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WOOD you tell a homeowner to paint the cabinets?

Staged Makeovers: "We recommend that you paint your kitchen cabinets white to brighten them up and make them look new."

Homeowner: "Why would anyone want to paint that beautiful wood?"

Staged Makeovers: "Golden oak is outdated."

Homeowner: "But it is wood!"

Staged Makeovers: "When was this house built? Let me guess... 1989?"

Homeowner:"Ummmm....1988."

Staged Makeovers: "Your home is competing with brand new homes. As a buyer, which would you choose? 80's outdated or bright and new?"

This is a typical conversation with a homeowner on the topic of painting outdated cabinets. It's not easy to talk them into what is best for their home to sell, especially in a market with a surplus of new builds. They bought the house when the style was in and are used to it. What they don't realize is that the home is no longer their own. It is now a product for sale and the product must compete with all the new products with their bright white kitchens.

While reading about low-cost cabinet updates, I found a very credible source that you can use to convince your clients. Even if your homeowners don't listen to you, they'll trust the quote from this source. Read the quote and find out who it is.

Posted by Rachel Backus - www.stagedmakeovers.com on 08/14/2007 11:14 PM

Comments (64)

golden oak, kitchen makeover, paint, update, product, white kitchen, outdated kitchen, kitchen update

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64 Comments on WOOD you tell a homeowner to paint the cabinets?

AUG

2007

Isn't this one of those "beauty is in the eye of the beholder" issues? If the painting isn't done right, the cabinets can look cheap and they'll get sticky (or even have a "linty" look). Are you finding this advice really moves properties faster? I like "new"...but I've actually seen some ads recently that tout the "retro" aspects of older homes. Just thinking outloud...certainly not my area of expertise. Thanks for the post!

I think I might go for new doors rather than paint the wood...

Jason - Unfortunately the 80's look is too old to look new and too new to be retro cool. It's just a phase that all design has to go through. Staging is psychological. If the homes features look clean and new, the buyer will perceive the home as well maintained. Because the home is older, they might think they are getting a better deal with the same look as the new build. Kind of tricky, huh?

Lane - Sellers are cheap. They don't want to invest money into a home they are not going to live in, even though kitchen remodels yield a pretty good return on investment.

I have told clients to paint wood cabinets, they did it, although they thought I was wrong....when the paint was up the sellers admitted I was right.

They are lucky to have you to tell them what they need to know . After all, there goal is to sell! Now, where is that paint???

Lots of money has been made by painting over wood. Especiall in condos. Doors, wood trims, cabinets. Cheap, easy money.

AUG

2007

I personally favor the quaint look of wood, but I know it's not about what I like. It's about marketing the product to the receiving audience. So I would have to say paint in order to better sell.

Very good point...I was thinking the same thing about the wood, but you're the expert...if painting it white will look good, maybe it's something the seller should consider....

Rachel - In those type of situations, do you recommend just paint with an oil based high quality white paint, or do you recommend any other colors besides white? What type of prep work do you feel is best for durability and appearance?

I tell my customers to paint all funky wood cabinets unless they're gorgeous cherry. With one house, they didnt' have the money, so I told them to lightly and evenly sand and then cover them with Scratch Guard. You know, it really came out nicely.

When they paint cabinets on Designed to Sell and other re-design programs on HGTV they look fabulous but they have usually been done by a professional. I am guessing that most home owners would not get the same look but they do look great if done properly.

Stephanie

Oak went out with the 80's, but I'm afraid all white was very 90's. I would be careful about painting everything white (though I did it to two of my own former homes). I agree with some of the others, maybe new doors would be better, or a sand-down and refinish in a more up-to-date stain.

Just my 2 cents

-Susie

Beth - Isn't that how it always goes? :)

Joan - That's what stagers are for! We also refer them to the best resources we know. Having the best resources really saves time and money even when they can't do it themselves.

Ardell - Your're right. Lots of money can be MADE by painting. We all know that kitchens are the number one selling feature of a home, they can make or break a deal.

Danielle - "It's about marketing the product to the receiving audience." I couldn't have said it better myself!

Rondell - Thanks. I have stacks of magazine pages from KBB, Better Homes and Gardens, and many others as proof for my unconvinced clients. You can't open a kitchen or home magazine with out seeing at least one white kitchen, you never see oak anymore.

Jared - We refer clients to local painters. Typically prep includes teking doors down, light sanding, and painting with an oil based paint. We've found "bone white" to be the best color of white for selling a home. Painting cabinets different colors is a growing trend, but is a specific taste and doesn't appeal to a wide variety of buyers.

