10 Tips to Maximize Your Whole-House Remodel
Cover all the bases now to ensure many years of satisfaction with your full renovation, second-story addition or bump-out
If a
whole-house remodel or second-story addition is in your future, here’s are 10
tips to maximize your investment, increase the functionality of your home and
make future work easier. Keeping them in mind when working with your architect
or contractor could help lower your costs and stress during your next remodel.
1. Consider water. Don’t add bathrooms
without looking carefully at your water supply lines and the capacity of your
water heater. A smaller tank or one with lengthy recovery times may not meet
your needs.
This is especially true if you select a new 80-gallon soaking tub and you have a 50-gallon tank. Consider a separate tankless or tank heater for your second story, or a larger tank with a recirculation pump that keeps hot water right at your taps.
Also consider how large your street-side water supply lines are. If you add enough fixtures, the plumbing code may require you to upgrade to a larger supply line. And if you still have galvanized piping, this is probably the time to take it all out.
Private Comment
This is especially true if you select a new 80-gallon soaking tub and you have a 50-gallon tank. Consider a separate tankless or tank heater for your second story, or a larger tank with a recirculation pump that keeps hot water right at your taps.
Also consider how large your street-side water supply lines are. If you add enough fixtures, the plumbing code may require you to upgrade to a larger supply line. And if you still have galvanized piping, this is probably the time to take it all out.
|
2. Get the right gas meter. More gas
appliances usually means a larger meter. Most utility providers will require you
to add up the BTU (British thermal unit) requirements of your appliances
(furnace, water heater, range, washer-dryer, barbecue, fireplace) and size your
meter accordingly. Or maybe you’re adding that barbecue and fireplace in a few
years? Sizing the meter larger now and running pipe where you will need it can
save you money in the future.
Private Comment |
|
3. Deaden the sound. While your friends
will not be able to admire all that pretty insulation in your walls, they will
be relieved to not hear what’s going on in the powder room since you insulated
all the walls with sound insulation. You can choose from Rockwool
insulation, sound board or drywall specifically designed to deaden sound
transmission through wall cavities. Using resilient channels in ceilings can
also help stop sound transmission from one floor or room to another. You may
also want sound insulation around your laundry room and media room and in shared
bedroom walls.
Private Comment
4. Avoid the waterfall noise. Decorative waterfalls are soothing in a backyard, but not when you hear them running through your walls. Plastic waste pipe in walls — insulated or not — can create the very audible sound of falling water. This is not an issue when the pipes run into an unfinished basement, but when you add a second story, those waste lines come down through one or more main floor walls. Upgrading to cast iron waste pipes will go a long way toward making them invisible to the ear. |
5. Invest in quiet exhaust fans. They are
required by code in many locations, generally where you have running water. But
if you intend to regularly use your exhaust fans, invest in quiet ones. A loud
fan can be audible and even shake the floor in which it is installed.
Consider carefully how you will use your fans and make the most frequently used ones as quiet and low vibration as possible. Consider timers for them too, or humidistats, which measure the humidity in the air and turn the fans off when they reach their set level. Motion-sensor fans are also an option.
Private
Comment Consider carefully how you will use your fans and make the most frequently used ones as quiet and low vibration as possible. Consider timers for them too, or humidistats, which measure the humidity in the air and turn the fans off when they reach their set level. Motion-sensor fans are also an option.
|
6. Plan ahead. Think you might like to add
solar before the federal tax credit expires at the end of 2016? Plan for it now.
Pondering an electric car? Install a circuit for a charging station just in
case. Think you can live without air-conditioning but might want it when you can
afford it? Plan for that too. You may even have a second phase planned. Make
sure all the engineering and mechanical systems for that next phase are in place
and ready to go. Photos are critical when you go this route. Take multiple
photos with a measuring tape in the picture before covering these provisions for
your future project.
Private Comment |
|
7. Upgrade your electrical panel. Take a
really good look at your electrical panel. If it’s 100 amperes and every slot is
filled, chances are that you're a prime candidate for a panel upgrade. Even if
it's 125 or 200 amperes, added rooms and an updated kitchen will often require a
panel upgrade. Remember, too, that code governs where panels can be, and that
means not in a closet. If you still have antiquated wiring, this may also be the
ideal opportunity to run new wiring and ground all those outlets.
Private Comment
|
|
8. Weight the pros and cons of new siding,
windows and doors. A second-story or bump-out addition begs the question:
Stick with the windows, doors and siding you have or choose something new? Your
decision may be forced by structural requirements. If enough of your exterior
walls need siding removed and plywood nailed on, it may make sense to replace
everything. But if you have brick at the main level, you may want to use cement
or wood siding at your addition. Window and door matching generally makes sense
only if what’s existing is already in pretty good shape or is prohibitively
expensive to replicate. The choice is unique to every home; consult with your
contractor and architect on the best way to proceed.
Private Comment
|
|
9. Don’t be short sighted. We have had
clients ask for baby gates installed permanently on their beautiful custom-built
railings. We have had families with toddlers convinced they need adjacent
bedrooms, not looking ahead to the teen years and the desire for separate
bedrooms. You’re investing a lot of money and time on your remodel, so make sure
it will last longer than the current phase your family is going through.
Private Comment
When planning for a lifetime home, think about grab bars, accessibility and universal design — if not for yourselves, then for older adults who may visit. An accessible home is also valuable for resale. See more on remodeling for universal design |
|
10. Ask your architect and contractor what
they would do. Architects and contractors are generally focused most on
meeting the needs you have stated. But asking them what they would do if it were
their house is likely to yield some interesting and thought-provoking
suggestions that might otherwise pass you by. Your architect and contractor have
seen what works, what is worth changing and what may be worth dropping
altogether. Questions like these will keep you from overspending on superfluous
fads and put your money in the places that count in the long
term.
Private
Comment More: Should you stay at home through a remodel? 10 points to ponder Houzz guides to getting the most from your remodel |
Comments
Excellent suggestions! I particularly like numbers 9 and
10. Thanks!
4
These are great suggestions. When we did our half-house
remodel (ripped the roof off and put it back on higher) we came across several
of these, especially the pipes in the walls. We were convinced we had a leak in
our new upstairs bathroom but what to really was was notices from the pipe
coming through the wall. They were able to adjust the pipe and insulate it to
make it stop.
