Kathy's Remodeling Blog

Ask Kathy: Should we remove the wall between master bedroom and bath?

Dear Kathy:

My wife and I are planning several remodeling projects around the house, among them are the usual bathroom and kitchen projects. My wife would like to have a wall torn down (pending code approval of course).  She also tends to do things without proper foresight, i.e., without thinking of the consequences.  This is a master bath. If we tear down the wall there won't be any privacy from the bedroom. It might be a European style, but, we're in South Florida. For her and I it might not be a problem. But if we ever try to sell the house it might chase away most prospects.

Who's the best contractor/consultant to contact to get ideas, and to discuss our plan? I'm concerned that any paid contractor would agree no matter what we said. As long as they get paid for it then it's in their best interest to affirm whatever plans we discuss.

Best regards, Joe N.

Answer: Excellent question, Joe. Here's the common equation: If you're going to stay in your house longer than five years, do what makes you happy and disregard the future selling points. You've got to consider quality of life now and not give up happiness for some future payoff. However, if you're planning on selling within a few years, you must consider the payback.

In my opinion, asking a real estate agent about future implications is the way to go. Contractors know a lot of things, but selling price of a house is generally not within their scope of expertise. Realtors, on the other hand, live for this sort of thing. They know the neighborhood and preferences of local buyers.

Here's what you do: Ask around and get a reference for a local, quality, honest, ethical, helpful real estate agent. Tell that person you will one day sell your home and are considering some remodeling work. Ask him or her to stop by and give you an opinion. This is an excellent time for that as many real estate agents are struggling for business, and they are more willing to give service in hopes of future business. If that person won't come over, call the next one on your list.

Good luck to you and your wife.  — Kathy

Ask a Realtor: Should parents create rental units in their home?

Question: My father and mother live together in a six-bedroom, five-bath house in Northridge. In the last three years, all three of the kids have moved out. My dad's business isn't doing that well, so he is trying to think of ways to earn a living. But he's over 60, so starting a new career isn't really a feasible option.

His current idea, which he is serious about, is to invest $25,000 into converting the maid's room and guest room areas (which are connected to the house via a garden room and contain a bathroom, study, and bedroom) into two rentable units that would cover the monthly mortgage.

I think this is an awful idea. First of all, there is no need for he and my mother to continue living in a pricey L.A. suburb, much less in a house so large. Second, what would chopping up a house in such a manner do to its resale value? He wants to keep the house (largely for sentimental reasons), which is entirely impractical. Odds are he will have to end up selling after he has butchered it into pieces.

Please give me any advice you can. He is set on this idea, and from what I know of real estate (not much), this will not be successful and will only hurt our already dwindling economic standing.

What would you recommend doing? In this type of situation would it be better to downsize and invest the profits from the sale in different properties? Or does his idea have any merit?

I truly would appreciate your feedback. Sincerely, Tamar K.

My take: Realtor David Kean makes good points below about whether extra units are even allowed. It's possible that one guest unit is permitted but not two.

I have a personal perspective. My 84-year-old mother-in-law, Jody, converted a 100-year-old Victorian in Santa Barbara into rental units several years ago. (You can see Jody above on her lawn with her great granddaughter.) She loves being a landlady and having young people, and their dogs, around her. Her goal is to remain active, useful and independent. Having her college-student-age renters around her actually makes that goal more realistic. Your parents might enjoy having renters. It might not be all about the money but about creating a little community right on their own property.

A Realtor's perspective: From Prudential agent David Kean: The first thing to check are local zoning restrictions. The house may not be properly zoned for multiple residences, so check with the city.

The second factor to consider is how long it will take to recoup the cost of the renovations. The $25,000 figure seems too low an estimate for adding two kitchens and another bath. It may take one to two years before your parents start to turn a profit. A lot can change in a year or two. Ultimately, is it worth the cost and stress of a remodel?

The renovation could work out well if done properly. It would be wise to speak to an architect. The units should have the feel of separate guest apartments. Make sure the conversion blends into the architecture of the house.

The apartments should not feel completely disjointed. One unit would be preferable to two. One unit would give the feeling of a separate guest house, while two units might seem out of place in a private home.