Juliet - Cherry and maple are the "in" woods right now. I would never tell someone to paint over cabinets that are newer or expensive looking. Good advice for those with smaller budgets. Thanks for sharing!

Stephanie - Yes! White cabinets are everywhere! Just like the shows, the goal of staging is to appeal to an audience.

Susie - White is still a cheap and easy way to update oak. White kitchens are in every home magazine on the shelves today. New bamboo, cherry, or maple doors would be the best, but like I mentioned to Lane, sellers are cheap. They don't want to invest money into a home they are not going to live in, even though kitchen remodels yield a pretty good return on investment. As far as restaining, oak has such a distinct grain that it would be hard to make it look as good as new bamboo, cherry, or maple doors. Oak always looks like oak, regardless of the stain color.

Most new homes in my area still come with oak cabinets, although they are stained more of a honey color. You have to pay extra $$$ for maple or cherry.

If they really don't want to paint them, they could stain the cabinets in a more contemporary color.

Rachel- This situation is all to common. It can be a problem when homeowners don't want to make dramatic changes. One stratagey would be to paint one cabinet so the seller can see jUst how big of a difference it makes. Kitchens and baths can sell a home alone.

Michelle - I have also seen new builds with the light honey oak and people still like that. The stain tends to be a bit shinier with less of a grainy appearance. Honey colored oak looks similar to the environmentally friendly bamboo cabinets that are rightfully becoming popular. The problem with staining oak a darker color is the contrast in the grain. Denser areas pick up less stain and more porous areas pick up a lot, which results in a high contrast that is distinctly oak.

Ann - It is a tough sell. Homeowners have it set in their mind that painting wood ruins wood. Anyone who has been up close to painted oak knows that it still has the texture of wood. Good idea about showing them a sample first. Perhaps in addition to many photographs from popular magazines, we could show them a piece of painted oak to show that it still has the beautiful texture of wood and a cleaner appearance.

Let's not forget about the power of BEFORE and AFTER photos to convince our clients! We all know what a huge difference a little paint can make :)

I just wanted to link to Ginger Foust's blog on OLD. She had a great picture of oak cabinets which I hope she'll add here. It's the third picture down....ew!

If the homeowner is stuck on the natural wood, I agree to sand and stain dark. Oak does have a very dark grain, but in Victorian times, oak (a slightly cheaper wood) was used and stained very dark in interiors to replicate the walnut (the more expensive wood). [This from 10 years running a B&B in an antebellum tobacco mansion that we renovated ourselves]. If you take the stain to half walnut and half mahogany, you should get a nice dramatic look. If the side panels are woodgrain or MDF, ya gah-tta prah-blem!

From your pictures, this kitchen would be cute in bright white. Definitely have a professional do them (go Stephanie!) because in a small space, any flaw will be noticeable. With the white tile, add splashes of bold color, and there ya go!

Just my two cents!

Paint them - sand with hand held electric sander, primer with good primer like KILZ, paint two coats high quality paint - there is some out for cabinets. Go white, update with a newer metal finish hardware (oiled bronze, satin pewter). Prep work is key here!!!!

Home Depot has a glue on laminate that works well for exposed surfaces and it comes in a cherry. They also have made to order doors for those otherwise perfect kitchens that need a face lift.

If they will not paint -update hardware and know you tried!

Jaynee - You touched on a few good points:

oak is cheap
dark is dramatic
you can't do much other than paint MDF
a professional is the best person to do the job

Thanks!

Kathleen - THANK YOU so much for the process for DIYers! How could I have forgotten to mention updating hardware? For less than $50 tops hardware makes a huge difference. Great tip about the glue-on laminate. Thank you!!!

Here's a photo of a recent staging consult with LOVELY (NOT) oak cabinets. When I discussed them with the clients, their comment was that they were made to go with the spanish feel of the house. A red tile roof, does not a spanish style home make, even when you add twisted rod-iron bars on the windows. Oak cabinets are a BIG problem in my area and still the standard with a couple of big spec builders. But then they still put in hollywood strip lights in the baths....ouch!

Paint...by a professional, is the best answer! oak cabinets

Thank you so much Ginger!!!!

Ah... I just ran across another article with the "oak issue" in the kitchen. This excerpt comes from the Vancouver Sun (my favorite city by the way). The article is about a total home makeover with a substantial budget.

The "18-year-old home's transformation from 1980s stereotype...honey-stained oak floors, cabinets and trim... The kitchen, formerly an awkward space of '80s oak and fluorescent lighting, is now undeniably the home's showpiece. A commanding 11-foot granite island with bar seating for four... surrounded by espresso-stained cherry cabinets that blend with top-of-the-line appliances..."

