How to Move Past Student Debt — and Into a Home

Posted on August 26, 2022 by Debbie Prosser

You’ve got options, like repayment help from your employer and coaching from a mortgage broker.

student loan debt payoff and buy a house graphic of a hand dropping a US coin into a black graduation cap held by another hand
Image: tommy/Getty

You want to buy a house. But you’re worried you won’t qualify for a mortgage because of your student loan debt. You’re not alone. Half of non-homeowners (51%) say student loan debt is delaying them from buying a home, according to a survey from the National Association of REALTORS®. That number jumps to 60% for millennials.

The numbers tell an ugly story of a generation paying for its education long after graduation.  As a result, they’re having to make hard life choices for decades. The average public university student borrows $30,000 in student loans to get a bachelor’s degree, according to the Education Data Initiative. The average student loan payment is $460 a month. And nearly 48 million people have student loans. 

student loan debt payoff buy a house infographic of 4 points of student debt facts
Image: HouseLogic

Student debt is no longer just a first-time home buyer problem, says Cale Iorg, a loan officer at Supreme Lending in Alpharetta, Ga. “We get people in their 40s and 50s who are still paying off student loans. They went back for a master’s degree, or they are parents who cosigned their children’s student loans.”

President Biden provided some relief (not reflected in the previous numbers) when he announced in late August 2022 that he would cancel $10,000 in student loan debt for those earning less than $125,000 per year. The relief includes an additional $10,000 for those who received Pell grants for low-income students.

Before the pandemic, more than 8 million people — one in five borrowers with a payment due — had defaulted on their loans, the “New York Times” reported. But because many of them carried relatively small balances, they’ll now be eligible for loan cancellation.

Student loan payments have been paused since March 2020, but are scheduled to resume in January 2023.

Despite uncertainty about debt cancellation timing and impact, you can get a mortgage while you have student debt. Here are eight tips for making it happen.

#1 Lower Your Debt-to-Income Ratio.

studen loan debt payoff buy a house infographic with debt to income ratio equation for payments
Image: HouseLogic

Your debt-to-income ratio, or score, is one of the most impactful numbers on your life since your ACT score. It measures the percentage of your monthly income that goes to pay your debts. You calculate it by adding all your monthly debts – credit card minimums, rent or mortgage, car payments, and, yes, student loan payments. Then, you divide the total by your monthly gross income (take-home pay before taxes and other monthly deductions).

Your debt-to-income ratio should be no more than 45% of your gross monthly income, Iorg says. Many lenders consider the ideal debt-to-income ratio, including a mortgage payment, to be 36% or less. Depending on your credit score, savings, assets, and down payment, lenders may accept higher ratios, according to Bankrate. It depends on the type of loan you’re applying for.

You can improve your debt-to-income ratio three ways: Make more money, spend less money, and pay down your debt, Iorg says. “Not everybody can wake up tomorrow and say, ‘Oh, well, I’m going to get a job that pays $4,000 more a month,’” he adds. Sure, there are always side hustles to bring in extra bucks to help you pay down bills. “But the surest way to improve your debt-to-income ratio is to live within your means.”  

And pay down those student loans.

#2 Increase Your Credit Score.

Your credit score is the other number that profoundly affects your financial fortune. It’s basically a grade for what kind of a job you do paying your bills. The simplest ways to boost your credit score include paying your bills on time, using less than 30% of the credit limit on your credit cards, and paying off debts. There’s a lot of help out there, including free webinars, to guide you on improving your score. Generally, these tips involve paying off bills and spending less money. Yes, frugality.

#3 Look for Down Payment Assistance.

When you’re paying off student loans, saving for a down payment can be tough. The down payment can range from 3.5% to 20% of the home purchase price. If you don’t have a relative who can dump a chunk of cash on you – known in the mortgage biz as gift money – there’s other help.  Down payment assistance programs offer loans or grants that pay the down payment on a house. Some DPA funds can be used toward closing costs, too.

Most DPAs require you to be a first-time home buyer with a credit score of 640 or higher and a moderate source of income. DPAs are usually offered at the local level, and their eligibility rules vary by state, city, or even ZIP code. In Seattle, for instance, you can get up to $55,000 in down payment assistance in the form of a low interest loan, depending on your household size and income. The buyer must pay just 1% down out of pocket, and the DPA pays the rest. In Georgia, a DPA offers loans of $7,500 for most buyers. Teachers, health care providers, active duty service members, and public employees are eligible for $10,000.

#4 Get a Co-Borrower.

Want to instantly improve your chances of getting a mortgage? Put a co-borrower on your mortgage. Their income counts toward the debt-to-income ratio, and their credit history bolsters yours. You’re combining forces to strengthen your financial qualifications, and that can offset the dead weight of your student loan debt.

“Co-borrowers are not uncommon,” Iorg says. “It’s a good way to go for a buyer who just doesn’t have enough money from their monthly income to qualify for a mortgage.” Iorg says the co-borrowers he sees are usually parents, siblings, or grandparents. Most co-borrowers are family members or someone with whom the homeowner has a personal relationship. But lenders don’t require a co-borrower to produce proof they know you or are related to you. They just want proof the co-borrower can pay your mortgage if you don’t.

Remember, a co-borrower will share title on the home. If that’s not your cup of joint ownership, consider a co-signer. Their income will boost your financial profile, but they won’t be a co-owner of the house.

#5 Look into Student Loan Protection Programs.

You could be eligible for loan forgiveness if you’re a teacher, attended a for-profit school that went out of business, or have a total and permanent disability. Here are the programs erasing student debt:

  • Public Service Loan Forgiveness: This program has been around since 2007 to grant debt relief to teachers, social workers, firefighters, employees of nonprofits, and other public servants. But the Biden administration loosened the rules to make more people eligible. According to the U.S. Department of Education, the PSLF has forgiven $2 billion in student loans and is still going.
  • Borrower Defense and Closed School Discharge: You may also be eligible for debt relief if you attended a school that turned out to be scamming you. Hello, ITT Tech, DeVry University, and Corinthian Colleges. Thanks to rules under the Biden administration, defrauded students who got only partial debt relief under the Trump administration can now get the rest of their student loans wiped out.
  • Total and Permanent Disability Discharge: Borrowers with permanent disabilities that prevent them from working can shed their student debts, thanks to changes to an existing program that the Education Department says will help at least 370,000 borrowers drop more than $6.5 billion in student debt.

#6 Get Help from Your Employer to Repay Student Debt.

Some companies are offering student loan repayment assistance as a benefit. Google matches employee payments up to $2,500 a year; Aetna matches up to $2,000 a year with a lifetime cap of $10,000; and Fidelity Investments pays up to $10,000 of an employee’s student loans. Other companies that offer payment assistance include Carvana, Chegg, Hulu, Lockheed Martin, New York Life, and PwC (PricewaterhouseCoopers).

