March 2, 2025

The ROI of Installing Wooden Treads & Risers On a Staircase

Installing wooden treads and risers on a staircase can provide a significant return on investment (ROI), but the exact ROI depends on factors such as the quality of materials used, the existing condition of the staircase, and the local real estate market. That being said, here’s a general overview of the potential ROI and benefits of this upgrade:

ROI Estimate for Wooden Treads and Risers
      • Average ROI: The ROI for installing wooden treads and risers typically ranges between 70% to 80% of the project cost. This is based on the general principle that home improvements that enhance both the functionality and aesthetics of a space tend to provide a good return, especially when they are visible and impactful like a staircase.
      • Factors Affecting ROI: The return on investment may vary depending on:
          • Quality of materials: Higher-quality hardwoods, such as oak, maple, or cherry, tend to offer a higher ROI because they add more perceived value to the home.
          • Extent of the upgrade: If the staircase is a focal point in the home, a high-quality upgrade is likely to yield a better return. For instance, refinishing or replacing the entire staircase with wood treads and risers may have a more substantial effect than just updating the risers or treads individually.
          • Local real estate market: In markets where home aesthetics and features like wood flooring or premium upgrades are highly valued, you might see a higher return. Conversely, in markets where buyers prioritize other factors (such as space or location), the ROI might be lower.
Aesthetic Appeal and Value Addition
      • Improved Curb Appeal: A wooden staircase upgrade can elevate the overall aesthetic appeal of your home. Since staircases are often highly visible and serve as a central design element, an updated wood staircase can make a strong first impression on potential buyers.
      • Luxury Feel: Wooden treads and risers are often associated with a higher-end look, which can make the entire home feel more luxurious and well-maintained. This can increase the perceived value of the home.
      • Visual Appeal: Natural wood tones and finishes add warmth and character to a space, which is particularly attractive in open-concept homes or homes where the staircase is a prominent feature in the living or entryway areas.
Practical Benefits
      • Durability and Longevity: Wood treads and risers are generally more durable and long-lasting than carpeted stairs. This makes them an appealing feature for potential buyers, who may appreciate the low-maintenance aspect of wood flooring.
      • Low Maintenance: Wood staircases are easier to clean and maintain compared to carpeted stairs, which require frequent vacuuming and may suffer from wear and stains over time. This makes the upgrade more practical and appealing for homebuyers.
Appeal to Potential Buyers
      • Higher-End Market Appeal: In higher-end homes, premium materials like hardwood often align with the buyer’s expectations. If the home is located in an area where buyers prefer upgraded finishes, wood treads and risers can make the home more competitive in the market.
      • Visual Appeal in Photographs: In today’s market, many buyers search for homes online first, and photos of a beautifully upgraded staircase can help your home stand out. Hardwood stairs are often perceived as more valuable than carpeted stairs in photographs, improving how your home presents on listings.
Cost vs. Value Added
      • Cost of Installation: The cost of replacing or installing wooden treads and risers can vary based on factors like the type of wood, the size and complexity of the staircase, and whether you hire a professional or do the work yourself. On average, installing wooden treads and risers could cost between $1,000 to $4,000 for a typical staircase (depending on size and material choice).
      • Increased Home Value: While the value added to the home from installing wooden stairs may not be an enormous jump in appraised value, it can lead to quicker sales and higher buyer interest. Buyers may be willing to pay a premium for an upgraded staircase, especially in homes where aesthetics are important.
Conclusion

The ROI for installing wooden treads and risers on a staircase is generally good, with an expected return ranging from 70% to 80%. This is an effective way to upgrade a home, especially in markets where buyers appreciate the value of quality finishes and design details. The aesthetic improvement, along with the practical benefits of wood, makes this a worthwhile investment for many homeowners looking to sell or improve the overall value of their property.

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William Thomas0 commentCarpentry, Design, Economics, Remodeling, Uncategorized
March 1, 2025

Best Remodeling Projects for Homeowners

The Return on Investment (ROI) on home remodeling varies depending on the type of project, the local market, and how well the renovation is executed. However, here are some general ROI figures based on national averages:

High-End Kitchen Remodel (ROI: ~55-70%)
      • Custom cabinetry (luxury wood species, built-ins, soft-close)
      • High-end stone countertops (Quartzite, Marble, Granite)
      • Professional-grade appliances (Wolf, Sub-Zero, Miele)
      • Smart kitchen features (touchless faucets, built-in charging stations)
      • Designer lighting (under-cabinet LED, pendant lights)
      • Open-concept layout with an island

A luxurious kitchen is the heart of the home and a major selling point for buyers.

