Sat., April 29, 2017, 6 a.m.

The remodeling industry expects strong growth in coming years, thanks to baby boomers. (Gerald Herbert / Associated Press)

By Joyce M. Rosenberg Associated Press

NEW YORK If you build it, they will stay.

The small businesses that dominate the home remodeling industry are expecting robust growth in the next few years, thanks partly to baby boomers who want to remain in their homes.

Home remodelers say theyve had a pickup in projects from boomers who are in or approaching retirement and are seeking to modify their houses. Its a trend known as aging in place, an alternative to moving to smaller quarters or a warmer climate.

Many of these homeowners are hoping to make their surroundings easier to manage and safer in case they have health problems.

Theyre replacing bathtubs with walk-in showers, installing safety rails, widening doorways and building ramps features known as universal design since they can be used by anyone, regardless of physical ability. Boomers are also redoing their kitchens and sprucing up other areas since theyre staying put, they want to enjoy their surroundings.

Zach Tyson estimates that 30 to 40 percent of his revenue is now coming from boomer renovations, up from 15 to 20 percent five years ago. Most of the projects come from homeowners who are healthy and mobile now, but want to be prepared if illness or injury hits.

Besides making bathrooms safer, theyre enlarging rooms so wheelchairs or walkers can be used more easily, and also to give the rooms a more open feel.

Its trending up, for sure, says Tyson, co-owner of Tyson Construction in Destrehan, Louisiana.

The oldest of the 76.4 million boomers, the U.S. generation born after World War II, are turning 71 this year. As more of them retire and make decisions about where they want to live, there will be a great need for accessible housing, according to a report released in February by Harvard Universitys Joint Center for Housing Studies.

A large share of these households live in older homes in the Northeast and Midwest, where the housing stocks have few if any universal design features, the study said.

The report predicts home improvement spending by homeowners 65 and older will account for nearly a third of the total amount of remodeling dollars by 2025, more than twice the portion that group spent in 1995-2005. Owners age 55 and over already account for just over half of all home improvement spending.

The boomer activity seems to be driving the market, says Abbe Will, a research analyst at the Harvard center.

Thats a change from the past, when older homeowners generally handled maintenance, repairs and landscaping but tended not to renovate. And some of the boomer-driven remodeling is coming from younger homeowners who expect their parents might later come to live with them and want to be ready, Tyson says.

The requests Tiffany and Bryan Peters get from boomer customers include replacing traditional turning doorknobs with lever handles that can be pushed down. Homeowners want motion-sensor light switches and faucets, and non-slip flooring. In bathrooms, theyre replacing fixtures with models that are designed for people with disabilities showers than can accommodate wheelchairs, and toilets at the same height as wheelchairs, Tiffany Peters says.

Weve definitely experienced an increase in requests for aging-in-place work, says Peters, who with her husband owns a Handyman Connection franchise business in Winchester, Virginia. We get several requests a month.

Home remodeling companies began seeing an increase in boomer spending about 18 months ago and expect it to contribute to their growth in the next few years, says Fred Ulreich, CEO of the National Association of the Remodeling Industry, a trade group.

We see this as something that is dramatically affecting the marketplace, Ulreich says.

Boomers typically live in homes that are several decades old, prime targets for remodeling, Ulreich says. Unless they move to a brand-new home thats designed for aging in place, their decision is likely to mean remodeling.

Sal Ferro says boomers are his biggest group of customers, but hes not getting many requests for aging-in-place projects. Its more renovations to make their homes more enjoyable.

Theyre finally getting the projects done that they always wanted. Theyre getting that kitchen or bathroom, says Ferro, owner of Alure Home Improvements, based in East Meadow, New York.

Some remodeling companies are specifically marketing to boomers, sending salespeople to trade expos and events those customers are likely to attend.

Miracle Method, a franchise business that refinishes kitchens and bathrooms, has increased its outreach to boomers, says Erin Gilliam, the companys marketing manager. Franchise owners say much of the 11 percent growth in the franchises overall business in the past year was driven by boomers, she says.

Gilliams husband, Gabriel, sees the trend in the franchise he owns in Salt Lake City. He estimates that revenue from boomers has risen between 10 and 20 percent, and the growth is prompting him to hire more workers. He has five staffers now, having added one per month the past three months, and expects to reach 10 in the next year.

