Condo Finishings/Upgrades

[GR8oNE]

I bought a pre-construction condo, and it's time for me to choose my finishings...

I already visited the decor centre once, and the upgraded finishings weren't that impressive, and so I was wondering whether I should just get the standard stuff and change the finishings myself when I move in... or should I just settle for the upgraded finishings (which don't look bad, just not as nice as I would hope). Part of the reasons why I want to get nice finishings is just for the fact that I want my place to look nice, but a big reason for getting nicer finishings is for resale/investment.

Some of the finishings I am debating about are:

1. countertop (standard is laminate, upgrade to granite is just over 3k, and from the little research I've done, I can get that done myself for around the same price but with a nicer edge)
2. backsplash (there is a decent upgraded backsplash for about $500, but it's still pretty plain and not too colourful)
3. floors (kitchen/entry is tiles, living area is laminate, bedrooms are carpet -- i'm almost positive i'm gonna get the whole place laminate except maybe the entry/kitchen, but upgraded thru the builder is quite pricey... and, again, did my research and it seems to be much cheaper to do it privately)

So, here are my questions...

backsplash:
- How much does it cost to get a backsplash done (kitchen is about 8 feet by 8 feet, with the backsplash on 2 walls)?

floors:
- what do you guys think about having laminate throughout -- including the entry and kitchen, my friend got his place done like that, and it looks pretty good. The only worry is getting the laminate too wet, but i've been told as long as you mop it up before it seeps into the laminate, it should be fine.
- how much does it cost to get laminate done if you have to (1) rip out carpet, (2) rip out laminate that was glued in rather than snapped in, (3) remove porcelaine tiles -- I would assume that it would get progressively more expensive from carpet to laminate to tiles, but any estimates would be great (i'll prob call flooring people later to get their estimates as well)

By the way, I talked to my builder, and unfortunately I cannot get them to remove any of the finishings and give me credit (i.e. I can't tell them to leave the floors unfinished) -- some builders allow you to do this, I think, but not mine :P

[Dustbunny]

So far it sounds like you are doing this right. Always compare the builder price to doing it after as builders can really charge for some things. That said, also keep in mind some things are a total pain to change after compared to having it installed right away so factor in the hassle value of things like trying to replace floors after you've got your furniture in there.

Since you are doing so many things, it might pay you to hire a decorator or designer. Not only do they know where to find things (and at a designer's discount), they know the trades people who do the work. A lot of stores (try a kitchen or flooring store or design centre) offer designers as part of their service. They could help you pick out all the finishes so you have a really nice, co-ordinated look and keep it within your budget and it probably wouldn't cost you any more in the end than if you pick it all out yourself from various places.

So, specific questions... backsplash is hard to estimate as it totally varies by what you use. Tiles can be had from say $4/sq ft to the moon. Install depends on what is is and how much work is involved as a mosaic pattern is going to take more work than a 12 X 12 slate type install. There are also other materials like glass, stainless, wood, mirror, stone all with their own install costs. If you want to do a blacksplash later, that is not a biggie and a lot of people wait with that one and just paint the walls until they decide what to do.

Your counter can be done after as that takes less than a day usually. All the work is done at a shop and they just bring it in and install.

Floors, you mentioned they are gluing the laminate. That could be a big mess to get up (same with the tiles) and you should probably call a flooring store to ask about it. You may want to get it all done the way you want it through the builder, before you move in, if it's going to take a lot of labour because it will mean your place is a heep while it's going on. Carpet is no big deal to get up if it isn't glued down.

Laminate is really not that delicate when it comes to water. It is like plastic except down the edges. Whatever flooring you have, you shouldn't be leaving water on it anyway.

Do be careful if you are doing this for investment. A lot of upgrades do not change the price when you sell. They usually are good for selling faster, but don't always show a return on investment. I learned that with one house I had a lot of upgrades in. They really didn't mean any more money than similar houses were getting without them, but they did get that house sold before the others. Had I known before, I would have saved myself some money and picked some less expensive options. Besides, you can't count on someone having the same tastes so even if they were looking for granite counters and you have one, they may want a different colour or whatever, so what you paid doesn't matter. So, only buy what you like, for yourself, and don't count on getting that money back.