Luxury Bathroom Remodel (ROI: ~50-60%)
      • Heated flooring (electric radiant heat)
      • Spa-like showers (rainfall showerheads, steam options)
      • Free-standing soaking tubs
      • Custom vanities with quartz or marble countertops
      • Smart mirrors and lighting
      • High-end tilework (marble, natural stone)

High-income homeowners prioritize comfort and spa-like experiences.

Outdoor Living Spaces (Decks, Patios, and Kitchens) (ROI: ~60-80%)
      • Custom composite or hardwood decks
      • Outdoor kitchens with built-in grills, refrigerators, sinks
      • Fire pits or outdoor fireplaces
      • Covered patios with retractable screens
      • Luxury landscaping & lighting

Outdoor spaces are a huge value driver, especially in upscale homes.

Custom Built-Ins & Millwork (Timber Creek Specialty) (ROI: ~60-80%)
      • Built-in bookshelves & entertainment centers
      • Custom walk-in closets
      • Coffered ceilings & decorative moldings
      • Mudrooms with custom storage

Bespoke craftsmanship appeals to discerning homeowners who want unique, high-end features.

Smart Home & Energy-Efficient Upgrades (ROI: ~60-75%)
      • High-efficiency windows & doors
      • Smart thermostats, security systems, lighting
      • Solar panels (in high-demand areas)
      • Whole-home generators

Smart home upgrades make life more convenient while increasing long-term savings.

Basement Remodel (Entertainment & Wellness Spaces) (ROI: ~65-75%)
      • Home theaters
      • Wine cellars
      • Fitness rooms or home gyms
      • Guest suites or in-law quarters

Adds livable space in high-end homes, increasing usability and resale value.

How to Position These for Maximum Value?

      • Luxury + Functionality → Homeowners will pay a premium for bespoke craftsmanship and high-end finishes.
      • Longevity & Quality → High-end clients prefer materials that last decades over budget-conscious quick fixes.
      • Customization → Upscale homeowners love unique, personalized elements (custom storage, millwork, premium finishes).

Since Timber Creek Carpentry specializes in high-end projects, your messaging should highlight:

✔ Artisan craftsmanship
✔ Luxury materials
✔ Customization options
✔ Increased home value & resale benefits

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William Thomas0 commentEconomics, Remodeling, Uncategorized
March 1, 2025

What is the ROI of Installing Wood Molding in a Home

Adding wood moulding to a house can positively affect its resale value, but the exact impact depends on several factors, including the quality of the moulding, the style of the home, the local real estate market, and how well the moulding complements the overall design. Here’s a breakdown of how wood moulding can influence a home’s resale value:

Increased Appeal and Perceived Value
      • Aesthetic Improvement: Wood moulding, especially when it’s high-quality and well-installed, can significantly enhance the aesthetic appeal of a home. It gives rooms a polished, finished look and adds a touch of luxury, making the home appear more upscale. Buyers often view homes with well-done trim as better maintained, which can translate to a higher perceived value.
      • Attractive to Buyers: Homes with upgraded features like crown moulding, baseboards, and wainscoting often stand out in the market. These details are seen as signs of careful attention to design, which can attract more buyers and potentially lead to higher offers.
Enhanced Architectural Style
      • Timeless Design: Wood moulding often complements traditional and classic home designs, which are highly valued in many markets. Whether the home is colonial, Victorian, or modern farmhouse, moulding can help enhance the architectural style, making it feel more complete. This can boost its desirability and increase the chances of a higher resale value.
      • Modern Appeal: Even in more modern or minimalist homes, certain types of moulding (like sleek, simple baseboards or crown moulding) can add sophistication without overwhelming the space. A well-executed trim can make the space feel more balanced and intentional.
Differentiating Your Home
      • Stand Out in a Competitive Market: In competitive real estate markets, small design features like wood moulding can help differentiate your home from similar properties. Homes with appealing details may be more memorable to potential buyers, which could make them more likely to put in an offer and possibly offer a premium price.
      • Cost-Effective Upgrade: Compared to larger renovations, adding wood moulding is a relatively cost-effective upgrade that can have a significant impact on the home’s presentation. The return on investment (ROI) is typically higher for cosmetic upgrades like trim moulding when compared to more costly remodels, like kitchen or bathroom overhauls.
Potential ROI
      • Average Return on Investment: The ROI for adding wood moulding varies depending on the quality, the extent of the installation, and the home’s price point. On average, the ROI on moulding can range from 60% to 80% of the cost of the installation. High-quality moulding in key areas (like the living room, dining room, and entryway) tends to offer the best returns.
      • Impact by Region: The potential increase in resale value also depends on the local real estate market. In markets where buyers value traditional aesthetics or are looking for homes with fine craftsmanship, the ROI can be even higher.
Perceived Quality and Maintenance
      • Appears Well-Maintained: Homes with detailed wood moulding often give the impression of being well-maintained and carefully curated. Buyers may associate the investment in these details with overall good upkeep and attention to detail, which can be appealing when assessing the overall value of the home.
      • Subtle but Effective: While the return from adding moulding might not be as dramatic as more major renovations, the improvement is often subtle but effective. It’s the kind of upgrade that potential buyers may appreciate without fully realizing its impact, leading to a quicker sale or slightly higher offer.
Considerations for Specific Rooms
      • High-Traffic Areas: Installing moulding in key areas like the entryway, living room, and dining room is especially effective. These are the areas that often make the biggest first impression. Adding moulding in these spaces can elevate the perceived quality of the entire home, making it more attractive to buyers.
      • Bathrooms and Bedrooms: Adding moulding to bedrooms or bathrooms may offer less of a return than in common areas but can still enhance the overall look of the home. Careful placement of moulding can elevate smaller or less prominent spaces without overdoing it.
Excessive Moulding Can Backfire
      • Overdoing It: While wood moulding can improve a home’s appeal, using too much or choosing a style that doesn’t complement the home’s architecture can have the opposite effect. For example, overly ornate trim in a modern, minimalist home can appear out of place and might not add value. It’s important to strike the right balance between enhancing the space and maintaining a cohesive design.
Conclusion