Im hiring as quickly as I can, he says.

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Remodeling industry boosted by boomers wishing to stay put - The Spokesman-Review

In comparison to the bottoms that new residential construction and architecture billings reached during the Great Recession, the remodeling sector shrank less. In 2009, while many small builders went out of business and architects found themselves with fewer prospects, home improvements actually got a slight boost, backed by the Obama administration's economic stimulus package featuring tax benefits for remodeling projects. According to Metrostudy's Residential Remodeling Index (RRI), remodeling activity actually didn't hit its bottom until the tail end of 2011when the stimulus package ended, and the false dawn of a recovery in the sector was realized.

Since then, it's indisputable that remodeling activity has recovered at a far faster pace than new residential construction activity. The latest quarterly AIA Home Design Trends Survey (released in March) reported that amid the sectors responsible for work at architecture firms, remodeling still accounts for the largest share of business activity--a trend seen in results of the quarterly survey since the recession began. More specifically, demand for home additions and alterations account for the largest share of design activity, followed closely by kitchen and bath remodels.

According to REMODELING's annual Cost vs. Value report, the national average cost of a midrange kitchen remodel (minor or major), midrange bath remodel, and additions (be it a two-story, family room, or bathroom) are among the top 10 most expensive home improvement projects. They also are generally regarded as discretionary projects, as opposed to replacement work like installing a window or door when the old one breaks.

Craig Webb, editor-in-chief of REMODELING, says he has found that when times are hard and home prices are sluggish, the real estate professionals who provide value estimates in the Cost vs. Value project tend to be harder on discretionary rather than replacement work. After all, it's hard to sell a home at full price when the potential buyer can clearly see something that's broken. In addition, researcher at the Joint Center for Housing Studies at Harvard University (JCHS) have found that people are less likely to commission discretionary projects during a downturn; the percentage of discretionary jobs as a share of all home improvement dropped from more than 40% in 2007 to around 33% in 2015. That makes sense, too: Consumers need to use their money for other things.

But since then, Webb says he's noticed that the payback at sales that real estate pros give for higher-priced remodeling projects have risen faster these past few Cost vs. Value surveys than has the payback for replacement work. Webb takes that as a sign real estate pros feel confident prices will keep rising, so an investment in a big-ticket project will be justified at resale. So remodelers should rejoice: Going forward, "investment in discretionary projects is expected to drive overall market growth," JCHS predicts.

High demand for the most expensive projects is nothing but good news for remodelers, as prices rise alongside demand. Over the past nine years, the national average cost for the 10 most expensive midrange projects in the Cost vs. Value report has grown significantly, following a dip after the fallout of the stimulus package. In 2017, the national average cost of the top three most expensive midrange projects all surpassed 2008 prices by over 20%.

The chart below breaks down the change in national average cost for the three most expensive midrange projects between 2008 and 2016, compared to 2017:

Compared to 2017, price growth of the three most expensive home improvement projects on average increased by double-digits in 2013 and 2014. While price growth has slowed in 2015 and 2016, it represents a much more stable growth that matches rising demand and is expected to continue.

The latest RRI release indicates that 2017 will be another big year for the remodeling sector, with the expectation that remodeling activity will rise 4.4%. The index has shown gains year-over-year for 19 consecutive quarters since 2011, but most significantly, the 4Q16 release reported that all 281 metropolitan statistical areas included in the index are expected to post annual gains in remodeling activity during 2017a first for the index.

Buyers face a tight resale market and new home prices continue to reach new highs (the S&P CoreLogic Case-Shiller National Home Price Index exceeded its July 2006 peak in November 2016), making remodeling a favorable option for prospective buyers priced out of the new home market, and current homeowners hesistant to buy up. Compounded by employment growth and rising household income, Metrostudy chief economist Mark Boud anticipates the sector will continue to heat up over the next five years.

Remodelers are facing some of the same challenges as builders however, with labor shortages and the rising cost of materials threatening rising job costs that could turn off potential customers.

The drivers of potential growth in remodeling activity outnumber the deterrents, however. As droves of baby boomers prepare for retirement, rising mortgage rates (along with lack of affordable new homes and tight resale inventory) could deter boomers from uprooting in favor of making home modifications that allow aging-in-place.