Employer-sponsored student loan repayment may become more common. The Coronavirus Aid, Relief and Economic Security (CARES) Act of 2021 gives a tax break to companies that offer student loan repayment assistance. From now till Dec. 31, 2025, employers can contribute up to $5,250 a year tax-free to an employee for repayment of student loans. So, if your boss gets on board this year, you could get as much as $15,000 of your loans paid off before the program ends.

#7 Lower Your Student Loan Payments.

You can do this in one of two ways:

  • Opt for an income-based repayment plan for federal student loans. You can apply for loan repayment plans that will lower your monthly payment on a federal student loan based on your income and family size. The basic income-based repayment plan caps your payments at 10% of your discretionary income. It also forgives your remaining loan balance after 20 years of payments. That can go a long way toward lowering monthly debt payments and your debt-to-income ratio.
  • Refinance your private student loans. This is a good idea if you have private student loans that aren’t eligible for federal loan forgiveness or have variable rates. If you can get a lower interest rate, you can change your life. For example, if you have $30,000 in private student loans with an 8% interest rate, you’ll pay $364 for 10 years. Refinance that to a 15-year loan at 4% interest, and your payment drops by $142 a month. You’ll also save around $3,735 in interest over the life of the loan.

#8 Get a Mortgage Broker Who Will Coach You.

Look for someone who is experienced at working with borrowers who have more student debt than they’d like. Get a broker who will work with you to find DPA programs; steer you through the ins and outs of FHA, conventional, and VA loans; and help you get your finances in order so you become a better mortgage candidate. Iorg says his office has a credit analyst whose job is to help clients improve their credit scores and debt-to-income ratios.

The Bottom Line

There’s no quick fix to buying a house when you have student loans.

The good news is there’s more public support for student debt forgiveness. Many economists say forgiving student loans, such as the Biden plan for debt cancellation, would put money back into Americans’ pockets. That would boost the economy and encourage the formation of more businesses and households. More businesses means more jobs, and more households means more spending. And spending fuels the U.S. economy.

Recent events have reinforced that changes are the norm for student loan debt and relief. Changes to the PSLF program have made more people and more types of federal loans eligible for forgiveness. Add to that the raft of assistance programs that help renters become first-time home buyers, and you may be able to afford it all: a college education, a mortgage, and a 401(k) contribution. You just may not be able to do it all at once. It will take planning and time.

student loan debt payoff buy a house infographic of a summary of the 8 points on how to get it done

“Visit HouseLogic.com for more articles like this.  Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.”

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You Only Think It’s True: 10 Myths Costing You Time and Money

Posted on August 25, 2022 by Debbie Prosser

Save your cash for more important things, like, you know, your mortgage.

home maintenance myths that cost money man holding a money bag between a miniature yellow house split in half
Image: PM Images/Getty

You can’t swing a tool belt without hitting a website or TV network offering tips on taking care of your digs. Save money by watering your lawn at night! No, water it in the morning! No, dig it up and replace it with a drought-hardy meadow!

Throw in the info you pick up from well-meaning friends, and there’s a sea of home care truisms out there, some of which can sink your budget.

Myth 1: Stone Countertops Are Indestructible

A cracked gray and pink marble stone countertop
Image: Marble Lite Inc.

Fact: Even rock can be damaged.

Marble, quartz, travertine, soapstone, and limestone can all be stained. Regular household cleaners can dull their surfaces over time. And marble is maddeningly fragile — it’s the prima donna of stone.

Marble is easy to scratch. It’s easy to stain. Here’s the worst part: Mildly acidic substances like soda, coffee, lemon juice, even hard water will eat into marble, creating a cloudy, dull spot in a process known as etching.

“Spill a glass of wine on a marble counter and go to bed without cleaning it. The next morning you’ll have a problem,” says Louwrens Mulder, owner of Superior Stone in Knoxville, Tenn.

And while stone counters won’t crack under a hot pot, such direct heat can discolor quartz or marble, says Mulder. So be nice to your counters, no matter what they’re made of. And note that the best rock for your buck is granite. “It doesn’t stain or scratch. It’s tough because it’s volcanic rock,” Mulder says. Which means it can stand up to all the merlot and barbecue sauce you can spill on it.

Myth 2: Your Smoke Detector’s Test Button Is Foolproof

home maintenance myths that cost money a lit burning match held up to an outdated smoke detector
Image: Maggie Stuart for HouseLogic

Fact: The test button doesn’t tell you what you really need to know.

Yes, check your smoke detector twice a year. But all that test button will tell you is whether the alarm sound is working, not if the sensor that detects smoke is working. Pretty key difference there.

The best way to check your device is with real smoke. Light a long, wooden kitchen match; blow it out; and hold it near the unit. If the smoke sets off the alarm, it’s working. Replace the batteries if the smoke doesn’t set off the alarm. If the smoke detector still doesn’t work after that, you need a new one. And replace those batteries once a year anyway, because dead batteries are the No. 1 reason smoke detectors fail.

Myth 3: Gutter Guards Are Maintenance-Free

Fact: You gotta clean gutter guards, too.

Gutter guards keep out leaves, but small debris like seeds, pine straw, and flower buds will still get through.

Gutter guards can lessen your work, though — sometimes a lot. Instead of shoveling out wheelbarrow loads of leaves and other crap twice a year, you might just need to clean them every two years. But if there are lots of trees in your yard, once a year might be necessary.

Myth 4: A Lemon Is a Great Way to Clean a Disposal

Lemons ready to be added to a disposal
Image: Anne Arntson for HouseLogic

Fact: While wanting to use natural cleaners is admirable, most of them will damage your disposal and pipes over time.

The lemon’s acidic juice will corrode the metal parts of your disposal. The mixture of salt and ice contains metal-eating acid, too. The coffee grounds are abrasive enough to clean the gunk off the blades and make it smell like a cup of Americano, but they’ll accumulate in pipes and clog them.

The best natural cleaner for your disposal is good old baking soda. It’s mildly abrasive, so it will clean the blades. But it’s a base, not an acid, and won’t damage the metal. Best of all, a box with enough baking soda big enough to clean your disposal twice costs about a buck.

Myth 5: Mowing Your Lawn Super Short Means You’ll Mow Less Often

Fact: You might not have to mow as often, but your lawn will look like awful.

Cut that grass under an inch high, and you’ll never have to mow again because your grass will die. Mowing a lawn down to the root — a screwup known as scalping — is like cutting all the leaves off a plant.

