How to prioritize repairs for a fixer?

[shanaling]

Hi. Just bought a 1949 SFH. Even though there has been some maintenance, a lot needs to be done. Roof, leaking shower/sink, old carpet, old bathrooms and kitchen, etc. Any tips on saving money? Any tips on roof? Solar reflective shingles good? PVC pipes? Thanks

You can assume we have minimal skills/time due to having two young kids.

[former player]

Congratulations.

A decently built house will last for a long time provided you don't get water in the wrong places - water in the wrong places will destroy a house quicker than anything else.  So your priorities should be a roof that doesn't leak, working guttering and drainage, and internal plumbing in good condition.  Plastic piping is fine.

Old carpet, old bathroom, old kitchen sound more like aesthetics and are definitely second order stuff (retro kitchen and bathrooms are currently quite fashionable, and of course keeping whatever you can that is functional is better for the environment). Try cleaning the carpet before taking it up: taking it up is a DIY, laying new carpet or refinishing wood floors can be DIY but usually are done quicker and better by professionals.

[Metalcat]

It's impossible to answer because we have no idea what skills you already have.

I've fixed several plumbing issues myself just by watching YouTube videos, but it's often taken hours, especially with an older house with.nonstandard plumbing fixtures, and place is only 50 years old.
I've had to hire a plumber for a few jobs that I just could not do myself because my plumbing skills are limited. However, you would be surprised how much you can get done with even very, very limited plumbing skills. Again, I have no idea what your existing skills level is, so that's really all I can say.

I totally agree with pp to leave pretty much anything cosmetic alone for awhile. For one, it doesn't need to be done, and two, I like to live on a place for awhile before finalizing what I want it to look like. I had a lot of ideas of what I wanted to change when I first moved in here, but over two years, I've changed my mind on a lot of them.

Take your time, get to know your house first before making permanent, cosmetic changes. However, the best money saver will be to keep as much original as possible. My kitchen and bathroom were hideously dated when I bought this place, but some paint, refinishing cabinets, and new cabinet hardware was all it really needed to be updated. Well, I could use a new kitchen countertop, but I can't decide on colour, so that will probably take another year of contemplation before I commit to more change. I *just* dramatically changed the cabinet colour, so I'm getting used to that first.

I also agree to try cleaning the carpet first, unless it's truly irreparably bad. If it really does need replacing, then definitely tear it up yourself, this is an easy DIY job. I can't say much else about flirting because you haven't said what you want. Most people these days seem to go with vinyl plank flooring, which is very DIY-able. I've never done carpet myself, so I can't speak to how easy or difficult that it, but intuitively, it seems doable, but frustrating. Then again, you never know what you will find under carpet, in a house that age, it could be hardwood and you could be in a refinishing situation, which is doable DIY, but not pleasant if you live in the house.

As for the roof, sorry, I have no input on that, I've always lived on condos, so never needed to make roof decisions, but tons of people here can give you input.

[YttriumNitrate]

Hi. Just bought a 1949 SFH. ... Any tips on roof? Solar reflective shingles good? PVC pipes? Thanks

Spending more on a better roof is a worthwhile investment, but only if you expect to live in the house for a reasonably long time. Like having more insulation in the attic, it is something that great to have and pays for itself over time but adds little to the resale value of the house.

[Fishindude]

First priorities should be to get the roof in good shape and fix any plumbing leaks, so no more damage is done to the structure or finishes.
Just keep things economical if you replace the roof and use a good quality conventional shingle, you'll be good for 15-25 years.

[Evie]

I also have kids and am not super handy (but have drywalled, and done some minor stuff myself).  IMHO it is not worth it.  Unless you know what you are doing or are good at these things it will take you longer and look crappier and may in fact cost you money when you do it wrong.  I have become convinced that it is almost never worth my time to do it myself except for landscaping (which I am really good at and could charge for).  Even then, I have no time.

First, you have to prioritize things that keep the elements out, and limit water damage as others have said.

Roof--get someone out to look at it.  How many years does it have left?  If five, have a roofer come inspect, reseal flashings etc.  I bought myself 4 years going this route and it cost me a couple of hundred bucks and I had someone I trusted to come out and make repairs (which I didn't end up needing).  I replaced before it failed, within the range of time the inspector and roofer suggested. Otherwise, you may need to just replace sooner.  Many states already have minimum standards for roofs (like CA is super aggressive on this) so IMHO not worth paying extra to upgrade unless it's your permanent forever home and you are in a higher end neighborhood.

Leaking sinks and faucets.  Get a plumber out to change out all angle stops and the faucets.  It's often an old angle stop or o ring in the faucet that is the culprit.  You could go cheap and try to fix just that but in my experience faucets tend to fail after a while (especially cheap ones) and just need to be periodically replaced.  It could also need recaulking.  Buy a few faucets, have the plumber come and inspect and tell you the issue.  Have him install the new faucets regardless, he will have the angle stops. If you really don't need them return them after his visit. Have him recaulk.  That should be relatively affordable compared to the other things you need and want to do. Edited to add: for the shower, he will need to look and see where it is leaking. Could be the pan, could be improperly installed/done (e.g.tile direct on wall with no waterproofing, etc. or could just need to be recaulked. 