If only all of my clients were willing and able to do that kind of makeover :)

I have recommended it to a client to paint over their cabinets. It turned out they already asked the painter to, and the painter gave them a quote for $1500, which was almost as much as painting their entire condo. I was shocked about the price tag but the painter explained because they had to resand everything, clean up very throughly and paint. It's very labor consuming therefore expensive. Which I thought about to have the homeowner DIY it themselves, but after closer examination, there are grooves on the wood therefore if they just painted it straight on it would've looked cheap. And they don't have any more money to do anything about it. Sometimes they know what they need to do, but they are strapped for cash.

Oh, I'm cracking up because my parent's are oh-so proud of their solid oak cabinets in their kitchen and wouldn't dream of painting them. To their defense, the cabinets are a classic style (no arches or anything) and in really great condition. They recently took down the 90's wallpaper (it was a fabulous dusty-rose floral pattern! LOL) and painted the room Antique White, had hardwoods installed and updated the hardware on the cabinets. It was a great update for not a lot of money. Truth be told, where they are in NY, it wouldn't be worth it for them to upgrade any further in order to sell...their home would most likely be torn down and 5 or 6 new homes would go in on the property. Sad but true.

But, yes, I do agree that paint covers a multitude of sins and is great for a cheap clean up.

Cindy - Wow! Now that painter's quote seems pretty high for a tight budget. It really depends on the home's value and competition. Fortunately we have an amazing painter with the lowest price that we refer. I have to add that we don't get anything for referring him, which is part of the savings we pass on.

Abby - I can relate. My parents also have oak in their kitchen which they remodeled just 5 years ago. My step-father is a retired carpenter and his father was a carpenter also. Since his father built the home in the 40's, I don't suspect they will ever put it up for sale, but will keep it in the family. He loves his cabinets and thinks painting wood is a sin. His pride is so extreme that he won't even put hardware up.

AUG

2007

Here is a link to Maureen McCabe's blog, ColumbusBestBlog.com, where she featured my blog.

http://columbusbestblog.com/home/wood-you-tell-a-homeowner-to-paint-the-cabinets/

Thanks Maureen!

Rachel, I just did a blog on painting cabinets for all those you convinced to change.

Hi Rachel....as a real estate remodeler/stager, each kitchen is different in my opinion. Of course the budget is of concern and though I would never choose white these days, there are some super great 'glazes' which can add a lot of character without ruining the entire face of the cabinet. Darker glazes or even (eggshell-not shiny finish) lighter-colored paint mixed with a glaze can really update the look of an 80s kitchen! Sometimes the kitchen is a complete gut-job anyway so it is pointless to spend much effort redoing cabinets which will be ripped out.....again, it depends on the price-point and getting the paint job done at a reasonable price by a professional!! Regards-Kathleen

PS-New Hardware which is style-complementary makes a huge difference!!

Kathleen Lordbock - Thanks! I'll stick on link on here for you in case someone is interested in checking it out! How to paint cabinets

Kathleen Garvey - Glazes sound like a pretty update too. I just saw a red glaze over a standard dark oak and loved it, not really great for selling to the masses though. I am also a fan of pickled oak, it still gives the appearance of wood but is not stereotypical 80's. I agree that some kitchens just need gutted!

SEP

2007

I'm just sick reading the comments here... as we recently installed the Giallo Veneizia granite countertops. We did so hoping they would coordinate with our 90's pickled oak cabinets. I changed the wall color but there is something still just not quite right! Darn oak still looks a bit 'blush' up against the granite.!

So, am now trying to decide whether to try to re-stain my cabinets, but am terrified to fail at it, and do not want to hire a pro due to costs....

I had gone a dull pale olive/khakie but it's just not right. Am now thinking of changing the walls to a more beige tone to blend...

Oh well.... it's STILL better than the white formica that was there before!!

Ask if they want wood siding.. across their face!

Rachel, I agree with Suzie, white is 90's. I only recommend painting cabinets only IF they are low quality. Someone recommended stripping and restaining but that's one thing that should only be tackled by a professional and it's labor intensive and costly. Changing the counter tops may help update the kitchen w/out so much expense. I have a client right now that is changing cabinets out, they have the white-wash pickle stain to cherry and they will use Silestone for counter tops.

Janice, I love Giallo Veneizia granite, a friend of mine refinished their cabinets to a more contemporary stain color their house was built in the 80's, she did a great job on her own and hadn't ever done anything like that before and they turned out so nice. It is just time consuming.

