Zillow Advice RSS: Guide,Home Improvement,

How to Keep Remodeling Costs Down

Wed, 03 Dec 2008 17:11:00 GMT

Ready to put a little “sweat equity” into your home? Don’t sweat it. It doesn’t mean you actually have to do your entire remodel yourself. After all, you’re not a professional contractor, right? That’s why you’re hiring a pro. But if you’re willing to roll up your sleeves and get a little dirty you can save yourself some money while adding to the value of your home.

Do It Yourself

It is possible to cut the costs of a remodel by doing your own demolition, including such chores as tearing out carpet, removing lighting and plumbing fixtures, and clearing the kitchen of old appliances. You can also cut down on costs by doing the painting yourself and the clean up. How much you’ll save by doing these things yourself depends on many factors, including the size of your remodel. It’s possible to save $1,000 or more on a major kitchen remodel by doing some of the demolition yourself. And if you’re good at painting, and the project is sizable, you can save possibly several thousand dollars or more by painting yourself. Don’t mind doing major clean up? Again, if you do it you could save $500 to several thousand dollars.

But before you leap in and negotiate with your contractor over how much you’ll save if you add a little sweat equity to the project, take a deep breath and think it through. Be realistic. Your contractor may cut the cost of the project by $1,000 if you agree to do your own kitchen demolition, meaning removing all appliances, removing plumbing fixtures, and knocking down a half wall. Do you have the tools for the project? Do you know how to turn off the water main and the gas while you take out appliances? If you get the refrigerator out of the kitchen, then what? Do you have a truck to take it to the dump? And if you’re a weekend warrior swinging a sledge hammer for the first time in 25 years, what happens if you pull your back and can’t get back to your office the next day?

Cleaning up after a construction project also is likely to be a bigger and much messier task that you might imagine You’ll need a shop vacuum cleaner, for starters, and you’ll have to figure out how to dispose of a lot of leftover bits and pieces of construction materials ranging from insulation and bits of drywall to wads of duct tape. Sound fun?

If those “sweat equity” opportunities don’t sound inviting, there are others that can save you money. Most people can paint interior walls and cabinets. The risk you run by painting yourself of course is moving in without getting the painting done which will not only diminish your own pride in the remodel but is ultimately harmful to cabinets, wood work and drywall, all of which need protective coats of paint.

Other Cost Cutters

For many people, there are ways to minimize costs that don’t involve getting in overalls and wielding a paintbrush or sledgehammer. For instance, if you’re doing a kitchen or bathroom remodel, take the time to really research appliances and fixtures. Make realistic decisions about whether the $6,000 “professional” cooking range is really worth $5,000 more than a very good, less glitzy one. Do you really need the Scandinavian bathroom fixtures that look like modern sculpture and cost as much as a half a year of college tuition? Maybe. Maybe not.

The same principle applies to kitchen and other cabinets. Yes, custom cabinets are often beautiful. But you might be surprised at how good-looking and sturdy some of the ready-made cabinets are at home improvement centers. Again, you might end up saving $10,000 on kitchen cabinets by purchasing them ready made rather than having them custom built.

Finally, the best way to cut costs is work out a good plan with your contractor before the project starts, then stick to it. Change orders cost time and money. Don’t make them.

Next article: Managing Remodeling Finances

Previous article: Working With a Contractor

How to Find a Contractor

Tue, 02 Dec 2008 23:21:00 GMT

Why Hire a Contractor

For homeowners who are selling their house and don't have the time, tools, or experience to complete a home repair or renovation project on their own, they have to hire a professional. A contractor is an independent expert or company who can design, install, repair, replace, remove, or build parts of or parts within a house. Because these services are done by independent contractors and companies, many do not know how to find a reliable professional.

Not sure you have the time to investigate the background of the general contractor and/or subcontractor? Consider this: In most states complaints filed by homeowners against contractors make up one of the largest -- if not the largest -- category of consumer complaints filed with the state attorney general’s office. In other words, a surprising number of people end up very unhappy with the contractors they hire.

A million things can go wrong -- from poor workmanship to simply not finishing the job. Sometimes there is actual fraud, such as a contractor taking part of the money for a project up front and never returning. Sometimes the problems are less obvious, such as a contractor using substandard materials or neglecting to comply with local building regulations, both of which can lower the resale value of your home even if you decide to live with the substandard workmanship or materials.

However, it's also true that there are plenty of highly skilled, reliable, trustworthy contractors out there. And as a homeowner about to undertake a remodeling project, it’s up to you to find one of the good ones.

Finding a Contractor

There are 3 main ways to find a contractor for an upcoming home improvement or repair project:

Personal Referrals
Homeowners should talk to family, friends, and co-workers about reliable companies. It's a great way to get a personal testimonial from a trusted source. Also, keep an eye out for neighbors’ projects that seem to be going well.

Advantages of personal referrals:

Referring friend or family member may have already shopped around to find the best offer in the area
Their opinion of the contractor's service is trustworthy
Homeowners can view the quality of the work

Disadvantages of personal referrals:

Homeowners may not need same type of work done on their house
Friend or family member may be able to afford a higher budget
Friend or family member may have a different style of house or be in a different neighborhood

Phone Books/Directories
Homeowners can use a local directory to look up a contractor. Yellow pages and white pages have anything from a basic listing, which has the company name and phone number, to a full-page advertisement, which lists the company's details and full range of services.

Advantages of phone book:

Homeowners can choose from companies at their own pace.
Homeowners are able to call as many companies as they would like.
Homeowners can review company details in advance to determine how close they are, possibly how big the company is, and what services are offered.

Disadvantages of phone book:

Homeowners have to call each company individually, describe their requirements, and answer the same questions.
Homeowners tend to only call one or two companies. Receiving fewer bids on a project could mean the homeowner will end up paying a higher price.
No direct referrals from trusted friends or family members to rely upon.

Online Referrals
For online referrerals, check with professional organizations such as the National Association of the Remodeling Industry, which has its own certification process for contractors. Zillow also offers a free professional directory where you can find the pro you need, where you live.

There are also host of online companies that provide contractor referral services. Homeowners can post their project on these Web sites and let a set number of contractors contact them. It's usually a free service for the homeowner. One excellent site to find local contractors, though be sure to look into references and liabilities, is Craigslist - this is one of many.

Advantages of online referral services:

Homeowners will receive multiple bids, which allows them to get the best rate on the work.
Homeowners only have to post their project requirements once and answer questions one time, which saves time.
Homeowners may be able to find additional online resources, such as financing and informational articles.

Disadvantages of online referral services:

The Web site may not be a trusted resource. (Check if any complaints have been filed to the Better Business Bureau.)
The online referral service may not have a contractor, in their network, close to the homeowner.
No direct referrals from trusted friends or family members to rely upon.

Choosing the Right Contractor for You

However you choose to find a contractor, please make sure you get several bids from several companies. And be aware that bids from different contractors may not compare apples with apples. For instance, Plumber Jones’ bid to redo your bathroom may be attractively low compared to Plumber Smith’s. But what you may not realize till the end is that Plumber Jones’ idea of bathroom fixtures are the cheapest ones he can find at the home improvement center, whereas Plumber Smith uses elegant fixtures from an upscale supplier. Always be sure you understand what kind of materials will be used even if it means asking a lot of questions. Any contractor who won’t take the time to answer your questions gets crossed off your list.

