What's It Worth? Housing Outlook 2008

"Sell This House"

A native Texan, Roger Hazard studied environmental design and landscape architecture while in college. With his experience in landscape design, he later moved inside the home. Hazard eventually moved to Atlanta and began buying and selling homes. He has designed celebrity homes, new restaurants and interiors.

For Tanya Memme, experience with her family's housing company, which specializes in custom homes and commercial developments, made her the perfect choice as a co-host. Along with Hazard, she guides viewers between the mind of the buyer and the heart of the seller.

Today, they discussed the quirky ins and outs of the show and answered reader questions.

For more on local real estate, visit washingtonpost.com's Real Estate section.

The transcript follows.

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Roger Hazard: Howdy everyone! Thanks for writing in today. Looking forward to answering questions about selling your home or even personal questions.

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Tanya Memme: Hey Everyone! Thanks for watching "Sell This House" and for the questions here today. Roger and I love this stuff. Hopefully we can help you sell your house or make your house more enjoyable to live in.

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Arlington, Va.: Roger and Tanya: I love your show. Tanya, you have such energy and such tact (Some people on the show are in need of more than staging their home They need help staging their lives). And Roger, you are a wiz with colors and style.

One question: Most of the time, Tanya, you mention the paint color that is used, but not always. Why is it not on the Web site by episode? I love some of the colors, but would love to see it mentioned in the episode recap on the Web site.

Roger Hazard: That's a great question. We'll bring this up to the folks at A&E.

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Silver Spring, Md.: When I look at lists of home improvements and the percent that an owner can expect to recoup upon sale, I never see energy efficiency improvements such as attic insulation or Energy Star appliances. Given the increased cost of fuel, will energy efficiency improvements hold greater value in the market? Or do cosmetic items such as nice kitchen cabinets give better ROI?

Roger Hazard: As of now there are no stats showing that energy efficient homes sell faster than any others. I would make sure my home stands out against the competition. Go with the cosmetic fixes.

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Silver Spring, Md.: We may move in the next year or two. We want to get a ridge/soffet vent to reduce cooling costs this summer. But we may also need a new roof in the next few years, and it's cheaper to get both at the same time. If we get the new roof now and have to sell next year, will it be a waste of money or will it help sufficiently with resale value to make it worthwhile?

Roger Hazard: You can replace the roof now or get an estimate and subtract that money from your asking price when you get it. This gives your buyer an option on what kind of roof they want.

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RTP, N.C.: Gig 'em Ags, Roger (c/o '96). I enjoy watching the show. What is the hardest thing for most sellers to do (emotion wise) in prepping their homes to sell?

Roger Hazard: Packing away person items is always the hardest thing for homeowners.

P.S. - Gig 'em back.

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Arlington, Va.: My wife and I are prepping our townhouse for sale in the next six to 12 months. We have carpet to replace in all the rooms, what would be better for resale a neutral berber or plush? Also, if we can get a good deal, would it be worth it to upgrade the downstairs living area to hardwood? Thanks.

Roger Hazard: Hardwood floors always sell faster and for more money. They're more neutral than any carpet on the market. If you can afford it, go with hardwood in the entire house.

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Washington, D.C.: Hi. Please help. My husband and I are having a disagreement about what we need to do before putting our house on the market. I think it is more important to hire a painter to do the entire interior of the house as we are not very precise with paintbrushes ... he thinks we would be better off doing some of the work inside ourselves and having the exterior painted. It is an old rowhouse with faded paint, but does not look rundown or anything and we are in a very desirable neighborhood near the metro and the the shops of 8th Street. I am not convinced that given the neighborhood's inherent draw we need to put extra time and money (that won't necessarily result in a higher asking or getting price) into the exterior when it is not bad but also not new looking. Any advice or suggestions as to how to determine if it is worth it? Thank you.

Tanya Memme: In a tough real estate market, you should do what ever you can for the least amount of money to show you house off best. Anytime you can do some of the work yourself is a good idea. If there is any way to make your home look newer and more inviting and clean, thats a good start. I think hiring painters to do the outside of the house is a great idea if you can afford it, and you really think it needs it. If not start on the inside. Start with one room and see how you do. Pick up a basic painting book at home depot and get some great tips before you start. On Sell This House we work with many homeowners that have never painted before and by the end of the show they are so glad they did it themselves. Just make sure to stick to neutral colors like browns, earthy greens, earthy blues, and if you can, keep the trim white for a touch of class.

Have fun when you do it! Invite friends to help, put some music on and enjoy the process. Hope that gives you some direction to get started. Thanks for asking.

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Worcester, Mass.: After you stage a house, do you get people who like it so much that they decide to stay put?

Roger Hazard: That's happened to us twice. Once in Manhattan and once in Hoboken, N.J.

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Woodbridge, Va.: First, I want to say I love your show. You guys complement each other well. My question is about paint. What's the best way to warm up a neutral room? I tend to gravitate toward neutral colors and right now it feels very sterile. Thank you.

