Apartment Too Small? The Surprising Way to Get More Space in NYC

If you’re like most New Yorkers, then you probably want – or need – more living space. But the problem? Larger New York apartments sell for more per square foot than smaller ones. Each square foot of space will cost you about $838 for a studio, $1,119 for a two-bedroom and $1,837 for a four-bedroom, according to the New York Times. Add renovation fees and maintenance costs to that expansive dwelling space, and you’re left with an even bigger bill.

More and more city dwellers are finding a new solution to the problem: combining two apartments into one to get something closer to the dream-home ideal. Buy a one-bedroom for less than $1 million, scope out a similar space next door or on an adjacent floor, and you can walk away with a space that’s mysteriously more spacious than many two-bedrooms on the market. The process isn’t without its challenges, but more and more New Yorkers – and real-estate professionals – are opting for the patchwork solution as heavily desired three- and four-bedroom homes dry up from the market.

Eileen Mintz, senior vice president at The Corcoran Group, says most co-op boards don’t oppose combining apartments if renovation plans maintain the building’s integrity with plumbing and electricity. “For owners, it’s usually less costly to purchase and combine the apartment next door to their current apartment than to purchase a larger apartment elsewhere,” she explains.

But how does it work out in reality? For one space-starved client, I helped reconfigure a two-bedroom apartment, combined with a one-bedroom. (Results above.)  The place became a three-bedroom, two-bath apartment – but with an expanded kitchen to accommodate a sit-down island with a pantry closet.  The master bedroom became a suite including an office/library, walk-in closet, bathroom with a steam shower and a small gym with a rowing machine, bicycle and weights.  Two living rooms became one open space with a dining area. When the client remarried, his bride had an apartment with a wrap-around terrace, so he sold his place and made a substantial profit that would have been impossible with separate places.

Town Residential Real Estate Specialist Gina Sabio says the process isn’t all perks, though. “Combining two apartments is an excellent way to get more space,” she says. “Although the cost of buying two apartments and combining them will cost you less, keep in mind the monthly maintenance will be combined from both apartments and increase accordingly every year.”

Terry Robison, a Prudential Douglas Elliman real estate agent, recommends planning for another fee: short-term housing during renovations. However, he says that combining apartments can be “a gift from real-estate heaven,” as long as the process gets proper attention. “Your co-op board knows you, so the approval process to buy that other unit is likely to go much smoother than if you were a new buyer,” he says. “Overall, the pluses far outweigh the minuses.”

4 New Year’s Resolutions for an Affordable Home Makeover

We’re in the midst of the holiday season, and it’s almost time for New Year’s resolutions. Where would you like to be for 2012? What would you like to do? As you reflect on this year and look forward to the next, think about how you’ll appreciate your home, your business, your family and yourself. If you’re still looking for resolution inspiration, just think about one of these easy fixes.

1. Reorganize your storage.
After the holiday parties come to a close, it’s time to pick up the wrapping paper, champagne flutes and maybe even mistletoe. It also could be a good chance to take stock of what you’re storing in closets and cabinets, so you can give what you don’t use to charity. Try reorganizing your existing stash with streamlined bins, baskets or shelving that matches your design. The handwoven palm and water-reed baskets pictured above, from SheridanShea, are handwoven in a small Moroccan village where basket weaving is the main source of income.

2. Spruce up your home office.
Make it easy to plan your new ventures – or to learn social media  – with a workspace that flows well and is easy on the eyes. A posture-friendly desk and chair, efficient lighting and a bit of soothing art can go a long way. Remember to use the walls for storage: That vertical wall is always overlooked. If you can give up a closet, then make that your work area, and close it at the end of the day!

3. Create a great space for family.
“Comfortable” and “clean” are two major checkpoints for an enjoyable living room, play room or home theater. Simple steps like cleaning your area rugs, shampooing the carpets or painting the walls can leave your space refreshed. Use a large ottoman for a coffee table or footrest, but make sure it can open for additional storage. It makes for a quick cleanup for the unexpected guest.

4. Set up your home to support fitness.
Trying to lose that stubborn 5 pounds in the New Year? Organize your closet to display garments that truly fit, and make space for those gym clothes. If you have room for a home gym, keep your workout area clean, with weights and equipment picked up to avoid injury. If you’re in tight quarters, keep weights and gear easily accessible for workout time. Organize the jump ropes and yoga belts on hooks inside your closet door, or attractive wood bins or baskets can hold your weights and mats.

However you close out the year and kick off 2012, have a safe and happy holiday season. Here’s to your success in the New Year!

