What Are Your "sizzle Features"?
In a popular rehab book, the author advocates what he calls "sizzle features". Things like hot tubs or new front door hardware that really pop out at prospective buyers. The icing on the cake.
What "sizzle features" do you use? What little extras do you do to your properties that really make them sell? The biggest bang for your buck.
What products or features do you almost always use in your rehabs?
Mike J, well said, good insight!
A really fancy For Sale sign in the front yard. LOL!![ Edited by theREIkid on Date 10/11/2004 ]
Just getting started, but I know what you mean....
I'm a roofer.
My roofs will always look great. I want great curb appeal.
Skylights.
Sun tunnels.
Under the right conditions, a metal roof, which will cost more money, but serve as a billboard for my business.
At a minimum, all algae stain cleaned from roof.
I lay hardwood flooring, also.
$20.00/sq. yd. installed makes it a nice pop, and competitive with mid-grade carpet.
Sometimes there are specials, closeouts, odd lots availble that make it a no-brainer.
[addsig]
Oh, yeah...
I second the front door. Doesn't have to be a $5000 exotic hardwood with beveled leaded glass, and matching sidelights and palladium transom, BUT:
"You never get a second chance to make a first impression."
[addsig]
mikejaquish - new roofs!??!?
I'm gonna go out on a limb here and say that you are probably the only guy I have ever heard of that would bother with new roofs for sizzle. I can't think of a single buyer I have dealt with that spent more than 10 seconds discussing the roof as long as it was at least average.
My sizzle is simply a mop and broom and profit "LOL".
Seriously though I only do what is necessary to get the property up to neighborhood standards and sell.
Sorry no sizzle just profits.
[addsig]
Rehabinator,
You are not out on a limb if I am the only one you know.
A fact is a fact.
What can I say? I'm a roofer.
I have quoted many roof jobs to home flippers. I don't get them, because I am not the cheapest around. I sell quality installations.
I am about to make an offer on a house that needs:
100% paint, interior and exterior;
grading for surface water control to keep it out of the crawl space;
100% floor coverings;
New full and half bath, after the rotten floor joists and floor deck are replaced;
Window and exterior door replacement,
Kitchen cabinet/countertop replacement,
Front stoop, landscaping attention.
Insulation in the floor, none currently.
And several etceteras.....
Two doors up is a new rib-lock metal roof. Metal roofing is to die for in theis area right now.
GAF Timberline 30's going up across the street, and new roof next door.
Guarantee you, if nI do all the above work, plus the possibility of vinyl siding and skylights, I won't lose a deal or a second of sleep over making the roof look sharp. That's 50% of what you see from the street.
I'll wash the stain away ffirst, and if I'm not happy, on goes the new roof.
14 squares on a 5/12, and $550 and 48 hours later, "Voila."
Your ID says "Colorado." I propose there may be small differences in market. You probably don't have a black algae stain problem there with your shingles. It is for real here, and I don't think making someone overlook the majority of what they see when they fiirst view my project is smart marketing.
I'm willing to spend a little extra to get my properties into the upper end of the neighborhood, without pricing myself out of the neighborhood. I want to make that customer want the property so BA-A-A-A-D.
But that's just me.
Keep doing what works for you.
[addsig]
Mike J...what are you using to remove the algae stains ? I'm in Louisiana and we have plenty of it with the subtropical weather here.
ItzMe
ItzMe,
Here's a tech bulletin with a discussion and recipe for cleaning.
Note: The roof will be slipery when wet with cleaner, and don't use high pressure wash.
Cleaning Algae Discoloration of Roofs
[addsig]
Back to the original question about sizzle features: Kevin C Myers book, right? Being a former relator, sizzle features do one thing well: make the property memorable. Don't go too crazy, but some things like "nicer" door knobs, sink/tub fixtures, bathroom fixtures, wood trim (chair rails are a nice, cheap upgrade). But it really boils down to price comps for any buyer, so be careful! I also agree on the NICE door. Landscaping is very important too, it's the curb ppeal that will get them to look inside.
