In the 1950s, they were transformed into quaint rathskellers. In the ’60s, they became bomb shelters. In the ’70s, they were used to store fine wine. And in the ’80s, as houses grew bigger and glitzier, they were all but abandoned, considered dark, dank places best suited to be storerooms for old clothing and furnishings.
But basements, those lower-level expanses that most apartment owners only wished they had, are enjoying an unprecedented popularity as the millennium approaches, according to area real estate agents, homeowners and design professionals.
They’ve become a catchall, a paradigm of our busier, fuller lives and the higher costs of housing. Some career-minded families turn them into at-home offices when an extra bedroom doesn’t exist. “Buying a three- instead of four-bedroom home but finding the extra space in a basement can mean a savings of $50,000 to $100,000,” says Mary Summerville of Prairie Shore Properties in Wilmette.
Other homeowners are converting their basements into workout rooms that won’t rival the East Bank Club in size or equipment, but still make getting fit a bit easier. And some folks make basements attractive indoor play spaces for their young family members, as Highland Park architects Richard and Nancy Becker did for their five children, ages 3 to 14. “We had a small first-floor family room and needed more space,” says Richard.
But one of the best signs that basements are finally gaining respect is that at least one multiple listing service directory now lets its agents count them in totaling a home’s square footage, which it previously didn’t, Summerville says.
Area home builders are also taking note of the trend and incorporating light-filled, walkout basements in the homes they build. Orren Pickell, whose firm is based in north suburban Bannockburn, has included them in half the 26 custom homes he has built in River Woods. Within the large expanses, sometimes measuring 1,000 to 2,500 square feet of usable space, are at least one bedroom, a full bathroom, a family space with fireplace and small-scale kitchen appliances, and perhaps anexercise area. Most also are reached from dramatic entryways and staircases.
But savvy owners, real estate agents and design professionals know that existing basements shouldn’t be improved to the same degree as rooms on the main level, such as the living and dining rooms. In other words, owners shouldn’t expend the same money and use the same quality finishes, because they may not get a full payback at resale time.
“If you want to fix up a basement because you want the additional room, that’s fine. Do what makes you happy. But if you spend a lot, you can’t be certain you’ll get it back, particularly if the basement doesn’t have windows or a high ceiling,” advises Elizabeth Ballis of Prudential Preferred Properties in Chicago.
Fred Carmean of Coldwell Banker/Kahn’s city office says most of his clients view basement space as a valuable bonus but aren’t willing to pay a premium for it.
Most queried also said there’s no hard-and-fast rule regarding how much to spend to achieve a good return. Keeping costs to between 5 and 10 percent of a home’s value offers one rule of thumb, but not a guarantee. At the same time, spending less than $10,000 to remodel a basement is hard, says Marc Cohn of The Repair Network in Buffalo Grove. “For an 800-square-foot room that you do in mid- to high-end finishes, you’d have to spend about $12,000.”
What may make economic sense is to tackle such work at the same time you undertake another significant home remodeling project, suggests designer Eva Quateman. “As long as you bring in workmen, you’ll usually have lag time during which smaller projects can be done. This way you’ll cut the times you bring in dirt and dust.”
Following are the key considerations to making an existing typical basement habitable, or, as builder Pickell says, “make it look and feel not quite like a basement.”
– Make it dry. Before you remodel and/or decorate, have an expert check whether the basement is dry. Some are so wet that if not corrected the dampness won’t only affect your enjoyment of the lower level but could also harm the home’s foundation. “The longer you let it go, the worse it becomes,” says Bob Cooney, an owner of Ever Dry Waterproofing in Downer’s Grove.
Cooney estimates that almost 80 percent of all basements are somewhat wet, evident in the mold and mildew that grows on walls and stored items. How you eliminate the dampness depends in on its cause and its extent.
If the foundation is cracking because of too much water in the house or underneath it, the water needs to be redirected. Cooney says it may be necessary to open up the earth on the outside and repair and install additional drainage tiles around the home after the damage to the foundation walls has been repaired. Such work can cost from $2,500, up to $20,000, he says.
If seepage occurs where the floor and wall come together–known as the cove–there’s too much water underneath and the floor inside needs to be opened along the perimeter and drainage needs to be added. That cost might range from $1,500 to $5,500.