Next, if the carpet is disgusting just pull it and put down new carpet.  You can replace like with like.  If you try to change to a different flooring type you may or may not also need to make changes to sub floor. Get a flooring person out to come take a look and give you a quote.  If carpets can be cleaned and you are tight on funds do that.

I find painting labor to be extremely expensive where I am. Paint is "cheap" compared to other projects (though there is now a paint shortage) and the easiest DIY project (though people often do a very shitty job).  Get a few quotes, consider painting yourself if it's a priority and you have funds after the roof repairs and plumber and floors.  Painting and floors are a pain to do after you move in, but they are also a chunk of change if you need to pay someone to do it for you or time intensive if you do it yourself.

Kitchen--I didn't think I could live here without redoing the kitchen, but it's now seven years on and while it will get done eventually (maybe even this year) once you live in a place you would be surprised by how your plans for what the priority is change).  Minimum--get some new hardware and a new faucet and the sink recaulked.  Realize that refinishing cabinets is as expensive as replacing.

Last, I didn't see it mentioned, but if your hot water heater is old, please just have it replaced. If that thing fails and floods your place it's a major pain.  Just bite the bullet and do it now.

Also, insulation if you don't have it you can consider the kind that can be injected into the walls.   

[Sibley]

I also have kids and am not super handy (but have drywalled, and done some minor stuff myself).  IMHO it is not worth it.  Unless you know what you are doing or are good at these things it will take you longer and look crappier and may in fact cost you money when you do it wrong.  I have become convinced that it is almost never worth my time to do it myself except for landscaping (which I am really good at and could charge for).  Even then, I have no time.

First, you have to prioritize things that keep the elements out, and limit water damage as others have said.

Roof--get someone out to look at it.  How many years does it have left?  If five, have a roofer come inspect, reseal flashings etc.  I bought myself 4 years going this route and it cost me a couple of hundred bucks and I had someone I trusted to come out and make repairs (which I didn't end up needing).  I replaced before it failed, within the range of time the inspector and roofer suggested. Otherwise, you may need to just replace sooner.  Many states already have minimum standards for roofs (like CA is super aggressive on this) so IMHO not worth paying extra to upgrade unless it's your permanent forever home and you are in a higher end neighborhood.

Leaking sinks and faucets.  Get a plumber out to change out all angle stops and the faucets.  It's often an old angle stop or o ring in the faucet that is the culprit.  You could go cheap and try to fix just that but in my experience faucets tend to fail after a while (especially cheap ones) and just need to be periodically replaced.  It could also need recaulking.  Buy a few faucets, have the plumber come and inspect and tell you the issue.  Have him install the new faucets regardless, he will have the angle stops. If you really don't need them return them after his visit. Have him recaulk.  That should be relatively affordable compared to the other things you need and want to do. Edited to add: for the shower, he will need to look and see where it is leaking. Could be the pan, could be improperly installed/done (e.g.tile direct on wall with no waterproofing, etc. or could just need to be recaulked. 

Next, if the carpet is disgusting just pull it and put down new carpet.  You can replace like with like.  If you try to change to a different flooring type you may or may not also need to make changes to sub floor. Get a flooring person out to come take a look and give you a quote.  If carpets can be cleaned and you are tight on funds do that.

I find painting labor to be extremely expensive where I am. Paint is "cheap" compared to other projects (though there is now a paint shortage) and the easiest DIY project (though people often do a very shitty job).  Get a few quotes, consider painting yourself if it's a priority and you have funds after the roof repairs and plumber and floors.  Painting and floors are a pain to do after you move in, but they are also a chunk of change if you need to pay someone to do it for you or time intensive if you do it yourself.

Kitchen--I didn't think I could live here without redoing the kitchen, but it's now seven years on and while it will get done eventually (maybe even this year) once you live in a place you would be surprised by how your plans for what the priority is change).  Minimum--get some new hardware and a new faucet and the sink recaulked.  Realize that refinishing cabinets is as expensive as replacing.

Last, I didn't see it mentioned, but if your hot water heater is old, please just have it replaced. If that thing fails and floods your place it's a major pain.  Just bite the bullet and do it now.

Also, insulation if you don't have it you can consider the kind that can be injected into the walls.

Um, facepunch. Just, facepunch. If you don't know why, please go reread the blog from the beginning.

[tygertygertyger]

Mostly posting to follow, but also to commiserate! We just bought a house built within a few years of yours, and are facing the same questions about prioritization and order. We’ve gotten advice on starting with any health/safety issues, and living in the house for a while before making any cosmetic changes (we’ll live with our not-great kitchen and bathroom setups for a while, as both are entirely liveable.)