Quote:
On 2004-10-11 07:20, mikejaquish wrote:
Just getting started, but I know what you mean....
I'm a roofer.
My roofs will always look great. I want great curb appeal.
.............................................
Mike,
I can see flooring etc. but do see a return in the (metal) roof except in the case where you are doing it yourself since you are a roofer.....that or maybe it's a rehab in an historic district etc.
I can see tear off when a roof is deteriorated but a metal roof. Last I check those roof were going for about $200.00 - $300.00 per square - turnkey.....at least in the Charlotte area.
I would figure since Cary is not that far, at least as the bird flys.....it would be expensed in your neck of the woods as well.
I know im paying labor prices of anywhere from $25.00 - $35.00 per sq for three tab and architectural.........rarely do I put on three tab though.....too many problems.
I will put a limited amount of sweat equity in my projects but at the same time I do not count that savings as 100% profit since my labor is worth something
plus there is overhead with all projects.
But then again my agent is always complaining that I put too much into my projects anyway........which I am now starting to cut back on some of it.........just not worth the return.
NC_Yank
NC_Yank,
Of course you are right about the metal roof. Except I did qualify my comment by noting I would value it as a billboard for my business.
Generally not a great idea, I would think to add a metal roof.
24 gauge standing seam, quality install?
better allow about $550-700.
$250-300 won't get you materials.
Yup, not much return there.
[addsig]
I have 4-5 signature items that I always include in my rehabs and my properties fly off the market. First, I always install (if they don't have them already) shutters (and I either paint them black, dark blue or white against a toupe. light yellow, or light green body). Second, I always install higher end (but not too high) kitchen faucets. Third, I always do some nice but inexpensive landscaping with flowering plants. Fourth, I always install a brass kickplate and new brass exterior light fixture (mid-end). Something that really makes the front door (which may or may not be replaced when I rehab the place) look sharp. Lastly, I always buy and install a nice American flag on the front of the house. My places look like little ginger bread houses when I'm done and I always get compliments. I sell most of my houses within the first 10 days on the market. The last 3 I sold within 2 days of putting out a sign. Works for me. :-D
Great tips guys especially you jorge. That is exactly the type of tip I'm looking for.
One of the sizzle features the author mentions is a hot tub. While I think that's a little too much I do think the new whirlpool bathtubs have great sizzle appeal. Down here in Louisiana all of th new houses have the whirlpool tubs standard. I'm not talking top of the line but I think a tub with a few jets goes a long way.
Keep em coming.
I can imagine that to some rehabers depending on the price range of the homes, if the buyer wants a jacuzzi tub they had better think about farting in it.
Quote:
On 2004-10-13 11:48, The-Rehabinator wrote:
I can imagine that to some rehabers depending on the price range of the homes, if the buyer wants a jacuzzi tub they had better think about farting in it.
I'll install a ferris wheel if the buyer ever wants it and wants to pay for it but I wouldn't install a hot tub on the patio as a "sizzle feature".
Or would I?
I generally replace the tub surround with a quality one and have the tub refinished. This is makes it look like new. I replace the toilet and try and use gold faucets and hardware when I can.
I like crown moulding as well and try and put it in the main entry/living areas when warranted and do a two tone paint jobe there.
[addsig]
Gold faucets - yuck.
I prefer brushed nickel.
Just my 2 cents.
Val
Quote:I'll install a ferris wheel if the buyer ever wants it and wants to pay for it
How often are you doing changes to a house because a buyer is submitting a contract with a contigency of they will buy if you change this?
It doesn't happen in my experiences. The house is finished before it goes on the market, and if a change is made it is usually only because of feed back from buyers who didn't submit a contract, but the change would be made and the new buyers would be buying the house as they saw it.
Oh I agree. I was just illustrating a point about getting my money back.
In the areas that I'm interested in I can't see how I would get a good return on installing a new hot tub just as a "sizzle feature".
Maybe your experience proves otherwise. I'm always looking to learn from veterans. Do you find that a hot tub is a wise investement?
It is a great investment for my own house, but the investment properties I look at would benefit more from a garage door openner than a hot tub.