Grass blades make and store your lawn’s energy. Removing more than a third of the length of the blade will leave your grass too weak to withstand weeds and pests. It also exposes the roots to the sun, causing the lawn to dry out quickly. Leave one to three inches of grass above the roots to keep your lawn lush.

Myth 6: CFLs Cost Too Much and Are Dangerous

Fact: CFLs (compact fluorescent lights) have come down in price since they first hit the market and don’t contain enough mercury to cause any harm.

You can buy a package now for less than $3. And replacing one incandescent bulb with a CFL will save nearly $40 a year for the life of the bulb in replacement costs alone, says Save on Energy. The major benefits of an Energy Star-rated CFL include using about 75% less energy than a standard incandescent and lasting up to 10 times longer.

And CFLs are a safe option. Using CFLs (and other fluorescent bulbs) instead of incandescent bulbs lowers your exposure to mercury indirectly, because they use less electricity than incandescent bulbs. That means the coal-fired power plants that spew mercury into the air each year won’t have to run as long to keep our houses lit. Fewer toxins, lower power bills. What’s not to love?

Myth 7: A Trendy Kitchen Redo Will Increase My Home’s Value

home maintenance myths that cost money HDR shot of an outdated kitchen with wood paneling and avocado-green counters old appliances and light fixtures
Image: Martin Deja/Getty

Fact: Décor trends come and go as fast as viral videos.

Remember those Tuscan-style kitchens with mustard gold walls, ornate cabinets, and medieval-looking light fixtures that were the must-have of the late ’90s and early aughts?

Today, they’re as dated as flip phones. Instead of remodeling in the latest look, which costs an average $45,000, according the the National Association of REALTORS® “Remodeling Impact Report,” try repainting in on-trend colors, which costs $600 to $1,320, according to FixR. If you do opt for a full remodel, choose elements like Shaker cabinets, wood floors, and subway tile, a timeless style you’ll love 10 years from now.

Myth 8: A Contractor Recommendation from a Friend Is Good Enough

Fact: Good contractors have more than just your buddy to vouch for them.

Your neighbor’s rec is a good start, but talk to a couple of sources before you hire anyone. Check the contractor’s reviews on Angie’s List or other online rating sites.

Ask a local building inspector which contractors meet code on the properties they inspect. Ask the contractor for the names of past clients you can talk to, how many other projects they have going, how long they’ve worked with their subcontractors, and if they routinely do projects the size of yours.

Look at this as a job interview where the contractor is an applicant and you’re the hiring manager. Make them show you they’re the one for the work.

Myth 9: Turning Off Your AC When You Leave Saves Energy

Fact: Turning off the air conditioner when you leave could actually cost you money.

That’s because when you turn it back on, all your savings will be lost as the unit works overtime to cool your hot house. A better way to save on utilities is to turn the thermostat up or down (depending on the season) 5 to 10 degrees when you leave, says home improvement expert Danny Lipford of TodaysHomeowner.com.

And the best option? “Install a programmable thermostat,” he says. Even better, buy one you can control remotely with your smartphone and adjust the temperature before you get home. Because thermostats you have to touch are so 1998.

Myth 10: Permits? We Don’t Need No Stinkin’ Permits

Fact: You do.

Let’s say your neighbor’s brother-in-law, Cecil, is an electrician. Cecil can rewire your kitchen in a weekend because he won’t inconvenience you with a permit. Should you hire Cecil? No. Building codes protect you. From Cecil. Getting a permit means an inspector will check his work to make sure he didn’t screw up.

Plus, if your house burns down in an electrical fire and your insurance company finds out the work was done without a permit, it won’t cover your loss. Check with your local planning or building department to find out if your project needs a permit. If it does, get one.

“Visit HouseLogic.com for more articles like this.  Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.”

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7 Household Expenses You’re Probably Wasting Your Money On

Posted on August 22, 2022 by Debbie Prosser

There are better ways to spend.

home maintenance wasting money on expenses illustration of open hands under a yellow light bulb with a purple background
Image: RSW Creative/Getty

“They were this gorgeous, greenish-teal, and they looked great in my laundry room,” says Eliesa Prettelt, avid DIYer and author of “A Pinterest Addict” blog.

The washer/dryer combo was perfect. Such a delightful way to brighten laundry day — with a cheerfully colored front-loader set. They could actually make laundry fun!

A teal washer and dryer combo in a light-blue laundry room
Image: Eliesa Prettelt, Pinterest Addict Blog

But after barreling through three sets in four years, she knew she’d made a mistake. “They looked so pretty, but I had nothing but problems with them,” she says.

She eventually gave up and got nondescript, white, commercial-grade top-loaders she scored for less than half the cost of her original machines. They may be plain, she says, but “I’ve had no problems since.”

Lesson learned. The hard way. Now for learning the easy way. Here are seven common money mistakes homeowners make — and now you won’t.

1. Contractor House Calls

Think you need a pro to fix that leaky toilet? You’d be surprised how easy it can be to fix it yourself — and save the typical $70 to $120 per hour plumbers can charge (and don’t forget the boost in your can-do attitude). You can often find home remedies for small jobs like a leaky faucet or a broken garbage disposal on YouTube. Just make sure the source is reputable. And check out several videos on the same repair. That’ll help make sure you don’t miss a crucial step.

“We save a couple hundred dollars per year by doing small home repairs ourselves,” says Lauren Greutman, frugal living expert and author of “The Recovering Spender: How to Live a Happy, Fulfilled, Debt-Free Life.”

For those who prefer an expert, try smaller, local retail appliance stores, Greutman suggests. “It’s a little-known secret that they usually have repair people who are very inexpensive.”

2. Extended Warranties

It’s tempting to insure your new, big purchase, but according to “Consumer Reports,” you’re probably already as covered as you need to be.

How’s that? Most major appliances come with at least a 90-day manufacturer’s warranty. Buy with a major credit card (Visa, Mastercard, Discover, or American Express) and it will likely double that standard warranty.

Combine that with the fact that “Consumer Reports” found most products don’t break during the standard two- or three-year service contract period. When they do, the repair cost is usually just a few dollars more than the cost of the warranty.

Instead of paying for an extended warranty, stash the cash in a savings account earmarked for home repairs. When you need it, it’ll be there.

3. Flashy Feature Appliances

The newest appliances come with super fun features. Who wouldn’t want an oven that talks, remote access to your AC, or bottle jets in the dishwasher (hey, new parents)? Still, it may not be financially wise to replace a fully functioning older model just to gain modern perks. So says Arthur Teel, owner and operator of The Handyman Plan in Asheville, N.C. Circuit boards break, and energy efficiency numbers don’t always add up, he says.

