Focus your remodeling dollar

First consider projects that will pay you back in full at resale time
STACY DOWNS
Knight Ridder
Your list of home-improvement plans might look like this: finishing the basement, expanding the master bedroom, adding a sunroom, replacing all the windows, a total kitchen makeover.

Slow down and focus. There are areas in the home where you should concentrate your remodeling dollars if you want to increase the value of your home.

"The kitchen and bathroom are the areas to upgrade," says Thomas Stevens, president elect of the National Association of Realtors based in Washington.

The association's most recent Cost vs. Value Report estimates most of the money spent on moderate upgrades in those two rooms will be recouped. The report can be used as a guide to help prioritize remodeling projects.

In the kitchen, start with the countertops. Keep in mind expectations are rising. Realtors and remodelers have noticed that high-quality materials, once reserved for large expensive houses, are making their way into modest homes.

"People, even on a tight budget, are putting in granite or the more expensive Silestone (engineered stone)," says Randy Metzler, owner of Metzler Remodeling and president of the Kansas City, Mo., chapter of the National Association of the Remodeling Industry. "I haven't priced Formica in about four years."

Brad Baker, who buys, renovates and sells homes as investments in the Kansas City area, uses granite countertops in nearly every kitchen he remodels because he knows he'll get his money back. Stainless steel appliances also are a good upgrade.

But buying expensive kitchen cabinets isn't such a good investment, Baker says, because at first glance it's difficult to distinguish custom-made from budget options. Usually he'll paint existing cabinets or he'll replace the hardware. If they're too beat up, Baker will buy new ones from a home-improvement store. "Stock cabinets look terrific these days," Baker says. "They come in nice colors and finishes."

When it comes to flooring, people should throw away vinyl. People looking at houses usually groan when they see vinyl in bathrooms and kitchens because it makes a house feel dated, says Kansas City real estate broker Gregg Davidson.

"People should go for timeless and not for the hot new thing unless they can afford it," he says. "They should think of things that are natural, that wear well."

House hunters are typically looking for hardwood or tile floors in kitchens. In bathrooms, people want low-maintenance flooring and wall surfaces, says Jan Burchett, executive director of the Kansas City chapter of the National Association of the Remodeling Industry. That means using tile with darker grout on the floor and one-piece slabs of marble or solid surfaces in shower stalls. Baker updates lots of master bathrooms, often installing dual vanities because so many couples want them.

Most house additions, such as creating a sitting area in the master bedroom, aren't good investments for resale. However, additions that enhance outdoor living are red hot -- people tend to recoup costs for adding a deck or patio when they sell their house, Stevens says.

Overlooked Upgrades

Lighting: Cove fixtures and dimmer switches add function and accent.

Trim: Thick crown moldings create a more finished look for a room.

Ceilings: Raising ceilings by cutting into attic space 18 to 24 inches gives rooms a more spacious feeling.

	grout GROUT The material used to fill in the joints between stone tile. Grout can be cement or plastic resins.

	Marble MARBLE: CHARACTERISTICS This standard includes general information on the characteristics and common uses of marble and identifies typical problems associated with the material. INTRODUCTION Marble is an extremely hard, metamorphic stone composed of calcite (CaCO3). It is formed as a result of the recrystallization of limestone under the intense pressure and heat of geologic processes. The effect of this process is the creation of a stone with a very tight crystalline structure and small but definite porosity. Because of its structure, marble can take a very high polish and is a very popular decorative stone for architectural and sculptural uses. The limited porosity of marble, especially polished marble, makes it less vulnerable to the leaching effects of water. Calcium carbonate, however, of which marble is composed, is highly susceptible to attack by acidic agents. Marble is readily dissolved by acids, even very dilute acids, however the actual results of acidic exposure will vary with the nature of the acid. Chlorides, nitrates, sulfates and other chemical compounds react differently with marble and produce various by-products, which have a wide range of solubility and impact on the durability of marble. For this reason, it is always important to determine the exact type of pollutants causing marble deterioration. Marble itself can be of two types, one composed of calcite and the other of dolomite. Dolomitic marble is much more resistant to acid attack than calcite marble. The color of marble ranges from the brilliant white of calcite to black, including blue-gray, red, yellow and green, depending upon the mineral composition. TYPICAL USES Marble has many decorative and structural uses. It is used for outdoor sculpture as well as for sculpture bases; in architecture it is used in exterior walls and veneers, flooring, decorative features, stairways and walkways. The way in which the stone is used may be a factor in limiting or controlling the severity of exposure. The use or function of the marble may also affect the feasibility of applying certain treatments, but type of use is not the primary factor in the major types of deterioration and damage to which marble is susceptible.