And now a word about money: NEVER select a contractor based solely on money. The lowest bidder may sometimes be a good choice. But the old adage that you get what pay for is especially true in the construction industry. Contractors who do high-quality work hire high-quality subs and, because they’re experienced and skilled, they charge more. They are also less likely to cut corners by using shoddy materials or slap dash construction techniques. Contractors can charge by the job or by time and materials according to the project’s overall budget. If a contractor comes in with an especially low bid ask him how he figured the numbers. Does he pay his people a lot less than the competition? That’s a red flag that his workers are inexperienced. Does he get a “good deal” on materials? Where? Why? All busy contractors get some kind of discount at the suppliers they regularly buy from. So if a contractor with a low bid says he gets a super-low price on materials, they are very possibly sub-standard in some way.

You should also select a contractor who is not only skilled and reliable but who is someone you can get along with. You may be on the phone with your contractor several times a day. You will be discussing money, how much of it you have, and what you want to do with it. You may have to work through disagreements over details. A contractor with lousy communication skills or someone who simply rubs you the wrong way is not the guy for you no matter how much your neighbor liked him. x

Next article: Types of Contractors

Home Improvement Loans

Mon, 01 Dec 2008 21:40:00 GMT

Perhaps you are thinking about remodeling your home but you lack the cash needed to do the job. Sound familiar? Home improvement loans are home loans used to finance improvements on your house or property. These loans are used to maintain or increase the value of your home. This can include repairs, a new kitchen, a new bathroom, an extension or general property improvements. Landscape improvements and swimming pools can also in many cases be considered home improvement.

Generally, all actions that can be considered to increase the value of the property in such a way that it increases the expected sales value of the home or the property are to be considered home improvements.

Making home improvements not only beautifies your house but also adds to its value. As homeowners become more enviornmentally conscious they are also looking for ways to improve their homes and make them as "green" as possible.

External Resources

Energy Star tips

1 reply

Why involve an architect?

Fri, 14 Nov 2008 22:51:00 GMT

Who needs an Architect?

Architects offer a wide range of services. So just who needs an Architect? Everyone.

If you are looking to build any type of building an Architect should be involved in the project. There are many benefits to having an Architect involved. You have a vision of what you want. Now you need to make that vision a reality. Here's how Architects can assist you:

Architects See the Big Picture

Architects are educated to assist you in defining what you want to build, present options you might never have considered, and help you get the most for your valuable investment. They don't just design four walls and a roof -- they create total environments, both interiors and exteriors, that are functional and exciting places in which to work and live.

Architects Solve Problems

Architects can assist you through the maze of design options, building codes, zoning laws, contractors, and permitting requirements. The Architect is the one professional who has the education, training, experience, and vision to guide you through the entire design and construction process, from helping you define what you want to build to helping you get the most for your construction dollar.

Architects can save you money.

Architectural services are a wise investment for the money, not an added cost to your project because a well-conceived and designed project can be built more efficiently and economically and increase your property value. Architects avoid oversized rooms and wasted space and can help you select materials within your budget and at a fair price. Architects can reduce building costs, decrease your home's energy needs, and increase its future resale value through good design.

Architects can make your life easier.

Building is a long process that is often messy and disruptive. Your Architect represents you, not the contractors. Your Architect looks out for your interests and smoothes the process, helps find qualified construction contractors, and visits the worksite to help protect you against work that's not according to plan.

A wide range of projects can benefit from the involvement of an Architect. The lists below illustrate the range of an Architects' capabilities and includes new construction, renovations, and additions.

Residential Projects

Single-family homes
Multi-family residences
Townhouses and apartments
Building zoning for a new use
Condo conversion
Multi-family and institutional housing
Historic renovation and preservation
Outbuildings and other structures
Landscaping and related site design
Accessible (barrier-free) design
Consulting-only services
Deep water dock design
Energy Design

Commercial Projects

Offices
Retail stores
Food and entertainment facilities
Recreational facilities
Institutional facilities (educational, religious, medical, cultural)
Hotels and motels
Historic renovation and preservation Interiors
Landscaping and related site design
Accessible (barrier-free) design
Consulting-only services

Make your vision become a reality: Speak with an Architect who is a member of The American Institute of Architects (AIA) at the earliest stage of the design process.

How to find an Architect

Hiring an Architect may be a process that is unfamiliar to you. You may know an Architect but be unclear about what one can do for you, or you may not know where to find design professionals and how to select the one that best fits your needs.

Few people realize how complicated a project is--that is until they find themselves lost in the maze of design options, building codes, zoning laws, contractors, and so on. No two building projects are exactly alike, so there is no single, clear-cut path to follow.

The Architect is the one professional who has the education, training, experience, and vision to guide you through the entire design and construction process, from helping you define what you want to build to helping you get the most for your construction dollar.

Whether you are purchasing for the first time, remodeling, adding on, or building from scratch, the Architect can guide the way. Working with contractors and other construction professionals, Architects can help you end up with a well-designed project that meets your needs and works with your budget and time frame.

Are you planning a building project? The best time to bring in an Architect is as early as possible in the project. Long before plans and specifications are developed, there are many crucial decisions to be made. What impact will site selection and zoning constraints have on your project?

Architects can help you evaluate your options. Pre-design services provided by an Architect can save you time and money. Architects play key roles in economic feasibility studies, obtaining project financing, and developing project budgets and schedules.

What an Architect can do for You

The Architect is the skilled professional who listens to you, interprets your wishes, and helps realize your building dreams. The Architect is a counselor, planner, designer, mediator, work coordinator, and business administrator. Architects add value at every stage of the project, from initial conceptual design through construction completion.

Your Architect:

Translates Your Wishes into Plans for Construction

Your hopes and dreams for your project may be vague and abstract, and are usually expressed in words. The Architect’s job is to work with you to translate them into a visual and technical prescription for construction that is very detailed. The goal is for you, your Architect, and your builder to share the same, very specific expectations about materials, quality, workmanship and other outcomes. This is usually an educational process for everyone, during which all decisions should be recorded on paper and all construction details and instructions carefully documented.

Designs Custom Work and Installations

Each building has a special history, every site has unusual conditions, and every client has unique goals, desires and requirements. The Architect seeks a design solution that unites all of these and reflects your unique personality and style of living or working.

Prepares Drawings and Specifications

Drawings and specifications are the graphic and verbal descriptions of the project. They describe your preferences and wishes for the project you are building and are used to document decisions about the project's size, function, organization and aesthetics. They prescribe the engineers' requirements for structural stability, climate control, drainage, and electrical service. These documents are submitted to your town in order to obtain a building permit so construction can begin; they are used by the town building inspector to determine that the project will meet local requirements.

Drawings and specifications prepared by the Architect also are the basis for the relationship between you as the owner/client and your contractor (builder). They can be used for competitive bidding among contractors, so you can compare several builders' estimated project costs, construction schedules, and logistics plans. Once you choose a builder, plans and specifications are used as "contract documents" (instructions to your contractor) and the basis of your agreement with him about exactly what work is to be done and at what cost.

Helps Make Sure the Project is "Code Compliant"

Both the town and state in which the project is located have regulations that govern your project. An Architect should be aware of them and help make sure that your project satisfies them. Zoning regulations, which are published by each town and vary from one town to another, concern the building's use, size, relationship to the site and parking. Building codes are published by the state and address how buildings are to be constructed, dictating, for example, door sizes and materials, window sizes and locations, structural lumber sizes, and stair and hallway dimensions. A special section of the code ensures access to public buildings for people with disabilities; it dictates requirements for bathrooms, kitchens, ramps and other building elements.

