cheap wood paneling in kitchen...new tile, want new cabinets...help pick best option (floor, washer)
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Ok so I have a house that has some work done but it still has a good bit to go...mainly the kitchen.
Background: The house is brick/3bed/1bath/1000 sq ft/built in '74 and located in a small town/rural part of North Carolina about 30 miles outside of Charlotte (definitely nothing fancy so the standards for the neighborhood aren't too high). It has a brand new tile floor BUT the cabinets are flimsy 70s builder grade and the kitchen walls are covered in 1/8" paneling (all other walls are drywall) that have nothing behind them...no drywall or insulation. It has been in the family for 35 yrs and I plan on living in it for about a year and then making it a rental (but never selling). It was my parents starter home and now my starter home.
Originally, I planned on painting the 1/8" paneling (I've already primed it), and putting in new cabinets/counters. However, the paneling is a little rough on two of the boards (I guess I could just replace those two boards or use mud?) and with nothing behind it, it does nothing for sound deadening. That makes a small house seem even smaller. So now I'm thinking I should rip out the cabinets AND the paneling. I would then buy cheap white cabinets from Ikea/Lowes/HD and get someone to hang 1/2" drywall in the kitchen. There is an island in the middle which would be removed so I guess some of the tile will have to be redone? Also, would I have any problem with the gap between the tile and thicker drywall around the bottom edges?
The ceilings are popcorn too (I don't really mind them) and I figure that if I'm going to hang drywall on the walls I might as well scrape the ceilings. Right?
I know my lowest cost option would be to paint the paneling/ceiling and install the new cabinets. I'm just wondering if it's worth the added cost/effort to install drywall and scrape the ceiling. I want the house to be in decent condition and maximize rental income...I'm just thinking all that work might only get me an extra $25-50/month.
So what should I do?
I've already redone the bathroom, new carpet, new roof, new kitchen sink and plan on doing new interior doors, replacement windows, paint, crown molding, etc....don't want everything to look decent except for the kitchen.
...cabinets are flimsy 70s builder grade and the kitchen walls are covered in 1/8" paneling
(all other walls are drywall) that have nothing behind them...no drywall or insulation.
So what should I do?
When you have the $10-20,000 needed... demo it all right down to the studs.
Insulate, re/add wiring, new GWB & paint, new cabinets & tops, appliances.
I want the house to be in decent condition and maximize rental income...I'm just thinking all that work might only get me an extra $25-50/month.
Maybe, but think about this. You'll get to enjoy it for the year or so that you live there. When you go to rent it, it should rent faster since it's in better shape and looks a lot nicer. And each time you need new tenants, it should rent quicker. Each month that it's not vacant is money in your pocket. Lastly, when you or your heirs do eventually sell, you'll get some return on your initial investment.
Is the house now vacant? If so, it's really the perfect time to get all of this done. Of course, it's not my money!
You make some good points. The house is currently vacant and I have about 6 weeks to get everything done. My max budget is $10k.
I want to:
1. drywall and insulate kitchen walls....price?
2. new cabinets...I'm thinking $2000 including counter top (I just want plain jane white cabinets and it's only 8x8)
3. crown molding (foam crown molding is around $150 I think)
4. install dishwasher
5. washer/dryer/stove...can buy used and upgrade later
6. paint...~$150
7. make tile floor fit around the new cabinets
8. 6 interior doors
9. scrape/prep/paint popcorn ceilings
10. 4 new windows
I'm thinking all of this can be done for less than $10k, but I know how stuff starts adding up...outlet covers, door knobs, light fixtures, ceiling fans, etc.
Maybe, but think about this. You'll get to enjoy it for the year or so that you live there. When you go to rent it, it should rent faster since it's in better shape and looks a lot nicer. And each time you need new tenants, it should rent quicker. Each month that it's not vacant is money in your pocket. Lastly, when you or your heirs do eventually sell, you'll get some return on your initial investment.
I was also hoping that having it look nice and charging a little more will give me a better chance of getting a "quality renter".
I was also hoping that having it look nice and charging a little more will give me a better chance of getting a "quality renter".
That's another good point!
Is there any way you can salvage the kitchen cabinets? Depending on their material it might be possible to paint them. Would be more work, but might save $$.
In my starter house (an old row), my Dad and my brother ripped out pre-papered paneling that was on the back porch/laundry room, installed insulations, and dry-walled it. Replaced a window and door, and trim. In the LR/DR, I ripped out hundreds of stapled-on ceiling tiles and they dry-walled this for me. Not to mention refinishing the floor and stairs. It was a LOT of work, but I ended up living there for 15 years. I loved the way it looked, and when I went to sell, you bet it made a BIG difference!
Is there any way you can salvage the kitchen cabinets? Depending on their material it might be possible to paint them. Would be more work, but might save $$.
That was the original plan, but as a kid I didn't really pay attention to materials and stuff so I didn't know how bad they were. The bottoms of the drawers are made of the same paneling that's on the walls, chips here and there, some doors don't shut all the way/line up, old handles, counter tops with gold flake, etc. I think the doors have some kind of very thin veneer over them. I will try to take a picture tonight. I'm sure some people could breathe new life into them, but being somewhat of a perfectionist, I can see it taking me many, many many hours.
Quote:
In my starter house (an old row), my Dad and my brother ripped out pre-papered paneling that was on the back porch/laundry room, installed insulations, and dry-walled it. Replaced a window and door, and trim. In the LR/DR, I ripped out hundreds of stapled-on ceiling tiles and they dry-walled this for me. Not to mention refinishing the floor and stairs. It was a LOT of work, but I ended up living there for 15 years. I loved the way it looked, and when I went to sell, you bet it made a BIG difference!
Sounds like all the work was more than worth it! There is definitely a certain charm to a well maintained old house.
Well after thinking long and hard I decided to try painting them. I was going to get new cabs and while I had them out I was going to scrape the popcorn ceiling, remove the paneling off the walls and put up drywall (probably $2000 for everything)...then it set in that at $650/month in this rural area I might get an extra $25/month for the extra work. That's not really worth giving up 3 months rent, imo. I think I will try to make what I have work the best I can and repair/replace with new stuff down the road....these cabinets have worked for 40 years now so despite being cheap they are sturdy (the shelves are actually thicker than the lowes/HD in stock cabs).
for the most part, the cabs are structurally sound other than a few upper doors not closing completely. I filled all holes and nicks with wood filler.
Here is what I'm working with....wish me luck (the tape is just to hold the doors for the picture because i had already took the screws out and needed a before pic).
Opinions on the back wall inside the cabinets? Should I paint that the same color as the walls or the same color as the cabinets?
Last edited by eddiehaskell; 10-07-2014 at 02:20 AM..
Opinions on the back wall inside the cabinets? Should I paint that the same color as the walls or the same color as the cabinets?
Same color as cabinets. OR, paint the entire interior a different color. What color are you painting the exterior of the cabinets?
My last house, someone had painted the kitchen cupboards green (like the kitchen on Friends). I don't think I would have been brave enough to try that color, but I really liked it and kept the color. But what I really liked is that the interior of the cabinets was cream colored -- easier to see/clean with the lighter interior.
Well after thinking long and hard I decided to try painting them.
It's a rental right?
You, or the new owner, can do the real job when it needs doing.
(and when you have the money needed to do it right)
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