Roger Hazard: Go two shades darker then what you normally choose as a neutral color. I know it sounds odd, but trust me on this. This way any architectural details will be highlighted and the color won't fight with your existing furniture. Good luck.

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Herndon, Va.: Hi. I saw the show -- in Florida, I believe -- where the woman hated everything you did to the house: every paint color, every bedroom, the furniture ... she was very vocal about it. Do you meet a lot of homeowners like that?

Roger Hazard: No. Almost never. Haha! Most people get nervous at first but alway come around in the end.

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Richmond, Va.: LOVE the show. We were talking at work yesterday about how much we all liked it.

Roger Hazard: Thanks. We always like hearing that.

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Annandale, Va.: What do you think about landscape architecture as a career?

Are most stuck in offices doing boring things or do they like their jobs?

Roger Hazard: Landscape architecture has never been more popular or prominent as it is today. Most of the landscape architects that I know love their jobs. And you get to wear shorts to work.

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Alexandria, Va.: Roger -- Sometimes you pick very bold colors for a wall. Most of the time we hear advice to stick with neutral (to most realtors that mean antique white). How would one know when to do that and when to be boring?

Roger Hazard: Color does not make a room look smaller. It ads warmth and character. Choose bold colors when you don't have architectural details to highlight.

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Jersey City, N.J. : What's your favorite part about being on the show?

Roger Hazard: I'm in complete control. Grin.

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Vienna, Va.: Thanks for all the good advice here. After 26 years, we are moving and selling our existing home. The walls have always been painted with neutral colors, gray for most of the house and off-white for the other areas. Since the house has just recently been repainted with this color scheme, I don't want to now have to change the paint color from the gray to the off-white (which is what we always read is what the walls should be painted for selling purposes). Do you think in our case, the non-off-white color will really make or break the sale of our house. Thanks.

Roger Hazard: No. Tell me more about your home.

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Texas: Tanya, tell us something about yourself. What is your bankground and experience in ths industry.

Tanya Memme: Well I grew up on a 500 acre sod farm in Ontario Canada. After my father and uncles sold the sod farm they started a company called Mountainview Homes. Today they build between 200 and 400 homes a year in the Niagara Region. My brother Michael Memme and my cousins Mark and Michelle Basciano own the company. I grew up in the housing business and have fond memories of driving to the different sites with my dad for the day watching houses go from a hole in the ground to a beautiful place to live. We would eat dinner every night together as a family and I must say the main topic of conversation was always the housing market and industry. I have experienced the wealth this business can bring as well as the shock of almost loosing everything in a slumping market and see what it takes to be on top again. Mountainview Homes was recently awarded the "Ontario Homebuilders of the Year Award."

After I won Miss Canada '93, I moved to NYC and attended the American Muscal and Dramatic Academy to become an actor. Now, although I do consider myself an actor, I also enjoy hosting, and singing. Oh, and I LOVE strawberries.

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Crofton, Md.: Any tips for painting baseboards or floor trim in rooms w/wall-to-wall carpet?

I'm gradually painting all my cream-colored trim white, and I've been putting off doing the areas close to the carpet for fear that I'll accidentally get paint in the fibers.

Thanks!

Tanya Memme: Aside from taping the baseboards before painting, (painters tape)you can also buy these hard plastic sheets with a handle from Home Depot that you can use to guard the baseboard as you go along it painting.
something I discovered on Sell This House, is that if there is a space between the wall and the baseboards, you can stick a thick piece of paper in between them, fold it back and drag it along the baseboard as you paint. Hope that helps.

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RE: Paint for neutral room: Hi, thanks for your answer. I trust you, Roger, but two shades darker than a moss green couch? Sounds kinda scary.

Roger Hazard: What I mean is two shades darker than your chosen wall color.

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Washington, D.C.: Tanya, you say to use a white trim, but white is not always white. As a typical color blind male, I don't always see the difference, but some buyers must. How do you pick the right trim to go with a wall color?

Tanya Memme: How am I supposed to talk to you about paint colors when you're colorblind? HA! OK, go to your local paint store and have a white trim chosen for you by one of the sales staff. I'm sure they will give you the shade you want. Hope that helps.

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Austin, Tex.: Am redoing my bedroom in burgundy and gold. Three walls will be gold, one wall burgundy. My bed will be on the burgundy accent wall. What do you think of this scheme? Is it too much?

Roger Hazard: What color is your hair? (Grin) Nothing's too much if it makes you happy. But, remember, if you're selling it's a different story.

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Washington, D.C.: Are stainless steel appliances really valued any more than other finishes? I prefer the oiled bronze finishes that I am seeing. What about using quartz countertops vs. granite. I personally don't like stainless steel or granite, but I worry that it would hurt in resale if I go with oiled bronze and quartz.