Coordinates the Work of Consultants

The Architect coordinates the work of specialty consultants your project may require, including structural, electrical and mechanical (heating, plumbing, air conditioning), and civil (drainage and site utilities) engineers.

Helps You Secure a Builder

The Architect can help you through the process of selecting a contractor through competitive bidding. About half the cost of any construction is labor and the other half materials. Since labor costs vary according to skill, experience and the contractor's overhead, competitive bidding allows you to select a contractor on the basis of cost and schedule as well as reputation and approach.

Administers the Construction Contract

The Architect brings an experienced and balanced perspective to the project during construction. The Architect serves as your advocate, working to be sure the project is built as it was designed and specified. The Architect analyzes and helps you make decisions about "change orders", which could affect your project's costs. Change orders are any changes proposed by the client or the contractor or changes required to address conditions that could not have been foreseen. Some clients prefer not to involve the Architect during the construction phase (perhaps to save money); however, by keeping the Architect involved through construction, you will have an important advocate and an important perspective on the progress of the job.

Manages Your Money

Working with an Architect on your project can save you money in a number of ways. Having a single, complete set of Architectural drawings to present to a number of prospective contractors allows you to choose among comparable bids - bids that are based on the same expectations. When the contractor knows at the start what will be built and when the client has taken time to plan carefully, costly delays and change orders during construction are minimized. During construction, the Architect sees to it that any proposed changes are responsibly priced and in keeping with local costs and methods of construction. Finally, the Architect authorizes payment to your builder, giving you added assurance that both you and your Architect are satisfied with the builder's performance and product.

Value of Working with an Architect

Architects provide a broad range of services and can provide value at every stage of the design and construction process. By working directly with you and assessing your requirements in great depth, the Architect tailors the design to suit your personality, needs, budget and lifestyle. The Architect’s extensive study of design alternatives (some of which you may not have considered), allows you to choose the design most appropriate to your needs. An Architect’s knowledge of site-planning and natural energy processes (the influence of wind and sun on the building, groundwater flow, etc.) helps accommodate your project to the site characteristics and neighborhood context. By overseeing construction, your Architect helps to make sure that your project is built according to design.

The Architect also saves you money and time. By keeping abreast of the latest construction materials and technologies, Architects can recommend materials and systems that fit your budget. Your Architect provides documents for the contractor bidding process, which should result in a fair contractor price. Construction is expedited through an Architect’s careful planning and complete drawings and specifications. The Architect serves as your agent with the contractor, resolving disputes that may arise and analyzing additional costs the contractor proposes.

The design aesthetic of the project is perhaps the most obvious area in which an Architect makes a unique and valuable contribution, creating a visually appealing place with pleasing character and style. Ultimately, your property's value is increased through appropriate design, improved functionality and high-quality detailing.

Selecting an Architect

You will benefit by involving an Architect in your project as early in the process as possible and by making an intelligent selection among the multitude of licensed professionals available to you. The most popular (and usually the best) way to select an Architect is by interviewing several candidates. You can assemble a list by asking friends for recommendations. You can also learn about reputation and ability of Architects in your community by visiting completed projects, talking with clients and users, and checking design awards programs and professional design publications.

A brief call to an Architect can help determine if his or her expertise is appropriate to your project. When you find a few with related experience (we recommend you consider at least four), set up interviews with them to discuss your project and review photographs and other samples of their work. You will then be able to narrow the list and, after more meetings, it will become obvious to you which Architect is best for you.

Check the Architect’s education, training, experience, and references. Most importantly, however, is good "chemistry" between you and your Architect - you will need to feel comfortable with each other and will get to know each other well. Your Architect should be a good listener, responsive to your phone calls, clearly interested in your needs and able to communicate without using jargon. Be patient: This process will take some time and it is one of the most important decisions you will make for the success of your project.

Selection Criteria

License

The Architect should be licensed in the state you project is located in. By contacting your local state AIA Chapter, you can verify that an Architect is licensed.

Experience

The Architect should have a track record of work similar to yours in size, complexity, type, and/or cost.

Chemistry

You should be convinced that the Architect will listen to you and you should be comfortable sharing details of your lifestyle, needs, and budget as well as your hopes for and concerns about the project.

References

Other people for whom the Architect has worked should be satisfied customers and should attest to the Architect’s ability to respect agreements about services, fees and schedule.

Firm Structure

Be sure that your project will be a priority for the Architect and will not get lost in the shuffle of a busy office. Insist that the person with whom you have developed a rapport continues to work on your project. The Architecture firm should be committed to projects such as yours. If you choose an Architect who is "moonlighting", he or she may be less available for day-to-day construction-phase work.

Firm Size

At one end of the spectrum are large firms that employ hundreds of people and have branch offices nationally or even worldwide. Most firms, however, consist of fewer than 10 people and many Architects practice in one- or two-person offices. These smaller firms are more likely to design houses and small commercial projects and are usually better positioned to handle your needs. With a smaller firm, a senior-level professional is likely to work with you.

Design Philosophy

You and your Architect should be philosophically, aesthetically and ethically compatible. Whatever the Architect’s goals and stylistic preferences, you should have confidence that your project will be specially designed for you.

Level of Service

Architects' services vary. Some will carry your project through construction while others may leave the responsibility for overseeing construction to you or the contractor. Match your preferences with the Architect’s.

Design Fees

Fees should not be the determining factor in selecting your Architect. Variations in cost generally reflect variances in service - define the scope of service carefully, including possible cost-savings and extras, the use of consulting engineers, and work by others such as landscape, security, sound system and interior design consultants.

20 Questions to Ask Your Architect

What does the Architect see as important issues or considerations in your project? What are the challenges of the project?
How will the Architect gather information about your needs, goals, etc.?
How will the Architect establish priorities and make decisions?
Who from the Architecture firm will you be dealing with directly? Is it the same person who will be designing the project? If not, who will be designing it?
How interested is the Architect in this project?
How busy is the Architect?
What sets this Architect apart from the rest?
How will you be able to relate fee payments to milestones in the Architect’s scope of work?
How does the Architect establish fees? When will fee payments be expected?
What would the Architect expect the fee to be for this project?
What are the steps in the design process?
How does the Architect organize the process?
What does the Architect expect you to provide?
Does the Architect have a specific design style? Can he/she show examples of past design work?
What is the Architect’s experience/track record with cost-estimating?
What will the Architect show you along the way to explain the project? Will you see models, drawings, or sketches?
If the scope of the project changes later in the project, will there be additional fees? How will these fees be justified?
What services does the Architect provide during construction?
How disruptive will construction be? How long does the Architect expect it to take to complete your project?
Can the Architect provide a list of past clients with whom he or she has worked

20 Questions to Answer Before You Get Started

The following questions can be used to help define your desires, your expectations, and other details of your project and will help you communicate them to your Architect. The more detailed information you provide to your Architect, the easier it will be for the Architect to get started and the better the Architect will be able to address your needs. (Although geared to homeowners, these questions can be adapted easily for small commercial projects.)

