How to unify 3 different doors along one wall

While renovating a property, I was faced with a bedroom with 3 doors along one wall; a very narrow door to the ensuite, a floor to ceiling cupboard door and the entrance to the room.  All 3 were different sizes and looked very inconsistent.  

I decided that I needed to bring some uniformity to this row of doors, so I searched for doors which came in multiple widths (and also a glazed option for elsewhere in the property) which was a challenge on a tight budget but eventually found a range in B&Q which had the standard 762 width for the main door and 610 widths for the ensuite and the cupboard.  The current ensuite and cupboard doors weren't quite the right sizes so my joiner slightly widened the ensuite door and boarded the top of the cupboard door to create a standard door height and made the door slightly narrower.  As you can see below, the cupboard is actually only strange access to the rear of the ensuite shower with about 3 inches of storage space so losing a small amount of the access to this was no problem.

Once the new frames were in place and the surrounding wall plastered the new doors were hung, creating a much more unified feel to the room.  It would have been nicer to have extended the two narrower doors but it just wasn't possible, so I feel this was the next best option.

Would you sacrifice a bedroom for a utility room?

Controversial question isn't it?  Inside I am screaming, "don't do that!! Bedrooms add value" but this particular project isn't an investment property, so the rules of investment don't really apply.

A client of mine bought a large bungalow as their "downsize" home, they have recently retired and no longer have any children living at home.  The bungalow as they bought it had 3 bedrooms, lounge, dining room, small kitchen, pantry, plus large garage, attached utility room (about the size of a garage) and conservatory.

The kitchen had a tricky layout with 3 doors and a large window and was lacking storage, which was compensated for using the utility room and pantry.

My clients wanted to use the existing utility room as a home office, so it wasn't practical to have the washing machine, etc in there.  With the washer and dryer moved into the kitchen, there wasn't much room for anything else.  So to make the most of the kitchen, the first step was to take the room back to brick and assess the space, I decided to move one of the doors as it was only 25cm from the adjacent wall meaning that the space to one side was wasted.  

The new position of the door

Once the door was moved, it happened to be across the hall from the third bedroom, an average size single bedroom sandwiched between a bathroom and ensuite, which gave us the idea to change it from a bedroom to a utility room.

Normally I would do everything to save a bedroom but this wasn't a money making project, this is a home, and although the change from a 3 bed to a 2 bed will most likely decrease the value and saleability, my clients didn't buy to make money, they wanted a home that worked for them, and a small kitchen without utility simply wouldn't work.

Will the pressure taken off the kitchen with the pantry and the new utility room, the kitchen was designed to make the best use of the space without being overcrowded.  

(These photos will be updated once works are 100% complete)

The utility houses all the usual appliances, plus an additional freezer and cupboards for storage.

The most important thing is that the clients love it and it will work for them in their "forever" home.  It might be tricky to sell, but they hope that won't be for another 20 years, by which time it will more than likely need another renovation anyway so everything can change again.  

So I guess the moral to my story is that while there are rules for investment, if it is your home and you don't have to worry about short term return, then make your home work for you and your circumstances.  

Interiors and Gadgets

As a child of the 80's, I should probably love technology, and I do, in a way.  What I hate though is the use of technology for the sake of it in properties.

I am married to a self-confessed geek so my own house does have a few non-essential gadgets, like smartphone controlled plugs, but these are brilliantly useful for turning lights on and off randomly when we are away, or for turning an outside light on and off without the need for wiring a switch which would be more costly and messy than the smartphone controlled plug. (Belkin WeMo switches - they are amazing!) 

I have been away for a short stay in a cottage where my hatred for technology for the sake of it was pushed into overdrive.  The cottage has 3 bedrooms, which were all ensuite.  The ensuites were nice, with soft closing toilet seats, contemporary shower, and automatic light and extractor. The automatic light and extractor were brilliant, until you want to go in the middle of the night which wakes everyone else up!!  It was clear that this must have seemed a brilliant idea to the owner, who doesn't live there and hadn't thought about the practicalities but told us with great pride about these "automatic" bathrooms. 

