What to compromise on when buying a house? (And what to ignore?)

what to compromise on when buying a house

You can compromise and still love the house you get!

A friend of mine asked an interesting question on Facebook the other day:  “When buying a house, what did you sacrifice? Location?  Commute? House size? Age?”

It’s a really good question, and it got me thinking.  What do you compromise on when buying a house?  We spent 9 months looking at houses a couple years ago, and we learned a lot about what we were willing to compromise on (and what we weren’t).

Here’s what I told her:

We refused to compromise on:

  • Affordability.  This is our #1 do-not-compromise.  We absolutely will not leverage both our incomes when determining whether we can afford a potential mortgage.  The Two Income Trap is my favorite book on this subject, I highly recommend reading it – following this book’s advice made living on one income for a while much easier than it should’ve been.
  • Commute – It was convenient to the job we used to have, not so much now post-job change
  • Location on street – I didn’t want cars driving straight towards my house all the time, and I didn’t want to be near major neighborhood roads
  • Garage capacity – Must be 2+ for us, we reeaaally wanted to use half of it for our dream home gym
  • Incorporated – We like city services
  • Distance from expressway/noise sources – We put a one mile buffer between our local major highway and our house search zone
  • Structural integrity – Expensive to fix
  • Driveway slope – No X-TREME slope driveways, we wanted a flat driveway.  This was surprisingly difficult to find.
  • Number of bathrooms – Must have at least 2 potties, preferably 2 places to shower as well
  • Floorplan – Some homes had really freaking weird floor plans, some just too weird for us.  Floorplans are like location – pretty much impossible to change.
  • And no more f***ing HOAs. EVER!!!

We compromised on:

  • House’s interior condition – We took on a LOT of projects (big and small) when we bought this house, but the house’s condition is what let us buy into our neighborhood.
  • Kitchen size – Ours has one of the smallest kitchens we looked at. A small kitchen turned out to be not as bad as we’d feared.
  • Number of floors – We had hoped for a one story, ended up with two floors. Going up and down stairs keeps me trim.
  • Terrain – We’re atop a really steep hill. There’s no “but that’s okay because” to this one, my Taurus busted out a misfiring cylinder climbing it. We now take a longer, shallower back route up the hill.
  • Walkability – The nearest grocery store is a fairly walkable 1.5 miles, but that’s it.
  • Yard size – Our yard much larger than we’d hoped for. It’s more than we can maintain, but we’re doing a bit of DIY landscaping each year to improve it.
  • Commute – When we changed jobs, our commute went from 20 mins round trip to 60 mins round trip. Boo, hiss.
  • Popcorn ceilings  – Ugggh, our popcorn ceiling was so ugly and dirty-looking, and removing the popcorn was so expensive and messy we only did the downstairs.
  • Old windows – Any home that came with new windows also came with a 20%+ higher listing price. We just live with ’em.
  • Leaking master shower – We’ll fix this someday, but for the last three years we’ve made do with the shower in our DIY’d hallway bathroom.
  • View and noise – Our apartment had a much nicer view and a quieter street.
  • House color – It’s not the color I’d have picked, and it’d be a shame to spend thousands to paint over what appears to be a recent paint job. We just live with it.
  • Broken furnace – There went several grand before we could even move in.  It was worth it, the new furnace is much more efficient than the 18-year-old furnace it replaced.

We ignored:

  • Flooring or wall colors – Easy to replace
  • Dated light fixtures – Slightly less easy to replace
  • Dirt – We scrubbed it all off
  • Backyard deck – Ours is small, we don’t care (we’re not “deck people”).

In essence, most of the things we ignored when buying our house were things that could be fixed with effort or cash. In some cases, we lived with these things until we had time and budget for fixing them – downstairs flooring, popcorn ceiling, kitchen cabinet colors, light fixtures.

I’m sure this is different for everyone, and to varying degrees in each category.  If you’re a home owner, what did you sacrifice?  And what did you refuse to compromise on when buying a house?

DIY Toilet Replacement

DIY toilet replacement  is a very simple project, and it shouldn’t intimidate anyone with a couple of wrenches and about 2 hours of time.  (Oh, and you’ll need to be strong enough to lift a toilet and carry it to where it needs to go.)

I won’t go into too much detail since the process of removing and installing a toilet is so well-documented on the web.  This video gets a link because it covers the whole process in just 3 minutes, while every other video I found wanted me to commit 9 whole minutes of my life to this crap.

Removing the Existing Toilet

Here is our old toilet, guilty of many crimes including incontinence (it leaks water at its base), and creating intolerable levels of drama when attempting to flush loads of “a respectable size”.

DIY toilet replacement

Toilet Removal Steps

Removing a toilet is easy and fun.

  1. Turn off the water supply at the wall
  2. Flush it to get rid of the water in the bowl and the tank
  3. Disconnect water supply from toilet
  4. Use a big towel to mop out any water remaining in the bowl
  5. Remove the caps at its base to expose the screws/nuts holding it to the floor
  6. Unscrew the nuts
  7. Lift toilet!  You’re free now, toilet! (We put ours on a towel in the next room)

Overreact to Wax Ring

EWWW GROSS!  (I don’t think poo actually touches the ring, but it’s fun to pretend.)