I don't agree with the last one. It is fine to ask your architect what they would do, but your contractor has a financial stake in your answer and therefore may not give you the truth. When we asked our contractor his opinion during our project we finally realized that his answer was in line with what was best for the timeline rather than what might have been best for us. So my advice would be to never ask your contractor his/her opinion. It's fine to ask what they've done on other projects, but never what he thinks you should do.
The few instances in which we followed our contractor's advice (that was again, based on the timeline, not what might best otherwise) are the only regrets we have about our project. Same goes for "I've never seen that done." Don't assume that means you can't do it. Unless they can tell you why it's a bad idea, don't necessarily rule it out.
I don't agree with the last one. It is fine to ask your architect what they would do, but your contractor has a financial stake in your answer and therefore may not give you the truth. When we asked our contractor his opinion during our project we finally realized that his answer was in line with what was best for the timeline rather than what might have been best for us. So my advice would be to never ask your contractor his/her opinion. It's fine to ask what they've done on other projects, but never what he thinks you should do.
The few instances in which we followed our contractor's advice (that was again, based on the timeline, not what might best otherwise) are the only regrets we have about our project. Same goes for "I've never seen that done." Don't assume that means you can't do it. Unless they can tell you why it's a bad idea, don't necessarily rule it out.
I like #10 a lot and that should go for any professional
service.
For #6 I'd add, however much time you think you'll need for design development, double it to be on the safe side. Also when planning, don't think as much about start date as move-in date (including putting everything, like furniture, back in place) and back time from then.
Another I'd throw in somewhere, insist on Integrated Project Delivery. Words you never want to hear from ANYONE involved on a project, "I wish I had known."
For #6 I'd add, however much time you think you'll need for design development, double it to be on the safe side. Also when planning, don't think as much about start date as move-in date (including putting everything, like furniture, back in place) and back time from then.
Another I'd throw in somewhere, insist on Integrated Project Delivery. Words you never want to hear from ANYONE involved on a project, "I wish I had known."
12 days ago · Like
loved the ideas and photos.
I personally am NOT fan of quiet bathroom fans. Yes, you don't even know they are on...but sometimes you like that noise when you are using the bathroom. I have had mine taken out and replaced with some that make a bit of a noise.
I personally am NOT fan of quiet bathroom fans. Yes, you don't even know they are on...but sometimes you like that noise when you are using the bathroom. I have had mine taken out and replaced with some that make a bit of a noise.
Item 5
Quiet fans.
Manufacturers make bath fans noisy on purpose. Sometimes it is a good thing to have a noisy fan in a more public facility within your home.
Quiet fans.
Manufacturers make bath fans noisy on purpose. Sometimes it is a good thing to have a noisy fan in a more public facility within your home.
I have never heard that bit of information about "falling
water" sounds, and the difference between plastic & cast iron piping! I
installed a whole house generator, after friends were without power for 5 days,
following Hurricane Irene in 2011 .. thinking it would just be "insurance". I
was grateful to have it, only 10 months after the installation, when we were hit
with Superstorm Sandy last October .. no utility power for a full week! And the
contractor told me to contact the gas utility, about resizing the meter .. I
needed a larger one; no charge for the upgrade.
I'm the outer casing rehabilitation business and I should
say by experience (as I'm also looking for a home to rebuild):
Before all, take time to plan.
Lots of time! Go for the details!
The more time you spend on planning, the less you spend on executing it!
Think of this:
1st - AVOID the WATER INSIDE - make you home waterproofed! Water is any construction's worst enemy!
2nd - INSULATE as much as you can - asure your confort during the winter and summer seasons.
Than, go for all that was written before!
I agree with everything
Before all, take time to plan.
Lots of time! Go for the details!
The more time you spend on planning, the less you spend on executing it!
Think of this:
1st - AVOID the WATER INSIDE - make you home waterproofed! Water is any construction's worst enemy!
2nd - INSULATE as much as you can - asure your confort during the winter and summer seasons.
Than, go for all that was written before!
I agree with everything
Sailorgirl... What a nieve and narrow minded post... Just
assuming your contractor is going to give you bad advise so he/she can possibly
make more monies or diminish your project is an insult to all contractors. Even
if he thinks your brick should be real gold bars, or your kitchen should be made
out of gingerbread, doesn't mean you have to do what's suggested...
We're remodeling a long ranch house and one of my (many)
complaints to be remedied was having to wait forever for the water to get warm
in the bathrooms. We're replacing the water heater in the kithen/laundry end
with a 30 gallon electric unit in the attic and installing a separate larger
electric water heater in the end with the bathrooms. BTW electric units are now
more efficient than gas and much less costly to install.
Thanks for the sound insulation suggestions. I've been researching this as I have a weird thing about noise.
Re installing a noisy fan in the bathroom, what you want to do is keep your sounds from getting outside the bathroom. That's where really good insulation comes in. Panasonic makes fabulously quiet fans.
Thanks for the sound insulation suggestions. I've been researching this as I have a weird thing about noise.
Re installing a noisy fan in the bathroom, what you want to do is keep your sounds from getting outside the bathroom. That's where really good insulation comes in. Panasonic makes fabulously quiet fans.
12 days ago · Like
Addisonsteel: I would suggest that it would be naive to
assume that your contractor only has YOUR best interests in mind. That is simply
not going to be the case. No one operates in a bubble. However your point about
not having to take his/her advice is well taken (although I don't believe I
suggested that you had to). Perhaps my comment would have been better phrased to
include that it is fine to ask for your contractor's opinion but to bear in mind
that they may have personal reasons for the opinion they offer.
Allow me to offer an example from my remodel that might help demonstrate my point. We installed a shake siding on the top of our gables. The architect did not specify a specific place for the transition from siding to shakes so the contractor and I picked a sort of arbitrary spot. When it was nearly finished I looked again and realized that I thought it would have been better in a different spot. I asked the contractor for his opinion and he said he thought it looked better where it was. I did not, of course, have to follow that opinion, but it was late in our reno and frankly we were suffering from decision fatigue.