SEP

2007

Janice - I've seen many granite countertops paired with painted cabinets. If you are looking for inspiration try picking up a copy of KBB or feel free to Giallo Venezia Granite post a picture and I'll get some suggestions going for you.

Frank - will do ;)

Joni - I'm sticking to my guns - oak is oak and will always look like oak regardless of stain color. Changing the countertops is very pricey for those on a budget (mostly over $1,000 for good looking laminate and not a DIY project). Your client's kitchen update is perfect, I wish all clients were willing to update like that.

Rachel, most of my client's are home owners NOT selling in the near future but if they were to they would get good return on their kitchen and bath updates. Yes,, I agree oak is oak but once you paint it's paint from then on like painting brick on the exterior, however, sometimes it is desireable and makes a dramatic impression. I still see a lot of country shic, Cape Cod type of kitchens with white cabinets and they look good and my last 3 homes until this one had bright white cabinets. Whatever appeals to the most buyers is what you are wanting and that is a good call and you know your region & the market of your region. New home builders here are installing cherry stained, high end cabintry, which is great. They are now building greener and using bamboo, etc. somewhat. I use acylic latex for cabinets it has good bonding on cabinets and it's user friendly and of course all the prep work necessary, for some reason in the last 5 years I learned more about painting than I ever wanted to but it helps not to make costly mistakes. We completely remodeled my daughter's first house, it was exhausting in the middle of summer and I was so glad to get that last room painted. We sprayed her cabinets inside and out WHITE because that's what she wanted and they were old homemade cabinets, her counter tops were Black Galaxy granite tiles with Baltic Brown as the feature stripe, our Realtor came over twice to get our color choices for her house. I am proud of that little modest house because we started with a 'dump'. So, I wasn't challenging your stick to guns approach, know exactly what you mean.

OCT

2007

I definitly say to paint outdated wood! I have sold two of my own homes and painted the cabinets white! If you can spray them (can be done by DYIers) you get the best results I think. Actually in my current home we did a kitchen reno and to help keep costs down we had a great carpenter we know make our cabinets unfinished and we sanded, primed (with oil-based) primer and actaully used latex semi-gloss benjamin moore paint (we added conditioner to the paint - this is really the key!!). This is what we were instructed to do by the paint store. I rolled the boxes with a sponge roller and obviously brushed tight corners but the conditioner in the paint smoothes out the brush strokes. We then sprayed the cabinet doors. I have had many people comment after I told them we painted them that they thought they were the "painted" look that you can buy from cabinet makers - the finish is so smooth and perfect gloss (not too much but enough to clean up easily). They have held up for over three years and still look great! We have used the same paint with conditioner in it to do all our trim and doors throughout our house and they look gorgeous - looks like they have a factory finish.

OCT

2007

Rachael,

Our house is 26 years old. Every 6 or 7 years (yes that's 4 times) my wife decides to redo the kitchen cabinets. First we painted them, then we stripped them and stained them again, then we stripped them and faux finished them (it actually looked pretty good) and now we are back to stained oak cabinets. We went with a slightly darker stain. We just installed granite with tile backing. I have to admit, we finally have it right (at least for another 6 or 7 years!)

One of my clients has those well constructed, solid wood cabinets. But they look like they havent' been refinished since the house was built in 1985. The home owner thought he would just clean them and then touch them up. Unfortunately, these cabinets were beyond "touching up". I suggested he paint them white and add nickle hardware. He's hired a professional to do the job, and I'm sure they'll look beautiful with his NEW oak floor, NEW black granite countertops, NEW stainless steel fridge, stove and dishwasher.

I also suggested for consideration removing the center panel of the cabinets and replacing them with glass, especially for the bank of cabinets that overhung a counter and are accessible from both sides. Not only would the glass be a modern update, but would also allow more light into the kitchen area, and create a better visual connection between the kitchen and eating area. You could also see through the glass into the family room.

Although the owner liked the idea, he decided not to do this - which was fine, because it was just an idea.

Monica

I usually show them other homes where we have done... that usually sells them....

Great transformation Melissa! I would love to see more before and after photos of repainted cabinets from other stagers.

Such valuable information given here from everyone. Thanks Rachel for blogging on this very controversial point. I am definitely bookmarking this one.

Lee-Ann - thanks for sharing the tips... alot of people are looking for that and it's best to hear it from someone who has experience re-doing their own cabinets.

Bill - Gals like your wife and myself love change! She is doing the right thing. As an interior designer I advise people to update their kitchens every ten years to keep it current. Glad to hear you got it right!

