Blog Post #2 part 1
June 22, 2026
Topic: Renovation Priorities
Hello everyone! Today’s topic is near and dear to my heart. So often I’m asked to meet with a prospective client who has what we call a “laundry list” of projects. Sometimes we need to choose between a couple of larger projects, like the kitchen or a bathroom or two, and sometimes it’s a menagerie of small (or large) repairs.
Let’s talk about needs versus wants…
Needs:
Always begin with the exterior. While most homeowners want to spend their money on things they can see daily, the real work needs to begin in areas you cannot see every day.
- Roof – I recommend an inspection if your roof is more than 10 years old. Shingles can become loose, boots and vents can be cracked when limbs fall on the roof, or just brittle from the sun. Flashing will need caulking, etc. Usually by year 10 your roof will need a little love. A new asphalt shingle roof will cost $10-20K depending on the size and complexity of your roof. I recommend Atlas Shingles because with a higher copper content they help keep algae of your roof.
- Windows – If your home still has the original wood windows you may want to consider replacing them. At the very least you may need to have some sills or brick molding replaced or repaired due to rot and have them painted. Keeping your wood windows in good repair can extend their life tremendously. If you have vinyl windows, you may have seal failure, broken latches or locks or missing weather stripping. Keeping your windows in good repair will help with energy bills. New windows will cost $750-$1000 each for typical white vinyl replacement windows. There are a lot of good brands out there, look for low air infiltration numbers and low solar heat gain coefficient numbers. Generally speaking, you get what you pay for with windows, and a quality installation is very important.
- Gutters – I cannot stress this enough… Water does more damage to your home than any other thing. Gutters are your first defense against water damage. If you already have gutters, I recommend getting them cleaned, make needed repairs and add gutter guards if you do not already have them. Having guards keeps you off a ladder and helps protect your home. Gutters are dollar for dollar the best investment you can make in your home, coming in at around $2-4K on average.
- Siding – If you still have Masonite or Abitibi siding (pressed engineered wood, popular in the 70’s – 90’s) and it’s showing its age, you really need to consider a tear off and installation of new siding. We used to be able to get pieces of this kind of siding to make repairs, but that is no longer true. Sometimes we can use fiber cement siding to make repairs, but it’s thinner and there are only a couple of profiles available, so it doesn’t work out all the time. Doing a tear off is the best way to go, putting new siding over the top of the old siding is just hiding away the problems (like water damage or insects) that may continue to get worse over time. When we tear it all off, we can install house wrap and flash around the windows before installing the new siding, leading to the best possible outcome for longevity. A full siding tear off, and installation of new siding will likely cost you $15-$25K and the best time to do this is at the same time as the windows.
- Crawlspace – This is a BIG one! If you are thinking of selling your home, this is one of the first things inspectors will look at. A nice clean crawlspace with dry insulation and a full vapor barrier is what the inspector wants to see. This project ranges between $3-5K depending on the size and if you need to have your joists cleaned before installing new insulation.
- Landscaping – Removing dead trees, limbing up trees with branches hanging over your home and trimming big bushes will add instant curb appeal and value to your home. No one wants to buy a house with a dead tree in the yard or squirrels with free rein of the roof. Tree work is expensive, my tip is to ask a crew working in your neighborhood to take a look, they will often give you a break on the price if they are already on your street with all the equipment. Also, the more you have done at once the better the price. Tree work ranges from $200 – $20K, get several prices if you have a large project on your hands.
Vet your contractor. Make sure they have the proper licenses and insurance. Ask them about debris removal (dumpsters are heavy and can damage driveways and yards, dump trailers are a better option. Ask them when they would be able to get to your job, should you select them and what time do they start and stop working each day? Some jobs (like tree work) usually start very early! Remember that exterior work will affect your interior, you should remove pictures hanging on exterior walls and put away decorative glass items likely to tip over. Lastly, I’d say consider your pets. Having a new roof put on or siding replaced is very loud! If you have a nervous dog or one that barks incessantly, you should consider removing them for the duration of the project. I’m happy to chat about whatever project you have in mind. Thanks for reading! Stephanie
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