Months later when he was back for some touch-ups we were chatting and I mentioned that I really wished we had changed it because it still bothered me (and continues to bother me two years later). He told me that he now agreed with me but at the time all he could think of was how redoing doing it would put him another day behind schedule. His opinion was offered in good faith at the time, but it was tempered by other concerns he had.
Allow me to offer an example from my remodel that might help demonstrate my point. We installed a shake siding on the top of our gables. The architect did not specify a specific place for the transition from siding to shakes so the contractor and I picked a sort of arbitrary spot. When it was nearly finished I looked again and realized that I thought it would have been better in a different spot. I asked the contractor for his opinion and he said he thought it looked better where it was. I did not, of course, have to follow that opinion, but it was late in our reno and frankly we were suffering from decision fatigue.
Months later when he was back for some touch-ups we were chatting and I mentioned that I really wished we had changed it because it still bothered me (and continues to bother me two years later). He told me that he now agreed with me but at the time all he could think of was how redoing doing it would put him another day behind schedule. His opinion was offered in good faith at the time, but it was tempered by other concerns he had.
vutt73
The single best way to avoid "overruns" on a remodel is to plan as far in advance as best you can, and ALLOW a ten% factor for "oops, who knew that was in the wall?!!". I say that, because a re-model is such a different animal than a "from scratch" build. The best contractor on the planet can not often anticipate what he will find hidden. Faulty wiring, something not to code, dry rot, termites, a leak, who knows? But it is also true that once you have survived demolition, and are staring certain opportunities in the face, it is worth the consideration of future convenience and comfort to do that "thing" before the drywall is up! It is always less $$ than a return to the scene of the crime : ) Again, only within your budget and any other constraints, inclusive of time and disruption.
The single best way to avoid "overruns" on a remodel is to plan as far in advance as best you can, and ALLOW a ten% factor for "oops, who knew that was in the wall?!!". I say that, because a re-model is such a different animal than a "from scratch" build. The best contractor on the planet can not often anticipate what he will find hidden. Faulty wiring, something not to code, dry rot, termites, a leak, who knows? But it is also true that once you have survived demolition, and are staring certain opportunities in the face, it is worth the consideration of future convenience and comfort to do that "thing" before the drywall is up! It is always less $$ than a return to the scene of the crime : ) Again, only within your budget and any other constraints, inclusive of time and disruption.
12 days ago · Like
Great article and all good points. We just survived a
whole house remodel and almost every item above popped up in some form. We spent
more for things like cast iron drains, on-demand hot water and great insulation.
while it cost a little more, we will enjoy those nonissues for who knows how
many years. I passed this onto friends entering the same stage! and I would
suggest adding a bit more than 10% as an overrun budget. no contractor can be
held 100% to the budget when they do not know what is behind those walls.
vutt73
Thanks for your comment. This list is intended as suggestions for whole-house remodels, which tend to run in the $300-400k range. Some of the suggestions above are really required when you do a project of that size (panel upgrade, making sure gas and plumbing supplies are adequate) but it's really intended as a list of things to not forget while you are planning. You don't want to go through a major remodel, get to the end of it and say, "Gosh, I wished I'd known about X--we would have done that and it would have cost less with the main project."
Sounds like you'd appreciate seeing an Ideabook about how to keep $50k projects on budget. There are already a few Ideabooks on Houzz about budgeting for projects: Ideabook: Home Building: 8 Ways to Stick to Your Budget and Ideabook: Kitchen Remodel Costs: 3 Budgets, 3 Kitchens If you'd like to see more, go to the Ideabooks tab and search for "budget".
Thanks for your comment. This list is intended as suggestions for whole-house remodels, which tend to run in the $300-400k range. Some of the suggestions above are really required when you do a project of that size (panel upgrade, making sure gas and plumbing supplies are adequate) but it's really intended as a list of things to not forget while you are planning. You don't want to go through a major remodel, get to the end of it and say, "Gosh, I wished I'd known about X--we would have done that and it would have cost less with the main project."
Sounds like you'd appreciate seeing an Ideabook about how to keep $50k projects on budget. There are already a few Ideabooks on Houzz about budgeting for projects: Ideabook: Home Building: 8 Ways to Stick to Your Budget and Ideabook: Kitchen Remodel Costs: 3 Budgets, 3 Kitchens If you'd like to see more, go to the Ideabooks tab and search for "budget".
Sailorgirl: "it is fine to ask for your contractor's
opinion but to bear in mind that they may have personal reasons for the opinion
they offer". Ditto on that.
#9 is so true--most people can't look beyond their own
immediate needs and desires. A friend of mine bought a house with no
bathtub--the previous owners didn't take baths--and is selling in part because
of it. My neighbors built a beautiful pool that has no railing at the steps,
making it difficult to get out of. As a serial remodeler, I try to consider the
appropriateness of what I'm doing as well as the needs of future buyers--it's
not just about me! Since my house is old, I've decided to keep the distinctive
original windows (using honeycomb shads and curtains for better insulation), and
when I built a new mantlepiece in the living room, I matched it to the one on
the second fireplace.
12 days ago · Like
@ferdnand
It's a pretty broad question, and everyone is different. But if stairs are an issue, perhaps it is time to look for an all on one floor situation. Health and finances and equity and real estate markets vary across the USA and the world. Find a trusted friend, or family member or financial advisor, and maybe.... a very good realtor to advise you.
Failing that, consolidate your trips up and down by locating most of what you need daily on the prime living floor, so you can limit the "trips". If you haven't assessed your possessions in twenty years, perhaps hire some help with that. A decent contractor can add additional supports/stair lift to further ease the way, but sometimes the only answer is to move to a friendlier situation. Good luck to you!
It's a pretty broad question, and everyone is different. But if stairs are an issue, perhaps it is time to look for an all on one floor situation. Health and finances and equity and real estate markets vary across the USA and the world. Find a trusted friend, or family member or financial advisor, and maybe.... a very good realtor to advise you.
Failing that, consolidate your trips up and down by locating most of what you need daily on the prime living floor, so you can limit the "trips". If you haven't assessed your possessions in twenty years, perhaps hire some help with that. A decent contractor can add additional supports/stair lift to further ease the way, but sometimes the only answer is to move to a friendlier situation. Good luck to you!