Yup. That’s even true for some energy-efficient appliances that boast cost savings. “Spend $1,000 on a new, energy-efficient stove, and it could take 10 years of energy savings to offset the cost of the new stove,” he says. “Unless you have a really old appliance, it’s probably efficient enough for your needs. Also, putting the appliance into the landfill isn’t exactly great for the environment.”

4. Budget Bulbs

Incandescents may be easy on your everyday household budget, but they’re tough on your energy bill. Start replacing them now with LEDs. To help swallow the initial costs, just replace them as they die out. A typical LED bulb can recoup its cost in less than six months. Even better, since LEDs can last a decade or more, you won’t have to buy bulbs as often, and your energy costs will be lower.

5. Commercial Cleaning Supplies

Even if you’re buying off-brand products to save costs, you’re still wasting money. You don’t have to spend anywhere near the cost of commercial products.

“Vinegar will clean a lot of things, and it’s a heck of a lot cheaper than buying pricey cleaning supplies,” says Prettelt. She also likes baking soda and hydrogen peroxide, each of which can be found for just a fraction of the cost of their popular store-bought equivalents.

“You can use these natural products in your dishwasher, in your garbage disposal, in your wash,” Prettelt adds. Easy peasy. And it’s super cheap.

That’s right. You can make dishwasher soap from a cup each of borax and washing soda, a half-cup of kosher salt, and five packets of unsweetened lemonade mix. Or whip up your own window cleaner with these simple ingredients:

  • A quarter-cup white vinegar
  • A quarter cup rubbing alcohol
  • Two cups of water
  • One tablespoon of cornstarch

All those ingredients are cheap. And to think you were paying $2 to $4 for the commercial kind.

6. A Storage Unit

If it doesn’t fit in your home, is it really worth keeping? Ditch nostalgia and think with your bank account: At a cost of $20 to $450 per month, it may be time to purge the junk.

If you can’t bear to part with something you don’t use regularly — say, Great-Grandma’s heirloom china — rethink your home’s organizational storage. Clean out the closet, craft shelves beneath the stairs, or build window seats with drawer storage. You’ll be investing in your home instead of giving money to a storage vendor.

7. Private Mortgage Insurance

Bought your house with less than 20% down? You’re probably paying for private mortgage insurance, or PMI (a type of insurance that guarantees your mortgage lender will be covered if you default). On a $300,000 mortgage loan, you’d pay between $1,500 and $3,000 each year, depending on the premium you’re required to pay for PMI. You’ll have to pay for PMI until your loan balance drops to 78% of the original appraised value of your home. You can also request an end to paying PMI premiums once your loan balance has dropped to 80% of your home’s value.

That 2% difference could cost you hundreds, even thousands of dollars, depending on your home’s mortgage balance. So, keep an eye on your statement and whip out that calculator when you’re getting close. Then, if you’re feeling really savvy, keep paying that amount every month — but apply it to your mortgage principal instead. Do that, and you could recoup your PMI fees. Because as you pay down your principal, you’ll pay less in interest, potentially saving thousands. Now how savvy is that?

“Visit HouseLogic.com for more articles like this.  Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.”

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How to Get Your House Ready for Back to School

Posted on August 16, 2022 by Debbie Prosser

Use storage hacks for a more organized home — and chill family life.

ack to school home organization image of shelves with notebooks and bins and multi colored backpacks
Image: mediaphotos/Getty

It’s a given. When your kids go back to school, your schedule and family life get more hectic. But you can prep for the school year crush by fine-tuning how you organize your home, including storage and space use. Here are some ingenious but simple storage hacks for getting an organized home that will make going back to school easier. 

#1 Organize Your Kids’ Bedroom Closets and Drawers

back to school home organization kids bedroom and drawers young girl looking into messy closet
Image: Digital Vision/Getty

Help your kids get dressed in the morning by organizing their clothes. Arrange the clothes in see-through bins and on hangers so they can find what they want to wear and get dressed in a hurry. That way, your child won’t waste valuable time rummaging around for matching socks or their favorite shirt. 

Pro tip: Label the drawers, bins, and closet organizers with the type of clothing that goes in them. If your child knows which drawer is for socks and which bin is for T-shirts, they can stash their clothes in the right places so an organized closet will stay that way.

#2 Add Places to Store Books

back to school home organization mother and daughter with curly brown hair and a purple tutu picking books from shelf
Image: Inti St Clair/Getty

Make sure your child has a place to store textbooks, library books, and their own books. Install shelves that are low enough for them to reach. If they already have shelves in their rooms, organize them just like you did their closet so they can find the books they need, fast. You don’t want them to miss the bus because they’re looking for their math book.

Pro tip: Put library books in a separate bin on a low shelf so your child remembers to return them on time.

#3 Create a Dedicated Space for Homework

back to school home organization teenager room with a sleek white desk and chair with a tablet and flowers on the wall
Image: Liudmila Chernetska/Getty

Create a homework station where your children can study and work on their book reports. For younger kids who need parental supervision, set up a space in the kitchen or living area so you can make sure they stay on task. For older ones who can manage homework without mom and dad, set up a study space in their rooms. Make sure they have a table or desk, a comfy chair, bins to organize school supplies, good lighting, and no distractions. 

Pro tip: Keep phones and video games away from the study space (easier said than done).

#4 Set Up an Organized Drop Zone in Your Entryway

back to school home organization drop zone two backpacks and jackets hanging on a wall rack by the entry door
Image: DonNichols/Getty

You know the drill. Your kids come home from school and throw everything from backpacks to sneakers on the floor when they step in the door. To keep your entryway from looking like a tornado went through, turn it into an organized drop zone. Create storage space for backpacks, shoes, sports equipment, hats, coats, and other gear. Put up cubbies for shoes, shelves for books, and hooks for jackets, backpacks, and tote bags. You’ll declutter the space and ramp up efficiency.

Pro tip: Put baskets or bins on the floor or on low shelves by the entrance to catch the socks, toys, papers, and other paraphernalia that doesn’t make it onto a hanger or into a cubby.

#5 Create a Back-to-School Communications Command Center

That’s a fancy way of saying you need a space where you can coordinate class and work schedules, homework assignments, school activities, and reading lists. The center can be as simple as a calendar and whiteboard on a kitchen wall. Or you can make it more functional by adding hanging bins for folders, a message board, or a small table or desk where you can put an inbox, a bill holder, and a supply of envelopes and pens.

Pro tip: Get a large whiteboard with a calendar template that lets you customize each month and write down all your school-related appointments in one place. 

#6 Get the Kids’ Bathrooms in Order

back to school organization kids bathroom your girl with backpack standing on a stool while brushing her teeth at the sink
Image: MoMo Productions/Getty

Make it easier for your kids to get out the door in the morning by arranging their bathroom for maximum efficiency. Sort their bathroom essentials by category — toothbrushes, hairbrushes, towels, shampoos, and soaps. Organize them in cabinets, drawers, or bins. You want to make items easy to find so your kids can brush their teeth and hair and wash their face fast.