Describe your current home.
- What do you like about it?
- What's missing?
- What don't you like?
Do you want to change the space you have?
Do you want to build a new home?
Why do you want to build a house or add to or renovate your current home?
- Do you need more room?
- Are children grown and moving on?
- Is your lifestyle changing?
What is your lifestyle?
- Are you at home a great deal?
- Do you work at home?
- Do you entertain often?
- How much time do you spend in the living areas, bedrooms, kitchen, den or office, utility space, etc.?
How much time and energy are you willing to invest to maintain your home?
If you are thinking of adding on, what functions/activities will be housed in a new space?
What kind of spaces do you need (bedrooms, expanded kitchen, bathrooms, etc.)?
How many of those spaces do you think you need?
What do you think the addition/renovation/new home should look like?
If planning a new home, what do you envision in this home that you don't have now?
How much can you realistically afford to spend?
How soon would you like to be settled into your new home or addition? Are there rigid time constraints?
If you are contemplating building a home, do you have a site selected?
Do you have strong ideas about design styles? What are your design preferences?
Which family member will be the primary contact with the Architect, contractor, and others involved in designing and building your project? (It is good to have one point of contact to prevent confusion and mixed messages.)
What qualities are you looking for in an Architect?
How much time do you have to be involved in the design and construction process?
Do you plan to do any of the construction work yourself?
How much disruption in your life can you tolerate to add on to or renovate your home?

1 reply

Taking Green to a Whole New Level

Wed, 12 Nov 2008 18:45:00 GMT

A near-zero energy home – given the current soaring energy cost, who could possibly object to that? Harvard Communities President John Keith is banking on the fact that no one will object, but rather they’ll be knocking down the door to find out more.

Keith and his Denver-based group have received a lot of positive press lately about their “super” energy efficient homes. According to Keith, Harvard has always built “green” energy-friendly homes, but their near-zero energy (NZE) model is an energy efficient home on steroids. Are you ready for this? Harvard’s NZE home averages $500 to $600 dollars a year in electrical and gas bills. Yep, I said $500 to $600 a year! That’s less than $50 dollars a month for electricity and gas. Now that I have your attention, let me tell you how they do it.

First, Harvard Communities focuses on the building envelope, which means they build each structure tightly, including such features as high-performance framing, air sealing techniques, super insulation and energy efficient windows. Each window, depending on its orientation to the sun, is designed with a “solar heat gain coefficient,” meaning it repels sunlight. Harvard also pays special attention to the mechanical systems, using high-efficiency air conditioners and furnaces. They top it all off with solar power, a renewable energy source, that can supply 6.7 kilowatt-hours of energy, representing approximately 90 percent of your home’s electric/gas bill.

Of course, there are other little touches like LED lights that are 90 percent more efficient than incandescent lights, the solar thermal system that generates 90 percent of a home’s hot water, or the indoor lung system created to circulate clean, fresh air.

How much does all this clean, energy efficient, save-the-planet technology cost? Harvard’s NZE homes are in the low to mid $700,000s for a 3-bedroom, 2,800-square-foot custom design.

1 reply

Owner-Builders

Mon, 10 Nov 2008 23:24:00 GMT

Owner-Builders refer to individuals who build their own home. While typically subcontractors are employed, the owner acts as the general contractor managing the job site. Owner-builders may be divided into those who are building their own custom plans or from plans they have purchased and those who are building through a commercial owner-building program

Advantages of Owner-Building

Pride of direct involvement in their home
Intimate knowledge of the building systems
Confidence in quality of materials and craftmanship
Equity in the home without a large cash input
"Sweat equity" can be gained by performing some of the labor

Reasons not to go it alone

Lack of interest in managing job site
Lack of available affordable land

Owner-Builder programs
Owner-Builder programs refer to commercial vendors offering a wide variety services to the owner-builder. The primary reason most owner-builders utilize such a vendor is to minimize the cash outlay required to move into the home. By substituting their management skills and labor, they save the general contractor's fees and perhaps other subcontract costs as well. Of course, the home value is not effected so the difference between the final value of the home and what it cost to build it, is the equity the owner-builder has achieved. Should this equity be around 20%, the owner-builder will be a desirable candidate for permanent financing.

Program services offered by commercial vendors may range from:

Procure or have access to buildable lots
Provide home designs, plans and engineering
Provide all or a substantial portion of the required materials
Provide all or some construction financing
Provide light to intense construction direction
Provide light to intense budget management
Provide periodic inspections
Secure or help secure permanent financing

Web references about building your own home:

OwnerBuilder.com - information, pdf's, etc.
www.byoh.com - With byoh.com, you can have up-to-the-minute help in building your own home, with current cost to build, interest rates, credit score info, house plans, valuable forms, cost estimate software, construction loans and more.
OwnerBuilderBook.com - forums, blogs, network with local owner-builders, etc.
GardenWeb.com - forums
www.ownerbuilderonline.com - information and resources.
www.dynamicgreenhomes.com - Owner Builder Insulated Concrete Forms. National Service. ask about FREE house plans
www.ownerbuilderalliance.com - FULL Service, FREE house plans!
DIY Green Home Improvement - Sight with information for the DIY builder with emphasis on green building techniques.
10 Free Worksheets for Building Your New Home - these handy worksheets help you dream, build and even move into your new home.

1 reply

Intuitive Homes

Thu, 06 Nov 2008 00:31:00 GMT

Peering into the future, it is nice to imagine a home that is smart in every sense--and inviting to all. Sunset Magazine and Popular Science recently team-conceived the Idea House, the House of Innovation , in Alamo, California. This intelligent $5.5 million home provides a trajectory of design and technologies that will end up in homes of tomorrow.

Home features:

. Air quality filtration system systems that filter particles down to one micron.

. Windows that turn translucent with the flip of a switch.

. Wine vault that maintains an inventory of both wines stored and wines comsumed.

. Family Center (just off the kitchen) with informal dining table invites gatherings, homework, projects and snacks.

. Kitchen as a news-gathering center and meeting spot. Web-accessed security monitoring views the entrance path, pool and patio areas. There is a family computer in the corner and a dedicated counter-mounted computer dedicated to foods.

Trends in decor?

. As a counter-balance to the high tech functionality of the home, nature inspired hues dominate throughout. Look for colors ranging from tawny summer yellows to taupey jute to deep sunset purple.

. A return to dining rooms that are visually separated from the kitchen, tied together by dark hand-hewn floors.

. Bringing the outside in and vice versa. Look for enormous glass doors that slide inconspicuously into the wall, turning the great room into an extension of the rear garden. The garden, in turn, offers casual seating and additional room for entertaining.

. In the master suite, look for vanity mirrors mounted above translucent windows to provide for private natural lighting.

1 reply

Constructing a Pond in Your Backyard

Wed, 15 Oct 2008 21:24:00 GMT

Before:

During:

After:

Steps

Research and plan your pond

Tips & Tricks

Pond needs to be deep enough so as to not freeze over in cold areas (this one was 4 ft with a 2 ft shelf around the edge)
Don't feed the fish! They can live off the plants
Barley at the top of the waterfall helps to cleanse the pond water
No chemicals need to be added to the pond, but you will find the water evaporates
Don't forget a power source for lighting above and beyond the pump!
Herons find goldfish quite an attractive meal -- we ended up putting a net over the pond to keep predators from eating our fish
Plan your pond placement so as to avoid tree roots if possible. Otherwise, you'll find yourself sawing through tree roots (not fun)
There is a negative -- liability. A pond is similar to a pool -- if a kid falls into your pond, a lawsuit from their family is certainly a possibility. Make sure place a "No Trespassing" sign on any gates leading into your backyard to protect yourself.

1 reply

Do You Need an Architect?