12 days ago · Like
Hi Ventana and Jan Moyer
I am actually in the process of building my home from scratch. I am at a point that I just got finish with the design today and my builder said he will price it up for our meeting next Wednesday. I started this process 8 months ago. Went to interview around 10 different builders in my area and met with over 12 references (4 from my builder). Been designing this plan for the last 4 months and my builder said I was actually the most detailed buyer he ever had. I read this site religiously plus numerous others and 3 construction book (What your contractor can't tell you and 2 others) and still feel like I haven't even scratch the surface of this construction process. Actually reading these stories and tips actually led to 26 revisions on my plan. All four of the homes we went to see cost $650-$700K to build. Our design is 90% like those house. The builder gave me a heads up yesterday when I met with him. Just from a baseline cost alone, my project will probably start at around 6% more due to building supply cost increase and also labor cost increase due to the upsurge in the building industry from a year ago. Is this true? I would appreciate any help you can give me. Thanks.
I am actually in the process of building my home from scratch. I am at a point that I just got finish with the design today and my builder said he will price it up for our meeting next Wednesday. I started this process 8 months ago. Went to interview around 10 different builders in my area and met with over 12 references (4 from my builder). Been designing this plan for the last 4 months and my builder said I was actually the most detailed buyer he ever had. I read this site religiously plus numerous others and 3 construction book (What your contractor can't tell you and 2 others) and still feel like I haven't even scratch the surface of this construction process. Actually reading these stories and tips actually led to 26 revisions on my plan. All four of the homes we went to see cost $650-$700K to build. Our design is 90% like those house. The builder gave me a heads up yesterday when I met with him. Just from a baseline cost alone, my project will probably start at around 6% more due to building supply cost increase and also labor cost increase due to the upsurge in the building industry from a year ago. Is this true? I would appreciate any help you can give me. Thanks.
12 days ago · Like
@vutt73 I wish it could be possible always, 10% over. We
started our reno with 10% and ended up with +90%. We had some leaking signs in
the basement bathroom, opened wall and ceiling to find overflow pipe upstairs
was not attached at all (bath tub in alcove), it was filled with about 50
wrinkled store bags!!!!. Bathroom upstairs was done for sale and no way two 80
y.old owners did it themselves. We got problem 5 years later as our child grew
up and started take bath himself, obviously overflowing. As we had to re-do
first upstairs bathroom we also moved pipes from bedroom wall into outer wall as
using sink was so noisy that was waking up who sleep there. and so on and on,
as snow ball. Some reno was voluntary, but as we had mess we added some work to do it at once.
as snow ball. Some reno was voluntary, but as we had mess we added some work to do it at once.
12 days ago · Like
rbchfamily: Our plan was to stay in the house for all but
the one week when it was "topless," but then we discovered a problem that
necessitated pulling down the living room ceiling which, of course, created a
huge mess. We had a convenient place to stay so we ended up staying out of the
house for about three weeks during that time. If it hadn't been for the living
room issue I think we would have been OK staying in the house, other than when
there was no roof at all.
12 days ago · Like
ferdnand,
Things you can do with existing stairs to make them safer are to improve mobility and visual supports. Have hand railings along both sides and low pile carpet or another non-slip surface. Make sure lighting is adequate with uniform, higher light levels, (older people need at least twice the light levels of a younger person) and color contrast at the edge of each step, if possible. Motion-sensing nightlights are a good idea for hallways and/or stairs. Check on this website for Universal Design and Aging in Place. Also, the AARP website has checklists and a lot of information about remodeling for aging in place.
Things you can do with existing stairs to make them safer are to improve mobility and visual supports. Have hand railings along both sides and low pile carpet or another non-slip surface. Make sure lighting is adequate with uniform, higher light levels, (older people need at least twice the light levels of a younger person) and color contrast at the edge of each step, if possible. Motion-sensing nightlights are a good idea for hallways and/or stairs. Check on this website for Universal Design and Aging in Place. Also, the AARP website has checklists and a lot of information about remodeling for aging in place.
Thank for the reply sailor girl. Ours would only affect
bedrooms. My kids don't want to move out to remodel. After reading these posts,
I am going to have to really think about it.
12 days ago · Like
Wow, Just read the post about "Not asking the Contractor
about their opinion because they will only stick to their schedule."..Are you
serious? It's quite obvious that That Sailorgirl hired the cheapest-contractor
in town or the lowest-bidder!. Only that "Kind of contractor" would be worried
about every little change in the plans. He obviously under-priced the project
and wanted-out as soon as possible. For the customer to ask him where to stop
the siding and then use him to blame for not liking her decisions was Lame!...
Any true- professional Contractor loves what he or she does and charges
accordingly for their ideas, creativity and excellence in their craft. Any
extras in the contract are normally drawn-up and agreed-on in advance.
Bottom-line is she did not trust or respect the contractor when she signed the
bottom line.
I don't really like to take away from these Ideabooks and
the good comments that follow them with a side argument, but I would just like
to take the opportunity quickly point out that Foothill Construction knows
nothing about my project or my contractor so it would seem rather presumptuous
to draw such conclusions about me or my contractor (whose work I continue to
recommend, not to mention that his work on our house has been featured in area
newspaper home sections and other publications). I also never said I blamed my
contractor for the decision on our siding. In fact I admitted that it was my
fault for following his opinion because I was just plain tired of making
decisions. By the same token, he later admitted he was perhaps not offering his
full opinion (which I gather would have been something along the lines of, "I
think it might look better that way but I don't think it's worth the time and
expense it will take to change it." ) There's really no need to get nasty here.
Also, if you put something in quotation marks, it means it is a quotation, as in that is exactly what someone said. At no point did I say (or insinuate) what you've quoted above.
Also, if you put something in quotation marks, it means it is a quotation, as in that is exactly what someone said. At no point did I say (or insinuate) what you've quoted above.
Your comment was very-wrong to say that about
Contractors.. I am not saying every contractor is an angel but 95% are....You
keep defending that comment. Could not the same comment be made about the
Architect...He might work on a cost-basis, how about the Landscape
contractor...maybe if they recommend more grasses in the back-yard they can jack
the price up! The Interior-Designer wants TWO-CANDLE-STICKS Omg...those
money-hungry people!...You as the owner decides and controls the cost of the
project by your choices,decisions and your budget!. Licensed and Professional
contractors want you to be completely happy with the final outcome and to work
for you again and again and get decent referrals for use with other
clients.