Mortgage rates are forecast to increase through 2017 and beyond. We will be watching closely to see what happens in the remodeling market, when mortgage rates surpass the 5% mark," Boud said in the latest release of the RRI. "Higher rates will slow home sales and price appreciation, but the net positive for the remodeling industry will be a large number of households staying in the homes they locked-in at the 4%-or-below range, and choosing to renovate there."

And keep in mind that the baby boom generation has never operated in lockstep. Yes, a large number of boomers will want to stay where they areJCHS notes that health or financial reasons are likely to force boomers to leave as many as 12 million housing units between 2015 and 2025. "Many of these homes are well-suited for younger families in that they are typically older and more affordable," the Joint Center writes. "And given that older households generally live in their homes for some time and spend little on improvements in their later years, younger buyers of these homes will likely want to invest in significant upgrades."

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Better Projects, Faster Recovery? It's All About Cost. - Builder Magazine

A complete filtered-water kitchen sink faucet is designed to combine the benefits of a standard single-lever faucet with an option to deliver on-demand filtered water.

Q: Were planning to remodel our tiny kitchen. We can only fit a smaller one-bowl kitchen sink, but Id like to have some extra features. I remember in a past article you mentioned adding a filtered-beverage faucet to your kitchen sink. I like the idea of having filtered water for beverages and cooking, but I dont want to clutter my small sink area with two faucets. Do they make versatile kitchen faucets that also work like beverage faucets?

A: Many kitchens, especially in city areas, have limited sink space. So, it makes sense that there are a few faucet and add-on filter options you can follow up with at your local plumbing supply center.

Since you are remodeling and starting new, I recommend looking for a complete filtered-water kitchen sink faucet. These all-in-one kitchen faucets are designed to combine the benefits of a standard single-lever kitchen faucet with an option to deliver on-demand filtered water.

With the on-demand option, you can wash dishes and fill buckets with non-filtered water and only use the filtered water when needed for drinking and cooking. This can extend the life of the built-in filter cartridge and declutter your smaller sink area.

Even though an all-in-one kitchen faucet is pricey, it can be a clear choice for adding filtered water to your kitchen.

Master contractor/plumber Ed Del Grande is known internationally as the author of the book Ed Del Grandes House Call, the host of TV and Internet shows, and a LEED green associate. For more information, visit eddelgrande.com.

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All-in-one faucet adds versatility in smaller kitchen - Seattle Times

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Ed Del Grande, Tribune News Service 12:02 a.m. ET April 27, 2017

These all-in-one kitchen faucets combine the benefits of a standard faucet, along with an option for filtered water.(Photo: TNS)

Dear Ed: Were planning to remodel our tiny kitchen. We can only fit a smaller size one-bowl kitchen sink, but Id like to have some extra features. I remember reading your past articles where you mentioned adding a filtered beverage faucet to your kitchen sink. I like the idea of having filtered water for beverages and cooking, but I dont want to clutter my small sink area with two faucets. Do they make versatile kitchen faucets that also work like beverage faucets?

Deb, Iowa

Dear Deb: Many kitchens, especially in city areas, have limited sink space. So, it makes sense that there are a few faucet and add-on filter options you can follow up with at your local plumbing supply center.

Since you are remodeling and starting new, I recommend looking for a complete filtered water kitchen sink faucet. These all-in-one kitchen faucets are designed nicely to combine the benefits of a standard single-lever kitchen faucet, along with an option to deliver on-demand filtered water.

With the on-demand option, you can wash dishes and fill buckets with non-filtered water and use the filtered water only when needed for drinking and cooking. This can extend the life of the built-in filter cartridge and declutter your smaller sink area.

Even though an all-in-one kitchen faucet is pricey, it can be a clear choice for adding filtered water to your kitchen.

Master Contractor/Plumber Ed Del Grande is author of the book Ed Del Grandes House Call, the host of TV and Internet shows, and a LEED green associate. Visit eddelgrande.com or write eadelg@cs.com.

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Looking for a versatile kitchen faucet - The Detroit News

woodworkingnetwork.com

How Americans spend money on remodeling projects woodworkingnetwork.com Other popular home improvement expenses were for kitchen remodeling, 10.9 percent, and bathroom remodeling, 8.7 percent. The remaining expenditures were as follows: disaster repairs 5 percent and other room additions and renovations 7.4 percent.

