. Homeowners who use guest homes for short-term rentals may charge $70 or more per night if they’re in a popular area for travelers. When used effectively, guest home rentals can even earn back a majority of their original cost in addition to a partial ROI when the home is sold. For those using a guest home for their family, a guest house saves money on hotel rentals and transportation while still allowing everyone to have privacy.

A guest home may or may not increase the value of your home itself in buyers’ eyes, but it does mean the homeowner will have opportunities to make or save money by using the guest home.

Funding Your Home Addition
Building a guest home can open new value to the ways you use your home. Whether you’re hosting family, creating a vacation rental property, or planning a retirement living space, this major project adds new possibilities to the property. One challenge is funding this major project.

A project that costs tens or hundreds of thousands of dollars often requires financing. You can pursue a loan or a home equity line of credit (HELOC), but these types of loans often come with monthly payments and added interest. Home Value Investments from RealtyGO allow you to tap into your equity and provide up-front funding. An important difference is, unlike home equity loans, a home value investment won’t kick off a monthly repayment plan. You can handle the permit process, getting contractor bids, and seeing the construction process through without worrying about paying monthly fees or interest.

Of course, always talk to a trusted, qualified financial professional before taking on a major financial commitment. But once you’re ready to build your perfect guest home, know that RealtyGO will be excited to take the journey with you.

What Home Renovations Have the Highest Return Value in 2020

By RealtyGO

Sometimes, the toughest question about home renovations is where to start. Our two cents? Choose a project that makes you happy and comes with a strong chance of increasing your home’s value. You don’t need to be a home flipper to find ways to improve your home’s appearance, functionality, and value on any budget.

What Are the Best ROI Home Improvements to Increase Value?
According to Zillow, 79% of homeowners make at least one improvement to their home before selling it. The question is which home renovations offer you the best bang for your buck.

First, an important reality check. TV shows for home-lovers often feature professionals who know how to remodel and flip a house for an impressive profit. In reality, it’s extremely rare to break even, never mind add more value to your home than you spend. Generally, the best home improvements to increase value are the ones that offer around a 75% ROI or higher.

Some of the best ROI home improvements you can add to your list are:

1. Upscale garage door: The humble garage door can net you a nearly 98% ROI. Swap a humdrum door for attractive antique styling and energy-efficient sealing for around $3,600.

2. Stone veneer: Continuing with curb appeal, adding a touch of stone to your exterior can get you a 95% ROI. The trick is to use manufactured stone veneer and concentrating on the lower third of your home to save costs. The project can come in just under $9,000.

3. Minor Kitchen remodel: Setting reasonable limits is your best strategy for high ROI. An upscale kitchen remodel with lots of custom embellishments may only give you a 53% return on investment. A minor renovation nets around 81%. You still get new cabinet fronts, appliances, countertops, and flooring, but you save a lot of money by keeping the essential layout the same.

4. Add a wooden deck: A deck extends your entertaining space without costing nearly as much as building an interior addition. A wood deck may run around $13,000 and give you a 76% ROI when you sell the home.

5. New siding: First impressions count. That may explain why giving your home a facelift with fresh siding can score you a 76% ROI. Expect to spend around $16,000 for roughly 1,250 square feet of vinyl siding.

6. Window replacement: Swap drafty windows for energy-efficient vinyl models for a 73% ROI. Not to mention that you may see an improvement on energy use in your home, which is especially important if you’re spending more days working from home.

Best Low-Cost Home Improvements to Increase Value

It’s fun to daydream about splashy home renovations, but not every homeowner is in a position to put $10,000 or more into a big remodel. Here are some of the best home renovations for resale that are budget-friendly to boot:

1. Paint job: Dramatic paint colors may attract some buyers, but others will get turned off by an eggplant-purple dining room. Stick to light, neutral colors for an elegant, airy look.
2. Minor landscaping: Planting a flowerbed and keeping the lawn neatly mowed enhance curb appeal for the cost of a few trays of chrysanthemums.
3. Lighting: Dimmer switches, under-cabinet lighting, and LED recessed lighting add brightness and customization without breaking the bank.
4. Smart technology: You don’t need to trick your house out to a futuristic extreme. Adding a tweak like a smart thermostat can add some advanced functionality to your home for $100-250.
5. Bathroom updates: Ripping out tiling and cabinetry can turn into a major project. A light touch can still freshen up a bathroom. Think reglazing the tub, installing better lighting, or improving ventilation.

What Home Improvements Add the Most Value in 2020?
It can be tricky to predict exactly which home renovation will have the best return on investment at the time you sell your home. Markets and trends shift all the time. Remember when the soft, dusty shade of “Millennial pink” was everywhere?

Still, despite drastic differences between past years and 2020 (we certainly didn’t predict a global pandemic and murder hornets), a lot of the best home improvements for resale stay near the top of the list year after year. Investing in curb appeal and an updated kitchen is unlikely to steer you wrong.

Although it’s more art than science to predict the trends that will boom in the next few years, there’s reason to think these home improvements will get more popular in 2020 and beyond.

Anti-open floor plan
For a while, the open-plan rage made it seem like everyone wanted to live in one giant room. If living in 2020 has taught us anything, it’s the value of privacy. When you’re balancing work calls, kids playing, and background noise from the dishwasher, walls start to seem like a fantastic idea.

Expect to see people re-embrace rooms. It’s still smart to keep color and pattern in harmony from room to room — it can be jarring to open a door to a wildly different palette — but separate spaces may have increased appeal.

Home office
Widespread remote working in 2020 has helped a lot of workers and companies see the value of working from home. Google has already announced plans to continue remote work into summer 2021. Making work from home a more permanent and socially accepted option can be a positive outcome for the disability community, which has fought for remote work accommodations. But there’s also a learning curve, especially for workers who struggle to draw clear boundaries between work and non-work hours.

A home office can be the best renovation to maintain boundaries while working at home. Professionals working in close quarters (including parents who may also need to balance childcare and work) can be more productive with a dedicated space for completing work assignments. Take the time to research how to make a home office with partition walls, noise insulation, and more.

Home wellness
One aspect of home life that doesn’t always get as much attention as a cosmetic makeover is purification systems. When you’re spending a lot of time at home, you want to feel secure that your environment is clean. Considering the importance of ventilation in helping limit COVID-19 spread, air purification is even more important in 2020.

Start by checking out the major air systems in your home. How old is your HVAC system? Most systems last about 15-25 years. When was the last time you had air ducts professionally inspected and cleaned? Handling maintenance work, installing a home air purification system, and even adding a few plants to living spaces can result in cleaner air indoors.

Check on your flooring, too. Some vinyl, laminate, or even wood flooring materials can release potentially harmful chemicals into the air through off-gassing. New flooring can be an attractive home renovation and a way to introduce more environmentally friendly materials into your home.

The Best Home Renovation for You

The best home renovation for you is the one that strikes the right balance between affordability, resale ROI, and customer satisfaction. You’re the one living in your home right now, so it makes sense to prioritize the home improvements that make the biggest impact on your happiness.

If you’re ready to jump into financing for your next home improvement project, RealtyGO might be able to help. RealtyGO allows you to use your home equity to fund improvements through a home value investment. You won’t pay monthly payments or interest on RealtyGO’s investment in your home, and you may be able to use the funding to make changes that increase your home’s resale value later. Learn more and get an estimate for your home value investment today.