Wow, excellent article! Even in very expensive homes they
often forget to #4 regarding noise from pipes.
Another suggestion or two - opt for heated tile floors, your feet will thank you in the winter!! :) especially if the room is over a garage which can be soooo cold.
Also, it's an important time to test the floor for creaking noises (when people walk across the room). This can be done by screwing down areas that are noisey - BEFORE you put down carpet or lay the tile.
For questions to ask an interior designer or others that will be assistanting with the remodeling job - Click on this blog:
http://www.interiordesigngreensboro.com/search?q=questions+remodel
Another suggestion or two - opt for heated tile floors, your feet will thank you in the winter!! :) especially if the room is over a garage which can be soooo cold.
Also, it's an important time to test the floor for creaking noises (when people walk across the room). This can be done by screwing down areas that are noisey - BEFORE you put down carpet or lay the tile.
For questions to ask an interior designer or others that will be assistanting with the remodeling job - Click on this blog:
http://www.interiordesigngreensboro.com/search?q=questions+remodel
12 days ago · Like
I have been in the process of researching and planning
for my addition/remodel for a couple of years and thought I'd be familiar with
most of the ideas presented in this idea book. But I have to say the idea of
being able to add an electric charging station in the future was something I
wouldn't have thought of and I think I'll ask my contractor about that. It's
always helpful to review these types of ideas and learn from others'
experiences, so thanks for this idea book!
@vutt73
A six percent increase is totally possible in that length of time. Materials keep going up, up, up. and so does the shipping cost. And yes, there has been a surge in the new construction starts as well. You don't mention your square footage, or what style, how detailed your home, but most of those that would make you drool on this site, with kitchens you could adore....have exceeded 350.00 per square foot. Could you build for less? Yes, but so much depends on your wish list Most homes built today are "semi custom" Meaning the developer has a few plans, you tweak to suit, you get to pick your finishes from a provided range, or pay for more custom upgrades. The difference in pricing can be VAST. Then you get to things like "landscaping/hardscaping allowances, only to realize they include the bare basics and you are multi multi thousands away from an attractive front or back yard.
Not because I am a designer, but my first advice would be to interview several interior designers before your house is even a hole in the ground. One also could have helped you through this whole process which is arduous if you have not done it. He or she can then help with the multitude of decisions that will come at you.Those will include lights, paint, all your fixtures, flooring tile, et etc.!!! right down to every light switch and outlet. The designer can be invaluable in making a cohesive whole, help you avoid mistakes you regret later and is an excellent go between and extra pair of eyes through the whole process start to finish, and provide more value than you can imagine. Not the least of which is stress reducer. Hope this was helpful.
A six percent increase is totally possible in that length of time. Materials keep going up, up, up. and so does the shipping cost. And yes, there has been a surge in the new construction starts as well. You don't mention your square footage, or what style, how detailed your home, but most of those that would make you drool on this site, with kitchens you could adore....have exceeded 350.00 per square foot. Could you build for less? Yes, but so much depends on your wish list Most homes built today are "semi custom" Meaning the developer has a few plans, you tweak to suit, you get to pick your finishes from a provided range, or pay for more custom upgrades. The difference in pricing can be VAST. Then you get to things like "landscaping/hardscaping allowances, only to realize they include the bare basics and you are multi multi thousands away from an attractive front or back yard.
Not because I am a designer, but my first advice would be to interview several interior designers before your house is even a hole in the ground. One also could have helped you through this whole process which is arduous if you have not done it. He or she can then help with the multitude of decisions that will come at you.Those will include lights, paint, all your fixtures, flooring tile, et etc.!!! right down to every light switch and outlet. The designer can be invaluable in making a cohesive whole, help you avoid mistakes you regret later and is an excellent go between and extra pair of eyes through the whole process start to finish, and provide more value than you can imagine. Not the least of which is stress reducer. Hope this was helpful.
12 days ago · Like
Such a fantastic article. Seriously. I'm currently going
through a whole house remodel (documented here: http://www.elephantbuffet.blogspot.com) and am the acting
contractor for this project. With regards to your first point ('Consider Water')
I would *HIGHLY* suggest people do their homework on tankless water heaters. I
chose a tankless heater based on all of the glowingawesomewonderfulunicorns!
reviews I heard and I gotta say, I hate it. With a fervent passion. Like, I want
to punch it.
"Consider a separate tankless or tank heater for your second story, or a larger tank with a recirculation pump that keeps hot water right at your taps."
Girl, word up to your mutha.
In hindsight, I would have factored in a recirculation pump to my overall budget. But I didn't. So, for the time being, I deal with excessively cold water for excessively long periods while the tankless unit debates whether I deserve to wash my hands in warm water.
"Consider a separate tankless or tank heater for your second story, or a larger tank with a recirculation pump that keeps hot water right at your taps."
Girl, word up to your mutha.
In hindsight, I would have factored in a recirculation pump to my overall budget. But I didn't. So, for the time being, I deal with excessively cold water for excessively long periods while the tankless unit debates whether I deserve to wash my hands in warm water.
@Foothill, I didn't get any % of "angel" contractors. Am
I in hell? I don't want to chit-chat, but please, it's absurd to give such
confident appraisal of 95% contractors which I am sure you can not know
personally. And we have had encounters with real people, not imaginary.
12 days ago · Like
Jan Moyer. Thank you for your help and advice. This
building process up to this point has been an exhilarating experience but at the
same time incredibly scary. I am lucky to have the most helpful and patience
builder so far. Here is a link to the house that I am building. Mine is 95% like
this house. Only difference is the kitchen design and an extra bathroom and
window placements. What do you think?
http://www.fishercustomhomesva.com/current-projects/119-tapawingo-sw/
It is around 5500sf all three levels when finished. Maybe you could look around this website and give me some thoughts of pricing. Thank you so much.
http://www.fishercustomhomesva.com/current-projects/119-tapawingo-sw/
It is around 5500sf all three levels when finished. Maybe you could look around this website and give me some thoughts of pricing. Thank you so much.
