• remodeling: getting the most for your dollar

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    Reader and regular contributor Joel McDonald – a real estate
    professional who frequently writes on issues important to those
    considering buying, remodeling or restoring an older home – submits the
    following:

    Most people, faced with the prospect of having to spruce up their
    home before selling it, have to face down the nagging thought of "Why
    didn’t we do this for ourselves?" It’s with a bit of regret that a
    homeowner will realize that work is needed, but you can’t go back and
    change the past. Starting from where you are, the question becomes,
    "How can we get the most return from the investment of repairs and
    remodeling?" There isn’t an exact formula, of course, but you’ll be
    spending money trying to make prospective buyers, rather than yourself,
    happy – at least happy enough that they will want to pay you more than
    you have to spend on the work. The satisfaction that you will get from
    turning over a home in top condition counts for a good part of the
    bargain as well. 

    Be Careful in Deciding What Needs to Be Done

    Just because you never liked that mirror over the guest bathroom sink,
    it doesn’t mean that now is the time to replace it. It may be the
    someone else’s favorite kind. We’re talking here about the kinds of
    things you have gotten used to over the years, and might not even see
    any more — broken shingles, worn carpet, the window that sticks,
    cabinets that need refacing. Some of these are things that, like seeing
    a child grow, change so slowly we don’t realize it day-to-day. In other
    cases something breaks and "I’ll get it fixed later" never happens and
    you adapt, work around it, and forget about it. In order to present an
    inviting and pleasant appearance you have to look at your home with
    studied, focused attention. Make a list.

    Get the Best Prices on Things You Have to Buy for the Project

    This one’s a no-brainer, but it’s so obvious that many people overlook
    it. Don’t just enter into a fog of "It’s a big project and it will cost
    a lot." To maximize your return, do some careful shopping for the the
    best prices you can find. If you are able, even in a stretch, to do
    some of the work yourself, do it. Depending on what needs to be done,
    if you take your time and shop carefully you can take advantage of good
    sales and discounts at home improvement stores and local suppliers.
    Look for discontinued and going-out-of-season items to find deals on
    things that will have appeal from a buyer’s perspective and still be
    inexpensive.

    Carpet It

    If you have old, worn carpeting, that gives a bad impression. New
    carpets can add significant appeal and value to your home. We’re not
    talking here about the possibility of finding beautiful wood flooring
    hidden under the carpet – that can happen, and it’s a different set of
    choices with a different set of economic payback possibilities. Just on
    the subject of what to do about old carpet, though, it can be more than
    just a shopping chore, and more rewarding with a little effort. To
    really go on the low-cost end of doing the upgrade, you can get
    remnants and end pieces from an outlet store, and piece them together
    at installation. If you can do a proper installation yourself, that’s
    all to the good, but it takes skill and experience to do a good job. If
    you get a professional carpet installer to install it, you can expect
    the seams to be invisible and the result will look as good as any other
    new carpet. 

    Paint It

    When it comes to getting the biggest return for your remodeling
    investment dollar, paint is in the superstar category. Shop discount
    stores for reasonably-priced paint. As for your color choices, keep it
    clean and simple. White, the old standby, is often the best choice
    because it represents a good "default" selection for many buyers. For
    buyers who have a clear sense of their own color preferences, the white
    background is no impediment to them and they will be able to "see" the
    room in their favorite colors. One thing you can be sure of: if you
    decide to use distinctively different colors to appeal to your own
    artful sensibilities, then the buyer’s preferences will be wildly
    different. It’s a rule of nature.

    Replace or Upgrade Appliances

    If you have to replace appliances such as the refrigerator, washer,
    dryer, dishwasher and so on, look for scratch and dent bargains. There
    are always lots of appliances with minor scratches, and you can select
    the ones that have the damage on a side facing a wall or next to
    another appliance, where it won’t be a problem. The price reduction can
    be dramatic, and in many cases you can get it for even less that the
    tagged price, if you ask. These are things that store managers want off
    their property and out of sight.

