I own one of the 920 sq ft townhouses in the forrest. My question is, I bought it for $147 about 1 1/2 years ago. Is it worth while updating the kitchen and baths, or am I just throwing money out the window? All the cabinets in both the kitchen and baths are original (1986). Along with the toilets and lighting.

I'd say yes it may be worth it, especially if you can do the work yourself. Recently a local builder I know purchased 4 seperate townhouses, three model "C" and one model E. He brought them low at about 125K but they all needed a lot of cosmetic work. He was able to buy them, do the work himself and resell them at about 165K for the C model (like yours) and in the 180's for E model. He gutted the kitchens, baths and added some ceramic and really made the inside like a beautiful home. Not a cob job either.

So I would say, yes go ahead and do it...and enjoy the improvements now and you should recoup your investment.

While you're on the topic. I'm about to tart up my kitchen with laminate wood flooring, fancy hood, and some track and pendant lighting. Also, I'm going to paint the exteriors of the cabinets and replace the faucet. Is this all just going to look cheesy or is there some benefit to it? I painted the base of the vanity in the powder room in black gloss and added an ornate Chinese circle thingey that has a clasp. In my humbe opinion, it looks pretty spiffy. But am I ruining stuff?

My next question is, how much is to much? I know I bought the property at the higher end. What should I make my limit at? $10K, 20K, etc. I don't want to put too much in and not get at least most of it back, if and when I move.

Merry, I left the original kitchen cabinets that were in good shape and bought some really nice hardware to put on. I also replaced the countertop and sink and added a new faucet. I must say it looks really great. White cabinets are now "out" and birch is in. Although Curtis has the same cabinet doors available that we have which look like a dark oak. I replaced the vanity top upstairs and kept the original dark wood cabinet that was in good shape and again added new hardware and replaced that old metal medicine cabinet with a wood one. It was a cheap way of upgrading, but it did save a lot of money and still looks good.

Merry, Rather than Pergo flooring, I spend a little more and do the pre-finished real hardwood. People don't generally care for that Pergo flooring.

Kirwant, I think I'd keep a budget of 10-15K, obviously if you can do the work yourself you'll get a lot more bang for your buck...but only if you can do it well...if you're an amateur...hire someone!!!!!!...I've seen some real bad homemade remodeling and it really stands out. Formica counter tops are fine...you don't need granite or Corian in a townhouse...there are some real nice formica tops that look great these days.

Be careful Hugh, you are starting to sound a little judgemental. Many people in fact like laminate flooring, Home centers are selling it like crazy. I have two dogs and two kids...the stuff is indestructable. Being it's a kitchen floor in a contemporary Townhouse, hardwood would seem a little out of place, and there is probably a door to the garage off this kitchen. If anything, she might want to consider ceramic tile. You can get it for less per square foot and with any luck find a good handy man to install it.
As for the "you don't need granite or Corian in a Townhouse"....I'll let you rethink that comment.

KM - I think ceramic tile is much too cold on the slab floor. I have ceramic in my entrance and you can't step on the floor in the winter. It's covered now with rugs. Putting ceramic in the kitchen over that large area would be a waste. At least wood would be warmer. Also I agree with Hugh on not using granite or Corian in the townhouse - but it's a matter of taste. I don't think it's practicle - just a waste of money, unless you plan on staying there forever. Remember, you're not in a $500,000 townhouse.

I know that the Laminates are popular because of their strength and ease of installation, but my experience is that more buyers don't care for it like they do real hardwood when the are shopping for houses.

On the granite..the reason is #1 cost...Kitchens these days go in and out of style about once every ten years and the person asking was wanting advice on whether it was worth upgrading his townhouse, and would he recoup his money. I think it would be over-improving a Luther Forest townhouse by installing granite counter tops. If he wanted it for his own enjoyment that would be fine, but on resale I don't believe he would recoup his investment.

There is another side to granite counters that many people are unaware and it's not a problem now, but we don't know what the future holds. That is Granite counters give off small amounts of radon gas, a very small amount and at this point in time is considered safe, but none the less they give it off and we are putting food on them.

yea, I see your point. I guess it comes down to who you are doing the renovation for, your own enjoyment or the next guy's. all the "flip that house" shows having everyone installing what the buyer would "like"...ridiculous. Get what you like. and yes my floor is damn cold in the winter...but the dogs love it in the summer!

Thanks, KM. The deal is that I already have most of the "wood" laminate, so the price would be very right. And, since the house is on a slab, real hard wood won't really work downstairs. And upstairs my toes still prefer the carpeting. Hugh, I'm surprised about the granite. That's the kind of news that could deep six a design trend in a heart beat. There's a Barton family member (as in the Barton mines in North Creek) who's selling garnite. Is there the same issue?