Pro tip: Help younger children stay organized by labeling storage areas with the type of grooming supplies they hold, like “Hair,” “Teeth,” and “Bath.”

#7 Set Up a Back-to-School Breakfast Station

back to school home organization 7 year old girl sets the table for breakfast
Image: vgajic/Getty

Feeding children as they rush out the door to school is tough. Make it simpler by setting up a spot in the kitchen with easy-to-prepare food so your kids can eat on the run. Put out airtight containers of cereal, bowls, packets of instant oatmeal, and fruit in a basket. Make sure milk, yogurt, and other healthy breakfast foods are in easy reach in the fridge.

Pro tip: Use hotel breakfast bars as your inspo. Kids love picking their own meal from an array of food, so copy that look on the kitchen counter.

#8 Make a Snack Drawer

back to school organization young female student in a uniform making a sandwich for lunch box part of morning routine for school
Image: ake1150sb/Getty

Kids are hungry when they come home from school. Set up an area where they can get their own snacks. Put bins in the fridge that have healthy snacks just for them. Think fruit, yogurt, string cheese, nuts, hummus and celery sticks, and cherry tomatoes. If you make healthy food as accessible and ready to eat as junk food, your kids might choose an apple instead of a bag of chips.

Pro tip: Use clear bins so the kids can see what’s in them and so you know when you’re running low on snacks.

A few back-to-school hiccups are probably inevitable. But with some simple hacks for an organized home, the transition can be a whole lot easier. 

“Visit HouseLogic.com for more articles like this.  Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.”

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4 Ways to Give Your Kitchen Personality

Posted on August 2, 2022 by Debbie Prosser

A creative kitchen can feature your interests and taste — and blend with other rooms.

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Image: rilueda/Getty

Kitchens are showing more personality these days. As they’ve become a hub, they’re not just for cooking and eating. We’ve been using them for all kinds of activities. We want our kitchens to reveal our interests and taste but still blend with the rest of our home. Here are four ways — little and big — to do that by designing a creative kitchen. 

#1 Aim for a Creative Kitchen

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Image: MarioGuti/Getty

You love looking at posts on Pinterest or Instagram for inspiration and saving them for mood boards or focused aesthetic. But because of your urge for individuality, you want to incorporate choices in ways nobody else does. As long as you don’t make drastic changes that would take big bucks to reverse if you sold in the next few years, you can get creative. Feel free to fix up your kitchen just the way you love. 

“Do what feels good for you and nobody else,” urges designer Sharon McCormick of Sharon McCormick Design in Hartford, Conn. This may involve a quick, affordable fix. So, you could move a rug from another room to add a spark of color or pattern. Or hang favorite artwork, or display collectibles on floating shelves or in glass-fronted cabinets. 

If you need to focus on investment-grade changes with lasting value, you still have options. Think about hand-scraped floors, wire-brushed and high-gloss lacquered cabinets, or hardware in new elegant shapes and finishes, says Chicago kitchen expert Mick de Giulio of de Giulio Kitchen Design.  

#2 Express Yourself With Kitchen Color

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Image: FollowTheFlow/Getty

Kitchen color is the great game changer for a creative kitchen. It’s a quick and easy way to update your kitchen’s look and feel. White, gray, and beige are still popular palettes for kitchens, but livelier hues are showing up, according to a 2021 Houzz survey. If you’re timid about the new shades — lots of blues and greens — consider small doses in a few perimeter cabinets. Or for an island, you could add some backsplash tiles on one wall; one color appliance, like a turquoise range (yep, it’s available!); or a smaller standing mixer or countertop oven. They’re now available in almost any color of the rainbow. 

Paint manufacturer Sherwin-Williams says green kitchens are gaining ground. People want to bring the feeling of plants and trees inside, whether in dark, jewel tones or more muted, soothing hues. Green also pairs well with wood in floors, furniture, or butcher block countertops. 

If you’re not ready to commit to color, consider sophisticated black accents. They’ve become popular for architectural features like window frames, doors, cabinets, faucets, and appliance fronts. “Black is the Sharpie that outlines the kitchen,” says JT Norman, design specialist at Kitchen Magic in Nazareth, Pa.

#3 Blend Your Spaces for Seamlessness

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Image: Andrea Rugg/Getty

The kitchen has become more of a room to live in. Even if you already have an open floor plan with adjoining spaces, you may want your furnishings, color palette, and accessories to blend more seamlessly. That way, there’s no jarring change from one room to another. McCormick says this is a shift from years past, when each room was a different color and sometimes a slightly different style. “With this new way, you can bring chairs from one room to another if you need more seating,” she says. “They look right, and it’s also easier on the eye.”

If your kitchen has separate dining and comfy hangout areas, you can still get a cohesive look by coordinating colors and styles. One way to blend spaces is to use the same style of cabinetry. Simple shaker cabinets are still a classic choice. Some homeowners also want panel fronts similar to their cabinets to camouflage kitchen appliances. And even if the color scheme isn’t exactly the same throughout, you might introduce one common denominator of a few similarly colored accessories in each room. 

#4 Go for Convenience With Smart Appliances

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Image: visualspace/Getty

Your tech-savvy side wants to find ways to use the latest developments in kitchen equipment to save time and effort. Why not get a jump on preheating the oven for the chicken you plan to roast after a hard day at work — or reheating the one you bought at the supermarket? Most major manufacturers offer models with Wi-Fi capability. You download an app onto your phone or tablet and program the unit. Voila! The range is warm when you arrive home, so you get to eat sooner. 

Faucets like Delta’s Touch2O Technology let you touch anywhere on the spout or faucet handle with your wrist or forearm to activate water flow if your hands are covered. So, no worries if you’re kneading pizzas for your gang.

You may or may not be ready for a fridge that knows if you’re low on butter or eggs and need to order. “Some buy this technology if they can afford it, even though they may not use it often,” says Chicago designer Susan Brunstrum of Studio Brunstrum.

But here’s something you can easily add and will want — more outlets and USB ports. You’ll be ready to charge everyone’s phone and other tech devices at one convenient charging station.

A creative kitchen can be a more livable space that displays your family’s interests and blends with your other rooms. And best of all, changes don’t have to be big, pricey, or time consuming. They can still make a major difference in ramping up your happiness quotient.

“Visit HouseLogic.com for more articles like this.  Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.”

