Why It Pays To Make That Hoboken Condo Your Own
Categories: Design, For Sellers, Hoboken Condos
Interesting question from a reader:
For new construction in large buildings, is value enhanced for differentiating one unit from the others by installing or upgrading things like a kitchen backsplash, new flooring and getting rid of “Broadway” lighting?
My answer – absolutely!
I’m shocked at how few new construction units even have a backsplash in the kitchen. Most are just sheetrock waiting to be splattered with water and grease. I’m stunned that builders are still putting “Broadway” bulbs in a bathroom and then have the nerve to call it a ‘luxury’ condo. I’m amazed that every kitchen in Toll Brothers units are basically identical – same old cabinets, in the same color, with the same countertops and knobs.
Make it your own! Those upgrades are a relatively small cost to an individual purchaser but leaving them out of hundreds or thousands of units adds up to a huge savings to a builder like Toll.
Here are some very simple guidelines I would suggest if you are going to make changes.
- Stick to neutrals. If you think you want to sell at some point, you want your home to appeal to a wide audience. Going for a really quirky style may put your stamp of personality on your property but may be a turn-off to future buyers. One of the biggest mistakes I see sellers make is refusing to repaint their homes a neutral color. Paint is extremely cheap and color has an enormous influence on people.
- Stick to classics. What’s à la mode today may look extremely dated in 5 years. Pick a style that will endure, not the latest fad. Those counter-mounted vessel sinks looked new a few years ago, now they are starting to look silly. I’ve yet to turn on the water in one without having it splash all over me.
- Stick to quality. Better to pay a bit more now for something well made than skimp and end up with wear and tear in the near future. Not only that, better brands will stand behind their product. I just hung up with Kohler because the hot water faucet in my sink was leaking. They are sending me a new one, for free.
Another area where you can get huge bang for your buck is in improved lighting. If you can install recessed ceiling lighting or, at least, decent ceiling surface-mounted fixtures, do it. Beyond that, though, if you do some research on lighting or go to a good lighting store, you can learn about ambient and accent lighting which really makes a difference in the feel of a space.
Similarly, most new condos in Hoboken offer a slab of mirror over a sink and call that a finished bath. Go to Restoration Hardware, Waterworks or Simon’s in the city and get a good quality mirror, lights, sconces and matching accessories. Other small touches that make a big difference include light switch and socket covers, door knobs, closet shelves and organizers, window treatments and, my favorite new addition to my home – a really cool thermostat that learns when you’re home and when your not and then self-adjusts. Or you can just do it with your phone.
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The HREN Home Improvement Series
Categories: Design, For Buyers, For Sellers, Hoboken Condos, Home Improvement Series
We frequently receive inquiries about residential renovations–from sellers looking to increase the curb appeal of their homes as well as from recent buyers hoping to make improvements that will enable their house or apartment to function better and feel like “home”.
Always eager to serve, I am introducing a new HREN feature: The Home Improvement Series, in which I will discuss many facets of the renovation process, viewed through the lens of the real estate market here in Hoboken. What are buyers looking for? Where is money well spent? What clever solutions have I seen in my travels?
Working with me on this series will be my brother-in-law–the most recent addition to the Turoff Team–who has spent almost 20 years working as a residential architectural designer and project manager. He will contribute practical advice and technical know-how along with some of his spectacular design talent (to use his words…).
Between the two of us, we have plenty to say, but if you have any questions on the topic, don’t hesitate to submit them, and we will try to assist you.
Ready? Let’s get started.
Question 1: I am planning some “cosmetic” renovations to my Hoboken Condo. Do I need a permit?
As with so much in this life, one person’s idea of a minor task might strike someone else as a substantial project, and while you know what you mean when you say “cosmetic”, there are specific guidelines defining what scope of work can be undertaken without a permit. Hoboken residents are governed in this arena by the city’s Construction Code Office which, in turn, administers and enforces the New Jersey Uniform Construction Code. When you plug “cosmetic renovation” into the Universal Code Jargon Translator, the phrase that pops out is “Ordinary Maintenance”–the tasks that any homeowner can undertake in the course of maintaining their home.
Alteration to the number or configuration of rooms will always require a permit. While some minor alterations to walls can be considered “ordinary maintenance”, it is a good idea to check with an architect or contractor before you start swinging your hammer. No modification of any structural wall or element is allowed without a permit, and the extent to which non-structural walls can be altered without a permit varies from case to case.
Any work that involves any change to the path of Egress–the emergency escape route from your home–requires a permit. This includes any change to the dimensions or configuration of the hallways or stairs, any change to the configuration of the home’s entry doors or egress windows–windows that lead out to fire escapes, fire ladders etc.
Within these parameters, however, there is a fair amount of work that can be considered “cosmetic” renovation work, largely related to interior finishes–painting, installation of ornamental trim, re-finishing floors, replacement of doors–and minor plumbing and electrical work: repairs and replacement of faucets, bathroom fixtures, electrical fixtures, receptacles,etc.