Paints that promise to seal walls and ceilings are risky because they usually move the problem to another area, Cooney warns. “But if you have a crack, you need that fixed rather than sealed,” Cohn says. (Check to make sure your homeowner’s insurance covers damage to your remodeled basement and contents.) – Giving it height. The next biggest potential problem is the height of the ceiling. Many older homes’ basements have low ceilings, sometimes just 7 feet. Such spaces may be fine for tots but don’t warrant extensive work because most adults won’t want to spend much time there, says Brooke Givot, whose First Impressions firm suggests ways to fix up homes for living or resale. If you insist on adding height, you can excavate down into the ground, which is labor intensive and very expensive, Becker says. “It’s heavy construction, which involves taking out concrete and soil, but if the space is sought after and you have no where else to go, it’s a choice.” – Bringing in light. How light the basement is affects occupants’ enjoyment and resale, says Carmean. If it’s naturally light, consider using some glass or acrylic block to allow in light but provide security, says Summerville, who turned the basement in her Evanston home into a workout space by putting in fitness equipment, installing large mirrors and a television, and lightening the old paneling with paint.
If the basement doesn’t have a window well, don’t automatically forsake fixing it up. Chicago architect Allan J. Grant often uses recessed incandescent light if there’s sufficient joist space or puts halogen bulbs on tracks or in wall sconces. He stays away from fluorescent because he considers its color too harsh. Givot also advises steering clear of torchere lights if children use the space because of the risk of knocking them over. – Adding coziness. You’ll definitely want your basement to be cozy and inviting, which means having a floor that’s nicer than the typical bare-boned concrete one. Laying ceramic tile can prove expensive. Installing wool carpet isn’t practical, in case water comes through. Safer bets are vinyl tile squares or industrial grade, low-loop carpet. The vinyl may run $4.50 to $5 a square foot installed, while the carpeting may run about $4 a square foot installed, Grant says. “If you have young children who like to ride bikes, choose vinyl. If you want a look that’s softer and quieter, pick carpet,” he says.
Architect Becker likes to glue both down so that if a water problem occurs they’re easier to remove, fix and clean. – Finishing the walls and ceiling. Grant recommends putting up wallboard and sometimes vinyl wallboard atop that in light colors. Chicago designer Leslie Stern says exposed brick can provide a nice homey backdrop or it could be drywalled with studs, insulation and a vapor barrier for about $5 a square foot. For the ceilings, Grant has hung suspended acoustic tiles, which allow access to plumbing shutoff valves and mechanical equipment and which cost about $1.75 a square foot installed. “There are a lot of good-looking styles available now so the room won’t resemble an inexpensive ugly office,” he says.- Offering a bathroom option. Having a half- or full bathroom makes sense if you want to accommodate a guest or nanny overnight, but only if the plumbing stacks are present, which they often are for laundry facilities. (Also, check what your local ordinances say about permitting a bedroom on the lower level.) If stacks don’t exist, putting them in can add to costs. On average, a half-bath will cost you about $8,000; a full-bath, $15,000, Stern says. – Furnishing the area. Furnishings needn’t be expensive to make the room pleasant. Consider using your old living room furniture or buying new futons, hanging posters and installing inexpensive wire shelves, says Becker, who recycled his old New York apartment furnishings in his own basement. “The children spend so much time there we’re thinking of getting nicer furniture,” he says.
Designer Stern recommends keeping the room somewhat open so it appears larger and more spacious. – Checking electrical wiring. Be sure an electrician checks that the home’s wiring can accommodate any electrical equipment you use there: TVs, sound systems,and small or large kitchen appliances.- Providing access. Be sure you have access to the outdoors from the basement besides the interior stairway or make sure your windows are large enough to exit in an emergency, Summerville says.
– Odds and ends. Putting in a new fireplace doesn’t usually make sense because of the cost, which can run $4,000 to $5,000, Becker says. Another mistake is to tap into the home’s heating and air conditioning system, which redirects some of the air away from rooms they’re supposed to service, Cohn says. “Be sure your units are large enough to service all,” he says.
If money’s not tight, the sky can be the limit. One of Becker’s clients is considering putting a lap pool into his basement, which may run $150,000, he says.