    Another consideration on appliances is that if they are in working
    order they might not have to be replaced at all. Even if they are a
    little outdated, as long as they work, you don’t have to replace them
    just to sell the house. Houses are often sold without appliances, after
    all: replacing or updating appliances is an upgrade that should pay you
    back right away in the price of the house, so you have to do it at a
    pretty low cost or you can skip it. In the in-between, hard-to-decide
    zone of whether it’s worth it or not, you may consider finding
    appliances at secondhand stores.

    Remodeling Makes a Difference

    In getting a home ready for sale, what you want to achieve is an
    inviting and pleasant appearance, where buyers can imagine themselves
    living with everything in perfect order. Distractions, entering from
    the realm of broken, dirty or worn things in the home, impinge on this
    dream-home experience. That can cost you the sale. You want to create
    this experience for the buyer, though, without spending too much. The
    prices you pay won’t impress anyone, so spending more than you need to
    can be a particularly bad choice when the main reason for doing it is
    return on investment. Keep it simple, shop carefully and don’t overdo
    it. The money you make will be the result of not only careful choices
    in what needs to be done, but also of finding smart ways to do it.

    Article provided by Colorado’s Automated Homefinder – a Louisville real estate company.

    Creative Commons-licensed image by Tall Chris

  • Blackstar Construction Group

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    Santa Barbara-based Blackstar Construction Group (probably not named after my favorite Radiohead song) is a general contractor specializing in Mission / Craftsman woodwork, interior architecture and detailing.

    While their website does show off some very appealing jobs, many more of their projects are up on Flickr for the world to see, photographed by their friend Justin Wagner – I’m actually surprised more craftspeople don’t take this approach – and it’s easy to tell that they really take pride in the quality of their wood and skill. Some of my favorites:

  • Frank Lloyd Wright house tours in Oak Park

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    This Old House    ‘s terrific Hardware Aisle blog is always full of good stuff – tool and material reviews, pointers to new techniques, and last week an article on Frank Lloyd Wright house tours. Read the whole article on their site:

    Why does it captivate us to walk through the homes where legends lived or worked?

    It started with Superman’s Fortress of Solitude, then Ricky Schroder’s sweet living room on "Silver Spoons," and later the suggestive banister at Sigmund Freud’s pad.

    Come May 17, 2008 architecture devotees will flock to Oak Park, Illinois,
    which is base camp to explore a cluster of homes designed by Frank Lloyd Wright
    and his contemporaries.

    The homes range from a Civil War-era Italianate
    built around 1860 to the Harry S. Adams House (pictured) built in 1913-14.

  • finding arts & crafts in unexpected places

    One thing we talk about regularly is finding Arts & Crafts vernacular in what can only be called unexpected places. Sometimes the use might be inappropriate but still well-executed; sometimes neither. Reader Jean Emery wrote to tell us about her own experience at finding Spanish Colonial architecture in the last place you’d expect – upstate New York:

    This is a visual response to the post about transplanting or recreating the arts and crafts vernacular. I hope this picture comes through. I’m a fourth generation San Diegan transplanted to upstate New York and I’ve always taken a great interest in a group of about twenty or so Spanish colonial homes built in Albany, probably in the 1920s or so. They’re so California!  But, as you can see, they haven’t fared very well here. I would love to buy one, but they generally are in pretty poor shape, have been terribly re-muddled. The stucco doesn’t take well to repeated freezing and thawing, and the original windows weren’t at all energy efficient so have been replaced with ugly double-panes.

    Also, the new Stickley arts and crafts reproductions are big here in town because we’re near the manufacturer in Syracuse, but they just don’t have the soul and the patina of the originals. And American Bungalow has recently had some vulgar, expensive houses with customized woodwork run amuck!

    I’m not really sure what the moral of all this is. I do love these bits of Mediterrean architecture plunked down in the snow belt!

    Jean notes that one such home – 17 Rosemont Street in Albany (pics) – is for sale at an asking price of $178,900.

    Thanks for sharing these, Jean. We do love to see this kind of thing, so if other readers have pictures to share, please do send them in!