I guess I'm trying to say that technology can be great, and can make our lives easier, dare I say, better.  Beware of the gimmicks, and think if the gadget really helps.  My other advice is that if you do decide to include gadgets, think about the back up plan.  Can it be easily overridden? The automatic bathroom couldn't, which is why it drove us mad, had there been a switch to turn it off I would have probably loved the convenience throughout the day.  

House Staging - what is it all about?

While selling a home can be difficult, making the decision to sell is often harder.  No matter how much you love your home, there will always be things that aren't perfect for someone else.  But it isn't always easy to see or accept.

At the moment, people are stretching themselves so far financially that they can't afford to buy a property and make many changes. Which means that neutral contemporary properties are selling quickly, houses with lots of work required (but priced accordingly) are the next most popular and there are the majority of properties in the middle left hanging on the market.

If you are stuck in this middle ground, there are options;

1.  Reduce the asking price (the estate agents usual first suggestion). This is a tricky one, its never my first option, but there are cases where purely due to the local market, for example if a few larger properties come on the market for less, when this must be seriously considered.

2.  House staging - DIY, chances are if you are looking to sell you are also looking to buy, so get into your buying mindset and have a good look at your own property.  What would you love, what might put you off? Look online at similar properties that you are competing with, what makes yours better or worse? Are there any unfinished DIY jobs?  

You may notice I use the word property, not home; people don't want to buy your home, they want to buy your property to create their home. 

3.  House staging - professional, I can't speak for all stagers, so I will explain what I do.  My main aim is to help sell your property quickly for the highest possible amount.  I work out the the highest price that the property could reasonably achieve then list the changes that are required. Depending on budget, this can be a DIY list or a list that I project manage. These can be from simple decoration changes to more major layout changes and everything in between. I can also loan accessories and sometimes furniture to save the client buying temporary furniture.

Last week I staged a bedroom as a child's bedroom despite the owners not having children living there at the time, but the house is ideally located for top rated schools, so it will help buyers imagine their children in the room.

 

The Rise of the Property Tourist

They say Easter Weekend is the ultimate weekend for viewing/selling property, I'm not sure what makes this weekend so magical, but the extra 2 days holiday do seem to encourage people to get out and see houses.  It does make me wonder though, are these serious buyers or is viewing property the new cheap day out?

I know people view new build show homes out of curiosity and perhaps boredom, but have we reached a time where they view 'used' homes too?  I fear this might be the case, having wasted a lot of time on "property tourists" over the years, I advise my clients to be cautious about who views their property.  

I once came across as estate agent who wouldn't allow anyone to view without seeing (and copying) documents of either available cash, proof of mortgage or sale in progress of their current home, this was a little much and ended up putting buyers off.

I personally go for the middle ground, asking sensible questions about their position, but wouldn't demand proof until they wanted to put an offer forward.  My experience is that if someone is serious about viewing a property, they will tell you how fantastic their position is, and silence tells a different story.  There are also a few checks that can be done, the internet is a fantastic tool for finding out all sorts of things, for example, take their current address and a quick check on rightmove will tell you if it is on the market, under offer or not on at all. You will also see the value of their home and although it isn't exact, this will give a good guide as to whether your property is the next logical step on the ladder for them.  This is really why I advise using an agent, its easier for them to ask these questions and do the checks without putting you in an awkward position.  

Etiquette for viewing a house (UK)

After a particularly unpleasant viewing, I have been thinking about the etiquette of viewing a house.  At the moment it might be argued that most buyers are just grateful for an offer and how the buyer behaves doesn't matter, but this won't always be the case.  Sometimes, 2 or more similar offers are made and the behaviour is the only factor that separates the winning offer and the losing bid.

I am not claiming to be an etiquette expert by any means, but I have done many many viewings, as buyer and vendor over the years.

The lady viewing recently did many things to annoy me, (probably unintentionally) starting with being late, yes sometimes it can't be helped, but apologise, it diffuses the negative feelings someone may be harbouring.  I've given up my time to be there too.