12 days ago · Like
Carol, I have a know-it-all friend who is PESTERING me to
also put in tankless heaters in my double-storey addition. She claims it allows
her to have endless hot showers, an idea which, I admit, I find highly
seductive. She also says they're much more economical to run than the gas ones.
Why do you hate yours with such a passion? And, if you could do it all again, how would you have designed your hot water supply?
Btw, your blog is hilarious yet, strangely inspiring at the same time. Thanks for the chuckles.
Why do you hate yours with such a passion? And, if you could do it all again, how would you have designed your hot water supply?
Btw, your blog is hilarious yet, strangely inspiring at the same time. Thanks for the chuckles.
12 days ago · Like
vutt73,
Your question earlier today was about price increases year over year. Some materials have gone up over the last year in our region, notably, plywood. And after many many lean years it would not be surprising to see labor rate increases. Construction prices vary quite a bit by region and state, so comparing costs in Seattle to costs in Virginia won't be helpful.
A good example of how things vary (though not particularly helpful for new construction) is this annual cost vs. value report from Remodeling Magazine http://www.remodeling.hw.net/facts-and-figures/cost-vs-value-report/ that shows typical costs by region and city for common remodeling projects.
Hope this is helpful.
Your question earlier today was about price increases year over year. Some materials have gone up over the last year in our region, notably, plywood. And after many many lean years it would not be surprising to see labor rate increases. Construction prices vary quite a bit by region and state, so comparing costs in Seattle to costs in Virginia won't be helpful.
A good example of how things vary (though not particularly helpful for new construction) is this annual cost vs. value report from Remodeling Magazine http://www.remodeling.hw.net/facts-and-figures/cost-vs-value-report/ that shows typical costs by region and city for common remodeling projects.
Hope this is helpful.
@vutt73
It's a lovely house! I do hope you eliminated that high/low upper cabinet thing in the kitchen though! At any rate, as to pricing, there is not going to be help on that, here or any site, other than you local real estate listings. There are simply too many variables in a single town let alone across a region or a country. I am no financial advisor, but a friend who was always says this: "It isn't that you disregard the price, but perhaps think of it another way" Here's his list:
Knowing your area, what does the same square footage cost in a home ten years older,five years older, in roughly the same location? What are they selling for, not what did they cost to build.
How long do I plan to be in the house? New builds make it very difficult to see appreciation in a short stay.
Can I foresee ANY possible scenario where a hefty decrease in "value" of this home would harm me financially? In other words, with taxes, with maintenance, and all that homeownership entails, do I feel so comfortable with the price that a "hit" experienced due to an economic downturn would not put me in panic mode. There is no law on the books, that says values always appreciate.
IN most areas, people buy homes for schools, or location, and bedrooms and bathrooms. In the end any home has to be the one you can afford, almost no matter WHAT. It is first to live in in and enjoy, and while it is an asset of course, there are no crystal balls to predict its value in five years, or ten.
I guess that was the long way of saying does the home represent an affordable VALUE to you, and at what point in pricing will it not? Knowing that every upgrade to a fixture, faucet, trim, or whatever....will cost money. And that you have not decorated it yet : ) Or landscaped.
It's a lovely house! I do hope you eliminated that high/low upper cabinet thing in the kitchen though! At any rate, as to pricing, there is not going to be help on that, here or any site, other than you local real estate listings. There are simply too many variables in a single town let alone across a region or a country. I am no financial advisor, but a friend who was always says this: "It isn't that you disregard the price, but perhaps think of it another way" Here's his list:
Knowing your area, what does the same square footage cost in a home ten years older,five years older, in roughly the same location? What are they selling for, not what did they cost to build.
How long do I plan to be in the house? New builds make it very difficult to see appreciation in a short stay.
Can I foresee ANY possible scenario where a hefty decrease in "value" of this home would harm me financially? In other words, with taxes, with maintenance, and all that homeownership entails, do I feel so comfortable with the price that a "hit" experienced due to an economic downturn would not put me in panic mode. There is no law on the books, that says values always appreciate.
IN most areas, people buy homes for schools, or location, and bedrooms and bathrooms. In the end any home has to be the one you can afford, almost no matter WHAT. It is first to live in in and enjoy, and while it is an asset of course, there are no crystal balls to predict its value in five years, or ten.
I guess that was the long way of saying does the home represent an affordable VALUE to you, and at what point in pricing will it not? Knowing that every upgrade to a fixture, faucet, trim, or whatever....will cost money. And that you have not decorated it yet : ) Or landscaped.
11 days ago · Like
@Carol - I put in a tankless water heater the end of
2011, at the suggestion of a contractor doing a bunch of other HVAC/insulating
work at my house .. since it was near the end of its lifespan anyway. I sized it
based on the manufacturer's website calculations, and if I've got the hot water
water running full in my bathtub, there's no getting hot water anywhere else in
the house .. except dribbles! I live alone, but the calculation was allegedly
based on it being a 3 BR-2-1/2 bath house, and that level of water production is
grossly undersized!
My plumbing contractor also hates his own tankless water
heater and recommended against it. We skirted around the recirculating pump by
installing separate electric water heaters at the two areas in the house that
contain plumbing. Full disclosure: we haven't moved back in yet but I'm looking
forward to it!
In response to stargazer51. That's what we did and I love
it. Always plenty of hot water.
11 days ago · Like
@rbchfamily As there different opinions, something should
be wrong in calculations or whatever it could be. Do you have any suggestions
how to chose right capacity? My house is 1100sqf + 1100sqf basement (heated), 2
full bathrooms, 3+ people.
My heating is over 12 y.o, and medium efficient. We get calls offering to renew with tankless..., government's rebate is miserable. Our friend says government will increase property taxes right away, and it will cost more than leave as is. My husband think it's a good time to do so, but we still debating. Thank you.
My heating is over 12 y.o, and medium efficient. We get calls offering to renew with tankless..., government's rebate is miserable. Our friend says government will increase property taxes right away, and it will cost more than leave as is. My husband think it's a good time to do so, but we still debating. Thank you.
11 days ago · Like
Absolutely loved this article! We will be building a
house this year and would like to plan for as many "heads-up" as possible. I
plan on rereading this article and rechecking all the links. Any other
suggestions for blogs/links that a new builder needs to research? Thanks
all!!