They could close the access from the main house and replace a window with a French door, creating a new access point for the rental unit. There are interesting modular kitchenettes on the market. They are easy to install and, more importantly, easy to remove if the home is eventually put up for sale.

On the upside, future buyers may like the apartment or apartments for a home office, a workshop, an apartment for an elderly parent or older child, or purely for rental income.

Ask a SoCal Realtor: Huge shower and no bath OK?

Question: My wife and I are getting ready to remodel our master bath. However it's small and our options are limited. We can get a better look and use out of a huge walk-in shower, but I'm fearful a bath/shower combo may be better for resale. Any expert thoughts out there would be appreciated.

Answer: From Los Angeles Realtor David Kean:

"A home’s master bath can be a major selling point or a deal breaker. If you create a space too specific to your taste, potential buyers will deduct the cost to re-do the room from the price they offer, if they make an offer at all.

"To qualify as a full bath, there must be a toilet, sink and tub. If there is only a shower and no tub, the bathroom is considered a three-quarters bath. Most buyers expect a bathtub in the master bath. While a walk-in shower tends to get the most use and is practical, you still need the tub for optimal resale.

"There are several ways to create a tub and shower combo that gives you the best of both worlds. By adding a glass shower enclosure to a large soaking tub, you will create the feeling of a walk-in shower while retaining the tub. Or you can build in the tub and use a tile or marble surround that encases the tub. This will tie it into the overall design of the bathroom and create a more custom look."

My Take: Even though I'm a bath devotee, I was rooting for you to get the huge shower. As I found out in a poll titled "Shower or Bath Most Important?," the votes were overwhelmingly in favor of the shower, versus the bath. While a hardy 56 voters stuck with me on the importance of the bath, 195 said showers reign supreme.

I think it depends on how long you will be in the house. Why deny yourself a huge walk-in shower if you'll be in the house for five to seven years or longer? If you're going to sell next summer, fine. But for years of use, gosh, get what you want. And maybe when you go to sell, it will be a seller's market (remember those good old days) and you'll get multiple offers no matter what you've done.

Or, consider these before-and-after photos of a bath remodel in Palm Springs. This is a sunken shower and bath combination. It looks like a very uncomfortable bath to me, but you still get to say there's a bathtub in the room and you also get a walk-in shower. Obviously, this would require more work than just placing a shower or bathtub at floor level, and may not even be possible.

Any other ideas for this guy?

See more Q&A • See more baths

Ask a Realtor: Is native landscaping more attractive to buyers?

Question: I'm curious what the effect of a native plant landscape would be versus a conventional turf grass and shrub landscape. Imagine that the native-centric landscape uses low-growing perennials such as sedge and yarrow as well as pavers in place of turf grass and that both yards have similar amounts of functional outdoor space. — BAM

Answer: From Los Angeles Realtor David Kean:

In my experience, it does not matter either way. A well-landscaped yard is just that. Some buyers may prefer native grasses and some may prefer rose bushes and a lawn. I've never had a buyer say: "I don't want this house because I hate the plant choices."

But I like the question because many homeowners fail to recognize the value of landscaping, which has a major impact on creating curb appeal and a good first impression. In terms of native grasses versus turf, buyers do like the idea of low-maintenance landscaping. The trick is to make it beautiful and interesting, as well as functional and eco-friendly.

Popular features can include a fountain or pond, an arch or arbor, garden furniture such as a bench to relax on or a dining area. You may want to consult a landscape designer or architect. Or look through design magazines and find an overall look that appeals to you and try to replicate it.

But for greatest value, keep in mind that the hardscape should reflect the architecture of your house. You need to create a cohesive look. For instance, Mexican tile pavers would clash with an English-style cottage. In that case, you would go for brick pavers, slate, stone or gravel to tie in better.

Also, varying the heights of plants creates a layered look that is visually captivating. It can also help enhance privacy, which buyers will value. You will want to make sure that your irrigation system is right for the plantings, and that there is adequate drainage to minimize any water intrusion into your home.

Finally, I do think that the cost of most custom landscaping, as long as you do not overspend, will be reflected in the value of your home.

Got a question for David on the value of a home improvement? Click here.

Photo courtesy of Flower to the People