Layout changes are best handled opportunistically. In most projects I’ve worked on, I’ve made at least some adjustments to the layout, and occasionally complete reconfigurations, when the timing and cost made sense. The deciding factor is almost always expense. Changing the layout itself is rarely what drives the price up, the real cost comes from redoing drywall and rough work. For that reason, the ideal time to make layout changes is when demolition is required in that area

Buying a house, especially an older one, means accepting that nothing is perfect. Deficiencies don’t automatically make a home a bad investment. What does matter is knowing which issues are minor inconveniences and which ones can quietly turn into expensive problems down the road. In the Canton area, these five items deserve a closer look during any inspection. Crawlspaces Crawlspaces are common in older homes around Canton, and they’re often one of the riskiest areas of the

Private wells Homes served by private wells rely on an independent water source rather than a municipal supply, and the system includes the well itself, the well pump and the pressure tank. Unlike public water systems, private wells are not regulated or routinely monitored, making maintenance and testing the responsibility of the property owner. This section is only a brief overview of the functional aspects of a private well, and I encourage you to have a proper test done if

DWV systems DWV stands for drain, waste, and vent, the system of piping that carries wastewater and sewer gases out of the house. This section will briefly outline the common types of waste lines and their typical issues, but the guiding philosophy is simple: if it ain’t broke, don’t fix it. Different eras of construction used different materials, and every one of them has its own set of quirks and means of failure. Your job is to recognize what’s installed, identify any prob

Electrical service Electrical service can be a very dense and complicated topic, so in this chapter we are going to keep it as simple as we can to avoid confusion. Either your electrical service is functional, or it isn’t. That includes the service panel, the service line, the meter base, and the service mast. This section begins by listing the circumstances that disqualify service immediately and without exception. When you must replace service entrance equipment: Homes with

HVAC systems The HVAC systems covered in this book include furnaces, central air conditioning, radiant heating, mini splits, exhaust fans, and general ductwork. You want to meet the minimum functional standard expected in your market. In many regions, even as far north as Ohio, central air is often expected. If a property lacks forced air heating and cooling, you may need to add air conditioning, in the form of mini splits, to make the home competitive and appeal to buyers at

I am not an engineer, all views expressed in this book are based on my opinions and experiences. If you encounter anything that you are unsure about, consult with an engineer or contractor that specializes in structural repairs.   Structural work includes foundations , drainage , and framing . These areas of a house are often the least understood and most feared, and for good reason. Structural integrity is critical for any kind of measurable value, and it’s typically the mos

This section will cover cleanout , dumpsters , and demolition . The first step in any renovation is clearing out the space and removing whatever is being replaced. Whether you’re swapping a few fixtures in one room or gutting an entire house, the same basic principles apply. Demo and cleanout is beginner friendly and is a common place to save money by doing the work yourself. For a full scale project, cleanout and demolition typically represents roughly 3%-7%  of the total bu

You might see a home’s value differently than I do, or differently than the market does. So when we talk about value as it pertains to a house, we are only concerned with market value, which is closely tied to appraised value. The primary purpose of this book is to help you determine what improvements to make to see the highest return in market value. We refer to this as ROI (return on investment). The first concept we need to understand about renovation ROI is that it is con

Exterior   Exterior work includes the roof and gutters , chimney , siding , windows , exterior doors , decks and porches , fences , flatwork and driveways , landscaping , as well as garages and outbuildings . Quick tip: Keep in mind that most exterior systems require a positive slope away from the house. This applies to window sills, door sills and thresholds, decks, patios and flatwork, and even the surrounding earth. Flat or negative slopes toward the house will cause probl

Planning Renovations At this point, you should have a clear idea of your house’s potential value and your renovation goals, if you used the methods I suggested in the previous article. The next steps involve identifying deficiencies, determining the repairs, outlining the order and scope of work, and executing efficiently. Identifying deficiencies   In this article, when we refer to deficiencies, we are talking about parts of the house that are less than ideal. These may be n