Must have upgrades for a new house?

[Ultra-]

Updated the pricing for the upgrades (Jan14, 10am)

So my parents just bought a new house. We had an appointment with the decor centre and we'll need to finalize our upgrade decisions soon. What are some upgrades that I should go with the builder? Parents plan on reselling the house 5-15 years from now (maybe more than 15 yrs).
So far the upgrades i have are:

-staircase with the iron bars - $3600
-smooth ceilings on main floor - $1100
-Polished porcelain tiles in kitchen and main foyer, main powder room - installed at 45 degrees - $4300 (category: upgrade 4 tiles) + $550 (for diagonal)
-electrical for light fixtures in the rooms that don't have light fixtures - $125/rough in with switch
-changed height of all doors to 8ft - $375/door (two doors - powder room on main, laundry on stairs landing)
-ticker trimming for all doors, windows, etc throughout house - $1100
-exterior pot lights/spot light things - $215/inside - $300/outside
-power outlet over fireplace, fan, and conduit piper for television to be installed over fireplace. - 750$ (100 power outlet; 225 for conduit pipe; 428 for fan)
-cold cellar - $3800

Kitchen:
-Granite counter tops for kitchen + cutout for undermount - ~$2150 (upgrade level 2)
-kitchen under mount sink (extra deep) - $900
-Granite counter top for master bath - $2000
-kitchen cabinets have the ledge on the bottom (forget what it's called)
-Electrical to install lights under the cabinets
-glass backsplash (has some pattern, can post a picture of it) - $2000 (upgrade level 5 titles)
-electrical to hang pendent lights over breakfast bar (includes switch) - $220 (for two electrical rough in) OR $125 (for one electrical rough in)
-rough in gas line for gas range - $625

bathroom
-frameless shower glass shower stall for master bathroom - $2300
-jacuzzi - $2000
-staggered tiling pattern for shower stall - $150
-upgraded floor tiles in bathrooms - $500 (upgrade level 1 tiles)
-glass shower stall instead of bathtub for the bedroom ensuite and shared bathroom. - ~$2500/tub replacement


Hardwood floors come standard in the main floor of the house. The other bathrooms will have standard (laminate) vanity tops and maybe upgraded cabinets. I didn't upgrade any of the flaucets for kitchen or bath.. so they're the basic ones. We decided not to go with the cooktop ranges and built in microwave and oven on cabinet option. However, I'm torn on whether to spend an additional $2,200 to allow for a slide in range. What do you guys think? Is it worth paying 2.2k to have an expensive slide in range or would a freestanding one be okay? Most house buyers won't really notice, yes?

We decided to install pot lights through third-party (eg. mr potlights) because the builder is charging $240 a pot light. We left the upstairs with standard carpeting as we plan on removing it and installing laminate; the builder does not have laminate as an option. We also plan on doing the crown molding through third party. Lastly, we're going to get a third party person to set up wires for speakers throughout the house.. the builder is charging a lot.

Please feel free to go through that list and give your opinion on what you think is unnecessary. Also feel free to add what you think is an important upgrade that I haven't added to my list.

Many thanks!

[rocking23nf]

5 years? why bother with any of it. The house could be worth 100,000 less in 5 years.

That list of upgrades is going to cost big bucks.

We added french doors to patio instead of sliding doors
Gas line for BBQ
Carpet upgrade
Tiled ensuite to match tiles on main floor.

[Tabooger]

Can't stress this enough, network the house! So much easier before the house is built, some will even let you go through the house and install wires.

[Ultra-]

5 years? why bother with any of it. The house could be worth 100,000 less in 5 years.
That's a rough guess.. But i appreciate the input!


Can't stress this enough, network the house! So much easier before the house is built, some will even let you go through the house and install wires.
By networking did you mean ethernet? If so, it comes standard with all telephone jacks. I forgot to include this in my list.

[dynamiteroll]

Whether the upgrades are worth it depends on the area you are selling in and the expected buyer demographic. If you have the best house in a questionable area, I would forgo upgrades altogether.

Since we just built, these are some things we did because a) we liked them but also b) we felt they offered perceived value.