Sat, 31 May 2008 21:33:00 GMT

Like knowing which stocks to buy and when to buy them, or exactly which week in early spring it’s safe to pop those annuals in the ground, deciding whether or not you need an architect for your home remodeling project depends on dozens of variables unique to you and your situation. There is no hard and fast answer.

What is an Architect?

Remember that a real architect is not just a draftsperson or a designer who prepares house plans. Many such persons call themselves "designers", "architectural designers", "home planners", "residential designers", "building designers" and other such titles. In most states, however, you cannot call yourself an "architect" unless you have been registered or licensed to practice architecture. Generally the qualifications to be an architect require at least a 5-years bachelor degree in architecture and another three years of internship working for architects before one can take the state licensing exam for architects. The exam typically takes 36 hours and tests the candidates knowledge of architectural design, structural design, engineering principles, site design, history and theory, problem solving, and building codes. So you can count on an architect having a wealth of knowledge and expertise that may not be available from an unlicensed designer.

Consider the Size of the Project

For starters, how big and complex is the project? Is it a simple remodel of the guest bathroom? Are you hoping to create a media room in your semi-finished basement? Chances are an experienced contractor can work with you to make relatively simple projects such as those successful.

But if you want to transform your ugly duckling of a kitchen into the kind of place that would thrill Martha Stewart, or if you dream of turning your attic into a lavish master bedroom suite with a spa-style bathroom, consider hiring an architect. Yes, the architect’s fees will add to your overall cost. On the other hand, spending $50,000 on a poorly designed new kitchen -- "Hey! Why didn’t anyone think to add a pantry?" -- in order to save $5,000 in architecture fees is throwing money down the garbage disposal. Remember too that a good architect is part artist, part engineer. Any reliable contractor can give you beautfiul new cabinets and add a nice picture window to your kitchen. An architect should also add style and smart design.

Choosing an Architect

If you’re trying to decide whether to work with an architect, go talk to a three or four. Unlike some professionals who charge for consulting the minute you walk through the door of their office, most architects are happy to meet with you at no charge to get an idea of what you’re looking for. If you and an architect decide to keep talking, the architect will draw up rough plans and meet with you again to discuss them. If you decide to go forward with the plans the two of you will agree on a contract that specifically describes the terms of your project, including deadlines and how the architect will be paid. Some charge by the hour. Others give you a price for the entire project or charge a percentage of the total cost of the remodel.

What architects charge depends on their experience and reputation. Also, be aware that there are architects licensed by your state and there are “home designers,” who are not licensed. Most states license architects after they fulfill certain academic requirements, such as completing architecture school, and after they pass state licensing exams. Most states also require candidates to work for months if not years under the watchful eye of a licensed architect. Licensed architects have completed all these requirements.

Sometimes people with design skills skip the licensing part and start “designing” homes after they complete school and/or work as assistants to architects. Though they cannot technically call themselves architects, it is perfectly legal for them to design homes and remodels as long as they follow building codes like everyone else. Some of these “home designers” may specialize in certain remodels, such as kitchens, and they can be extremely good. Unlicensed designers may charge somewhat less than licensed architects, though whatever an architect or a designer charges, their fee structure shouldn’t be the main factor in deciding who to hire. Remember, you’re going to be living with this project. If you hire a design professional, hire the one most likely to give you what you want with the fewest unpleasant surprises.

Some tips for finding a good architect:

Get recommendations from friends, colleagues, and neighbors.
Beyond just collecting names, take a look at the projects your friends have undertaken. Your Saturday tennis partner may love her kitchen remodel but you may look at it and think “yech.” Like fashion designers and chefs, individual architects have their own tastes and aesthetics. Some will be too traditional for your taste; some too contemporary.
Go to the American Institute of Architects (http://www.aia.org/) chapter in your area. Most local chapters have their own websites and ways to find residential architects in your area. Many architects have their own websites that give a you a good idea of their capabilities and design style.
Many AIA chapters give regular seminars on selecting and working with architects. Consider attending one.
Be sure to have a personal meeting of at least an hour with any architect you consider hiring. You’ll be working closely with this person possibly for months. You should like and respect this person. (This goes for contractors too.) Remember that you’ll need to communicate with your architect frequently, sometimes on a daily basis.
Ask for references, and check them out. Ask former clients if the project came in on time and on budget. Were there problems?
If you’re the cautious type, it’s also fairly easy these days to find out online whether the architect has been involved in lawsuits or had complaints filled against them with the Better Business Bureau or your state Attorney General’s office of consumer affairs. Obviously there are unreasonable, litigiousness people out there who may sue or make formal complaints for ridiculous reasons. On the other hand, a pattern of lawsuits or complaints is a red flag.

Consider a Design/Build Firm

An alternative to hiring an architect is to hire a design/build firm. Design/build firms are companies that offer start to finish building and remodeling services. They employ architects or designers as well as skilled builders and tradesmen. A design/build firm essentially offers the services of architect, designer, general contractor, and sub contractors. A good design/build firm can bring a variety of design-related skill-sets to bear on your project, and will know what projects warrant (or require) an architect. Furthermore, design/build firms normally target the design process to your construction budget. Since they control the costs of your project directly, you are less likely to spend time and money having drawings produced for things you can't afford to build.

Next article: Maintaining Your Home to Retain Value

Previous article: When Remodeling Projects Go Wrong

Reducing Lead in Water in the home by Housemaster

Mon, 12 May 2008 14:16:00 GMT

Eliminating Lead in Water in our home

The EPA has always recommended to let the water run at your kitchen tap for a couple of minutes before drinking, due to lead in water concerns. Unfortunately, most people don’t wait and take a glass of water immediately to cook/drink.

Even though your town water may be considered excellent, drinking water is only as good as your plumbing system. Any home built before 1989 could’ve contained lead solder joints. We wanted to test the water to see what the results would be.

Housemaster Home Inspection performed over 500 lead in water first draw tests in homes across Long Island back in 2005. A draw test is taking a sample of the water when the kitchen faucet is first turned on. The intention was to see what the concern was with the drinking water. This was a market research study. After 2 1/2 months during that year, we stopped testing for lead in water.

Almost 90% of the homes had an elevation of lead. Since this time, we’ve encouraged homeowners to filter the water at the kitchen tap. Boiling water does not eliminate heavy metals from the water. Purchasing a simple water filter at the kitchen tap is the easiest way to handle this situation. Your local store, like CVS, has these filters. After reading this email, is lead in water the leading cause of lead poisoning? I think so.

Pass the information along to family and friends. Have a great fall season.

Sincerely,

Matt Kaplan

* 15 Employed Licensed NYS PE's and NYS Licensed Home Inspectors* Same day report *Repair Guarantee * National Company * Free Boiler Protection
*Free Termite Inspection * 24 hour service * Referral Liability Protection
Phone: 800-805-1122/

email: mkaplan@housemaster.com

web: longisland.housemaster.com

1 reply

The Home Remodeling Decision

Fri, 09 May 2008 03:20:00 GMT

Anyone who has lived through months of dusty floors, washed dinner dishes in the bathtub, and stayed with friends when the water in the house is off for two days knows major remodeling is an extraordinary pain. But letting go of what you have and trading up to a new home is not an easy decision.

Ask yourself what factors are most important to you:

Do you love your neighborhood?
Are you near services and schools?
What is your commute time?
Is there room to remodel - considering lot size, etc.?
Have you built up enough equity in your current home to justify spending on a remodel?