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How Americans spend money on remodeling projects - woodworkingnetwork.com

It didnt take long for the partners at Molly Pitcher Brewing to start thinking about a second location after they set up shop in a converted auto dealership and garage at 10 E. South St. in September 2014.

Within a few months of opening the taproom on South Street, we realized that we had a good thing going, and this location wouldnt serve our, and our customers, needs for long, co-owner Mike Moll said.

And so the search began for a second location. Moll, along with partners Tim Fourlas and Brandon Bear, found what they needed at 139 W. High St. The is centrally located and accessible to both downtown foot traffic and to vehicle traffic, Moll said.

We have always said that Molly Pitcher is a Carlisle brewery, and it was the only option for us for expansion to stay downtown, he said.

Scaffolding and tarps are hiding the work now underway at the new location that will feature a taproom, bar and full restaurant. The building, owned by Caprice Properties LLC, will be renovated to feature a full-glass front and carriage house doors to the rear that will open to a plaza for outdoor seating.

We are working with Caprice Properties, which has proven their commitment and vision to make Carlisle a destination town, and it was a no-brainer to partner with them to enhance that further with a downtown brewery, Moll said.

By relocating the taproom to a second location, Molly Pitcher Brewing will be able to increase its production capacity on South Street to meet increased demand for their brews and ciders.

Rebecca Yearick, downtown coordinator for the Cumberland County Housing and Redevelopment Authority, presented the project to the Carlisle Borough Council earlier this year when it approved a $50,000 Carlisle Borough/Redevelopment Authority Commercial Revitalization Shopsteading Loan to help finance the build-out of the kitchen, and to buy fixtures, furnishings and equipment for the new location.

Yearick said the total project cost would be $231,600 with funding coming from owner equity, an owner contribution and an additional $50,000 loan from a private lender.

The facade work recently got a boost from Carlisle Borough Council, which approved a $24,000 streetview grant for the project.

The first phase of remodeling includes removing the current facade and resurfacing the roof. Moll said they hope to have the exterior work finished in midsummer, with the final fit and finish coming shortly thereafter. Moll said that once the upper level has been completed, the inside work will begin.

We expect to start working on the bar buildout in June, and the kitchen side in July, Moll said.

The new taproom and restaurant is expected to open in late September or early October.

The High Street location will have more than twice the seating capacity of the South Street location, as well as a large outdoor patio, multiple bathrooms and a full service kitchen.

We recognize that a brewery taproom is a unique environment, and we strive to maintain that same vibe that customers have come to know us for at the new location, Moll said.

The craft beer market, which has seen exponential growth in the past few years, is also a loyal one.

As more people are exposed to craft beer through friends, family and exploration, they usually never look back and will be craft drinkers for life, Moll said.

Craft beer drinkers also tend to have a sense of pride in their hometown breweries a reality that isnt lost on the partners behind Molly Pitcher Brewing.

We owe our success to every single customer that walks through our doors, and we are committed to continuing to provide a quality product, and a safe, comfortable and fun environment to reward them for their support, Moll said.

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Remodeling underway at Molly Pitcher Brewing's new location - The Sentinel

It seemed a little unfair that Jackson got to enjoy Big Hole BBQs homemade baked beans and slow-smoked brisket while the Teton Valley location still had, well, a big hole in the back of the building.

After extensive remodeling, the original Big Hole BBQ reopened quietly on April 17 and has been slammed since then.

It was really busy, said owner Nick Jacob. We got our butts kicked. People are definitely excited to see us back open.

Story continues below video

The space, which BBQ lovers will recall used to be a cozy room with a bar, some tables, and a little kitchen tucked to the side, has more than doubled in size.

Big Hole BBQ opened its Jackson location in January. The owners didnt plan to chase two major projects at once, but the Jackson property became available just as the Victor restaurant closed for remodeling.

Im excited to get my life back to normal, said Jacob, who has been working non-stop at both spots.

With more kitchen space, the chefs are have added new menu items such as a burger made with Wyoming grass-fed beef, salads, and chicken wings. Fried okra has been especially popular.