  • Mission Hills Development in Northern California

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    "Mission Hills Development builds finer homes that
    are based on the Arts and Crafts movement from the early 1900’s.
    Featured architects are Henry and Charles Greene of Pasadena, CA.,
    circa 1900 to 1920."

    These are indeed "finer" homes – finer, by far, than most of the new development I see, and at first glace at least look to be far better designed and constructed than even the chicest McMansion.

    Sebastopol, CA – "the World in upheaval" is the site of Mission Hills
    Development’s current project. Situated on 5 acres in a valley between
    rolling hills, this 6200 square foot house is part Gamble House and
    part Blacker House. Build with the same detail as these two famous
    Greene & Greene homes in Southern California, it encompasses five
    different hardwoods for its central hallways and grand rooms.

  • remodeling causes stress – oh, really?

    This is certainly old news to anyone who has attempted, completed or is mired in the middle of a home remodel – especially if it’s your own house, and certainly if you are attempting to live there through the project:

    There’s no doubt that a remodeling, addition
    or new construction job brings stress to the homeowners. Just ask me.
    Last spring we added a new upstairs bedroom and a downstairs entryway
    and mudroom, losing our attic space, emptying our garage and losing a
    bay in the process. Where to put the stuff and how to find it again
    were just two of the stresses encountered. We chose to hire a project
    manager, so hiring of all the subs was his problem, but we stressed and
    sweated over every decision. In fact, most veterans of a remodeling
    project will tell you that the two key qualities you need to survive a
    home project are the ability to make decisions and spend money — fast.

    read the whole thing at bobvila.com

  • The Sun Valley Seasons: Greene & Greene-ish in Idaho

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    The "Sun Valley Seasons" (Spring, Summer, Fall, Winter) are four luxurious 4,000+ sq ft single-family homes designed by Ruscitto / Latham / Blanton and built by Intermountain Construction on three lots in Sun Valley, Idaho. What makes them interesting is the level of detail – they were designed and built to resembled Greene & Greene homes, and the gabling, roofline, and much of the interior architectural woodwork is certainly in that vein.

    I can’t speak to the quality of the homes – I haven’t visited them or seen construction pictures – and I sometimes feel a little odd looking at new construction that is so self-consciously "antiqued," in that it’s made to look very similar to a particular designer’s work in a particular era. However, you can see that at the very least the designers and builders certainly had a thing for the Greenes.

    The people who staged the homes and did some of the finishing, though, included a few items that are completely incongruous in such a home – an ornate chandelier and other light fixtures, for instance, that owe more to Louis XIV than the Arts & Crafts movement; white beadboard in the kitchen; fake-paneled appliances, and a fountain that looks like something out of a Berkeley hippie commune. Overall, though, the level of detail is certainly impressive.

  • design, context & politics – could the Arts & Crafts Movement save us?

    I know – "get a blog." Well, I have one, and this is it. For the most part, I try to keep the content here useful and interesting to everyone with tastes in art and design similar to my own. Now, though, I’m going to use it as a place to think a little bit, and I welcome your own opinions on this, and responses to my not-very-well articulated questions.

    As a born-and-raised Californian, most of my contact with Arts & Crafts architecture and design has been with two specific variants of the style: the western (and specifically Latin and Italian inspired) Revival styles – with plenty of rough-hewn beams and natural stone – and the very strongly Japanese-influenced Craftsman forms so popular in portions of Southern California, with their emphasis on fine-grained dark wood, lustrous copper and ceramic tile.

    My father’s house in Berkeley is a very simple Western Stick variant, one of the area’s numerous brown shingles, and he’s furnished it with Japanese tansu and prints. My mother’s house, a traditional Mission Revival one-story stucco bungalow, is also decorated with a lot of Asian art and craft. After visiting their homes recently I was thinking about how well these two styles complement their location, how they complement and maybe even, to some extent, help define the lives of their occupants.