Within 3 steps inside the door, she asked how long it had been on the market, a good thing to know, but ask the agent, all it told me immediately was that she was looking for reasons to reduce the price.  She then asked me which direction it was facing and 'tutted' when she found out it didn't have a south facing garden.  Allow me to introduce maps, you can work out the direction of the property.  Especially on google maps where you can learn all sorts of other things about the location.  I'd even advise driving past before making an appointment to view, which I always do.

From my point of view as a vendor, if she puts in an acceptable offer, I have to think to myself, if the viewing was this difficult, what will the conveyancing process be like? Will she find more things to pick at, demand insurance for, and potentially pull out at the last minute having had my property off the market from genuine buyers for months?  My answer is probably and so I very much doubt I would accept an offer even without others in the immediate picture.

So my advice for viewing property...

1.  Do your research before booking a viewing, ask the agent questions. (I will write another post about how to research)

2.  If the agent is accompanying the viewing, you can be slightly more honest, but don't forget that anything you say may be fed back to the vendor.

3.  Remember if the vendor is showing you round, that they will be listening to everything you say, so save your negatives for the journey home. 

4.  It is either someones home, with their taste and things they love, or the result of hard work of a developer, so they will have feelings, and probably be easily insulted.  Be polite, even if it isn't your taste or style.

5.  The sorts of questions to ask a vendor are, council tax band, freehold or leasehold, ground rent, service charge and any other details commonly missed from the brochure.  They are never going to tell you that its a bad area or the neighbours are terrible, so don't waste time asking.  Also avoid security questions at this point, you may have no intention of committing a crime, but you can unintentionally make the vendor feel very nervous!

6.  On a second viewing, when you are showing a more serious interest, it is acceptable to ask more detailed questions about cost of energy bills, any warranties that will be transferred and security.  

7.  Be on time, or call to let them know that you are running a few minutes late and that you are sorry.

My final point is a huge pet hate of mine....

When talking about purchasing a house, the term CASH BUYER means that you have the money in your pocket (ok, the bank) and can certainly be available for completion in 4-6 weeks.  For CASH BUYER read CHAIN FREE AND CASH IMMEDIATELY AVAILABLE - which could include a mortgage you have already agreed.  

I have had many people tell me they are a cash buyer when what they really mean is once they sell their house they will use the equity to buy this one, but their house might not sell for months or years.  

Cowboy Builders

I love a good stereotype, I love playing up to a stereotype and I love to break a stereotype.

I have to confess that looking nothing like a stereotypical property developer has its good points.  I have what I call the 'Honesty Test' with potential tradespeople, where I play dumb and see if they give me a sensible quote and explanation of the job or try to take advantage of the 'dumb blonde'.  Its also quite good fun!!

I recently came across a shining example of 'the dumb blonde won't know that we are cutting corners' by a flooring company I was using for the first time.  I had spoken to various people at the company and was quite happy with them initially as they had a fair price and good knowledge, that was until the fitters turned up.  

They arrived to screed the concrete floor in the utility, their method was to pour a tub of "self levelling" screed near the middle and leave it for the weekend.  

So when they returned on Monday morning, I explained that they would be sorting it out immediately.....the responses...."thats how it should look", followed by "our trowels can't reach the sides", "you don't really need it to go to the edges" and something along the lines of "its level enough".  

"our trowels can't reach the sides"

"its level enough" 

- perhaps this photo doesn't quite do it justice but it really did resemble a solid model of a rough sea.

Funny how saving themselves about 30 minutes and £20 cost them a lot of potential future work.  I will always try my best to buy locally, but sometimes, local businesses just don't help themselves.

I'll never know if this was because they thought they could get away with it or because they genuinely thought it was acceptable, I can't help thinking it was because the 'dumb blonde' wouldn't notice and it meant getting home earlier on a Friday.

So the morals of this story are:

I'm blonde, not stupid

Support local, but only if they deserve your support

And avoid letting anyone do work on a Friday afternoon