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10 Home Design Features for Pets

Posted on August 1, 2022 by Debbie Prosser

With these amenities, your fur babies will make themselves (more) at home.

home design for pets tabby cat with green eyes sitting inside a vintage dollhouse
Image: Cyndi Monaghan/Getty

For most of us, our pets are family. We let them sleep in our beds, ladle nutritional supplements on their organic kibble, and throw birthday parties for them. In fact, we love our animal companions so much that we even choose a home and a home design for pets.

These numbers tell the story. Forty-three percent of pet owners say they’d move to accommodate their pet, according to a 2021 study from the National Association of REALTORS®. What’s more, 68% of pet owners surveyed by realtor.com® say they’d pass on an otherwise perfect home that didn’t meet their pet’s needs. According to the same survey, nearly 95% of pet-owning respondents say their furry companion plays a role in selecting a home.

Real estate agents are seeing the numbers play out IRL. “Our pets are pampered and adored. That’s really translating into how people are buying real estate and what amenities they are looking for,” says Nicole Prince, an agent with the Figueroa Team in Orlando. “I get clients who bring me a list of features they want in a home or neighborhood that are for their pets — from dog parks nearby to no carpet in the house.”

Here are some pet-friendly features that will make a home more welcoming for animals. Whether you’re shopping for a new home or upgrading your space to suit your fur baby’s needs, they’ll make the place a pet paradise.

#1 Pet Bathing Station

home pet bathing station a golden retriever being sprayed with a showerhead in a stainless tub
Image: ArtistGNDphotography/Getty

Washing a dog in a normal bathtub can be miserable. Even if your pup is groomed regularly, you still need to clean them up after they romp at the dog park or roll in mud in the yard. One solution is to build a grooming station in your home for quick cleanups.

“I’ve shown homes lately that have grooming stations built in,” Prince says. “It’s super cool — a utility sink that doubles as a place for you to wash your dog.” For larger dogs, you can install a commercial grooming tub with a hand sprayer or a walk-in shower that will accommodate your pet. The location is flexible: A grooming station can go in a laundry room, mudroom, or garage.

#2 Chicken Coops

designer chicken coop hidden in a residential backyard
Image: Cavan Images/Getty

Backyard chickens are chic. Driven by the pandemic, ownership of backyard chickens increased from 8% in 2018 to 13% in 2020, according to the American Pet Product Association. Why? Fresh eggs, says Amanda Terbrock of Manna Pro Products, quoted in Pet Business. More chickens means more fancy chicken coops, because we would never put our beloved backyard hens in shabby digs. You can build your own or buy a chicken coop that looks like a luxe she-shed or child’s playhouse. A nice coop can set you back thousands, but hey, it’s for our darling animals. Also, fresh eggs!

#3 Pet-Proof Flooring

durable tile flooring covered in dirt with two dogs
Image: dageldog/Getty

Accidents happen, even with the best-behaved pets. That’s why floors with a hard, impermeable surface make your life easier. Think tile, hardwood, terrazzo, cement, or laminate, Prince says. Stay away from wall-to-wall carpet. “Carpets soak up pet stains, so they’re a bad idea,” Prince explains. Adding wood floors to your home increases monetary value, too. The National Association of REALTORS® “2022 Remodeling Impact Report” says new wood floors bring a 118% return when it’s time to sell the house.

#4 Build-in Pet Beds

home design for pets indoor cat bed built in on the wall and living room furniture
Image: © copyright 2011 Sharleen Chao/Getty

Pet beds tossed about your house are unattractive and consume valuable floor space. The alternative is building pet beds into cabinets, shelves, and other pieces of furniture. You can build a pet bed into the bottom shelves of a bookcase or into a kitchen or mudroom cabinet. Or tuck it under the stairs. If hiring a cabinetmaker or carpenter to build a seamless pet bed isn’t in your budget, you can also buy pet beds that look like furniture. You’ll be happier with the way your pet bed looks, and your pet will have a permanent space.

#5 Built-in Pet Gates

built in dog gate matching interior design in a home
Image: Maggie Stuart for HouseLogic

You don’t want your pets to go into certain places in your home, and most of us keep them out with baby gates. Plastic baby gates are flimsy and unattractive. A better option is a built-in gate. You can hire a cabinetmaker to build a custom pet gate for a door that’s mounted to a door jamb on hinges. Or you could make a pocket door-style pet gate that slides into the walls. Can’t afford custom work? Consider premade upscale pet gates that you can mount to a door jamb or staircase.

#6 Outdoor Ramp

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Image: marcoventuriniautieri/Getty

Just like humans, dogs and cats can get too old to easily navigate stairs. If stairs are separating your pet from the outdoors, build a ramp from the door to the yard to make your house accessible as they age. You can hire a carpenter to construct the outdoor ramp for dogs. Be sure you design it at an angle they can navigate. Small or short-legged dogs — like basset hounds and corgis — may need a ramp to navigate stairs even when they’re young.

#7 Enclosed Cat Patio

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Image: Simona Weber/Getty

Also called a catio (cat + patio,) these outdoor enclosures provide a safe place for your cat to play outside. The structure, with a roof and four walls, keeps your cat safe and unable to harm wildlife. Catios can range from window-box sized ones to lanai-sized ones large enough to enclose a patio with human seating.

#8 Built-in Pet Doors

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Image: Nils Jacobi/Getty

Those pet doors with the rubber flaps and plastic frames that you hack into a door can be flimsy and straight-up ugly. Fortunately, sturdier and more aesthetically pleasing alternatives are available. You can get exterior doors with built-in pet doors. Or, consider glass inserts with built-in pet doors that replace sidelights on an exterior door. If you want to spend more, you can get heavy duty pet door inserts that fit into your home’s exterior wall. Integrating a pet door into your home’s design is better for you and your pup because it’s more permanent, secure, and lovely.

#9 Built-in Pet Feeding Station

home design built in pet feeding station with food and water bowl under a stairway
Image: ArchiViz/Getty

Food and water bowls are messy, so upgrade your setup with a built-in pet feeding station. You can build a dedicated space for pet bowls into the cabinets in your kitchen or laundry room. That means no more tripping over bowls. A built-in station organizes the space, turning pet bowls from clutter to part of the furniture. Consider installing a faucet near the feeding station so you can easily refill or rinse bowls.

#10 Fenced-in Yard

fenced yard for pets with two shetland sheepdogs playing with a stick
Image: Deb Perry/Getty

A meadow-like grassy yard enclosed by a secure fence is the holy grail for pet owners. An outdoor area for their beloved animals to play safely is why pet owners leave lofts in the city for single-family homes in the suburbs. “A fenced-in yard is near the top of my clients’ list when they’re looking for dog-friendly features,” Prince says. “There’s no substitute for a safe place for your animals to spend time outdoors.”

“Visit HouseLogic.com for more articles like this.  Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.”