[Pete_Coach]

Many choices to make. It is a difficult decision. Just remember that installing during construction is much cheaper than removal and installation later.
If you really do not like the upgrade options that are being offered,talk with them about "custom" vice upgrade. You may be surprised at your options.
Cost for material is variable and the cost of labour is where you may find it difficult. There is so much work around that many trades people will over bid the job because they cannot handle the additional work.

[Chr1s]

Beware of builder upgrades! Especially floors.

A friend had her condo upgraded; she chose hardwood instead of carpet in the bedrooms and living-room, and her floor is severely uneven in places. It shows too, as the wood looks dipped and has started to make noise. She complained to Tarion, but the inspector stated that it was within 'regulations' and they won't do a thing about it. (********, IMO) Builder is Pemberton Group.

The least they could have done was make sure the floor was at somewhat level! What a headache.

Good Luck!

[Screwball]

If you upgrade to granite - would you want a undermount sink? Factor that into the cost of the upgrades after the fact as a new sink would have to be purchased, and the granite polished around the edge as well. Compare the builder cost vs. what you would pay after the fact for this.

You also have to worry about your condo board approving changes to the flooring to make sure it meets noise standards, it could become more trouble than it's worth.

I recently went through the same decision process as well, and priced out getting things done afterwards but in the end decided to have the builder complete the upgrades. This way I know when I move in everything is done, and I don't have to worry about getting contractors, and materials etc. The deciding factor on why I purchased a new condo is so I don't have to do major home reno and this way when I get my keys i'm ready to go.

[dolphie]

just a side note: if your placing emphasis on resale value, do not rip out ceramic tile to put in laminate.
i'd also say screw the laminate all together and Put in real hardwood.

(again, only because you placed emphasis on resale value)

[thelefteyeguy]

just a side note: if your placing emphasis on resale value, do not rip out ceramic tile to put in laminate.
i'd also say screw the laminate all together and Put in real hardwood.

(again, only because you placed emphasis on resale value)

you mean engineered flooring right ;)

[felix]

She complained to Tarion, but the inspector stated that it was within 'regulations' and they won't do a thing about it. (********, IMO) Builder is Pemberton Group.

Pemberton Group isn't such a good builder (my uncle must have a reason for not liking them). Maybe other builders are better? (eg. Tridel)

[thelefteyeguy]

Pemberton Group isn't such a good builder (my uncle must have a reason for not liking them). Maybe other builders are better? (eg. Tridel)

yup...that's your first mistake...Pemberton's all about making a quick buck

[JetLi]

1. countertop (standard is laminate, upgrade to granite is just over 3k, and from the little research I've done, I can get that done myself for around the same price but with a nicer edge)

This is probably true, but if you search around the forums, you'll find that there are actually 3 grades (or so) of granite. Which one are you looking at and which is the building providing you. The other thing to note is that changing your counter top is a big inconvenience to you *AFTER* you move in and sometimes they have to reinforce your cabinets. Consider your availability and convenience, what's your time worth?

From what I have heard from various condo buildings in the GTA (and people who work for them) - often their appliances, especially for stainless steel is a great deal, can't find it anywhere. But hardwood flooring and counter tops are much more expensive. Any customization generally has a minimum cost, even a $200 job, if it involves the walls in anyways just because they have to get it approved, go to the engineer, architect, make special arrangement with the development team, etc...etc... so some things are better to be left afterwards (ex. knocking out a closet wall, one condo corp wants $5000 minimum for any change request - the condo corp actually told my friend to contact someone else, it won't cost more than $1000, but due to the processes they had to follow, it would be a $5000 min.)

Since most condo corps won't release the home without carpet or flooring of some kind, make sure you get the right quote from the shops, so they know they will be ripping out even carpeting, else it will be a surprise to you later.

That's all my input for this thread. Goodluck and congrats!