- staircase is a feature, iron railings look much nicer than wood
- instead of 8' doors, we did 6'8" with transom...and only on the main floor
- if you have nice stucco or wood/hardi siding, exterior pots will really set off the front of the house. If you have vinyl anywhere on the front facade, forget the exterior pots except near the front door.
- consider granite for the powder room too...it's usually a very small counter anyways
- we deleted jacuzzi and stuck with a basic soaker. You can rough in for the jacuzzi motor though.
- do a freestanding stove and put that $2200 towards heated tile floors. I suspect the upcharge will kill this idea.
- what kind of builder doesn't have laminate as an option? Be aware carpet rides a bit higher than laminate so your baseboards and doors will be cut to suit carpet.
- fishing speaker wire is a pain after drywall is up. I did it myself after electrical rough-in but not all builders allow homeowners to do anything. Can't hurt to ask.
- glass backsplash is very nice but pretty expensive. A simple subway looks timeless and is CHEAP.

[nightlite]

Above all things that caught my eye, the iron rod staircase would be one thing I'd never do. I have young kids and the idea of them falling and smashing their faces into that type of railing by accident would be a huge turn off in terms of a purchase. I'd take a well put together modern wooden one anyday.

And the shower vs the bathtub in the bedroom ensuite for me wouldn't work as well. I am not a fan of seperate showers vs bathtubs. For an everyday suburban house, I like my bathtub with a shower.

[SW20 MR2]

My comments on your list:

-electrical for light fixtures in the rooms that don't have light fixtures -> If you're going to have an electrician install potlights, you might as well have them do these fixtures as well. Given that you're going to install crown moulding, it'll make the electrician's job much easier to run the wiring and lessen any drywall damage that might be done during installation.

-exterior pot lights/spot light things -> Same as above.

Kitchen:
-Granite counter tops for kitchen and master bath -> Check the price of doing it after closing.
-kitchen under mount sink -> If you do it after closing, you can do it at the same time as your granite. You'll have better selection as well.

-Electrical to install lights under the cabinets -> Same as potlights. Easy to do afterwards, and you can typically buy the trim from the cabinet manufacturer (just don't tell them that you moved into a new house).

-electrical to hang pendent lights over breakfast bar -> Same as potlights.

bathroom
-jacuzzi -> Will you *really* use it? If so, by all means.

[goofball]

Central vac roughin (including vacpan in kitchen)?
conduit pipe from attic to basement?
water line for fridge?

[Si98]

OP, your parents are only going to live there for 5 years. Just upgrade what is necessary to stay competitive for resale purposes. Basically stuff that is hard to do later on. Off the top of my head I think of smooth ceilings. Personalized choices like granite and how you arrange your potlights may work for or against you.

[nalababe]

The only one that I would have any interest for would be the gas line for the stove...

Many of the rest are either neutral or negatives for me...

[y2jversion1]

OP, your parents are only going to live there for 5 years. Just upgrade what is necessary to stay competitive for resale purposes. Basically stuff that is hard to do later on. Off the top of my head I think of smooth ceilings. Personalized choices like granite and how you arrange your potlights may work for or against you.

This is very true. My partner & I have encountered many "horror stories" of folks going all out on upgrades in a new house, and then when it comes time to sell - they actually have to sell at a loss or for significantly lower price than other comparables because they spent too much, vs the other comparable homes on the street.

Someone had purchased a brand new home in Stouffville and had over 50K in upgrades done, however due to his life circumstances changing, he had to sell after 2 years. All other comparable properties were selling sub $480K but for him to break even, he had to sell his at just over 500K. He was shopping around for agents and he had a consult with us - we advised him that it would be highly unlikely that it would sell for his desired price due to the current market in his immediate vicinity. He kept going on about the upgrades. We advised that we understand that he spent a lot (which was not wise of him in the first place), but that the market dictates the pricing and no buyer would pay 30K extra for upgrades they can get after market for at most, 10K. We advised that we can list at his desired price, but if the house is just sitting there while other properties are selling in his area, we asked if he can be flexible with the price to drop it somewhat. He decided to list with a different agent and the home sat on the market for over 4 months & 3 price drops (final price before pulling listing was 490K) and he finally pulled the listing. By that time we had introduced the flat-fee type listing products where he'd be able to save full listing agent commission for a low flat fee and he was interested in that. He is considering to list using our Gold Package in spring. AT least that way he can possibly break even and not take a loss while selling.