Monica - You lead your client in the right direction! Sounds lovely. Actually the update sounds a lot like Sharon's kitchen (the owner of Staged Makeovers and my boss). Instead of replacing the cabinet doors, she took the cabinets down all together. It is pretty dramatic seeing from one end of the main floor to the other. I'm sure the glass doors will have the same effect. Great advice!

Melissa - Thank you for sharing the fabulous pictures. The after picture just looks so much cleaner. It's like a new kitchen.

Joanne - I agree that we need to see more before and afters. Thanks for bookmarking my post. Please check out my blog www.mystagedlife.com and my website www.stagedmakeovers.com for more tips and before and after pictures.

Everyone - Please feel free to add your before and after painted kitchen pictures! Thanks!

OCT

2007

For homewowners wanting to sell, save money and do it themselves.... oak grain can be filled with grain filler purchased at the local hardware or "big box" store. It's adds another round of work, but the cabinets come out smooth and gorgeous. Also, your clients can use a 4" fabric roller to lay down the paint quickly and a good quality brush to lay off the paint and give it a nice hand-painted finish.

I've been faux finishing for many years and one of the biggest transformations is from oak to anything else.

Laura :)

Laura - Thanks for the great tip on filling the wood to smooth it out. The options are limitless when it comes to paint.

MAY

2008

We just had our kitchen remodeled - I was wondering does anyone out there have an opinion as to whether we should paint the oak cabinets and/or put hardware on the doors? Right now my husband's opinion is no to both, but I'm not sure. Also, I just took some really great photos but not sure how to get them on here. Any advice would be great.

I am also working with a client right now with dark 70's cabinets and they are going to paint, but still working on color selection. Thanks for the post!

This is a perfect example of why I would use a stager. With a background in interior design, I offer minimal staging to my clients but if it is something major or if I feel my client might get a little perturbed with me, I bring in the stager and let them handle it.

AUG

2008

Great discussion. Good reminder to keep age of prospective buyer in mind when talking about refinishing cabinets. I discourage client DIYers, and always recommend a professional painter SPRAY cabinets for a perfect finish. Kitchens sell a house, and need to look professionally done. My painter has successfully stained honey oak a chocolate expresso. We teamed it with brushed nickel hardware and applicances, and it's gorgeous. Thanks everyone for a great read.

Oak cabinets are/were typically builder base grade. I use a product called Cabinet Rescue on dated wood and laminate cabinets. It comes in white but can be tinted to a linen white. It is labor intensive but not difficult. Cabinet Rescue does not require a primer and covers in two coats. It requires a light sanding and good cleaning. With new hardware, the results are fabulous.

I have run into the "I couldn't cover up the wood" argument many times. It is very frustrating. People sometimes put more value on wood just because it is wood and don't understand that the type of wood makes a big difference. All wood is not created equal.

Only because you said you wished you had more before & afters from other stagers....

More....

Kind of makes me wish my cabinets were oak, just so I could paint them white................

Painted white cabinets looks so much better, unless you can stan them a expresso type color and add new hardware to update them.

AUG

2008

Staged Makeovers: "Your home is competing with brand new homes. As a buyer, which would you choose? 80's outdated or bright and new?"

You forgot, they'll say, I would choose the wood. OMG...they are still out there. We just need to educate, educate, educate and paint, paint, paint.

this post is still going strong!!!! I am glad I came back to read a comment and see the photos.

Happy Anniversary!! I just looked at when this was written

08/14/2007 11:14 PM

Rachel are you still with us? I guess I need to go to your real blog.

NOV

2008

NOV

2008

NOV

2008

NOV

2008

I am going to try and paint my own cabinets in the spring.............We recommend painting to lots of our clients and not one has ever been disappointed!

NOV

2008

NOV

2008

Oak has always traditionally been "base grade" (read cheap) with new home builders.

I've painted cabinets. It is time consuming but not difficult. I used a product that was a Melamine Paint I found at Lowes. It comes in white but can be tinted as I did or glazed for an upscale look. Several of the Realtors commented that it added thousands of dollars in value to the home.

kitchen before kitchen after

DEC

2008

I have so many before and after's. We encourage painting almost every time. I am just dealing with a house right now and am preparing to discuss this very issue with them this week. The link didn't work, so if you have it please send it to me! Kym@staged-to-sell.com.

DEC

2008

DEC

2008

DEC

2008

Yes, I WOOD ! Men really do have a hard time with this one, but once convinced they are not disappointed with the results.

It's also a quick fix for an ugly old brick fireplace.

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