Flipper Fails: The ‘Open Concept’ That’s Just… Open

Flipper Fails is a blog series that exposes the shortcuts and surface-level fixes often found in flipped homes—and how to spot them before you buy. Because what looks good on the surface doesn’t always hold up under inspection.

Open concept homes are in high demand—for good reason. When done right, they feel bright, modern, and inviting. But in the rush to impress, some flippers take a sledgehammer to every wall without thinking through the end result. The outcome? A wide, echoing space that feels more like a gymnasium than a home.

Real-World Examples
One recent flip featured a completely open main floor—but with no natural divisions between the living area, dining space, and kitchen. It left buyers wondering where to put furniture and how to create a sense of coziness or flow. Instead of feeling spacious, it just felt… confusing.

Why It Matters
Walls don’t just separate rooms—they help define purpose. Without them, you may lose storage, sound separation, and visual organization. An open layout that lacks balance can feel chaotic, especially for families or those who love entertaining.

Conclusion
Open concept should be about connection—not chaos. A smart design maintains flow and light while using elements like islands, furniture placement, or partial walls to subtly define each area.

Advice for Buyers
When viewing a flipped home, don’t be distracted by the size of the space alone. Imagine how you’d actually live in it. Does it offer flexibility and function? Look for layouts where openness enhances daily life—not complicates it.

Flipper Fails: The Risks of Superficial Renovations

Flipper Fails is a blog series that exposes the shortcuts and surface-level fixes often found in flipped homes—and how to spot them before you buy. Because what looks good on the surface doesn’t always hold up under inspection.

A Real-Life Example: The Hidden Plumbing Disaster

Take the case of my new neighbors, a young couple who recently bought a flipped home. On the surface, the house looked perfect—fresh paint, updated fixtures, and a modern aesthetic. But soon after moving in, they discovered a major issue: the shower in the primary bathroom had not been plumbed correctly and was leaking into the crawlspace. This hidden problem led to foundation damage and required extensive repairs. For over a year, they have been unable to use the shower and have had to rely on taking tub baths.

The Risks of Superficial Renovations

While flipped homes can be visually appealing, it’s important to be aware of the risks associated with superficial renovations. Flippers often prioritize speed and cost-efficiency, which can lead to corners being cut and critical issues being overlooked. Structural problems, faulty plumbing, and electrical issues may be hidden behind walls and under floors, making them difficult to detect during a standard home inspection.

Buyer Beware: Thorough Inspections and Due Diligence

As a buyer, it’s crucial to approach flipped homes with caution. While a home inspector can identify many issues, they may not be able to detect problems that are hidden behind walls or under floors. To protect yourself, consider the following steps:

– Hire a reputable home inspector with experience in identifying issues in flipped homes.
– Request detailed documentation of all renovations and repairs performed by the flipper.
– Consider additional inspections, such as plumbing and electrical evaluations, to uncover hidden problems.
– Be prepared for potential repairs and maintenance that may arise after purchase.

Conclusion

Flipped homes can offer great value and modern amenities, but it’s essential to look beyond the surface and ensure that the renovations were done correctly. By conducting thorough inspections and due diligence, you can avoid the pitfalls of superficial renovations and make a sound investment in your new home.

Disclaimer: This blog post is for informational purposes only and does not constitute legal advice. Please consult with a qualified attorney for advice on your specific situation.

Flipper Fails: Window Dressing—Literally

Flipper Fails is a blog series that exposes the shortcuts and surface-level fixes often found in flipped homes—and how to spot them before you buy. Because what looks good on the surface doesn’t always hold up under inspection.

When flipping homes, some investors cut corners in ways that may not be immediately obvious—but the effects show up down the line. One common shortcut? Replacing quality or period-appropriate windows with cheap, builder-grade vinyl ones and slapping on blinds to mask the downgrade. It’s window dressing in the most literal—and misleading—sense.

Real-World Examples
We’ve all seen it: a charming mid-century or craftsman-style home outfitted with glaringly white, low-cost vinyl windows that feel out of place. Add a set of basic blinds from the local hardware store, and it’s clear someone was more focused on speed and savings than quality or character.

Why It Matters
Poor-quality windows don’t just clash with the home’s architecture—they can also reduce energy efficiency, create condensation issues, and deteriorate faster over time. For buyers, that means higher utility bills and eventual replacement costs. Worse, mismatched windows can diminish the home’s overall value and curb appeal.

Conclusion
Windows should enhance both the appearance and performance of a home. Flippers who cut corners in this area often hurt the long-term value of the property, even if the quick visual “wow” gets it under contract.

Advice for Buyers
When touring a flipped property, look beyond the blinds. Ask about the age, material, and energy rating of the windows. Don’t be afraid to factor potential window replacement into your offer—because what you see isn’t always what you get.

Investor Renovations: The Impact on Home Functionality

Flipper Fails is a blog series that exposes the shortcuts and surface-level fixes often found in flipped homes—and how to spot them before you buy. Because what looks good on the surface doesn’t always hold up under inspection.

In today’s real estate market, investors are snapping up homes and making quick renovations to turn a profit. While this might sound like a win-win situation, the reality is often far from ideal. One of the most common changes investors make is removing walls to create an ‘open concept’ layout, especially in small or galley-style kitchens. Unfortunately, this trend can lead to impractical and problematic kitchen spaces.