Adding wood moulding can be a cost-effective way to enhance your home’s aesthetic appeal and potentially increase its resale value, especially if it’s done thoughtfully and in areas that make a strong first impression. On average, you can expect an ROI of 60% to 80%, but the final impact depends on factors like quality, style, and local real estate trends. It’s an investment that not only boosts the visual appeal but can also make your home stand out in a competitive market, which is especially valuable in a home sale.

 

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William Thomas0 commentEconomics, Remodeling, Uncategorized
March 1, 2025

Why Install Wood Molding in a Home?

Wood moulding is more than just a decorative feature—it adds character, elegance, and value to a home. Here are the top reasons homeowners should consider installing wood moulding:
Enhances Aesthetic Appeal
      • Adds Architectural Interest – Wood moulding creates a polished and refined look, making rooms feel complete.
      • Timeless Elegance – From classic crown moulding to modern trim, woodwork enhances any home style.
      • Defines Spaces – Helps frame doors, windows, and walls, making interiors feel more structured and elegant.
Increases Home Value
      • Boosts Resale Appeal – High-end trim work can impress potential buyers, making a home look well-crafted and custom.
      • Adds Perceived Luxury – Custom moulding is associated with fine craftsmanship and upscale homes.
Covers Imperfections
      • Hides Gaps & Flaws – Covers uneven wall-to-ceiling transitions, framing inconsistencies, and old paint lines.
      • Creates a Clean, Finished Look – Moulding can smooth out visual imperfections in older homes.
Improves Room Proportions
      • Creates Height Illusion – Tall crown moulding can make ceilings appear higher, adding grandeur.
      • Balances Large Spaces – Chair rails and wainscoting add detail to big walls, preventing them from feeling empty.
Adds Warmth & Character
      • Wood’s Natural Beauty – Stained or painted wood moulding adds warmth and personality to a home.
      • Customization – Homeowners can choose from various profiles, sizes, and finishes to match their style.
Popular Types of Wood Moulding for Homes:

✔ Crown Moulding – Enhances ceilings and adds luxury.
✔ Baseboards – Provides a clean, polished transition between walls and floors.
✔ Wainscoting & Chair Rails – Adds texture and detail to walls.
✔ Door & Window Casings – Frames openings beautifully.
✔ Custom Built-ins & Coffered Ceilings – Elevates a home’s sophistication.