You've heard the old adage "location, location, location." If you already live in a desirable neighborhood, but the house vexes you because it has one bathroom, or a kitchen that was last updated in 1960, remodeling may be the answer.

Timing and the Market

Does it make sense to invest in a major remodel in your market? A remodel that will pay off in Los Angeles, may not pay off in Missoula. If you spend $85,000 on a kitchen remodel, you may recoup more than what you spent in L.A., but not where the housing prices are only double the cost of the remodel.

Remodel Decision Points

Do your research:

Get an appraisal - find out what your home is currently worth
Check comparables (recently sold homes) in your area to see what the baseline for selling is
Estimate your remodeling project cost
Determine how you will pay for the remodel

Appraise House and Neighborhood

Paying for a current appraisal is money well spent in the remodeling process. If your home is already valued high relative to the market, you will not recoup the cost of an expensive remodel. Research comparables using My Estimator to value your home among the others in the neighborhood - remodeled or not - to get a better picture of your possible financial gain. It is easy to spend over $10,000 on a bathroom upgrade without architectural changes, but will it pay off?

Remodeling Returns

Check out Zillow's home improvement valuation list for an idea of typical remodeling project costs and possible payoffs. Some projects will return 78 percent of your costs while others may return as much as 103 percent, but some financial experts caution that these numbers are only valid if you turn around and sell your home within a year of completing the remodel. The longer you wait to sell, the more the remodel value decreases.

Paying for It

Do you have the equity in your home to open a home equity line of credit, or apply for a home equity loan to pay for the remodel? If you have less than 20 percent equity in your current home, wait to remodel.

If you do have the equity, what will the remodel entail? If it is a large project - such as big structural changes and losing the use of your kitchen or your one bathroom, you may want to consider moving out during the hammering and drilling.

Trading Up and Out

Depending on your area of the country, trading up to a new house with all the features you are looking for is often cheaper than remodeling. The trading up trade-offs are that you may need to move a distance from your current home and incur the time and costs of buying and selling again.

Top 10 Bathrooms on Zillow -- April

Tue, 06 May 2008 01:31:00 GMT

Who knew bathrooms could be so luxurious? After looking at this lineup of bathrooms, it’s like having your very own spa. Add an in-home masseuse and the good life just got much better. Here’s our lineup of Zillow’s Top Ten Most Popular Bathrooms on Dueling Digs. Be sure to click through to the home details pages to see more photos of these homes because they are incredible. Having a dream bathroom is a sure indication that the rest of the house is over-the-top, too. Enjoy!

1. Kingsbury Grade, NV (For Sale: $5,995,000)

2. 67th Ave SE, Mercer Island WA

3. E Wethersfield Dr Scottsdale AZ

1 reply

Working With a Contractor

Tue, 22 Jan 2008 20:35:00 GMT

Being a Good Client

Want to know one easy thing you can do to make your project go as smoothly as possible? Be a good client. Figure out what you want in the remodel and stick to it. Don’t second guess your contractor. Don’t assume that if he makes a mistake it is because of incompetence or a desire to cheat you. If you’ve done the necessary due diligence before hiring him you’ve hired a trustworthy professional. So trust him and treat him with the same respect you’d give to your dentist, doctor, or lawyer.

How to be a good client:

Don’t be indecisive. Changes made by the homeowner mid-stream are called “change orders,” and after a certain number of them, the contractor will likely start charging you. After all, he is now having to do the work a second time because you’ve changed your mind about how you want the floors to look or how the shower should be situated in the bathroom.
Be respectful of the contractor and his time. Don’t break appointments with him at the last minute. Don’t get worked up over small mishaps. A good contractor will make them right.
If you have a tendency to be a control freak, let go of it. If you want to be your own general contractor, then go ahead. But don’t try to micromanage your general contractor. You’ll only inspire ill will and then you really may end up with a problem.
Pay on time. Just like you expect your employer to pay you on time, pay your contractors on time. Remember it’s a two-way street. If they don’t like working for you for any reason, including late payments, they’ll be less interested in doing a good job for you.
Be open to the contractor’s ideas. He’s the professional and that’s one reason you hired him.
Have a sense of humor. Remodeling can be fun and exciting. Really!

Avoiding Mishaps and Misunderstandings

You can avoid or minimize mishaps and misunderstandings by discussing potential problems before the project begins and writing solutions into your contract. One of the most vexing and, alas, common problems is when contractors or their subs don’t show up. Ask him about this before you sign your contract. Will he show up every day? Will he take responsibility if subs don’t show up? If that happens frequently, then your remodel will certainly not be finished to meet the deadline spelled out in your contract. What happens then? Will the contractor offer you some kind of rebate if he misses the finish deadline by weeks or months? Talk it over and figure out what seems fair to you. Then get it in writing.

The best shot at making sure your project moves along at a steady pace is to hire an experienced general contractor who either has his own employees do the work, or a general contractor who regularly works with the same sub contractors. Since general contractors usually select the subs they work with, subcontractors who want to stay in business do their best to please general contractors.

If you are acting as your own general contractor you will unfortunately have less influence over subcontractors since they will assume, probably correctly, that you will never be in a position to hire them again anyway. If they have to choose between showing up at your project and showing up for a general contractor who manages dozens of projects in your town a year, guess where they’ll go?

Paying Your Contractor

How you pay your contractor should also be spelled out in the contract. He may ask for a certain percentage of the total up front and that’s fair. He needs to buy materials and wants a sign from you that you’re not going to dump him and hire someone else the day before he’s ready to start your job. Expect to pay as much as 50% up front for a smaller job. But you should never pay more than 10 to 25 percent up front for a major project. Your initial deposit requirements may vary depending upon the cost and quantity of any custom items or special materials that are required for your project. After the job begins you should pay only for completed work and on a regular, agreed-upon basis. This means that you pay up every Monday for work finished the previous week, or every other Monday, etc. Some contractors use payment schedules that mirror the municipal inspection process - you make a pre-specified payment upon successful inspection of the relevant piece of the work. Many contractors determine their payment structure based upon whether or not a construction loan is part of the process. Construction loans dictate the payment terms on the basis of the "Draw Schedule" defined by the lender. What you should not do is make payments at irregular, unspecified times. That can lead to sloppy record keeping and is a signal that the general contractor lacks organizational skills. Not a good thing.

Always pay by check and get a receipt. This helps you keep accurate records that can be crucial in sorting out misunderstandings or problems that may arise with materials or workmanship in the future. Any contractor who offers you a discount for paying cash is probably not someone you want to work with. Your cancelled check is an excellent receipt, though you should get one from the contractor too. If you pay cash you may get no receipt at all since the contractor probably doesn’t plan to report this work to the IRS. Pay by check and keep it legal.

Next article: How to Keep Remodeling Costs Down

Previous article: Types of Contractors

Risks of Remodeling Without a Permit

Wed, 16 Jan 2008 21:00:00 GMT

Most cities require that homeowners obtain a building permit before making modifications to their residence. Which modifications require a permit vary by city. Also, some cities are more vigilant than others in enforcing permit laws.
In order for the homeowner to receive a permit, the homeowner or his/her designee are required to file plans and pay fees to the city. In addition, the improvements are given a value. If they increase the value of the property, this may result in an increase in property taxes. Inspections are often required, and this means having to schedule and then wait for inspectors to approve the work to be done. This process can be time consuming and inconvenient in the short run. It is for this reason that some homeowners skip the permit process.