Beware the “Slippery Slope”
One phenomenon that you will encounter in any contemplation of “minor” construction projects is the “slippery slope”. Yes–replacing the water controls in your shower is “ordinary maintenance” under the NJ UCC. But any changes to “piping arrangements–the hot- and cold-water pipes inside the walls–is not. You can replace your old shower handles and valves with new ones without a permit, but if you decide that you want to add a hand-held shower–great for washing the dog–and a second shower head–for a romantic shower a deux–and maybe a rain head and a couple of body jets, you will need to re-work the plumbing pipes in your shower, and the code requires you get a permit. Plumbing and Electrical tasks are the most likely to lead you down a slippery slope and for that reason–and for safety’s sake–I encourage you to engage the services of a licensed plumber or electrician for all but the most basic tasks. A professional will know when your goal involves work that will take you out of the realm of ‘ordinary maintenance’ and into the Permit Zone.
In coming installments, we will take a look at these “ordinary maintenance” tasks in greater detail and look at some of the ways you can “renovate” your home, one small step at a time.
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What Makes a Hoboken Kitchen High-End: Part II
Categories: Design, For Buyers, For Sellers, Hoboken Condos
Stoves & Ranges – What you may want to know.
The other week I wrote about cabinets. Today let’s take a look at stoves. Like just about everything in a kitchen, there is no upper limit on what one can spend on cooking appliances. There are companies like Aga, Viking, Dacor, Jenn-Air, Bosch, and Thermador that specialize in very high end stoves and ranges. These appliances start in the thousands and have a multitude of special features. You can spend months analyzing the differences among them and arguing about which is best. I’m going to focus here on the more common type appliances that one typically finds in a Hoboken condo. The GE Profile, Frigidaire, Whirlpool, LG, Kenmore and similar brands.
Even among the more pedestrian stoves and ranges there are a multitude of different models and features available today. Here is a quick rundown of what you might look for in a range whether you are replacing an old one or buying a condo with a supposed “chef’s kitchen”.
Wall oven & cooktop, freestanding or slide-in?
If you have a huge kitchen you may have the luxury of having separate wall ovens and a counter cooktop. Most Hoboken apartments have a single unit that is both an oven and a cooktop – called a range. While a range can be as large as a 48″, 6 burner again, most Hoboken kitchens are small and a 30″ range is pretty typical.
Slide-in models don’t have a raised piece along the back of the stove. They fit in with your countertop more seamlessly but you will need a backsplash of some sort.
Gas, Electric or Dual Fuel?
Most cooks prefer gas for the greater control over the heat level. Gas stoves also use less energy than electric ones. The better electric ranges now have induction heating elements which require special cookware but offer much better control over cooking temperatures. Some electric ranges will have a mix of induction and regular electric stove elements.
Most city apartments have 30″ stoves and most of those have only 4 burners. The better 30″ gas stoves have 5 burners – a low simmer burner; a super-burner to boil water quickly; two normal burners; and a center burner, preferably oval shaped, that can accommodate a built-in griddle.
Dual fuel ranges offers the best of both worlds – a gas cooktop and an electric, convection oven. Normal ovens have two elements – one on top and one below. Convection ovens have a fan which circulates the air inside the oven as it cooks to avoid hot and cool spots. Baking & broiling takes less time and can be done at a lower temperature and the results are even regardless of which rack you choose. There is a difference between true convection and regular convection. A true convection oven has a third heating element along with the fan so the air that is blown is hot. Of course, the various companies have come up with their own names for their convection ovens so it can be even more confusing to compare.
Continuous grates – the better gas stoves have a grate that allows you to slide your pans around without tipping and spilling. They are made of separate grate pieces that fit together to make a continuous top.
Sealed burners – these are burners that don’t allow spills to go inside the burner mechanism making it easier to keep your stove clean.
Self cleaning – this is a no brainer. Even Viking now makes self-cleaning ovens. No one likes scrubbing an oven with toxic cleansers. The new self-cleaning ovens have a “light clean” feature that lets you run it for less than the full 5 or 6 hour cycle.
Removable stainless knobs – not only do the look nicer than plastic knobs, they remove for easy cleaning and they are more durable than plastic.
Double ovens – many of the top-of-the-line ranges offer twin ovens although it’s hard to find any for under $1,200. These are great on Thanksgiving when you need to cook the main course and various side dishes at the same time.
Warming drawers - these can keep the dishes that are ready sooner warm while you finish preparing the rest of your meal.
Black, white, stainless or a color? This is more of a personal preference choice but some manufacturers claim that true stainless is easier to keep clean. The trend is definitely for stainless everything yet I see way too many properties with stainless appliances and fingerprints and food smudges all over them. Clean is best.
What about the exhaust?
Keep in mind that stoves require hoods to exhaust the cooking fumes. Most apartments do not have vented hoods as there is no access to the outdoors. The little charcoal filter under the microhood is barely adequate. If you have a high-power professional-style cooktop you need are going to need a powerful, professional exhaust fan.
When buying a range, comparison shopping is crucial and most of it can be done online. It does help, once you’ve narrowed it down, to go see the appliance in a store. Prices vary as do special sales. Don’t be too hung up on brand names. All of them are made by the same 4 manufacturers (Whirlpool, GE, Frigidaire & Amana) and marketed under many different labels. If you are a diligent shopper, you can find, for example, a gas, 5 sealed burner, continuous grate, self cleaning, stainless range with a convection oven, a griddle included and a warming drawer and stainless knobs for under $700. You may have to pay for installation but delivery and haul-away are usually free. It’s not the cost, it’s the features that matter. Hopefully you will now have a better idea of what to look for when evaluating that “chef’s kitchen”.
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