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William Thomas0 commentCarpentry, Economics, Remodeling, Uncategorized
March 1, 2025

What Is the Proper Primer to Use On Bare Wood

When painting wood, the proper primer and paint combination depends on the type of wood, its condition, and the intended use of the finished piece (indoor or outdoor). Here are some guidelines for choosing the right paint and primer for wood:

Primer Options for Wood:
a) Oil-Based Primer
          • Best for: Bare wood, stained wood, or wood with tannins (e.g., cedar, redwood).
          • Advantages: Seals porous wood, blocks stains and tannin bleed-through, and provides excellent adhesion.
          • Use Case: Ideal for both interior and exterior wood, especially if the wood has knots or stains.
b) Water-Based (Acrylic-Latex) Primer
          • Best for: New, clean wood or previously painted wood.
          • Advantages: Low odor, dries quickly, easy to clean up with water, and is environmentally friendly.
          • Use Case: Suitable for interior wood surfaces or lightly used exterior surfaces.
c) Shellac-Based Primer
          • Best for: Wood with heavy stains, knots, or odors.
          • Advantages: Exceptional at blocking stains and odors, dries quickly, and can be used under both oil-based and latex paints.
          • Use Case: Ideal for interior projects where stain blocking is critical.
Paint Options for Wood:
a) Latex (Acrylic) Paint
          • Best for: General-purpose interior or exterior wood painting.
          • Advantages: Easy to apply, quick-drying, and resistant to cracking or peeling over time.
          • Use Case: Interior furniture, trim, cabinets, or outdoor surfaces like fences and siding.
b) Oil-Based Paint
          • Best for: High-traffic or high-moisture areas and wood prone to wear and tear.
          • Advantages: Durable, rich finish, excellent leveling (smooth texture), and long-lasting.
          • Use Case: Doors, cabinets, and outdoor furniture.
c) Enamel Paint
          • Best for: Wood surfaces requiring a hard, glossy finish.
          • Advantages: Provides a durable, washable surface resistant to moisture and wear.
          • Use Case: Trim, molding, and furniture.
Steps to Apply Primer and Paint on Wood:
      1. Prepare the Surface: Sand the wood to remove imperfections and clean it of dust or debris.  Remember to sand all 90 degree edges to a round finish.  It is impossible to apply paint to a 90 degree wooden edge.
      2. Choose the Primer: Select the right primer based on wood type and condition (oil-based, water-based, or shellac-based).
      3. Apply Primer: Use a brush or roller to apply one or two thin coats of primer. Allow adequate drying time between coats.
      4. Sand Lightly After Priming: For a smooth finish, lightly sand the primer coat once it’s dry.
      5. Choose the Paint: Match the paint type to the primer. For example, use latex paint with a latex primer or oil-based paint with an oil-based primer.
      6. Apply Paint: Use a brush, roller, or sprayer to apply 2–3 coats of paint, allowing each coat to dry fully.
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William Thomas0 commentCarpentry, Design, Economics, Uncategorized
February 26, 2025

Home Remodeling Strategies: Inflation vs Deflation

When you reside in a house you own, it is not an asset but merely debt.  If the house is paid for and you live in the house, it is still just debt.  The only time a house is an asset is when it is rented out to another party paying the costs.  After the US went off the gold standard in 1971, middle class Americans have been encouraged to take out home equity loans to remodel their homes.  This helped homeowners to leverage up their home debt and to make money while inflation the medium cost of house in 1971 from $25,000 to $4457,800 in 2024; this is a 1,731% increase.  This has commonly been called a secular bull market in housing.  In 2025 this housing market phase has come to an end; we find ourselves in a deflationary market in housing.

Economic conditions like inflation and deflation significantly impact home remodeling strategies.  In times of inflation, costs for materials and labor rise, requiring careful budgeting and prioritization.  Conversely, during deflation, prices drop, potentially offering opportunities to take on larger projects at a lower cost.  Below is a comparison of remodeling strategies for both cycles.

Home remodeling strategies should be adjusted depending on whether the economy is experiencing inflation or deflation to maximize cost efficiency and value. Here’s a breakdown of the best approaches for each period:

During Inflation

Inflation causes material and labor costs to rise, making remodeling more expensive. To minimize expenses, consider the following strategies:

1. Prioritize Essential Upgrades

          • Focus on necessary repairs (e.g., roof, plumbing, electrical) rather than luxury improvements.
          • Upgrade energy-efficient systems (e.g., insulation, solar panels, HVAC) to cut long-term costs.

2. Lock in Prices Early

          • Purchase materials in advance before prices increase further.
          • Sign fixed-price contracts with contractors to avoid unexpected cost hikes.

3. Consider Phased Renovations

          • Instead of a full remodel, break projects into phases to spread out costs.
          • Start with critical areas (e.g., kitchen, bathroom) and delay non-essential work.

4. Explore Alternative Materials

          • Substitute expensive materials with cost-effective alternatives (e.g., engineered wood instead of hardwood).
          • Use reclaimed or recycled materials where possible.

5. DIY Where Possible

          • Tackle smaller projects (painting, landscaping, fixture replacements) yourself.
          • Hire professionals only for technical or structural work.

