Everywhere you turn today, someone is either writing about "the wall" or talking about "the wall". Some Americans want the wall, others do not. Either way, this is emotional and many points should be considered. Will this be effective? Will this be a huge expense? Will this give us value? I think this is worth exploring, so let's talk walls.
Today the style most home buyers are shopping is open concepts. This means not as many walls. Most new construction gives us the open kitchen and living/hearth space. Lots of natural light. Organic feel. But Kansas City is full of coveted communities with older homes that buyers love. These are fabulous homes with character and charm. The challenge is the construction is older, so more rooms, lower ceilings, not as much natural light and a lot of walls. Do you take walls out? Do you leave walls?
There are some key areas to explore prior to taking out a wall:
1) What is your lifestyle and reason to remove a wall? Step back and truly ask yourself. Are you considering selling your home and want to bring in more value? Or are you staying in your home and you want the space so you can entertain or is it important for you to see your kids from the kitchen? Your lifestyle matters. If you are removing the wall because you want to enjoy it and resale does not matter, then the expense may be worth it. After all, if you enjoy living in your home and community and you plan on staying, the benefit may outweigh the cost
2) Is the wall load-bearing? Contact the experts before you bring out the sledgehammer. There are walls that support the structure. It is important you get the correct licensed professional involved so you know ahead of time what this could mean. Load bearing walls removed may require moving interior ductwork and wires to be relocated, a support beam to replace the wall supporting the weight, a complete remodel of flooring because there is probably no floor under the wall. All of this adds up and we know, there will be the unexpected. So plan ahead of time the expenses to expect and add in a cushion of funds to be safe.
3) Some walls may need to stay for the resale value. If you are combing 2 bedrooms to make 1 large bedroom. You decrease the comp value of the home by a bedroom. But if the home has a large qty of bedrooms, combing 2 may not affect the resale. If this is about lifestyle and resale does not matter, the master is the better option to make larger by removing a wall. Keep in mind, most buyers today shopping for a family home are minimum 3 bedroom+ , ideally 4 bedrooms+ in the higher investment ranges. So quantity of bedrooms, even if they are smaller rooms, do matter
4) Where removal of a wall would be the most beneficial for resale, the kitchen. Larger open kitchens with natural light that opens onto a living space are the most asked for floor plan. If the cost is reasonable, this could easily make you money on resale. Keep in mind, buyers are also looking for updated appliances, storage, green features, and tech-friendly gadgets. It would be recommended to consult your experts here and plan ahead for the expenses.
4) Where adding a wall would be ideal, bathrooms. If you have a 1 bath home, adding a 2nd bathroom or half bath would have a great return when selling the home. Homeowners have guests and guests should have their own bathroom. Buyers want clean lines, and updated finishes, so put thought into the additional bathroom. Details do matter
Finally, if removing or adding walls is not in the budget if you are wanting to sell your home. You can still make some changes to the wall(s) that will help your home sell quickly and help with value. Remove your personal pictures and items from walls. Patch, fill and fix any cracks and holes in the walls. Paint can go a long way. Pick a color that is appealing to everyone and paint the walls and the trim. It will immediately change the dynamic of the home. You want the home to welcome the buyers and scream that it is well cared for, clean and updated. Paint makes a huge difference. So "the wall(s)" matters. Depends on the individual homeowner the reason you may want to build or remove a wall but remember to pay attention to the walls. It is in the details and the details do matter
Kristin Mudgett Realtor, [email protected]
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