We cant even keep it available, its going so fast, said Jacob.

Theyre also experimenting with daily specials, testing out short rib recipes and inventing new and delicious taco plates.

Big Hole BBQ has given breakfast service a couple shots through the years and decided it wasnt worth the work. People still ask about breakfast, but Jacob said they shouldnt hold their breath.

Its a challenge, he added. I give people credit for sticking to it.

The sunny second floor deck will reopen if it ever stops snowing. Big Hole BBQ is also working with Worldcast to build a patio next door, which Jacob hopes to finish by summer.

While Big Hole BBQ has more space, new dishes on the menu, and a fresh coast of paint, Jacob said, Were the same Big Hole we were before we closed down.

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Valley favorite reopens after remodel - Teton Valley News

After voters passed the Move Seattle transportation levy in 2015, Seattle spent less than half the money planned for levy projects last year. But the city says its still on track to complete projects on time.

Lets say youre remodeling your kitchen. Its a big remodel three months, $30,000 total, $10,000 to be spent each month.

After the first month you take stock. The total cost hasnt changed, but youve spent only $5,000 and youll ramp up the spending in the next two months.

But most (not all) of the projects you wanted to get done in month one the blueprints, the floor tiles, the sink are done.

Traffic Lab is a Seattle Times project that digs into the regions thorny transportation issues, spotlights promising approaches to easing gridlock, and helps readers find the best ways to get around. It is funded with the help of community sponsors Alaska Airlines, CenturyLink, Kemper Development Co., Sabey Corp., Seattle Childrens hospital and Ste. Michelle Wine Estates. Seattle Times editors and reporters operate independently of our funders and maintain editorial control over Traffic Lab content.

Youve spent only half the money you planned on, but it looks like youre on pace. Whats going on?

Thats the situation the Seattle Department of Transportation (SDOT) is in, one year into the citys $930 million Move Seattle levy, passed by voters in 2015 to improve streets, sidewalks, buses, bike lanes and freight travel in the city.

Seattle spent only 60 percent of the levy funds it planned on spending in 2016. But the citys transportation projects are not funded solely by the levy. Include other city, state and federal funds, and the city has spent less than half of what it planned on levy projects in 2016.

Seattle budgeted $249 million in total dollars city, state and federal for 2016 projects that were included in the levy proposal. It spent only $122 million.

But look at the list of projects. From a 2015 draft of high priority street repaving projects that were to be funded in 2016 by Move Seattle, five of six 23rd Avenue, Renton Avenue South, Meridian Avenue North, South Spokane Street and Greenwood Avenue North are done or virtually done.

From that list, only repaving Third Avenue downtown has yet to begin. Its likely to start next month.

Other projects have been delayed as the agency worked with the City Council and community groups on the details.

Long-planned improvements to Fauntleroy Way Southwest in West Seattle, which had been budgeted for $7 million in 2016, were pushed back due to a City Council request to study burying utility lines underground.

About $6 million in spending, for rehabbing bridges and retrofitting them for earthquakes, was pushed back. SDOT says its progress on those projects has been a little slow, but plans to get back on track.

The levys passage didnt obligate funds to any specific projects, just to three broad categories of transportation improvements: safe routes, maintenance and repair, and congestion relief.

SDOT officials point to two reasons why spending lagged behind projections.

Its the first year of a nine-year levy, they say, so projects tend to be in design mode rather than construction mode. Construction costs more than design, so spending will ramp up soon enough.

And, they said, the 2016 numbers account only for money actually spent paid to contractors not money thats been obligated as part of an ongoing project. When SDOT reran the numbers to include money thats been obligated, they said the spending comes very close to the budgeted number.

Theres a lot of work that needs to go on before we hit the big-dollar spending of big construction projects, said Karen Melanson, SDOTs deputy director of finance administration. When we set those levy amounts, that was our plan at the time, and as we get into this, this is going to continue to happen, with adjustments along the way.

Doug MacDonald, a former Washington state secretary of transportation who has followed Move Seattles progress closely, said the low spending isnt cause for alarm, but SDOTs rationale doesnt make much sense.

When youre managing a program of $930 million over nine years, with God knows how many projects, the shifting back and forth to get the money to where you can best use it is the art of managing a project successfully, MacDonald said.