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4 Ways to Avoid DIY Mistakes — From a DIYer Who’s Made Them All

Posted on July 21, 2022 by Debbie Prosser

DIY gone wrong is your worst nightmare. Sleep better with these tips to master DIY know-how.

DIYing a tile backsplash in a home kitchen
Image: Urban Charm at Home

New backsplash? You’ve done it. Upgrading a faucet? No problem. You’re a DIY master. But what about that electrical issue? Or fixing a leaky roof? Even though you (and your BFF, YouTube) have pulled off many DIY projects, you know there are projects you’ve no business trying on your own. But what about those projects that fall somewhere in between “I got this” and “I’m calling the pros”? How can you know if a project is really DIYable for you?

For Lucas Hall, finding that answer has been trial and error. As a “DIY landlord” for more than two years and founder of Landlordology, an online resource for landlords, he’s gutted three homes and renovated countless others.

“I’m just handy enough to be dangerous,” Hall says.

He’s suffered more than his fair share of DIY disasters. With each, he’s learned a valuable lesson about his own limits, as well as how he can do better next time.

Think 10 Steps Ahead

When Hall updated a tiny kitchen in one of his rentals, he installed a brand-new, expensive fridge — and then built a peninsula countertop extension.

“We thought it was the greatest idea,” he says. But adding the peninsula narrowed the space in front of the refrigerator, making it impossible to remove without lifting it entirely up and over the extension. (Ever tried to lift a fridge?)

Refrigerator in a renovated kitchen
Image: Lucas Hall, Founder of Landlordology

“I’m just praying the fridge doesn’t die on me, because I’m going to have to hire four or five burly guys to get it out,” Hall says. “Or just Sawzall the thing in half.”

DIY lesson: Measure once, measure twice, measure again, and think through every possible scenario before changing a room’s layout.

Don’t Go With the Cheapest Option

Speaking of kitchen appliances: Hall was looking for an island range hood, which can be extra-expensive because it needs to be attractive from all angles. Dismayed by the prices he found elsewhere online, he went to Amazon, where he found an $800 hood on sale for about $250.

“Of course, it was from a brand we hadn’t really heard of,” Hall says.

Less than a year after installation, the hood was on the fritz. Removing the appliance was a challenge. The electrical wiring needed to be redone, and the wall needed to be drywalled, requiring a professional contractor.

“It probably cost me three-fold to fix my mistake,” says Hall. “For any appliance that’s more complicated than plugging it in and rolling it into place, upgrade and buy something that’s not going to break on you within a year.”

DIY lesson: For any DIY project, the cheapest option, from materials to appliances, should raise a red flag.

For Specialty Work, Seek Specialty Advice

Hall is no electrician, but since he’d done some minor electrical work before, he figured the job of adding a dimmer switch would be no big deal.

“We hung a chandelier in the dining room and figured you might want to dim this giant chandelier for a relaxing candlelit dinner,” says Hall. Because the space had switches at both entrances, he added a dimmer to both — the more the merrier, right?

Wrong.

“After four hours spent blowing circuits and lightbulbs and struggling to get this chandelier to dim correctly, we called the manufacturer,” Hall says. Spoiler alert: You just can’t have two dimmer switches for one circuit.

A dimmer works by modulating the amount of electricity flowing through the circuit; adding another one causes chaos. A little research would’ve indicated the second dimmer switch was a no-no.

“It just flips out,” says Hall. “It doesn’t know how much dimming should be happening. The lights were flickering like a poltergeist.”

DIY lesson: No one blames you for not being a specialist, but any time you’re taking on a specialty project make sure to do your research first or consult a pro.

DIY When Help is Available (aka, NOT on a Holiday)

Holidays might be a great time to tackle minor DIY projects, but if you’re working on anything that could require a professional if things go south, consider waiting for a normal business day.

“I was trying to get a property ready to rent,” says Hall. “Time is money. It was the Fourth of July, and I was adding a new cabinet [in the bathroom].”

It sounds easy enough, but the unit was in a condo building with a centralized water system; there wasn’t a water shut-off valve for just that bathroom. Not wanting to shut down the water for the entire building on July Fourth, he decided to risk it.

And oh, what a risk it turned out to be. When trying to loosen a pipe, the whole thing broke off. It was rusted out. Water sprayed out so hard, it hit him in the chest. After rushing to the basement, he flipped every knob he found until the water shut-off.

“Luckily my property was on the first floor and the basement was a laundry room, because water was leaking through the floor, destroying drywall,” Hall says.

Being a holiday, the rest of the day was no less of a disaster. The condo association’s emergency line sent him a plumber who was angry to be missing his holiday events and drinking as he tried to fix the problem. Sloppy work resulted in a fire — in a building with no water.

“He runs to my fridge and starts grabbing anything liquid — milk, a bottle of Sprite, cans of beer,” Hall recalls. “He’s dumping water into the middle of the wall, punching holes in it, trying to find the fire.”

DIY lesson: Always do tricky DIY projects when you know a pro — a pro you trust — can help out in a hurry.

“Visit HouseLogic.com for more articles like this.  Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.”

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How to Build a Retaining Wall

Posted on July 20, 2022 by Debbie Prosser

Need help with soil problems like erosion? Consider a retaining wall — and see what’s involved.

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Image: davelogan/Getty

If your backyard or garden is having a problem with erosion or unstable soil, your solution could be a retaining wall. It can play a key role in yard and garden function, design, and safety.

Learn some tips and tricks for installing a retaining wall and deciding whether to DIY or hire a pro.

Tips Before You Build Your Retaining Wall

Before you get started on your retaining wall, consider these tips: 

  • Carefully select your materials: You can construct retaining walls from several different materials, such as wood, stone, or concrete. Select the one that works best with your garden design. Also, check if you’ll need an adhesive for your material. Some wall bricks are interlocking; others need masonry cement. 
  • Add drainage to your wall: Fill the back of your retaining wall with gravel or sand. This will prevent wet soil from building up when it rains. You may need to add a drainage pipe if rainfall is heavy and frequent enough. 
  • Wait for dry soil: You don’t want to build your wall on wet soil because the soil can expand and give you inappropriate dimensions. 

Once you’ve carefully planned your wall, you’re ready to get the materials. 

Buy the Right Materials and Tools

The list of materials for your wall is (relatively) short, but should include: 

  • Concrete, stone, or wood blocks: One of these block material types will be the primary one you use to build your wall. Make sure you measure the blocks and buy enough of them. 
  • Adhesive: In case the block material you’ve chosen requires an adhesive, have one ready before you lay your tiles. 
  • A shovel: You’ll need to dig the trench for the first course of your wall. 
  • A tape measure: This will help you properly mark the length and width of your wall. 
  • Gravel: Gravel will lay at the base of your retaining wall. It can also be added as a drainable material to the back of the wall. 
  • A circular saw with a masonry blade: Have a saw on hand to cut blocks as needed. 
  • Capstone blocks: Buy some of these to add the final touch to your wall. 
  • A drainpipe: To prevent the soil from expanding and damaging your wall, a drainpipe will route water and avoid wall collapse during rainy seasons. 