We have about 5 weeks before we move in, so we're figuring out what to do with that time now. Stuff we're planning (on the chance it helps you):

1. Some windows have tiny leaks in the rain, as we saw during the final walk through. Luckily there's a lifetime warranty, so we already have the original installers coming in to fix that. (professional)
     a. Then I think we need to check the walls below the windows, because there's clear evidence this wasn't the first time...    we know they previously had the windows replaced in that spot. (diy check, then we'll see what needs to happen)

2. Inspection found mold in the attic, due to bathroom exhaust venting generally up there, and not to the exterior, so our thinking on the attic is:
     a. mold remediation (professional)
     b. venting the exhaust properly (diy, we know someone with experience doing this who will help)
     c. checking electrical to ceiling fixtures (probably diy) in case we want ceiling fans before we...
     d. add more insulation to the attic, as the stuff up there is OLD (diy). Once we do this, I hope we never have to go up there again. It's not easily accessible.

3. Refinishing the hardwood floors. (Professionals, blessedly, though I haven't gotten quotes yet... we'll see.)
     a. Before refinishing them, we are going to tear out the carpet in one room, since there's hardwood floor underneath. (DIY)
     b. also we'll tear out a closet that was built out into a bedroom and is unnecessary. Luckily they built it over existing floor and without cutting out original bedroom trim, so it should hopefully be easy enough. (DIY)

People keep asking us if we're painting! I really have no idea what colors I'd want to paint and my mind is too full of the above tasks to worry about it.

PS We are first-time home buyers and have little experience, but I think the above DIY items are within our possible range. Can you have someone watch the kids for periods of time? Do you have more skilled friends that you can ply with food or beverage of their choice to come help you do some of these tasks? We've helped family tear out carpet, paint walls and doors, plant gardens, and I've gone to a friend's to do minor work, so I'm happy to ask for help when we need it! 

[Sibley]

Oh sheesh, I had a big post all typed up and the computer crashed earlier. This one will be shorter.

Prioritize in the following order:
1. Active damage is occurring/major safety issues
2. Damage will occur in future
3. Functionality isn't there
4. It's ugly

Projects can address any or all of these issues. But the most urgent problems are leaking roofs, leaking plumbing, etc because it is causing damage, or big safety issues. If you end up repainting the room because you had to put holes in the wall to fix the plumbing, great you crossed it off the list.

Also, you can accomplish quite a bit with limited DIY skills. Some plumbing takes youtube and limited skill (and a lot of swearing). Painting, caulking, pulling out carpet, cleaning the floor under the old carpet, large sections of landscaping and yardwork - they're low skill, high labor things. And as you do small things, that will help grow your skills so you can start tackling bigger things. Just make sure you do the research so things get done properly. Bad DIY is the worst.

At the same time, know your limits. I hire pros for things that I can't safely do or can't do with good results. However, I make sure I know how things should be done.

Re the kids, I get it. However, depending on what you're doing and the ages of the kids, either get them out of the way entirely or put them to work. Kids will have a sense of pride from the little bits of help they give you, and having someone hand you the tool you need makes it a little easier.

OP, based on your list, get the roof replaced/repaired ASAP. Fix the leaky plumbing, if its just faucets and similar then that's a DIY, but if pipes are bad then call the plumber. Try to find the leaks yourself, that will save some money when the plumber gets there. If the kitchens/bathroom are functional but ugly, then deal with them for now. Carpet you can pull yourself.

[mountainfamily]

We bought a fixer while pregnant with kid #1. We hired out stuff that needed permits or that we couldn't do efficiently (plumbing, wiring, roof, parts of the kitchen). We did DIY during nap and after bedtime and on weekends. I organized the big projects. We never hired a GC. It cost a bit to do the house, but it was much less than full service options.

The order of projects coincided with the baby's age, mobility levels, and our finances:

pre-baby #1
1. had hardwoods refinished before moving in
2. new vapor barrier in crawl space
3. replaced the roof
4. a whole-house, messy, less expensive project: interior surfaces. Doors, light fixtures, baseboards, trim, interior paint. We hired a painter and a carpenter who let us help, which cut costs and added to our skill set. We helped by washing brushes, doing cleanup, sanding, caulking, rolling paint, etc. All these things require no skill. Along the way we became competent enough at finish carpentry and painting that we don't have to hire anymore.
5. we addressed all health/safety things from the inspection report

after baby #1 was born but before she could crawl:
1. fun fireplace makeover (DIY)
2. gutted and redid the only bathroom (DIY, a relative with a camper that had a bathroom came to help)

when baby #1 was a toddler who could move around but couldn't follow instructions or be captivated by a show: landscaping, hardscaping..cheap to DIY, made a big difference, kid could play outside alongside us. Gave us a year to save for the big one..the kitchen.

when kid #1 was old enough to watch videos: full kitchen reno, including re pipe, HVAC, and re wire. I acted as the GC and hired out the big stuff, and we were constantly busy either doing child care or managing the smaller stuff. We did demo, etc., after bedtime. She watched a lot of Daniel Tiger.

Before getting pregnant with kid #2: finished up the kitchen and the fixer was fixed!..Then we decided to move and get a bigger house in a smaller town.