Moral of the story - if you plan to go crazy with builder upgrades, be prepared to get burned - or at least be prepared to take a small loss (in principal or profit) when you sell. Most aftermarket kitchens & renos overall are significantly cheaper than builder prices. Something like a flat ceilings may be cheaper through a builder, but potlights, granite, hardwood etc would be more cost efficient after-market.

Good luck and congrats on the new pad!

[alamshahid]

So my parents just bought a new house. We had an appointment with the decor centre and we'll need to finalize our upgrade decisions soon. What are some upgrades that I should go with the builder? Parents plan on reselling the house 5-x years from now.
So far the upgrades i have are:

-staircase with the iron bars
-smooth ceilings on main floor
-Polished porcelain tiles in kitchen and main foyer- installed at 45 degrees
-electrical for light fixtures in the rooms that don't have light fixtures
-changed height of all doors to 8ft
-ticker trimming for all doors, windows, etc
-exterior pot lights/spot light things
-power outlet over fireplace, fan, and conduit piper for television to be installed over fireplace.
-cold cellar

Kitchen:
-Granite counter tops for kitchen and master bath
-kitchen under mount sink
-kitchen cabinets have the ledge on the bottom (forget what it's called)
-Electrical to install lights under the cabinets
-glass backsplash
-electrical to hang pendent lights over breakfast bar
-rough in gas line for gas range

bathroom
-frameless shower glass shower stall for master bathroom
-jacuzzi
-staggered tiling pattern for shower stall
-upgraded floor tiles in bathrooms
-glass shower stall instead of bathtub for the bedroom ensuite and shared bathroom.


Hardwood floors come standard in the main floor of the house. The other bathrooms will have standard (laminate) vanity tops and maybe upgraded cabinets. I didn't upgrade any of the flaucets for kitchen or bath.. so they're the basic ones. We decided not to go with the cooktop ranges and built in microwave and oven on cabinet option. However, I'm torn on whether to spend an additional $2,200 to allow for a slide in range. What do you guys think? Is it worth paying 2.2k to have an expensive slide in range or would a freestanding one be okay? Most house buyers won't really notice, yes?

We decided to install pot lights through third-party (eg. mr potlights) because the builder is charging $240 a pot light. We left the upstairs with standard carpeting as we plan on removing it and installing laminate; the builder does not have laminate as an option. We also plan on doing the crown molding through third party. Lastly, we're going to get a third party person to set up wires for speakers throughout the house.. the builder is charging a lot.

Please feel free to go through that list and give your opinion on what you think is unnecessary. Also feel free to add what you think is an important upgrade that I haven't added to my list.

Many thanks!

If you're parents really want all that tell them to live in it and enjoy the home longer than 5 years.

[vero95]

So my parents just bought a new house. We had an appointment with the decor centre and we'll need to finalize our upgrade decisions soon. What are some upgrades that I should go with the builder? Parents plan on reselling the house 5-x years from now.
So far the upgrades i have are:

-staircase with the iron bars
yes

-smooth ceilings on main floor
yes

-Polished porcelain tiles in kitchen and main foyer- installed at 45 degrees
I hate tiles in the kitchen. they are cold. I prefer hardwood

-electrical for light fixtures in the rooms that don't have light fixtures
can be replaced with potlights installed later

-changed height of all doors to 8ft
yes

-ticker trimming for all doors, windows, etc
yes

-exterior pot lights/spot light things
yes

-power outlet over fireplace, fan, and conduit piper for television to be installed over fireplace.
I would not install tv over the fire place

-cold cellar
yes

Kitchen:
-Granite counter tops for kitchen and master bath
not from builder

-kitchen under mount sink
not from builder

-kitchen cabinets have the ledge on the bottom (forget what it's called)
maybe

-Electrical to install lights under the cabinets
can be done later

-glass backsplash
not from builder

-electrical to hang pendent lights over breakfast bar
not from builder

-rough in gas line for gas range
not from builder


bathroom
-frameless shower glass shower stall for master bathroom
yes

-jacuzzi
I hardly use it. you may need bullnose tile. hard to replace later

-staggered tiling pattern for shower stall
yes

-upgraded floor tiles in bathrooms
yes

-glass shower stall instead of bathtub for the bedroom ensuite and shared bathroom.
yes


Hardwood floors come standard in the main floor of the house. The other bathrooms will have standard (laminate) vanity tops and maybe upgraded cabinets. I didn't upgrade any of the flaucets for kitchen or bath.. so they're the basic ones. We decided not to go with the cooktop ranges and built in microwave and oven on cabinet option. However, I'm torn on whether to spend an additional $2,200 to allow for a slide in range. What do you guys think? Is it worth paying 2.2k to have an expensive slide in range or would a freestanding one be okay? Most house buyers won't really notice, yes?

