Everyone loves to update their homes, and if you live in an older home in an appreciating neighborhood, it can be a fantastic investment. There are some pitfalls to avoid, which can cost a homeowner quite a bit of money because of no return on investment. However, it's better to focus on what TO do and stay the course.

1. Raise the Roof!!!

Not literally, but gut the attic, and raise the ceiling in, at least, the living room. Older homes typically have 8 foot ceilings, and it's one of the first characteristics that buyers notice. It's relatively inexpensive, when you compare your return on investment, to demolish the ceilings of your older home and sheetrock over your new, vaulted ceiling. It's amazing how much larger and lighter your home will feel.

2. Knock Down Walls

Literally, knock down as many walls as you can and still retain the integrity of the home, and the NECESSARY separation of rooms. If you compare older homes to newer homes, you'll notice that older homes are typically "choppy" while newer homes feel "open and flow well." This is due to "line of sight." Newer homes opt for less separation in rooms. You can create this same feeling by demolishing a half-wall that separates your kitchen from the living room or knocking down the wall between the living room and dining room to create one grand room. You'll be AMAZED at the difference it makes.

3. Overhaul Your Kitchen and/or Master Bathroom

These are the two rooms in the house that you can ALMOST go overboard and still get your money back when you sell the home. Refinish or replace the cabinetry, put in new tile and sinks - even install a new, stand-up shower! When (or if) you put your home on the market, you should see a GREAT return on investment.

4. Add a Master Bathroom

The 1-Bathroom houses from the 1970's and earlier are now obsolete. Canadians have decided that we like a private bathroom for ourselves and another bathroom for our guests and children. While 90% of the house additions are bad ideas because they don't flow well or create poorly usable space, a master bathroom addition is a fantastic way to add more square footage, and more value to your home. Make SURE that your builder ties in the new slab to the old, and make sure that the addition is done properly. A poorly designed or executed addition never adds value - most buyers immediately imagine demolishing the work.

5. Xeriscape Your Lawn (see definition below)

It's trendy, it's cheap - it should be a go! Your homes curb appeal is the first thing that buyers notice, and it's how buyers decide whether or not they'll "click on your house" online to further investigate the interior. You can xeriscape a ¼ acre lot for around $3000, and you'll more than make up for that when your home goes on the market. Furthermore, it's environmentally & fiscally responsible. Stop wasting water!

6. Paint!!!

It's fairly obvious, but painting your home modern, neutral colors makes a HUGE difference in the appearance of the home. And when you factor in the cost - roughly $1.25 to $.75/s.f. - it would be a HUGE mistake to forego painting your home when you decide it's time to modernize it. If you're planning on staying in the home for some time, paint it whatever colors you wish, but plan on repainting right before it's time to put it up for sale. If you plan on updating your home in order to sell it, go with neutral colors so that it will appeal to the widest audience.

7. Put in Wood Floors

You won't ALWAYS get your money out of installing wood floors. If you're in a great area, and it's time to replace the floors, look at the cost difference between tile, pergo, and wood. If your home will sell for $250k+ then forget about pergo and, if you choose tile, make sure it's not cheap tile. If the cost difference between wood and your other options is negligible, then go with wood - it appeals to the most buyers.

Updating your older home can be fun, very rewarding, and potentially very lucrative. Older homes in established neighborhoods are ripe for updating and can draw a premium on the marketplace. Make sure and follow these guidelines, and you should see a great return on your investment.

 

Xeriscaping refers to landscaping in ways that do not require supplemental irrigation. It is promoted in areas that do not have easily accessible supplies of fresh water. The word Xeriscaping was coined by combining xeros (Greek for "dry") with landscape. Plants whose natural requirements are appropriate to the local climate are emphasized, and care is taken to avoid losing water to evaporation and run-off. Xeriscape^TM and the xeriscape logo are registered trademarks of Denver Water, the City of Denver's Water Department. They were created by the Front Range Xeriscape Task Force of Denver Department in 1978.

Xeriscaping is not the same as natural landscaping or "zero-scaping" (in which the landscape consists mostly of concrete, stones or gravel, with perhaps a cactus or two thrown in), and can look quite lush and colorful.

Some common plants used in xeriscaping are agave, cactus, lavender, juniper, sedum and thyme.

In some areas, terms such as drought-tolerant landscaping and smart scaping are used instead.

Implementation

A collection of xeriscaping flowers

Implementation of xeriscaping includes:

• Appropriate choice and arrangement of plants - where possible, plants that are native to the area or to similar climates, as well as other plants that tolerate or avoid water stress (xerophytes, halophytes, summer-dormant bulbs, very deeply rooted plants) as ornamentals.
• Hydrozoning, grouping plants with similar watering requirements together. Plants that require more water (for example, vegetables, fruits, and certain flowers) are grouped together so that only limited portions of the landscape need extra water. These less water-efficient plants may also be sheltered from the wind and/or sun to decrease the amount of water they need.

• Minimal turf areas, using drought-tolerant turf-grass species where turf is needed at all (children's play areas). The landscape can be filled in with borders and islands of more water-efficient ornamental plants.

• Efficient application of water - drip irrigation where possible. Overhead irrigation (where needed) is applied in the morning or evening, when it is less likely to be blown away by wind or lost by evaporation. Drought-tolerant plants get no more water than they need to look good, and of course water is not allowed to splash onto concrete walkways or other areas where it is not needed.

• Conservation of water in the soil. Soil with improved structure retains water better, and mulch cools the soil surface and hinders evaporation.

Advantages

• lower water bills
• more water available for other uses and other people
• less time and work needed for maintenance
• little or no lawn mowing
• xeriscape plants along with proper bed design tends to take full advantage of rainfall
• when water restrictions are implemented, xeriscape plants will tend to survive, while more traditional plants may not
• increased habitat for native bees, butterflies, and other fauna

Disadvantages

• requires planning, especially if color is desired throughout the season, as most perennials do not bloom continuously
• may require more start-up work to prepare beds for planting than simply laying sod
• Some homeowners' associations may object to non-traditional plants.
• Requires that people moving from water-abundant to water-scarce areas change their mindset as to what types of plants they are able to practically and economically maintain
• may have to substitute one type of plant for another
• xeriscape beds require periodic maintenance which is more involved than simply mowing and edging, especially to maintain color. Weeds and trash may also be more of a problem than in a traditional lawn.
• more complicated irrigation systems may be required
• xeriscape plants can waste water if irrigation is not properly managed