Yes Merry,
All granite gives off trace amounts of radon gas as it's a rock. Based on todays scientific evidence the level is low and it is completely safe. I doubt it will stop a design trend, but just like clothing and everything else kitchen and bath styles go in and out of style about once every 10 years. Just think back at how many different cabinet styles, color applainces we've seen over the last 20-30 years. Obviously todays hot ticket is stainless steel applainces and darker cabinets, it wasn't so many years ago I recall buyers not liking some of the older Van Patten homes in Clifton Park due to the dark kitchens. Today, just change the hardware and they'd be back in style.(smiling) It does seem to an extent we have gone full circle. This may seem humorous now, but don't be shocked to see the return of green applainces, not the avacado but a softer lighter green with a texture. I was at a home show in Boston about a year ago and saw them on display. The major metropolitan areas seem to be about 3-5 years ahead of us when it comes to kitchens, I recall my brother who built homes in Southampton Long Island doing granite long before I ever heard of it here back in the late 80's. Then by the mid 90's it started here on high end homes, it's now become more affordable and it's reached the mid price range homes. I guess what's best if you plan on remaining in your home is to have it suit your own personal taste and utility.

Of all the colors (and I'll confess to harboring a fondness for "harvest gold" but don't tell anybody) the one I'd love to see back was the brown that I suppose was intended to resemble copper before it goes green. I truly loved it: neutral, didn't show too much, and had a warmth that none of this stainless or white/off-white will ever have. At the same time, I'd kill for a fire engine red washer and of course matching dryer. However, having been seduced by a (yes, it's true) harvest gold set and now suffering the HGTV humilation of owning a white washer and a gold dryer, I'd like to think I wouldn't be so silly again. In reality, it's the prospect of paying close to two grand to acquire said red pair of laundry appliances that defeats my magpiesh attraction for the bright, shiny things.

Merry - I had those avacodo green appliances in the 70's early 80's. Those gold and green appliances were the "in" colors then. I read somewhere that stainless steel is going out to be replaced with "hot" colors. By the way, Hugh, have sales of townhomes increased? I see a lot of activity at the open houses again. But I also see the prices have gone down.

The activity on the townhouses has been better than on many other homes. I just had a townhouse listing on Thimbleberry go under contract this week, waiting for attorney approval. It sold in about 30 days. It did have a lot of showings during the first month. More than any of my other listings. Without doubt prices are down across the board. Sellers must price correctly right from the start, This is just an estimate but I'd say we have about 1 buyer for every 30 homes. It does seem to me to be a great time to buy, The banks have tightened up their requirements therefore that has removed a lot of potential buyers but if you can afford a down payment, have decent credit 30 year rates are at about 5.5% and 15 year at close to 5%. Thats about the lowest I have seen since 1993 when things were slow as well.

Back to the tile floor. DON'T DO IT!!!

If you drop anything breakable it will explode on the tile. You'll be cleaning glass shards out of the living room. Been there done that. Now to mention the horrible sound a child's head makes when it connects with tile.

And then there is the hassle if a tile breaks or if you decide to change it. Admittedly, it looks great, but having lived with it I'll do everything I can to avoid ever buying a home with a tiled kitchen.

Hugh probably knows best what catches the eyes of townhome buyers, but you don't say why you are doing this now or how long you will be staying there. If you are moving this year go with current mid-range trends for a mid range market (maybe a little upscale if the Saratoga crowd is coming south)

If you are going to stay awhile, there are two options, go with a nice linoleum for now, when you go to sell you can easily take it up and replace it with whatever is selling well at that time. Or buy what you love now and enjoy your time there. After all, you were willing to buy a townhome with 1986 decor

That's because I bought it in 1986! I have to say that your comments on the tile are right on. I've long thought putting tile in the kichen or the bathroom was silly for all the reasons you mentioned. Also, I'm not going anywhere for a long time, so I'll make some changes and in 20 years you can point out that I'm in a house with (God forbid) 2008 decor.

I have seen some very nice vinyl flooring that looks like ceramic, so much so I'd have to bend down and touch it to be certain.

Hey Merry, I was poking at Kirwant.
He's just a newbie He only bought his place 1 1/2 years ago.

Back to the linoleum... I'd recommend one that has a pattern with small dents in it, as it is less likely to show damage from spike heels (may whatever fashions designers who say they are "in" break their ankles) And like Hugh said, there are some really amazing choices out there and at the cost you can afford to change just before you sell for a quick update in the look.

The problem I have with my tile floor is keeping the grout clean. It gets filthy and looks like crap. One of these days I need to clean and seal it, but it keeps getting put off since I know my knees will be screaming for days afterwards...