We decided to install pot lights through third-party (eg. mr potlights) because the builder is charging $240 a pot light. We left the upstairs with standard carpeting as we plan on removing it and installing laminate; the builder does not have laminate as an option. We also plan on doing the crown molding through third party. Lastly, we're going to get a third party person to set up wires for speakers throughout the house.. the builder is charging a lot.

Please feel free to go through that list and give your opinion on what you think is unnecessary. Also feel free to add what you think is an important upgrade that I haven't added to my list.

Many thanks!

see my comments above. many upgrades you can do later for half price so think about that

[bionicbadger]

9 foot basement
at least 36" wide doors inside, and 4 foot wide doors for entrance ways

[joeyr]

If it were me, I'd skip out on all upgrades that can be done later on for less. I don't know about where you live but around here central air is an option. If it's the same for you I's take that. You may also be able to get a heatpump added on later to either save money or get a better unit for the same price.

[Ultra-]

Wow, thanks a lot for all the input everyone!!!

The builder's giving granite counter top (grade 1) as a standard for the kitchen, so I was leaning towards upgrading it to grade 2 ($1800) (so that it's thicker, and gives a better colour/pattern). Since they do give it, if I want an under mount sink, I would have to do it with the builder right?

Has anyone tried replacing bathroom counter tops before? Would removing existing counters cause damage to the cabinets or the mirror? The counter is in between two walls, so i guess it has to be a perfect fit. The quote we got for grade 1 granite (double sink, ~2.5'x7') counter was $2000.

Vero, is there a reason as to not put the TV over the fireplace?

Has anyone heard of ash for hardwood floors? I read the hardwood floors thread and get an idea, but in a general sense...do people tend to like to hear/see "oak floors" over "ash wood floors"

CVAC and conduit comes with house. I definitely agree with increasing the ceiling heights, but they wont allow it :( I'm still thinking about the other suggestions given.
5 years may have been an understatement, it could be anywhere from 5-15 years (or more)

Thanks again everyone!

[patrob]

So my parents just bought a new house. We had an appointment with the decor centre and we'll need to finalize our upgrade decisions soon. What are some upgrades that I should go with the builder? Parents plan on reselling the house 5-x years from now.
So far the upgrades i have are:

-staircase with the iron bars - Yes & stain the staircase incl. the hardwood
-smooth ceilings on main floor - Yes with builder, too messy to do it later
-Polished porcelain tiles in kitchen and main foyer- installed at 45 degrees - I find 45 deg. tiles "old fashioned" :lol: instead do brick joint/staggered
-electrical for light fixtures in the rooms that don't have light fixtures - Yes, if reasonably priced
-changed height of all doors to 8ft - Yes, looks amazing
-ticker trimming for all doors, windows, etc - Yes with the builder
-exterior pot lights/spot light things - After closing
-power outlet over fireplace, fan, and conduit piper for television to be installed over fireplace. - Yes with the builder
-cold cellar - Yes & obviously with the builder

Kitchen:
-Granite counter tops for kitchen and master bath - Def. after closing
-kitchen under mount sink - After closing
-kitchen cabinets have the ledge on the bottom (forget what it's called) - Wooden valance - yes
-Electrical to install lights under the cabinets - After closing
-glass backsplash - Def. after closing!
-electrical to hang pendent lights over breakfast bar - After closing since you are already doing pot lights
-rough in gas line for gas range - Will be cheaper after closing unless it's a reasonable price

bathroom
-frameless shower glass shower stall for master bathroom - Yes with the builder unless they just tile & leave it empty so you can install the glass for cheaper after clsoing
-jacuzzi - If your parents will use it then yes but most people don't
-staggered tiling pattern for shower stall - Yes
-upgraded floor tiles in bathrooms - Yes, better to pay for nicer tiles now since most likely you will not be ripping it out after
-glass shower stall instead of bathtub for the bedroom ensuite and shared bathroom. - Personal preference but think about future resale, some people prefer to have a shower & a tub especially with smaller kids