You may need more tools or different materials depending on the details of your project. If you’re lost, don’t be afraid to hire a contractor or ask an expert. 

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Image: HouseLogic

Estimating Cost for Building a Retaining Wall

Several factors will affect the cost of building a retaining wall, including: 

  • Materials: You might pay up to $75 per foot of your wall if you’re using a material like stacked stone. Materials matter. 
  • The dimensions of the wall: The size of your wall will of course factor into how much building and drainage material you’ll need. 
  • The type of retaining wall: There are a few ways to build a retaining wall, such as with anchoring, cantilevering, or rammed earth. The cost of each type varies. 
  • Drainage materials: If you’re using a drainpipe, drainage material can cost up to $75 per linear foot.  

The total of all these materials will cost $25 to $75 per square foot for your DIY retaining wall. Hiring a contractor to build the wall can add $50 to $75 per hour depending on the scale of the project.

Measure and Mark the Location for the Retaining Wall Blocks

When you’re measuring the size and location of your wall, use a tape measure and mark the proper length and width. Next, place garden stakes at the four corners of your wall and tie them together with mason’s string. Remember to mark any place where the wall might bend or curve. 

Taking these measurements properly and precisely is essential to buying the correct amount of materials and digging the proper foundation. 

Retaining Wall Repair and Installation: DIY vs. Contractors

Your decision about whether to build your retaining wall yourself or hire a contractor should consider factors such as: 

  • Experience: Have you attempted any DIY exterior home projects before? Retaining wall installation isn’t the easiest project for beginners. Some situations may even require professional engineering to ensure the wall keeps its shape. Generally, if you’re planning a retaining wall taller than four feet, it’s time to call in a pro. 
  • Permits: Due to drainage concerns, building some retaining walls requires a permit. If you need one, a contractor can help you more easily manage the paperwork. Contractors can also assume some liability for the final project. 
  • Scale: The bigger and more complicated your retaining wall, the more time and effort you’ll save by outsourcing the labor to a contractor. 

If you’re having trouble finding a contractor, your local REALTOR® can provide you with a list of references for well-qualified installers. 

“Visit HouseLogic.com for more articles like this.  Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.”

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5 Secrets Your Contractor Doesn’t Want You to Know

Posted on July 19, 2022 by Debbie Prosser

How to protect your bottom line.

Man demolishing kitchen wall
Image: Sara B. @ The Fat Hydrangea

You’ve asked friends to recommend great contractors, picked your favorite, checked references — and maybe even conducted an online background check on their business. So you know you’ve found a top-notch pro for your home improvement project.

But remember that their bottom line is getting you to sign a contract, and they’re not going to mention anything that might get in the way. Before you make a commitment, here’s what you need to know to protect your own bottom line.

1. They’re Not the Only Game in Town

Even if you believe you found the best contractor in the area, don’t hire them unless you’re sure they’re right for your project.

You should solicit at least three bids from three contractors before awarding a home improvement project. This way you can make an educated hiring decision by comparing costs, methods, and materials.

What you should do: Make sure you have a basis for comparison when asking for bids. Provide each contractor with the same project details. This may include materials you wish to use and floor plans. Although cost should be one of your deciding factors, other points to consider include scheduling and communication style.

TIP: Once you picked the best contractor for the job, keep your project on track with an ironclad contract.

2. They’re Going to Farm Out the Work

General contractors often don’t do the physical work themselves. They might have been carpenters or plumbers, but now that they run their own businesses, they’ve retired their tool belts.

Instead, their role is to sign clients, manage budgets, and schedule a cast of subcontractors. When they’re trying to win your business, contractors can be pretty vague about how involved they’re going to be — and who will be running the job day-to-day.

What you should do: Inquire who will be in charge of the job site. Ask to meet the job foreman, preferably while they’re at work on a current job site, says Stockbridge, Mass., contractor Jay Rhind. “You want to make sure you feel comfortable with them.”

TIP: Don’t underestimate the power of being nice. It can help keep your contractor and crew on track while improving the quality of their work.

3. A Big Deposit is Unnecessary — and Possibly Illegal

When you sign a contract, you’re usually expected to pay a deposit. But that’s not for covering the contractor’s initial materials or set-up costs.

If their business is financially sound and they’re in good standing with their suppliers, they shouldn’t need to pay for anything up front. In fact, many states limit a contractor’s advance. California maxes out deposits at 10% of the job cost, or $1,000 — whichever is smaller. To find out the law in your area, check with your local or state consumer agency.

What you should do: A small deposit is reasonable to kick off a project. But your payment plan should be based on a defined amount of work being completed. This way, if the work isn’t proceeding according to schedule, the payments will be delayed.

TIP: When possible, charge it. The Federal Trade Commission suggests when paying for home improvement work, use a credit card. Doing so may protect homeowners if a project goes south. After making a good faith effort to work out any problems with your contractor, consumers have the right to withhold payment up to the amount of credit outstanding for the purchase. This includes any finance or related charges.

4. They’re Marking Up Not Only Labor, But Materials, Too

Contractors don’t want to talk about it, but they’re going to mark up everything they pay out to make your job happen. That’s fair; it’s how they pays their own overhead and salary. Keep it in mind that the 50% or more markup may apply not just to materials but labor costs, too.

What you should do: If you can handle buying items such as plumbing fixtures, cabinets, countertops, and flooring, ask your contractor to take them out of their bid price. Be sure to agree on specific numbers and amounts of what you’ll be buying, and that you’ll have the items to the job site when they’re needed. You could save 10% to 20% or more on the overall cost of the project.

TIP: Salvage materials are one way to save on building costs. Just make sure you use upcycled stuff wisely so you don’t harm your home’s value.

5. They’re Not the Design Whiz They Claim to Be

Sure, there are contractors who have strong design abilities. Chances are, however, they’re spending a lot more time running their businesses than honing their design chops.

What you should do: Depending on the complexity of your project, you may need a number of skilled pros to get the job done. So don’t count on a contractor to design your space and add clever details, unless they clearly demonstrate their abilities and have a portfolio of their own work.

Ask their references specifically about the contractor’s design skills. Keep in mind, in some instances you might be better off hiring an architect for overall planning, and a kitchen and bath designer for the details.

“Visit HouseLogic.com for more articles like this.  Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.”

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