Anybody whos remodeled a kitchen knows that when the contractor comes in and pulls off the microwave, all of a sudden you need to rewire the fuse box, MacDonald continued. You didnt know that until you started, but managing that as it happens is how you get your kitchen remodel done.

But SDOTs reasoning for the slow spending, MacDonald said, could have been factored in before spending estimates were made.

Its no excuse at all to say design costs less than construction, he said. You set up an expectation, and the question is how youre doing with the expectation.

And spending is not going to ramp up, or even catch up, immediately.

SDOT also has adjusted its Move Seattle spending figures going forward. It now projects to spend about 21 percent less than anticipated this year and 14 percent less in 2018, before increasing projected spending by 30 percent in 2019.

Of the 35 annual metrics that SDOT set to measure Move Seattles progress things like painting crosswalks, adding sidewalks and improving traffic signals the agency said it hit all but two of its goals in 2016.

It missed on creating more calmer residential streets with lower car volumes and speeds (neighborhood greenways), and on protected bike lanes where it built a little less than half of its 7.5-mile 2016 goal. SDOT says it expects to build nearly 5 miles of protected bike lanes this year.

And after leaving a long-planned protected bike lane on Union Street out of updates to its plans to add a Rapid Ride bus line on Madison Street, SDOT quickly reversed course and said it would be reinstated.

Betty Spieth-Croll, the co-chair of the levys oversight committee, said she doesnt think the levy has gotten a slow start, and is not concerned about lower spending numbers.

I dont think, fundamentally, theres any problem, Spieth-Croll said. My gut is that there isnt any issue that the money is not being spent on projects, but I dont think, as a committee, we have yet seen the kind of reporting that shows us the whole picture.

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Seattle transportation levy spending less than projected, but city says no problem - The Seattle Times

Brent Roberts, Appraisal Institute 12:03 a.m. ET April 22, 2017

This beautifully restored Queen Anne Victorian in Plainfield will be on the historic homes holiday tour on Dec. 3. iPad video. Nov. 19, 2016. Pamela MacKenzie/Staff Video

Eatontown - Monmouth University Softball team members Kayla Weisere, Nikki Sandlier, Christine Scherr, and Lauren Saal work on removing old finish from livingroom floors. Volunteers from a variety of groups, including the Asbury Park Press, pitched in during Make A Difference Day to work on the Rose Court Group Home Renovation Project in Eatontown, doing yard work, scrapping down the old wood floors, painting and more. Peter Ackerman/Staff Photographer - difference121027a(Photo: PETER ACKERMAN/STAFF PHOTOGRAPHE)Buy Photo

CHICAGO - The Appraisal Institute, the nations largest professional association of real estate appraisers, advocates that homeowners pursue smaller-scale renovation projects to maximize their potential return on investment.

The latest research shows that home improvements with a relatively low cost are most likely to generate a positive cost-to-value ratio, said Appraisal Institute President Jim Amorin. Spending big dollars on major renovations doesnt necessarily equate to a dollar-for-dollar return. In short: cost doesnt necessarily equal value.

According to Remodeling magazines most recent Cost vs. Value report, the projects with the highest expected return on investment are attic insulation (fiberglass), entry door replacement (steel), manufactured stone veneer and minor kitchen remodel. Other projects with potential payoffs, according to the report, are garage-door replacement and siding replacement.

Amorin encouraged homeowners contemplating renovation projects to compare the planned improvement to whats standard in the community.

Eatontown - Monmouth University Softball team members Kayla Weisere, Nikki Sandlier, Christine Scherr, and Lauren Saal work on removing old finish from livingroom floors. Volunteers from a variety of groups, including the Asbury Park Press, pitched in during Make A Difference Day to work on the Rose Court Group Home Renovation Project in Eatontown, doing yard work, scrapping down the old wood floors, painting and more. Peter Ackerman/Staff Photographer - difference121027a(Photo: PETER ACKERMAN/STAFF PHOTOGRAPHE)

Projects that move a home well beyond community norms are typically not worth the cost when the owner sells the property, Amorin said.

He also noted that homeowners might consider renovations simply for their personal enjoyment. While its nice to gain a solid return on investment, its certainly reasonable for property owners to upgrade just to enhance their quality of life, Amorin said.