The Problem with Open Concept in Small Kitchens

Open concept layouts are popular for their spacious feel and modern aesthetic. However, when applied to small kitchens, removing walls can result in a space that is less functional. Small kitchens often benefit from having defined areas for cooking, prep, and storage. Taking out walls can eliminate valuable counter space and storage options, making the kitchen less usable.

The Shift Back to Closed Kitchens

Interestingly, the design preference is swinging back towards more closed kitchens. Homeowners are recognizing the practicality of having a separate kitchen space where the mess of meal preparation can be hidden from view. Closed kitchens offer privacy and can help contain cooking odors and noise, making them a more functional choice for many households.

Real Estate Tip

If you’re considering selling your home, think twice before making drastic changes to your kitchen layout. While open concept designs might seem appealing, they may not always be the best choice for small spaces. Consider the functionality and practicality of your kitchen, and how changes might impact potential buyers.

Conclusion

Investor renovations can sometimes muddy the market with half-witted, uninspired changes. When it comes to kitchens, removing walls to create an open concept can often lead to impractical layouts. As design preferences shift back towards closed kitchens, it’s important to consider the functionality and practicality of your space. For maximum value, ensure your home meets the needs of potential buyers.

Stop Painting the Brick: A Plea to Flippers and Investors

Flipper Fails is a blog series that exposes the shortcuts and surface-level fixes often found in flipped homes—and how to spot them before you buy. Because what looks good on the surface doesn’t always hold up under inspection.

As an experienced renovator who has worked on over 20 homes, I’ve seen many trends come and go. But one recent trend that’s turning off buyers and designers alike is the practice of painting high-quality brick white and pairing it with gray or black trim. This uninspired design choice not only detracts from the home’s original charm but also creates a maintenance nightmare.

Recently, I met some new, young neighbors who had bought a flipped house with painted brick. One of the first things they asked me was if the paint could be removed from the brick. The husband, an interior designer, mentioned that when he shows photos of their home to other designers, they all dislike the painted brick. This sentiment is echoed by many in the design community.

Why Painting Brick is a Bad Idea

If the brick is in bad shape, painting can be a viable option. However, if the brick is of high quality and in great condition, painting it makes no sense. Here’s why:

– **Uninspired Design Choice**: Painting brick white with gray or black trim is a trend that lacks creativity and originality. It strips the home of its unique character and charm.

– **Maintenance Nightmare**: Painted brick requires regular upkeep to prevent peeling, chipping, and fading. This adds unnecessary maintenance costs and effort for the homeowner.

Better Alternatives

Instead of resorting to painting, consider these alternatives to enhance the home’s appeal:

– **Thoughtful Interior Updates**: Focus on modernizing the interior with updated fixtures, fresh paint, and contemporary finishes. This can significantly increase the home’s value and appeal.

– **Landscaping Improvements**: Invest in landscaping to boost curb appeal. A well-maintained yard with beautiful plants and outdoor features can make a lasting impression on potential buyers.

Conclusion

Flippers and investors, please reconsider the decision to paint high-quality brick. Opt for design choices that preserve the home’s original charm and offer long-term value to buyers. By making thoughtful updates to the interior and investing in landscaping, you can create a home that stands out in the market and attract

Why Listing Your Home on the Open Market (MLS) is the Best Choice

Flipper Fails is a blog series that exposes the shortcuts and surface-level fixes often found in flipped homes—and how to spot them before you buy. Because what looks good on the surface doesn’t always hold up under inspection.

If you’re thinking about selling your home, you might have heard from investors who offer to buy it quickly, for cash, and ‘as-is.’ While this can sound tempting, it’s not always the best choice if you want to get the maximum value for your property. Let’s dive into why listing your home on the open market (MLS) is often the better option.

Investor Offers vs. Market Results

I’ve helped many clients sell homes that are perfect for investors. Every time, investors show interest before the home hits the market. But here’s the catch: their offers are usually much lower than what my clients would want to accept. For example, an investor might offer $200,000 for a home, promising a quick, cash sale. However, once we place the home on the market, it often sells for much more—sometimes over the list price!

Here’s a real-life example: A client received an investor offer of $180,000 for their home. We decided to list it on the MLS, and it sold for $220,000. That’s a $40,000 difference! The key is maximum exposure—when more buyers see your home, you’re more likely to get competitive offers.

Benefits of Maximum Exposure

Listing your home on the MLS gives it maximum exposure to potential buyers. Here are some benefits:

– **Competitive Offers**: More buyers mean more competition, which can drive up the price.

– **Market Value**: You’ll get a better sense of your home’s true market value.

– **Flexibility**: You can choose the best offer that suits your needs, whether it’s the highest price, quickest closing, or best terms.

While investors promise quick, cash sales, remember that other buyers can also offer cash and quick closings. By listing your home on the MLS, you ensure that you get the best possible deal.

Conclusion

If you want to receive maximum value for your home, it’s best to place it on the open market (MLS) and get maximum exposure. Selling off-market to investors might seem convenient, but it often means leaving money on the table. So, take the time to list your home, attract more buyers, and get the best deal possible!