New Countertops: Does Your Flip Really Need Them?

 How to Decide If a Flip Needs New Countertops

When flipping a home, it is usually smart to leave the countertops in place. Good countertops are expensive, heavy, and require professional installation. But there are some situations where your flip needs new countertops to ensure the best resale value. How do you know the difference, and how do you get the best ROI from a new countertop installation? Let's take a closer look.

 

Why Replace the Countertops?

There are only a few reasons to replace countertops. Contrary to what countertop manufacturers may say, you don't need to replace good stone with every renovation - just a few important once.

Rebuilding the Lower Cabinets

First, countertops can rarely be put back on after you remove them. So if you're completely rebuilding the lower cabinets, you'll need a new countertop to cap them. Plan ahead for any major kitchen remodel where you plan to redo the cabinetry.

Upgrading Countertop Materials

Not all countertops are made equal. If your flip has awful laminate countertops or butcher block that has seen it's day, an upgrade may be in order. New countertops can really make the difference, especially if the old countertops were a low-quality and shabby material.

Stone Countertops are Badly Damaged

Stone countertops should be left alone - unless they are irrevocably damaged. You can often buff, polish, and re-seal good stone countertops. However, the following types of damage may mean you're going to need new stone:

• Large Noticeable Cracks
• Deep water stains or mildew penetration
• Colorful permanent stains
• Scorch and burn marks

Changing the Entire Color Scheme

Countertops also play an important role in the kitchen's color scheme. If you are planning to completely re-palette the kitchen with new colors, you may need a new countertop if the original was not a neutral tone.

Expanding the Kitchen Counters

Lastly, expanding a kitchen usually means all-new counters. A new island doesn't have to perfectly match the original counters, but an extended lower cabinet line should usually get all-new counters to match from end to end.

 

Selecting New Countertops

How do you select new countertops? Natural and manmade stone are the leading trends and a timeless investment that will last for many more trend-changes with the house. Granite is the best choice for natural stone, but will need to be sealed and re-sealed ever 3-5 years. Quartzite is a fabricated stone that can be made to look like any other stone you prefer.

Matching the Neighborhood or Standing Out

A good way to estimate the right type of countertops for a flip is to check the neighborhood. Look at kitchen photos of recently sold homes to determine the type of stone and colors usually seen. From there, you can choose to match the most popular and elegant trends or stand out in a classy way with a contrasting choice.

The Best Deal on Stone

Premade countertops are cheaper, but your kitchen must be of standard measurements to fit them. Otherwise, you'll get the best deal by purchasing a whole slab and having custom countertops cut from it. Get estimates from local stone suppliers and stone fabricators (they are not always the same shop).

What to Do with the Extra Stone

Once you've cut countertops, the rest of the slab and the remnant stone is still yours. This can be quite a lot of luxury stone that can be cut into smaller pieces for beautiful accents throughout the house. You may also be able to salvage good sections of the previous countertop - if it was stone or butcher block - to use as remnant accents as well.

 

How to Determine Countertop ROI

Is countertop replacement a good investment in a home flip? It depends. Countertops are a high-ticket installation, but like all good flips, you'll get the best value when replacing a shabby or damaged existing material. Estimate the increased market value of the home with gleaming new countertops vs the price of the stone and installation to consider ROI.

If you plan to rent the flip when you're done, ROI doesn't have to be a single calculation. Estimate the higher rent you can charge after renovating the kitchen with new countertops to get your ROI over time for the investment.

 

Flip Renovations for Future Rentals

When planning major renovations for your flip, renting is a great way to ensure that your investments ROI over time. By increasing both the beauty and quality of a kitchen through upgrades like new kitchen counters, you can set a competitive rental price for high-end tenants and see your returns increase as a result. For more insights on flpping homes into successful rental houses, contact Leaf Management and consult with our property management experts.