For an unbiased analysis of what their home would be worth both before and after an improvement project, a homeowner can work with a qualified real estate appraiser such as a designated member of the Appraisal Institute to conduct a feasibility study.

The Appraisal Institute offers a free, informative brochure titled Remodeling & Rehabbing, which provides consumers with valuable advice on home improvement projects.

Stay connected with the latest news from the Appraisal Institute on Facebook, Twitter, LinkedIn, YouTube and the institute's blog, Opinions of Value.

The Appraisal Institute is a global professional association of real estate appraisers, with nearly 19,000 professionals in almost 60 countries throughout the world. Its mission is to advance professionalism and ethics, global standards, methodologies, and practices through the professional development of property economics worldwide. Organized in 1932, the Appraisal Institute advocates equal opportunity and nondiscrimination in the appraisal profession and conducts its activities in accordance with applicable federal, state and local laws. Individuals of the Appraisal Institute benefit from an array of professional education and advocacy programs. Learn more at http://www.appraisalinstitute.org.

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Lower-cost home renovations offer best value - MyCentralJersey.com

Ah, spring, when For Sale signs pop up on lawns across the metro area alongside the azaleas. Its prime time for sellers, but even with the prospect of a quick sale, homeowners who want to get top dollar may be considering remodeling to up the magnetism of their homes.

But it doesnt take knocking down walls or raising roofs to get a house into prime selling condition. In fact, some dramatic projects, such as a complete kitchen renovation, might not suit the style of a new owner. Rather than opting for an extreme makeover, a simpler approach may result in a better return on investment. Where to start?

Curb appeal, said Atlanta Design & Builds Dale Contant, board chair and past president of the National Association of the Remodeling Industry (NARI). Its the first impression. Its much better to have a nice-looking front door, nice shutters, a covered entryway midrange projects that wont break the bank.

Sprucing up the front faade, including the entry, shutters, garage doors and porticos, is considered a replacement, not renovation, project. The same goes for landscaping, said Kara OBrien of Kara OBrien Renovations in East Atlanta.

Curb appeal creates an emotional connection with buyers before they ever set foot inside, she said. But a lot of time the landscape design isnt great; its too overgrown, it needs a pop of color. Put in some small gardens and potted plants to make it inviting.

Once in the door, most buyers head right to the heart of the house the kitchen. There are two ways to go about improving this, said Contant. If youre trying to sell and give it new life, you really dont want to do a high-end project that tears out the entire thing. You might spend $60,000 on French provincial when the buyer likes contemporary, and that will be a detriment.

Instead, Contant recommends opting for smaller projects. Paint the cabinets, add new counter tops, put in a new sink, faucet and tile backsplash. Upgrade the floors or have them refinished. That doesnt involve removing everything, and youll spend less to make the changes.

OBrien recently redid a kitchen by painting cabinets a pewter gray, adding new hardware and putting in a salvaged sink. You really can spruce up a kitchen on a shoestring budget. Paint goes a long way, especially if you have dated cabinets. New counter tops or backsplash arent super expensive, either, and the effect of a stone backsplash on granite with newly-painted cabinets goes a long, long way.

The next room buyers want to be wowed by is the master bath, the one space that might warrant a complete overhaul.

If you have a bath with 1950s tile, youre almost better off to do a full-scale renovation, said Contant. Were also now removing the tub and going with a shower, particularly in smaller homes. The good news is that a mid-range bath remodel in the Atlanta market can recoup 62.9 percent of the cost.

Other projects that bring a similarly high return on investment are decks and finished basements, said Contant. Decks have an almost 70 percent recoup. Putting in a backyard patio with a cooking area and an arbor might be around $50,000, which might not be worth it if youre selling. But upgrading a deck with Brazilian wood will almost always will be. As for basements, they can be expensive the average in the Atlanta market is $70,500 for a good-sized space but if you could spruce it up with an inexpensive floor, some dry wall and spray-painted ceilings, you can get a 65 percent recoup rate.

One of the best remodeling projects that pays off is a relatively simple one. Blow in insulation in the attic, said Contant. Not only can you recoup about 80 percent, youll also have lower energy bills while youre still living there.

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Small changes can get home ready for spring market - Atlanta Journal Constitution