Roger Hazard: If you're only replacing for resale go with what's selling in your area. If you're not moving, than go with what you like.

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Raleigh, N.C.: You say hardwood sells faster, what about laminate (the kind that looks like hardwood). I have a large dog and he has scratched hardwood before so I am scared to get it in my current townhouse. By the way I love the show, you and Tanya are great.

Roger Hazard: Laminate is selling just as good as hardwood for the same reasons you listed. Thanks for watching the show.

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Richmond, Va.: Seems like often, you're not only a real estate expert, but a psychologist, helping people let go, face facts, be sensible rather than emotional. You do it with such kindless and understanding.

Tanya Memme: THANK YOU for your compliment.Yes, it is quite a skill to work with people who are selling a house especially when they don't want to be selling it. Selling and moving is never easy, and it's very important to me to make them feel as comfortable as possible while we are there. It's not just a TV show to me. I think sometimes I can be a little harsh but I do what I can to get the point across and help them move on at least a bit.

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D.C.: So what is the perfect neutral you love? I do have some architectural details to highlight in my living room. What would be a nice complementary color for the foyer leading into it? I am really stumped on choosing colors.

Roger Hazard: I'll need more information. What color are you floors?

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Southern Maryland: Hey there, am I really online with Roger and Tanya? This is great. I can't get enough of your show and you two make it really work.

I am getting my house ready to sell and have done several things (painting, new faucets, new light fixtures) and before I go any further, what do people tell you they are looking for in a 'used' house? Mine is 13-years-old, in very good condition but I just don't know what people want to see (new carpet, hardwood flooring), decks, pools ... fill me in please.

Thanks.

Tanya Memme: Thanks for watching the show!!! Wow it sounds like you are on the right track already! People generally want to see a house that they can see themselves living in. A welcoming space thats clean, smells nice, and looks good. I wouldn't deal with new flooring, pools, or any major reconstruction. I would stick to fresh paint even if its the same color you already have! New window treatments, CLEAN CLEAN CLEAN! Fresh flowers are always a nice touch too.

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What do you think about landscape architecture as a career? : I can verify it's great. (In fact, I belatedly realize getting a grad degree in Planning was a huge mistake. Now, I AM stuck at my desk all day listening to angry developers diss public employees like we're a bunch of slackers).

I wish I was still a landscape architect. The work was varied, intelligent, creative, worthwhile. Go for it poster.

Tanya Memme: My father, Frank Memme started as a landscape artist. Now he owns one of the biggest housing companies in Ontario Canada Mountainview Homes. He's recently handed it down to my brother Michael Memme, but my father has always loved the outdoors and has a very happy life. Lanscape architecture is where it all began for him.

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Anonymous: Don't want to hurt anyone's feelings, but the lady in Baltimore with the couch soggy with cat pee really took the cake, bless her heart. I could not believe it when she brought that couch back into the house. Y'all really gave above and beyond that day.

Roger Hazard: You're lucky "smell-o-vision" doesn't exist. What you didn't see was the exploding litter boxes all over the house. Need we go on?

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Providence, Rhode Island: Do you have any plans to film in Rhode Island anytime in the future?

Tanya Memme: Not this season, but hopefully next season we will be out your way. I LOVE Rhode Island.

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Scranton, Pa.: Hi Roger and Tanya. I enjoy your shows and would like to say that I'm happy to know that there's substance behind your positions as show participants. Many times I see programs that have "empty suits" hosting them and it's nice to see that you're both experienced and educated in this field, so that you both know what you're talking about and dealing with on these programs.

Roger Hazard: Thanks for watching. We both love our work and hope to be on for years to come.

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Annapolis, Md.: Hey, guys, love the show. Tanya, it often seems as if it's just you and the homeowner doing all the work (with Roger goofing off somewhere, ha ha). How much of a crew do you have working with you on the show? Also, how bad was the inherited house in Philadelphia with the cat? Thanks.

Tanya Memme: THAT HOUSE WAS AWFUL!!! Just be thankful you can't SMELL through your TV set. Ahhhh ... the glamorous side to hosting a home design show. We actually have a very small crew, we are like family. We have about seven people including, sound, lighting, producers, shooters, assistants and Roger and myself. It's a team effort. Even Kevin Johnson who does sound paints and helps build things. Roger may not do much in front of the camera, but off camera he and his assistant Chad do all the designing, the shopping and the schlepping! It's a big job. But then again that's where I come in handy. I try to keep the story moving on camera. Between the two of us we make a great team.

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Roger Hazard: It's been great answering questions today. We're currently working in Wilmington, N.C. on another house. So I have to go shopping now, and Tanya needs to get back to painting. P.S., I have a lot more projects for her to do. Stay tuned!

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Tanya Memme: Thanks for all the questions! I had a great time. Well, I guess I better get back to doing all the work while Roger goes off to grab another latte. Ha Ha. I'm surprised that nobody asked if Roger and I are dating!

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