If a permit is needed and you fail to get one, the city may discover this at some time in the future and getting a permit retroactively can frequently be significantly more expensive and much more problematic than having obtained the permit before work commenced. If work is not done in accordance with city procedures or if the inspector is unable to determine if the work has been done properly, the homeowner could be required to open walls, tear up floors, so that the inspection may take place. In addition, by law, work not permitted where a permit was required must be disclosed to any prospective purchaser. This may cause the owner to discount their sale price or perform costly or time-consuming repairs before title can be transferred.

For prospective buyers of a property, save yourself the future hassle and loss of money by researching whether all work on the premises has been done according to code and with the proper permits. You may obtain these permits by going directly to Building & Safety in the municipality in which the property is located or by hiring a "permit puller" who will research the permits for you.

1 reply

Real Estate Feng Shui

Fri, 14 Dec 2007 01:06:00 GMT

Feng Shui Tips for December - A Few Feng Shui Holiday Tips
RED is a great Chi...ENERGY...enhancer. Instead of candy this year, make a healthy choice and surround your inner and outer environment with nature's beautiful Poinsettia plant. Not only will you save hundreds of calories, but you will also lift your spirit with grace, harmony and beauty at the same time. If you are a REALTOR®, instead of advertising this month, BLITZ your listings with COLOR by placing a couple dozen RED poinsettia plants in gold and/or red foil inside and outside "each" of your listings. Not only will this Feng Shui enhancement increase the prospects for more buyer activity, but it will also endear your sellers to you throughout the New Year!

DE-CLUTTER NOW. Unfortunately, sadness, depression and lethargy is more prevalent during the holiday season than is happiness or joy. One way to prevent "negative" energy (Sha Chi) from over shadowing you is to de-clutter your environment. If you find yourself feeling hollow, empty, lonely and/or lost, immediately start cleaning and clearing out "clutter" and "stuff" in your closets, cupboards,drawers, car, office, briefcase, garage and home. This is the season to be charitable. Ask members of the family, including your children, to space clear their belongings and to give away box loads of "stuff" to charity before Xmas and/or Hannukah. This is a great way to immediately turn low energy blues into positive energy highs.

LESS means MORE..INNER-G. "G" stands for goodness, generosity, graciousness, greatness, grace, glory and God. This year try "gifting" less by selecting just a few healthy and/or quality gifts that will enrich, enhance and empower your friends, family, pets and loved ones.. Material "things" are dense and thus calibrate below 200 in terms of energy. Our goal as "conscious" human beings is to elevate our personal energy, so that we become magnets for blessings and good fortune. An enlightening gift to give this year is a wonderful little book called The Monk Who Sold His Ferrari, by Robin Sharma. Knowledge is power, and so it is with the Feng Shui concept of LESS.

An Investment in knowledge always pays the highest dividends in one's life and career.

This year give YOURSELF and your loved ones a gift that unequivocally makes a difference, and one that lasts ... a lifetime.

FENG SHUI!

1 reply

When Remodeling Projects Go Wrong

Thu, 18 Oct 2007 23:36:00 GMT

Identifying the Red Flags

Everyone's heard horror stories about remodeling projects that go wrong. The stories range from complaints about how a contractor installed new windows that leaked to much more serious situations, such as a contractor building a big deck that collapses within weeks. Even worse: Contractors can get halfway through the job then stop showing up. The truth is that even if you’ve hired a licensed, bonded, and insured contractor, there is no guarantee that your project will go as planned.

Well before the project is over you may start to notice little things that don’t seem right. The new counter in the kitchen doesn’t look like what you and the contractor agreed on. The shower door is hinged on the wrong side. If the contractor is ethical, these kinds of problems and larger ones should be easy and quick to fix. Everyone makes mistakes. He might have been having a bad day or didn’t supervise a sub contractor closely enough. But if there are too many red flags, this may be a sign that the project is heading downhill.

Red flags:

Your contractor is hard to reach by phone and doesn’t return calls.
He and his subs fail to show up when they’re supposed to.
They arrive, but without the materials or tools they need. So they spend a lot of time off site rounding up materials and tools.
Your contractor says “problems” will be fixed later, at the end of the project.
Your contractor tells you that he’s substituted one type of material for another, but it doesn’t matter. They’re the same, he says.
He needs money at odd times and frequently, even though the terms of your contract say he gets paid every other Monday.
He wants you to sign completion orders or other official forms before the work is actually finished.
He asks you to be a reference for another project he’s bidding on, even though he hasn’t finished yours.
He advertises heavily and touts extremely low prices.

What to Do

Obviously the first step is to discuss your concerns with the contractor. (Be courteous and professional.) If he doesn’t fix the problems immediately you should speak to him again and send him a certified letter in the mail spelling out the problems and how and when you expect them be fixed. Also, always take notes when you talk with the contractor noting what was discussed and when he said he would fix the shower door or the leaking windows. This is so you can remind him of what he’s promised to do. Also, if you end up having to go to court, these notes will be invaluable.

If he still “doesn’t have time” to fix whatever is wrong, or if he continues to “forget,” you will unfortunately have to make a formal complaint to your state’s contractor’s licensing board and possibly to your state attorney general’s office of consumer affairs. As a last resort you may also need to consult an attorney and consider suing him.

The worst scenarios occur when a contractor simply stops showing up to the worksite. Assuming you have a contract with him, this is a breach of contract and you can bring legal action, meaning a lawsuit. If the contractor really is a fly-by-night operator, even a lawsuit may not make things right. For one thing, he may have left town. And if he has no assets himself, winning a lawsuit against him may make you feel better but it does not mean that you’ll recover enough money from him to have someone else redo the damage he’s done to your home.

As always, the very best way to avoid having anything major go wrong is to hire an ethical, reputable contractor with a track record in your community.

Next article: Do You Need an Architect?

Previous article: The Hidden Costs of Remodeling

The Hidden Costs of Remodeling

Thu, 18 Oct 2007 23:35:00 GMT

You’ve been living with that crummy bathroom for years and you’ve finally decided to take the plunge and use some savings and a home equity loan for the bathroom of your dreams. It’s a $20,000 remodeling project and you have the contractor and your loan all lined up. Things are looking great until the contractor shows up the first day to tear out the bathroom tiles. Uh oh. Looks like the old pipes have been leaking for years. The framing supporting the bathroom and the adjacent bedroom is rotting. It will need to be replaced. Additional money required: $7,000.

Unpleasant? Certainly. Uncommon? Not at all.

Unexpected Repairs

With nearly any remodel undertaken on a home that is more than a few years old you’re likely to uncover problems that will need to be fixed as you do the remodel. The list of expensive surprises is endless. Want to turn your attic into a guest bedroom? The insulation up there may contain asbestos, which will need to be professionally removed at significant expense. Tearing out old drywall to enlarge a room can reveal wood beams and studs severely damaged by termites and other insects.

Remodeling a kitchen usually means taking a look at pipes leading from the main water supply on the street to your home. Some of those pipes, if they’re more than a few decades old, may be soldered with something containing lead or the pipes themselves may contain lead. Given the concern over lead in drinking water, you’ll likely want to replace any pipes containing any amount of lead. Replacing the water main to your home will not be cheap. And how about mold? Though the direct links between mold and ill health remains controversial, especially with insurance companies, if you find mold behind a wall during a remodel chances are you’ll want to get rid of it. You guessed it. That means spending more money.