Our wax ring was basically a wax pancake.  We’re lucky our toilet leaks weren’t floods:

DIY toilet replacement

Remove Wax Ring

…with your bare hands!  Just kidding, use a tool for god’s sake.

Here I am scraping off all the old wax, which is the bestest most awesome job in the entire world:

DIY toilet replacement

Yes, I have cat pajamas, look upon me and despair.

New Wax Ring

Here’s the plump new wax ring ready to receive new potty.  Lift the potty and place it squarely on the ring.  Rock the toilet a bit and sit on it to squish it down.

DIY toilet replacement

Filling the New Toilet with Water

Connect the water supply to the toilet.  This might be a good time to switch to a braided water supply if your old one is a metal pipe.

Turn the water supply on and let the tank fill.  You can adjust the water level inside the tank by adjusting how high the float is allowed to go (your toilet may vary).

DIY toilet replacement

The Maiden Flush

Am I the only person who half-expects the toilet to explode on the first flush?  :D

All done – a new toilet, installed all by ourselves!  DIY toilet replacement is fun for the whole family.

DIY toilet replacement

Can you believe Home Depot charges $120 to replace a toilet? Wow.

Disposing of the Old Toilet

Good luck.

Our local garbage pickup here won’t take them. The annual recycling event takes them, but … we missed it by a weekend.  Your options are basically: smash it inside a garbage bag, haul it to the dump yourself, pay someone to take it.

Update: This particular toilet lived in our computer room for two months until we paid the guys who hauled out the deck debris to take the toilet, too.  They were surprisingly happy to take the toilet off our hands.

Jim’s Very Tall DIY Standing Desk

At 6’4″, my husband Jim is too tall for most commercial standing desk designs.  And at $1500+, most commercial standing desks are too expensive for our budget.

The solution was obvious: build our own extra tall DIY standing desk! We’re definitely not carpenters, but this simple DIY standing desk design should be doable by anyone with a decent plan and a saw (for home cutting – many stores that sell lumber will also cut the boards for you). My diy standing desk was easier than this one thanks to IKEA’s VIKA BYSKE legs being able to extend to just the right height for me (my desk is 42″ tall).

But Jim’s desk needed to be 46″ tall – and those 4″ were tough to figure out.  The VIKA BYSKE legs only go to 42″.  We were stuck here for several weeks as we considered various designs, but the ultimate solution was actually very cheap and simple: bed risers!  A $20 set of heavy duty bed risers from Amazon gave us the 4″ we needed.

Wondering how to determine the right height for your own standing desk?  It’s easy: stand up normally and bend your elbows at a 90 degree angle (as if you’re using an invisible keyboard right in front of you).  The distance between the floor and your elbow, minus an inch or two, is the ideal height of your standing desk.

DIY Standing Desk Parts Shopping

Here’s what we bought for this very large DIY standing desk:

tall diy standing desk parts how to build ikea parts

IKEA 

From IKEA, we got a GALANT table corner piece and two rounded ends.  The GALANT table comes in at least four colors and several configurations, so you can get whatever combo of pieces works best for your space.  We also got 4 VIKA BYSKE extension legs – these are the only legs IKEA sells that go to 42″.

We like GALANT because it’s huge and because mine’s been very durable.

Amazon.com

To get the remaining 4″ of height we needed, we bought one set of these these heavy duty $20 bed risers.  (Update: 8 months later, I’m pleased to report the bed risers have held up perfectly.  No cracks or problems!)

diy tall standing desk use bed risers to get legs tall enough

Heavy duty bed risers from Amazon.com added the height that the VIKA BYSKE legs fell a little short on

Hardware Store

We purchased 18 feet of plain, flat narrow boards 3/4” thick and 5” wide.

The boards are for building a supportive network on the underside of the desk, since we won’t be using the metal frame IKEA sells. The legs and wall brackets will attach to these boards.

Why not use the IKEA frame?  Well, we need flexibility on the leg positioning and we also need something to anchor the wall brackets to, and a metal frame would get in the way.

Assembling the Desk

The circular saw made short work of the boards (The Home Depot is able to cut for you in the store if you lack the tools or confidence with a saw).

Below: laying out the support network on the desk’s underside.

diy stand up desk support network of boards

Since this desk is going to be heavy and awkward once assembled, we built it in the room we’d be using it in. 

Fastening the support boards to the desk was surprisingly straightforward:  first, drill a “pilot hole” through the board and into the desk (be sure your screw isn’t long enough to poke out the top side of the desk). The pilot hole helps prevent the screw from changing course as you’re screwing it in.  Line up a screw and screw the board to the desk surface (also using the drill – yes, you’ll swap bits a lot unless you have two drills).  We just worked our way from one end of the desk to the other.