Hardwood floors come standard in the main floor of the house. The other bathrooms will have standard (laminate) vanity tops and maybe upgraded cabinets. I didn't upgrade any of the flaucets for kitchen or bath.. so they're the basic ones. We decided not to go with the cooktop ranges and built in microwave and oven on cabinet option. However, I'm torn on whether to spend an additional $2,200 to allow for a slide in range. What do you guys think? Is it worth paying 2.2k to have an expensive slide in range or would a freestanding one be okay? Most house buyers won't really notice, yes?
- That would be the first thing I would notice :) Def. get at least a slide-in range. It will look nicer than a reg. freestanding range. But it also depends on area you are selling in & how large the house is. I see many people upgrade everything in the house including nicer kitchen cabinets & then they cheap out on the kitchen appliances & it makes the kitchen look "cheap".


We decided to install pot lights through third-party (eg. mr potlights) because the builder is charging $240 a pot light. We left the upstairs with standard carpeting as we plan on removing it and installing laminate; the builder does not have laminate as an option. We also plan on doing the crown molding through third party. Lastly, we're going to get a third party person to set up wires for speakers throughout the house.. the builder is charging a lot.
- Good idea to do this after closing


My answers in Bold :)

[patrob]

Wow, thanks a lot for all the input everyone!!!

The builder's giving granite counter top (grade 1) as a standard for the kitchen, so I was leaning towards upgrading it to grade 2 ($1800) (so that it's thicker, and gives a better colour/pattern). Since they do give it, if I want an under mount sink, I would have to do it with the builder right?

Has anyone tried replacing bathroom counter tops before? Would removing existing counters cause damage to the cabinets or the mirror? The counter is in between two walls, so i guess it has to be a perfect fit. The quote we got for grade 1 granite (double sink, ~2.5'x7') counter was $2000.

Vero, is there a reason as to not put the TV over the fireplace?

Has anyone heard of ash for hardwood floors? I read the hardwood floors thread and get an idea, but in a general sense...do people tend to like to hear/see "oak floors" over "ash wood floors"

CVAC and conduit comes with house. I definitely agree with increasing the ceiling heights, but they wont allow it :( I'm still thinking about the other suggestions given.
5 years may have been an understatement, it could be anywhere from 5-15 years (or more)

Thanks again everyone!

Yes you would have to do the sink with the builder if they are supplying the granite. Also think about a nicer faucet. You can do it after closing but if you want a single hole faucet, the builder might drill the standard 3 holes & then you have to use a cover which does not look as good IMO.

Do the bathroom counters after closing. People do this all the time.

I have heard about Ash hardwood ;) It has similar grain to oak but it does have a smoother finish more like maple which might show more damages. Oak is more popular but Ash is cheaper & we all know builders like to save $ anywhere they can. Ask the builder if they will close the house with no floors & give you some credit towards other upgrades & install better quality hardwood after...

[nousername]

is it worth the money to do the upgrades you bolded patrob in a town house with 90$/month maintenance fee.if we plan to sell it after 5 years.

[-=phelan=-]

^^ look at the competition in the neighbourhood and be comparable.

I know for me, almost everyone had granite counter tops in my area (builder most likely) and hardwood floors. So when i moved in i decided to rip out the carpet and lay down hardwood everywhere top and main, but kept my finished basement in carpet for a "warmer" feel.

I don't think i'll do the granite tops as the kitchen imho needs to be redone and i'll do it then or leave it for the next guy to do. instead i went potlights instead to stand out of the mix.

[vero95]

Vero, is there a reason as to not put the TV over the fireplace?


I find the area over the fireplace too busy for the tv. it may be personal but I find it hard too watch. also it may force you to install it too high to avoid the heat
I have a painting over the fireplace (a mirror would be fine too) and I put the tv on another wall over a cabinet

also since you are going to sell the house in few years I would not spend too much on the upgrades
just my opinion :)