11 days ago · Like
pambam44, a very useful Houzz discussion on "must haves"
for custom homes has 179 comments and hundreds of ideas you may find useful...
it's at http://www.houzz.com/discussions/84124
11 days ago · Like
Pambam44,
Having helped so many through this process, and having gotten calls for help when people are deep in the process and feeling overwhelmed, I would say:
Begin now to form an idea of how you'd like the house to flow. If it is a tweaked spec house from a builder plan, or a semi custom, or totally custom, really study that floor plan. Study which direction your rooms will face and the siting of the house. If you love a bright kitchen in the morning, a kitchen with a western exposure is not for you. If you sleep in till noon.. possibly your master on the north or west side will be best. Study the traffic patterns
and placement of entries to rooms..."traffic" determines the real use of space in a room more than the actual dimensions wall to wall.
Look at the ceiling heights and windows: Anything over a ten foot height on the first floor is a design challenge for most, and is unnecessary for a very graceful room. A ten foot height will usually mean some transom windows.... one important tip here. Have those cased and trimmed as one window( vertically) if possible. In other words, if you see yourself wanting privacy on them, it is nice to be able to mount the privacy inside the window, and not "break" the treatment between the transom, and the window below it. Or to leave the transom untreated as most light comes from height of a window.
Stairs are a bugaboo of mine. Think on their location. Rarely does anyone coming to your front door, have a second floor destination in your home....why are stairs always at the front? They don't have to be!!! Most people turn the last light off in their kitchen in the evening : )
Soaring double height foyers........pass!! would be my advice. More design freedom, and more second story space with a nine or ten foot ceiling. And zero loss of charm or style. Or hot and cold air.
The garage: It never is just cars.... it's mowers, and bikes and, and, and!!
The basement: What will you store? Tons of xmas? Nice deep shelving? It needn't be
expensive, it just needs to be roomy and off the floor. Finishing a portion for media? Know that even on a walk out.....an over spend is unlikely to come back at re-sale. Think
carefully before you jump in with a ton of built-ins or a bar, or or or.
The "flavor" you want: How do you want the house to FEEL? That feel will affect every toilet, tub, tile, light, cabinet door, faucet, sink, etc, etc, that you choose. There are six billion choices for each of those. The best money spent is independent design help through the process, to help you stay on track with the outcome you desire, the timetable on which selections will need to be made, and all the aforementioned as well.
Good luck and have fun! Plan, and plan early!
Having helped so many through this process, and having gotten calls for help when people are deep in the process and feeling overwhelmed, I would say:
Begin now to form an idea of how you'd like the house to flow. If it is a tweaked spec house from a builder plan, or a semi custom, or totally custom, really study that floor plan. Study which direction your rooms will face and the siting of the house. If you love a bright kitchen in the morning, a kitchen with a western exposure is not for you. If you sleep in till noon.. possibly your master on the north or west side will be best. Study the traffic patterns
and placement of entries to rooms..."traffic" determines the real use of space in a room more than the actual dimensions wall to wall.
Look at the ceiling heights and windows: Anything over a ten foot height on the first floor is a design challenge for most, and is unnecessary for a very graceful room. A ten foot height will usually mean some transom windows.... one important tip here. Have those cased and trimmed as one window( vertically) if possible. In other words, if you see yourself wanting privacy on them, it is nice to be able to mount the privacy inside the window, and not "break" the treatment between the transom, and the window below it. Or to leave the transom untreated as most light comes from height of a window.
Stairs are a bugaboo of mine. Think on their location. Rarely does anyone coming to your front door, have a second floor destination in your home....why are stairs always at the front? They don't have to be!!! Most people turn the last light off in their kitchen in the evening : )
Soaring double height foyers........pass!! would be my advice. More design freedom, and more second story space with a nine or ten foot ceiling. And zero loss of charm or style. Or hot and cold air.
The garage: It never is just cars.... it's mowers, and bikes and, and, and!!
The basement: What will you store? Tons of xmas? Nice deep shelving? It needn't be
expensive, it just needs to be roomy and off the floor. Finishing a portion for media? Know that even on a walk out.....an over spend is unlikely to come back at re-sale. Think
carefully before you jump in with a ton of built-ins or a bar, or or or.
The "flavor" you want: How do you want the house to FEEL? That feel will affect every toilet, tub, tile, light, cabinet door, faucet, sink, etc, etc, that you choose. There are six billion choices for each of those. The best money spent is independent design help through the process, to help you stay on track with the outcome you desire, the timetable on which selections will need to be made, and all the aforementioned as well.
Good luck and have fun! Plan, and plan early!
I am very thankful for following this discussion. I had
always wanted a tankless water heater. My friend in Richmond has one and loves
it. After reading the article I asked her specifically about when the hot water
is running in one area of the house does it affect other areas that need hot
water...and she did say "yes". She doesn't mind because it's just her and her
husband...no family. I now would think twice before plunging in. All choices
have their ups and downs.
Jan Moyer - You go with your bad self! Lots of incredible
points to consider. And I have to second your feelings on the double-height
foyer. They really are a pain when it comes to painting, decorating, cleaning,
etc.....
gobbitt - with regards to your friend saying that they're "much more" economical than the gas ones, I don't know how true that is. I think that in the long run, yes, you might save some money, but that's at the cost of:
-your dishwasher not running properly due to the lack of immediate hot water
-your laundry potentially not being cleaned properly. With two little boys at home, I have some MAJOR loads that need to be washed in HOT water. With high-efficiency washing machines that don't use much water to begin with, they certainly aren't getting up to temp to clean certain loads the way I'd like
-unbelievable water waste. I used to turn on my shower and be able to hop in and adjust temp within about 5-10 seconds of having the water run down the drain. Now, whether I'm showering or washing a dish or my hands or whatever, I have to wait upwards of 20-30 seconds. Sometimes more. That might not seem like much, but it's *amazing* how much water is actually being wasted during that time
-the dreaded 'cold-water sandwich' as my trades call it. You turn on the hot water in the kitchen to wash a few dishes. You then turn the tap down or off for just a moment to grab those dirty pots on the stove. You turn the tap back on to hot to continue washing and you're met with another round of ice-cold water while you wait for the unit to kick back on. I've heard that this is because some (all?) units require a certain flow capacity to be running consistently in order for the water to be heated. Again, wasted water while you wait for the hot stuff.
