The dining room

Some of my clients think that a dining room is an essential part of a house or condo worth buying, others are happy as long as there is one place for the residents to eat. Is doing without a dining room a space-cutting compromise you would make? If you live without a dining room, does it matter to you?

When the subject of dining rooms comes up for house hunters I work with, I focus on how often the room will be used and how important those occasions are. For some people, a few big family dinners a year are the occasions that make a house a home. It doesn’t matter if the table is a pseudo-desk and mail drop the rest of the year. The way around that for space-savers is to choose a place with a living room-dining room that is one big room. An expandable table can be put in one area and opened on the rare, but important, occasions.   

For others, dinner in the dining room is a mark of civility that they will not do without on a regular basis. This demands a dining room that accommodates a dining table every day. If this buyer is really tight on space, a desk may live in that dining room, too. But the room is a dining room, first, and an office, second. 

Happy Thanksgiving. How’s your dining room?

The other question that comes up about dining rooms is that some clients strongly object to dining rooms that are not close to the kitchen. They feel the same way about outdoor eating spaces that are far from the kitchen. Do you have the same pet peeve?

When is too small a signal to run away?

Today, the second part of Shadow’s question: How does a buyer figure out which problems common in “compromise” houses are fixable and which should signal the call “run away!”

Shadow asked: How can buyers in a price bracket (say $50k wide) maximize their housing purchase - are there solutions to problems that are common in homes in that price range? Low ceilings, small bedrooms, cramped bathrooms, etc?

Ceilings

Very high ceilings are expensive to heat. Although people like the sense of space that a cathedral ceiling creates, they pay for it with their heating dollars. Most of my clients still like them. Then there is a “normal” ceiling height that is somewhere around seven feet to eight feet. Most people are comfortable with that. As soon as ceiling height falls below six-and-a-half feet, people start to feel cramped. I consider that a “run away” quality.

I once had a client who really liked a house for sale that had six-foot ceilings. I did everything I could to talk him out of it. His rationale was that he was short and so was his girlfriend. I reminded him that all his friends were not so short. I did my best… His parents talked him out of it and I was relieved. I think a house with abnormally short ceilings will always have a drag on resale. Short basement ceilings have a similar negative, but not as much. If the ceiling is not a bit over six feet down there, most people will not use the basement much. This affects resale.

Then there are ceilings that were lowered by “dropped ceilings.” Beware of them. Most were done for energy savings in the 1970s. But, since then that space may have been used by electricians and plumbers. You may find that it will cost thousands to rewire and replumb the wires and pipes that now lurk above.

Ugly ceilings are in the eye of the beholder. Some people cannot abide shiny/sparkly patterns on plaster ceiling. The solution for these is either a plaster skim-coat or a new layer of sheet-rock over the existing plaster. For “popcorn” ceilings, you need to sheet rock. (Also, some popcorn ceilings had asbestos and should not be scraped.) These changes could cost up to $500 a room. It adds up fast if the whole house has ugly ceilings.

Bedrooms

Small bedrooms are a double-edged sword. The value of a house or condo is heavily influenced by the number of bedrooms it has. However, if the bedrooms are so small that a bed won’t fit in them, most buyers will reject it anyway. I know you have all seen rooms like that. I see them all the time.

In terms of value, a condo with two bedrooms is a better investment than a one-bedroom one. A three-bedroom house is a lot better, economically, than a two-bedroom one. So, if you get the urge to knock down a wall to make a bigger bedroom, you could decrease the value of your property if you are creating a place without enough bedrooms for its type.

Small bathrooms

Bathrooms are surprisingly expensive to modify. It will cost you an arm and a leg to increase the size of your bathroom unless there is a closet next to the bathroom -- not on the wall where the plumbing is – that you can expand into. My advice is to get used to it or pass on the house.