However, making unexpected structural repairs is only one of the many hidden costs of remodeling. If there is exterior work involved in your remodel, landscaping may be damaged to the point where it needs to be replaced. Having a new roof put on your home can wreck havoc with landscaping close to the house no matter how careful the roofers are. Homeowners also often see their power bills soar during a remodel. Think of all the power tools that may be running at your house all day if a full crew is working there. If a home has been repainted or replastered on the inside, the crew also may turn on the heat full blast overnight to expedite the drying of the paint or plaster. These are perfectly reasonable actions on the part of the remodelers. But they’ll end up costing you money.

Other Hidden Expenses

Do you have a dog or cat that usually stays home all day? The pet may have to go to the pet hotel or doggie daycare for the duration of the project. Is your kitchen being remodeled? If so you’ll probably find yourself eating out a lot or buying takeout food, both of which are more expensive than cooking at home. Or perhaps you’re considering moving out altogether for a couple of months while your house is ripped up. Depending on the rents for month-by-month apartments in your community, that easily adds at least another $1,000 or more per month to your remodeling costs.

Here’s something to consider: Some contractors will actually give you a lower bid if you agree to move out during the remodel since it will make life easier for them and their workers if they don’t also have to work around you and your family. Be sure to ask about this. You may think that it will be easy to be out of the house everyday from 8 a.m. to 4 p.m. while a crew remodels your kitchen and master bedroom suite. But what happens the day your child is sick and can’t go to school? What happens the day your car won’t start and you have to wait around at home for a tow truck? Are you really the kind of person who is perfectly punctual? While homeowners worry that contractors won't show up, contractors sometimes have to contend with homeowners who won’t leave. Nothing slows down a project more than a homeowner hanging around the kitchen, even for a few minutes every day, chatting up the carpenters or cleaning the breakfast dishes.

Bottom line: Remodeling ALWAYS costs more than the sum of the labor and materials. Be prepared.

Next article: When Remodeling Projects Go Wrong

Previous article: Managing Remodeling Finances

Types of Contractors

Thu, 18 Oct 2007 23:30:00 GMT

General Contractors

If you think of a general contractor like a general in the military, you have the basic idea of what a general contractor does. Like a general leading a military campaign, a general contractor organizes the strategy of a building or remodeling project. The general contractor decides when to bring in the plumbers, electricians, and roofers; makes sure they do their jobs correctly; and checks that the carpenters install the porch handrails according to code.

Especially if there is no architect involved, the general contractor ensures that the building permits are in order and that the project is legal -- meaning that it is being done to city or country building codes. (If it isn’t, your city’s building inspectors will make you redo it. Ouch!) Like a military general who is ultimately responsible for the success of a campaign, the general contractor is responsible for the outcome of remodeling project.

Sub Contractors

Sub contractors are specialists who work under the direction of the general contractor. Sub contractors include plumbers, electricians, tile setters, carpenters, framers, roofers, painters and cabinetmakers, among others. Ideally they show up at your remodeling project when they are needed. Ideally the general contractor oversees their work. Ideally the pace of your project continues to move steadily along and it is finished when it is supposed to be. If all that happens, it is usually because of a good general contractor.

Owner as General Contractor

Homeowners who are skilled at organizing multimillion-dollar sales campaigns at their office or at running three local volunteer organizations in their spare time sometimes like to act as their own general contractors. There is no law that says you can’t. As a rule of thumb, general contractors charge about 15 to 20 percent of the total cost of the job so acting as your own general contractor can save money.

But before you leap into the general contractor role, consider really whether you have the time, expertise, and patience to run a remodeling project, especially a complicated one. How much time can you spend on site? Can you take phone calls at unexpected times of the day? The one thing you can count on with any remodel is that something will go wrong at some point. It may not be a big deal but it will mean making new arrangements, often on short notice, and rearranging schedules for subcontractors and suppliers. This could mean dozens of phone calls in a single afternoon. It could mean running around hunting down some piece of hardware or building material that is needed on site right now. Sound like fun? Maybe you have what it takes to act as your own general contractor.

Design/Build Firms

An alternative to hiring a general contractor or acting as your own is to hire a design/build firm. Design/build firms are companies that offer start to finish building and remodeling services. They employ architects or designers as well as the skilled builders. A design/build firm essentially offers the services of architect, general contractor, and sub contractors. The obvious advantage to using these firms is that the entire project should be a fairly smooth operation since the firm takes responsibility for everything. While general contractors, subs, and independent architects can, in the worst scenarios, blame each other for mishaps and toss the responsibility for correcting the mishaps back and forth, design/build firms know the buck stops with them. They have to make it right.

Carpenters

If your home improvement project really is as straightforward as installing a wall of built-in bookshelves in your living room, your best bet is likely simply to find a good carpenter or cabinetmaker. People who bill themselves as handymen may be fine at installing new light switches or doing minor carpentry, but, as always, ask to see some of their work. If you want your new bookshelves to look like elegant additions to your living room, find an expert in cabinetry.

Next article: Working With a Contractor

Previous article: How to Find a Contractor

Does Your Home Say Welcome?

Thu, 19 Jul 2007 20:29:00 GMT

When you’re entertaining your friends this season, you want your home to shine. Here are some simple ways you can get your home ready.

Take a hard look at the walls, carpeting and furniture. You may have gotten comfortable with your surroundings and not see them as others will. Make your home express what you really want to say:

“You’re welcome here”

A newly painted front door with new hardware and seasonal decorations all say “welcome.” So does attractive, bright outdoor lighting, a new door mat, and a coat tree.

“It’s warm and friendly inside”

There’s something about the inviting aromas of the season that really say “holiday.” Candles, especially fragrant ones, and potpourri are appealing to the senses. But nothing communicates “warm and friendly” better than something baking in the oven. Even if your party is catered, have at least one item baking in the oven at arrival time.

“You’re going to have fun here”

Use light... lots of light. Illuminate at least three corners in every room. Have background music that’s playful, seasonal or contemporary. Freshen up your photo displays and pictures with current shots. They’re great conversation starters.

You want your home to be as gracious as you are. Spend just a little more time on the small, personal touches, and your guests will feel your warmth.

1 reply

Wireless Home of the Future

Fri, 08 Jun 2007 04:37:00 GMT

The unplugged world may have quietly arrived with the first successful resonant transfer of wireless power over a span of seven feet—and carrying enough power to brighten a 60W light bulb.

This humble beginning leads ambitious minds to think of a luxurious home where cell phones, laptop computers, lamps, Roombas and even hair dryers would need no cords to operate.

The Genius behind this exciting development is a wizardy team of scientists from MIT’s Department of Physics, Department of Electrical Engineering and Computer Science, and the Institute for Soldier Nanotechnologies.

They call this concept “WiTricity,” which should not be confused with radio waves, which transmits information wirelessly and in all directions. WiTricity, on the other hand, involves using coupled resonant objects. In other words the transmitter and the receiver would be operating on the same resonant frequency—which would not interfere with other wireless devices.

This might also be what separates it from the Tesla Effect, which allows farmers, for example, to gather electricity via coils of wire laid beneath power transmission lines on their property.

Sometimes astounding discoveries have simple beginnings.The initial inspiration for this development came several years ago when MIT Professor Marin Soljacic grew tired of hearing his phone beeping to let him know he had forgotten to charge it—and began to wonder about the possibility of a self-charging cell phone.

And isn’t that a frustration we have all experienced?

This was originally reported in PhysOrg and in Luxury Home Digest.

1 reply

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