Who could could I get to look at a home and determine if it is worth remodeling?

[nsl]

I'm talking about someone who can look at the area, current value , remodeled value, and the structural soundness of the home?

Seems like a tough one to me, as a real estate person isn't going to know jack about construction, and a contractor will want to remodel even if it is a death trap.

 

[Old Corp]

Look under local listings for Licensed Home Inspectors. That is their function, and are fully knowledgeable of local code and can determine structural soundness.

 

[finesse_r]

These are two separate questions, even though they are somewhat related.

For the remodeling question:

A good residential real estate appraiser should be able do that for about what an appraisal costs.

Also you might get a free opinion from a local real estate broker that works the area. It will depend a great deal on the extent of the remodeling, and the area in which the home is located. Some areas will return the money you invest in remodeling in the form of increased value of the home. Brokers that sell relocation houses are typically very good at this type of evaluation.

Some homes in some areas will not. Often in less exclusive areas, it is not money well spent as the upper limits of value are often determined as much or more by the location as they are by the size, quality, and condition of the improvements.

Some areas will support or return value for minor remodeling, but not for extensive remodeling.

Of course if you know you will live there for ten or more years, you will benefit from the remodeling through enjoyment of the improved living and only you can make that type of determination.

For the structural question:

You need a home inspector that is licensed to do structural inspections.

 

[gunnails]

I would contact 2 or 3 contractors and ask them for quotes for the work you want done. Then contact 2 or 3 realators and ask them what the house is worth now and what it would be after the remodel.

Wouldn't cost you a dime.

 

[arjay]

I'd give you an honest opinion and a bid if you lived around here.There are honest contractors around.

 

[msinc]

a contractor will want to remodel even if it is a death trap.

Maybe, maybe not...I'd a whole lot rather remodel it with a match...{rip it down and build a new house} no matter what it looks like!!!
Call a local building inspector. Even he wont know what you might like or what you are looking for as the end result. If you do get a builder or contractor don't get the one you would use, get the one that is too busy, you are more likely to get the truth out of him.
Some things are easier to do than others. Some upgrades don't quite have the return capabilities of others. Example...central air/heat pump or an attached garage are some of the better things you can do. Followed very closely by an up to date kitchen and bathrooms.
Personally, if you intend to stay there I would suggest a metal roof, better and more insulation, better vinyl windows. You cant go wrong with any of the above...now, things like hardwood floors, cut marble shower stalls, 9 panel hardwood doors...not so much so, unless you stay and are in love with those things. But you wont get your money back in home value.

 

[Old TexMex]

Be careful with appraisers. I just got fleeced by one the bank contracted. State law (I guess it's state law, may be federal)requires the appraisal comes through an appraising fir,, and the appraiser is selected on rotation. This bird came to my two houses, wrote the appraisal and failed math. Said I had 980 sq. ft less than what's there! Negligent in several other areas. I chewed the bank prez out over it, and the gal got on their don't call list. (Rant off)
Just sayin'... some appraisors are dunces. Down here they're about 500 bucks for a 2800 sq.ft place

 

[finesse_r]

Be careful with appraisers. I just got fleeced by one the bank contracted. State law (I guess it's state law, may be federal)requires the appraisal comes through an appraising fir,, and the appraiser is selected on rotation. This bird came to my two houses, wrote the appraisal and failed math. Said I had 980 sq. ft less than what's there! Negligent in several other areas. I chewed the bank prez out over it, and the gal got on their don't call list. (Rant off)
Just sayin'... some appraisors are dunces. Down here they're about 500 bucks for a 2800 sq.ft place

There is no excuse for that kind of sloppiness. Missing the square footage by that amount is gross negligence and you could sue the appraiser for any loss you suffer as a result.

The problem is many bank appraisers are not too good at their job. All too often they are the niece or nephew or some other relation of one of the bank officers. But the ability to measure a house and compute the square footage is a basic skill that even the worst appraiser should have mastered. LOL That is the easy part of an appraisal.

I was a residential appraiser for over 20 years and appraised many, many thousand homes. I had my own firm and trained over a dozen staff appraisers. I measured every house that was completed and then you calculate the square footage two ways and if you don’t get the same answer you know something is amiss. Even working off plans for houses to be constructed, you calculate the square footage two ways and never trust the builder’s numbers or the tax office’s numbers. But no appraiser worth there salt should be off that much even without doing the calculation! LOL

I measured every existing home and drew a scale floor plan that accompanied the appraisal with the calculations on the floor plan. You do a floor plan so you can see if there is any problem with the design (functional obsolescence). If the house is not yet built you have to have a set of plans and the appraisal is contingent upon the home being completed per plans and specifications and copies of both are included with the appraisal.

Unfortunately OldTexMex is correct in that there are idiots in every field and real estate appraisal is no different in that respect. You can usually get a reference from area brokers as to which appraisers are good and which are not. You can choose your own appraiser unless applying for a loan in which the bank may have a list they insist that you use.