For our desk’s thickness, we used one 30 count box of the 1 1/4” screws pictured below.

spax construction screws for stand up desk

They look like this from underneath:

assembling stand up desk

Next, we attached the four VIKA BYSKE legs to the desk and stood it up.  We’ll re-configure the legs later, once the desk is anchored to the wall.

Testing the Desk

It’s wobbly, but it’s usable. Jim’s going to try it out and we’ll probably adjust it a few times before we permanently anchor it to the walls.

testing big stand up desk

Here’s Jim at his new desk!

JimStandupDesk_4

Wait, what about a chair?

You’re right, even standing desk aficionados have to sit once in a while.  A helpful term to search for is “drafting chair” – drafting chairs tend to rise much higher than ordinary office chairs.  Before you buy a chair for your standing desk, measure as best you can where you’ll need your butt to be for your forearms to lay parallel to the desktop.

I shopped for the right chair for a long time (over a month!) before settling on the Boss Caressoft Drafting Stool B16425-BK.  This chair is great because after a year, it’s still looking brand new.  The cushion didn’t develop a butt-shaped indent or wear out in the middle or anything like I’ve seen happen with other chairs.  I like the back support, and I like resting my feet on the footrest ring. Best of all, this chair is tall enough for Jim to use, too, so we just share this one as it’s pretty rare for both of us to want to sit at the same time.

best standing desk chair

My Boss Caressoft Drafting Stool was about $100 at Amazon.com

More Standing Desk Options

For our DIY standing desks we wanted the biggest surfaces we could get-  and since we own this place, we were completely free to anchor things to the wall.  But if you live in an apartment or dorm room, need to be mobile, or just aren’t sure if a standing desk is for you, here are a few alternative standing desk designs you might enjoy.

Portable Standing Laptop Desk

The Techni Mobili Cadmus Mobile Laptop Stand is the complete opposite of our gargantuan standing desks: it’s small, lightweight, portable, and, at just $42 (for cherry wood grain) and $75 (for solid black), this standing desk is crazy affordable. Well reviewed on Amazon, it’s basically a one-stop shop to a quick and easy laptop sized standing desk.  I think this laptop standing desk would be awesome for a kitchen (look up recipes!) or a family room (work while the kids play!).

Techni Mobili also offers a slightly larger computer cart version with roll-out keyboard and more shelf space.

Standing Desks for Commitmentphobes

With 32″ x 22″  of surface space this standing desk add on earns its name, the Executive Stand Steady Standing Desk.  There are many choices in the “standing desk attachment” category, but the Executive stands out for being huge (it’s big enough for two monitors!) and for offering adjustable height (11.25″ – 15.25″).

An additional 15.25 inches may not be enough for very tall people, so always measure your current desk before ordering.  I really like this thing – if I hadn’t been so gung-ho about building my own, I’d have probably tried using The Executive with my existing desk.

DIY standing desk

The Executive Stand Steady Standing Desk has the largest dimensions of any product in its category and adjustable height.

If $200 is a bit much or if 32″ x 22″ is overkill, the Speedy Standup is a solid alternative to The Executive. It’s literally a miniature desk you plop down on top of your existing desk – done.  The company makes both a “standard” size and a “tall” size, so be sure to measure your existing desk’s height to determine which one’s right for you.

Speedy Standup desk best standing desk

Try to ignore the hilariously bad Photoshop job, the Speedy Standup has great reviews and a good price – just $60.

Splash Out on an Adjustable Standing Desk!

Electric adjustable desks typically come with a price tag somewhere between $1500 and $3000, but if you’re willing to hand-crank it you can have a all the frills of an electric adjustable desk for a fraction of the price.  This adjustable standing desk by ModTable can go up to 47″, which would have just barely been tall enough for a tall guy like Jim (his desk is 46″ above the floor).

adjustable standing desk affordable

This adjustable standing desks by ModTable is a luxurious “best of both worlds” stand up desk.

New Garage Lights

I don’t know why we put this off for so long.  The two fluorescent lighting fixtures that came with our house’s garage are crap.   One of them is just completely dead, and as if to add insult to injury it randomly pooped out its bulbs onto our car parked underneath it a few months ago (which was super fun to clean up).

It was Dad who got the inspiration to replace these lights on his most recent visit.  He just climbed up the ladder, disconnected the broken one, and proposed a trip to Home Depot for replacement fixtures.

In a matter of about an hour, we went from two of these heavy, broken light fixtures:

GarageLights_3

To two of these awesome ones (with cages, so no more lightbulb pooping).  In case you haven’t guessed, “Heavy Duty” is our favorite phrase.

GarageLights_2

Here’s Dad after hanging one of the fixtures.

GarageLights_1

Here’s our glorious after: a well-lit garage, lightweight lamps, bulbs safely behind cages.

GarageLights_4

This project is a classic example of us letting a simple project intimidate us into not doing it.  We thought working overhead on lighting fixtures would be difficult, if not outright impossible.  We had no idea how easy this could be!