Yes, you can purchase recirculation units and have them installed so that they're a fresh supply of hot water at a moment's notice. Yes, you can even purchase a holding tank that keeps a batch of hot water waiting for your beckoning. But you know what? If your tankless water heater requires a tank for it to be effective, why bother?
For me, personally, it hasn't been worth it. AT ALL. I don't feel that my saleperson that touted this unit did an adequate job of disclosing the above-mentioned issues and frankly, *I* didn't do a good job of doing my homework prior to spending an arm, leg and torso.
***This is information taken directly from a company's website that sells the recirculation pumps http://us.grundfos.com/products/find-product/comfort-pumps-up-10.html:
*"Significant water (and sewer) disposal savings, retaining the 12,000 to 38,000 gallons of water a typical U.S. home wastes annually waiting for hot water. Some fast-growing counties are making the installation of hot water recirculation pumps mandatory for all new construction projects."*
Guys, that's *typical* US homeowner. Does a *typical* homeowner have a tankless water heater? Probably not. If the typical Joe Schmoe is wasting upwards of 38,000 gallons a year with a regular hot water tank, it makes me shudder to think what I'm wasting. If all of this information is true, it should come MANDATORY. Period. New construction or not.
If I had to do it again, I'd buy a bigger heater and wrap that sucker in insulation.
gobbitt - with regards to your friend saying that they're "much more" economical than the gas ones, I don't know how true that is. I think that in the long run, yes, you might save some money, but that's at the cost of:
-your dishwasher not running properly due to the lack of immediate hot water
-your laundry potentially not being cleaned properly. With two little boys at home, I have some MAJOR loads that need to be washed in HOT water. With high-efficiency washing machines that don't use much water to begin with, they certainly aren't getting up to temp to clean certain loads the way I'd like
-unbelievable water waste. I used to turn on my shower and be able to hop in and adjust temp within about 5-10 seconds of having the water run down the drain. Now, whether I'm showering or washing a dish or my hands or whatever, I have to wait upwards of 20-30 seconds. Sometimes more. That might not seem like much, but it's *amazing* how much water is actually being wasted during that time
-the dreaded 'cold-water sandwich' as my trades call it. You turn on the hot water in the kitchen to wash a few dishes. You then turn the tap down or off for just a moment to grab those dirty pots on the stove. You turn the tap back on to hot to continue washing and you're met with another round of ice-cold water while you wait for the unit to kick back on. I've heard that this is because some (all?) units require a certain flow capacity to be running consistently in order for the water to be heated. Again, wasted water while you wait for the hot stuff.
Yes, you can purchase recirculation units and have them installed so that they're a fresh supply of hot water at a moment's notice. Yes, you can even purchase a holding tank that keeps a batch of hot water waiting for your beckoning. But you know what? If your tankless water heater requires a tank for it to be effective, why bother?
For me, personally, it hasn't been worth it. AT ALL. I don't feel that my saleperson that touted this unit did an adequate job of disclosing the above-mentioned issues and frankly, *I* didn't do a good job of doing my homework prior to spending an arm, leg and torso.
***This is information taken directly from a company's website that sells the recirculation pumps http://us.grundfos.com/products/find-product/comfort-pumps-up-10.html:
*"Significant water (and sewer) disposal savings, retaining the 12,000 to 38,000 gallons of water a typical U.S. home wastes annually waiting for hot water. Some fast-growing counties are making the installation of hot water recirculation pumps mandatory for all new construction projects."*
Guys, that's *typical* US homeowner. Does a *typical* homeowner have a tankless water heater? Probably not. If the typical Joe Schmoe is wasting upwards of 38,000 gallons a year with a regular hot water tank, it makes me shudder to think what I'm wasting. If all of this information is true, it should come MANDATORY. Period. New construction or not.
If I had to do it again, I'd buy a bigger heater and wrap that sucker in insulation.
JM I would sign under every word. One more thing bother
me is a garage under or adjacent to the bedrooms. Every morning when door opener
make a noise I wish my husband would keep his car outside. It was okay at the
beginning when we were going to work about the same time, but things soon
changed. I would have garage beside living space not bedrooms. Also if house
bungalow type, heating system in the basement under kid's bedroom and bathroom
(sink) pipes in the wall made it non livable.
@Carol I read the same thing as you mentioned and more. I spent whole night reading about tankless system and only one site gave alternative high efficient tank, the rest were marketing their product or services. Even with my mechanical background I couldn't catch all nuances, have to do more studying. Thank you so much for the article and comments, light in the darkness.
@Carol I read the same thing as you mentioned and more. I spent whole night reading about tankless system and only one site gave alternative high efficient tank, the rest were marketing their product or services. Even with my mechanical background I couldn't catch all nuances, have to do more studying. Thank you so much for the article and comments, light in the darkness.
I am going to add a word: Remodel or new build, some
things have little relationship to the SIZE of the dwelling. Meaning pound for
pound, a little jewel box can get pretty pricey. A sink is a sink, a toilet is a
toilet, a 36 inch pro range all the same to the extent it doesn't matter if they
will live in a fifty foot kitchen or bath, or one a fraction of the size.
Whether new build or remodel, get some brutal truth design help, and try not to
shoot your "messenger". I spent all day Sunday putting pencil to paper on a new
layout for a client one day after her closing, and following a three hour walk
through of her space. It is only 1500 very dated square feet. I made a great
layout, put a rough estimate to all.... and lo and behold it is now Tuesday, and
the ice water in the face, of what it would actually take to make her little
dream dwelling? It is going back on the market as we speak. Had I looked at if
with her,before purchase, that entire conversation would have happened right
then and there and probably no purchase at all would have been the outcome. Be
very honest with yourself, and your contractor or builder, or designer about
what constitutes the "dream" in terms of quality, and what you can and can not
live with. Or wind up like my client, who is no longer... a client!! as she has
no dwelling to design or fix, just one to unload.
number one is a biggie. especially if you live in an
older home. i have a friend who put a gorgeous bathroom in his 70s home with a
deep soaking tub but they cant take long showers or soak because of their very
old (and costly to fix) sewer.
9 hours ago · Like
Ideabook updated on Jan. 31, 2013.