6. Use Home Equity Wisely

          • Interest rates tend to rise during inflation, so consider home equity loans carefully.
          • If necessary, use a HELOC (Home Equity Line of Credit) with a fixed interest rate to fund improvements.

During Deflation

Deflation can lead to lower prices on materials and labor, making it a good time to invest in remodeling.

1. Take Advantage of Lower Costs

          • Material prices tend to drop, so buy in bulk and complete bigger projects.
          • Contractors may offer discounts or flexible pricing due to lower demand.

2. Invest in Value-Boosting Projects

          • Consider high-ROI renovations, such as kitchen or bathroom remodels, to increase property value.
          • Upgrade to smart home technology (e.g., smart thermostats, security systems).

3. Negotiate for the Best Deals

          • With lower demand, contractors may be willing to negotiate on labor costs.
          • Suppliers might offer seasonal or bulk discounts on materials.

4. Consider Larger-Scale Projects

          • Deflation allows for bigger renovations (e.g., home additions, basement finishing) at a lower cost.
          • Expand your home’s square footage if planning long-term investments.

5. Lock in Low-Interest Financing

          • If interest rates are low, consider using home improvement loans or refinancing your mortgage.
          • Low borrowing costs make it easier to finance major renovations.

General Strategies Regardless of Economic Conditions

          • Get Multiple Quotes – Always compare contractor prices.
          • Plan for Permits & Regulations – Ensure compliance to avoid delays and extra costs.
          • Budget Wisely – Keep emergency funds for unexpected expenses.
          • Think Long-Term – Prioritize renovations that add value and efficiency.

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William Thomas0 commentEconomics, Remodeling, Uncategorized
February 26, 2025

Invest Like The Rich: Hard Assets

Hard assets are tangible, physical assets that have intrinsic value. In investing, they are often used as a hedge against inflation, economic downturns, or currency fluctuations because they tend to hold their value over time.

Examples of Hard Assets:
        • Real Estate – Residential, commercial, or industrial properties.

After the US went off the gold standard in 1971, middle class Americans have been encouraged to take out home equity loans to remodel their homes.  This helped homeowners to leverage up their home debt and to make money while inflation the medium cost of house in 1971 from $25,000 to $4457,800 in 2024; this is a 1,731% increase. 

        • Precious Metals – Gold, silver, platinum, and other valuable metals.

 

If the stock market goes up by 100% and the US Dollar collapses 42% against gold, have you really made any money?  The answer is no.

        • Commodities – Oil, natural gas, agricultural products (like wheat, corn, or coffee).
        • Collectibles – Art, rare coins, classic cars, vintage wines, and antiques.
        • Farmland & Timberland – Land used for agriculture or forestry.
        • Infrastructure Assets – Bridges, toll roads, railways (sometimes owned by private investors through funds).
        • Equipment & Machinery – Industrial machinery, mining equipment, or even aircraft fleets.
Why Invest in Hard Assets?
        • Inflation Hedge – Hard assets often appreciate when inflation rises.
        • Store of Value – They don’t lose value as easily as paper assets.
        • Diversification – Helps balance a portfolio against stock market volatility.
        • Intrinsic Demand – Many hard assets (like real estate and commodities) are essential for industries and economies.
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William Thomas0 commentEconomics, Uncategorized
February 26, 2025

Who Will Buy the Boomer’s Homes?

That’s a big question in real estate right now. As Baby Boomers age and start downsizing, moving to retirement communities, or passing away, a massive number of homes will hit the market. The problem? Younger generations—Millennials and Gen Z—may not have the money or the desire to buy them.  According to National Mortgage News article dated, June 30, 2022, there are 4 million boomer homes each year from 2022 and 2032.  Let’s look at the possible buyers for these homes:

Possible Buyers:
Millennials & Gen Z (If They Can Afford It)
          • Many younger buyers are struggling with student debt, high home prices, and expensive mortgages. But if prices drop due to oversupply, they may step in.
          • Some Boomers’ homes are in suburbs or rural areas that younger generations may not want to move to.
Investors & Landlords
          • Big investment firms could scoop up these homes to rent them out, especially in cities or high-demand areas.
Foreign Buyers
          • Depending on the location, international investors could be interested in U.S. real estate.
Multigenerational Families
          • More families might buy Boomer homes for shared living, combining resources across generations.
Repurposing & Redevelopment
          • Some homes could be converted into multi-unit rentals, senior living, or even torn down for new housing projects.
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William Thomas0 commentEconomics, Uncategorized
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