Simple Rules to Sell Your Home for More

Before and after shots of a Long Island townhouse, renovated to sell

Welcome to the holiday season – always an exciting time, in New York and beyond. One of the best parts of the holidays is catching up with friends and family, and I had a wonderful opportunity to do that last week. I traveled south over Thanksgiving to visit good friends who moved to Florida about 10 years ago. Their home is beyond lovely, and so well maintained.

Now, the couple is looking to sell this beautiful home (and we’re talking perfect floors and stainless-steel sinks without a single scratch), but they’re still struggling. Blame it on a tough market. Still, I’m confident they’ll find a buyer – and not have to negotiate much on price. And that’s because they understand that maintenance makes the price, when it comes to selling a house.

This holiday trip reminded me of a recent New York Times article detailing all the upgrades homeowners are (and aren’t) making as they try to sell. Brokers estimate that buyers are often seeing up to a dozen listings before making a choice, and with values dropping and each buyer looking for the best deal, that spells major competition. At first glance, it might seem like a wasted effort to replace those cracked tiles or that leaky faucet, but now is a better time than ever to consider small to mid-range investments to keep your asking price higher and prevent your home from going into heavy negotiations. When a $5,000 change adds $15,000 to your asking price, that’s a good move.

Simple fixes, like a short entry wall, helped define this entryway

How should you reconsider your space? Try to be objective about any issues buyers might have with your property. It’s hard to evaluate something that’s close to you, on the emotional and physical levels. We grow accustomed to flaws and irritants in our own homes. That dark red kitchen is charming to you, but a buyer might cringe. Overlooking any mold in the shower? A buyer won’t. Also, no matter how many design magazines buyers read, they usually don’t have the instant creativity to imagine what a space can be. They see it how it is, outdated fridge and all.

Once, I visited a client who was deciding whether she and her husband should get a new home or stay put. Her husband had bought the house 18 years earlier; it was a model home, and he left it as it was. Unfortunately, prior to our review, the couple had spoken with a real estate agent, who returned a low selling price. Unacceptable! We reconsidered their place and found out it had great bones but just needed a facelift to suit their lifestyle. We renovated, and they love their place now. (They brought the buyer back for fun and found out they could have sold for significantly higher than their asking price.)

If you’re looking to sell, then consider the value that a little extra work could give. Until the end of December, I’m offering reduced rates on property evaluations for homeowners looking to make the move. Let’s talk about what work might be required, then discuss how to make your home a “stage” to entice buyers. It could be as simple as just a few changes – and they’ll be well worth it when you sign the papers in the end.

Hurry! Last Chance to See the Designer’s Show House

It’s been a busy and inspiring fall, and as we look forward to more crisp weather, changing leaves and even a little trick-or-treating, I have a special project to share with you. As part of the Mansions & Millionaires Designer Show House, I’ve created a traveler’s escape in a beautiful Great Gatsby-style manor – but there’s only one more weekend to view it. If you stop by on Sunday, you might even see the designers for the show house (myself included) dressed up in full Halloween costumes. No hints on what I’ll be.

Fall is the time for change, and I enjoyed the challenge of transforming a standard green bedroom, complete with a fireplace and full bath, into a soothing space that played upon texture, patterns and geometry to tell the story of the home’s owners since 1914. I hope you’ll stop by and let me show you around. Check the Show House website for full details and directions, and remember that October 30 is the last day for tours. Until then, stay inspired!

History Inspires My Room at the Designer’s Show House

As I mentioned last week, I’m excited to be designing a room for the Mansions & Millionaires Designer’s Show House. Each designer is assigned a room and then it is up to the designer to envision the design of that room. My room is a bedroom with a fireplace and a full bath. Since I am intrigued by the people who might have visited this home as guests of the previous owners, my vision is to develop a guest room for the weary traveler.

I am incorporating elements that will reflect the different owners from 1914 to present day. These elements reflect the kind of items the weary travelers brought with them from their worldwide adventures. Some elements would reflect things the travelers always carried with them, while others reflect gifts they might have presented to their hosts. The 19^th century campaign writing desk would have been carried over the desert by camel as its owner braved the harsh elements in search of rug traders. I will use a Persian or kilm rug to extend this analogy. 

The fireplace is a key element to the room. I can imagine travelers resting in front of the fireplace before joining the rest of the house party for afternoon sports or evening entertainment. I will use a comfortable 20^th century lounge chair by the fireplace. Since the room would be used for both male and female visitors, I am selecting colors that are gender neutral, yet welcoming.

Stay tuned for further updates. I continue to work with my favorite vendors to source all aspects of the room from paint to rugs, lighting to furniture. It’s quite a project!