 

[smokindog]

A lot depends on where you are and local laws. I can answer some for Texas as I held license to inspect homes for a period of time until "the lobby" mandated E&O insurance. Why did that not make sense (and this is part of your answer)?

A home inspector and a real estate inspector are not the same. A home inspector gives you an opinion (this is why E&O is ridiculous on an opinion) on a list of required items such as roof, HVAC, ... It is NOT a code inspection, it is NOT a all encompassing state of repair, simply an opinion on the condition of certain items. Like having your dad look of things for you. If irregularities are observed, a recommendation to bring in a professional is made (for instance: have structural engineer review cracks in slab).

https://www.trec.state.tx.us/pdf/forms/insp/REI-7-5-PropertyInspectionReport.pdf

That said, I'd start with your tax assessors database (usually County). Most are now online and easy to gather info about your property value and those in your neighborhood. Many also can pull up some comps for you from recent transactions. WARNING, TX does not require a purchase price to be disclosed. The numbers may not be accurate but it will at least give you relative information as well as square foot and improvements for the property.

Collin CAD - Home
Dallas Central Appraisal District
https://www.dentoncad.com/
Tarrant Appraisal District | TAD Online

IMO, you need to be able to make a basic assessment of bringing a house up to standard for the neighborhood and the cost/work involved. Then you can bring in contractor(s) to help you with the cost and realtors to help you with the market value.

If you don't feel comfortable making the initial assessment on your own, you could be in for a challenge as you may not be able to weed out the BS from the good information.

 

[quneur]

Unfortunately, only a structural engineer can determine the structural integrity of your home. In some cases, an architect could also evaluate it but on more complex structures like slopes they would normally farm it out to engineering contractors.

Any major work done needs a permit which require plans drawn. It will also needs to be brought up to code. Depending upon where you live, the city, township or county building department will tell you what you can do without a permit.

 

[JSR III]

Well first of all where is the property.

Second of all, I am amazed at some of the responses. Being both a licensed real estate broker and a licensed construction supervisor and home improvement contractor, some of the remarks are just painful. I take real pride in my work and give folks an honest days work for an honest days pay. I don't repair death traps unless the customer wants the work done. I can evaluate the condition and make recommendations and supply approximate costs as well as evaluate the neighborhood and average market value of similar homes.

Many of you seem to paint with a very broad brush and not everyone falls into those descriptions. I give the same quality workmanship to the person with the moderate priced home as I do to the folks living in the "mansion".

I have never advertised and all of my customers come from prior work or referrals from my customers.

It sounds like many of you have had bad experiences and for that I am sorry, but there are some good guys out there too.

 

[Farmer17]

I'm a construction contractor in Oklahoma and have had my own business for over 20 years. Some larger projects may take me a couple of weeks and 20 or 30 hours of my time just to prepare a bid, so you can imagine my feelings when I spend all that time and the customer says "oh, that was way more than I expected, thanks anyway". You don't want to waste anyone's valuable time so I would suggest you call a local EXPERIENCED contractor and offer to pay him for 2-3 hours of his time to go through your house and give you a ball park cost estimate of what you want done. If the costs sound acceptable he can then give you a well detailed bid for free. You need to understand a lot of realtors will be telling you what you want to hear just so they can make a commission.

 

[CAJUNLAWYER]

My brother is a licensed home inspector in the Dallas area and has been so for the past 25 or so years. He is independent and is not afraid to call a spade a spade no matter who he pisses off-contractors real estate agents whomever. The buyer/owner is his only concern. You want a guy like him. He will tell you what you gotand if it's got good enough bones to spend money on. He'll also tell you which contractors are jack legs and although he won't steer you to one-if you tell him who you are looking at he will either tell you he's good or suggest you look elsewhere. He hates real estate agents and lawyers as he feels all they do is cause problems, cost money and in the end really don't add anything to the equation-but they are necessary evils to be carefully monitored. Kinda like me if I was a home inspector.
Bottom line get a prick home inspector like him!

 

[glenwolde]

I've had several problems with home inspectors. One just flat out missed stuff. The other turned out to be a friend of the buyer, and that didn't work out well.

Often they just seem to be Bubba's with a flashlight, looking to please whoever got them the gig. Unable to determine their reliability I started looking for inspectors with a structural engineering license. I used two of those and they really knew what they were doing. Hard to find and they cost 3-4 times as much but what's a few hundred bucks for assurance that you won't get stuck with thousands in unseen repairs?

 

[Old TexMex]

I should've included in my first response, when I bought the place I'm in now, I had a builder I knew, an older very experienced guy, check the place. His estimates though non binding, were all within a few hundred dollars ( roof, hvac,paint and windows &doors, floors and plumbing.)
A builder thats a friend is how i went. And it worked well. He also checked the pier and beam foundation, made sure it was plumb and square.