    Certainly part of the reason is the philosophical similarity of the Movement and its precursors. Arts & Crafts in the United States – especially the revival of the style in the Western US – takes a lot from Japanese and Chinese carpentry and woodwork both stylistically and philosophically. It tries hard to be as honest as possible about who / how / where it was conceived and built. The mark of the craftsman is everywhere, unlike in a contemporary tract home, which usually shows absolutely no mark of its designers or builders (although I suppose you could say that the substandard materials and poor technique used to construct most of today’s overpriced McMansions are a designer’s mark of a sort). Toolmarks, human scale and a more ergonomic design are central to both the Arts & Crafts movement and traditional craftsmanship in Japan and other parts of Asia.

    The situation of a structure within its landscape is also important, as the Greene brothers learned at the 1893 World’s Columbian Exposition in Chicago. Architects in Northern California had several unique environments to work within, and some of them gave rise to really unique and interesting styles – the coastal bluffs of Big Sur, for instance, and the redwood and oak forests of the Bay Area hills were each perfect incubators for a specific and very unique style of home.

    But at what point does style stop being an organic reflection of the outside world and a synthesis of social and aesthetic philosophy, and start being a pretty picture (or a not-so-pretty picture) without any content? If you took one of these pretty Maybeck homes and rebuilt it with new materials in a flat suburban lot, would it still be pretty, or would it be an abomination? Can art or meaningful design exist without its context? What do you think? And how unhealthy is it for your spirit to live in a place where that context is divorced from the thing itself? I’m not sure how long I’d last in a pretty, clean, fancy, pricey suburban mansion. Obviously I can’t afford it, but if I could, I wonder what it would do to me, how it would change the way I see the outside world. Would I be so insulated that my politics and ethics would change?

    It’s an enormous simplification (and not even 100% correct) to say that our self-exile from the natural is the cause for our national malady – the fact that we disagree so strongly, that we can’t see eye to eye, that we hate so many for so little – but perhaps it’s part of the cause, and one of the symptoms. I’m not sure.

  • Lead-based paint and real estate: how does it affect you?

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    Reader and regular contributor Joel McDonald – a real estate professional who frequently writes on issues important to those considering buying, remodeling or restoring an older home – submits the following:

    Even though lead-based paint has been outlawed for a long time, it is still a very real issue for both homeowners and real estate agents. In 1992, the Housing and Community Development Act made it so that seller of real estate had to disclose potential lead-based paint hazards to the purchaser at the time of sale.  Lead was used as a paint additive for nearly 125 years before it was linked to health problems around 1978.  That year, it was determined that lead would not be added to paint as an additive any longer. Any home that was built prior to 1978 could potentially have a lead-based paint problem.

    The Hazards of Lead-Based Paint
    The presence of lead-based paint in a home environment can lead to lead poisoning.  Children under the age of six run the greatest risk of developing lead poisoning from lead-based paint because young, growing bodies absorb many of the minerals that they come into contact with, whether it is much needed calcium or very dangerous lead.  Continuously high levels of lead in the body can lead to brain damage, behavior problems, hearing problems, and damage to the nervous system.  These problems can occur in both adults and children, and additionally in children, normal growth can be impaired.

    Any home built prior to 1978 that has cracked, peeling, or chipping paint should be treated as a potential hazard and should be repaired immediately. If paint containing lead was used around the window or door frames in the home, the process of opening and closing these items may be creating a surprisingly large amount of dust containing lead. This dust is potentially hazardous and can be difficult to get rid of.  Vacuuming, sweeping, and dusting can cause the lead dust to reenter the air and dust will be kicked up every time you take a step within the home. The dust can also be tracked outside where it will contaminate the soil around the home.

    Does Your Home Have a Lead-Based Paint Problem?
    In order to discover whether your home has a lead-based paint problem, the Environmental Protection Agency (EPA) recommends that every home built prior to 1978 receive a paint inspection conducted by a trained professional. A paint inspection will let the homeowner know the lead content of every painted surface in the home and will uncover any areas or sources of serious lead exposure.

    Although there are kits available commercially that allow the homeowner to conduct the testing on their own, the EPA recommends an inspection conducted by a professional inspector to uncover any dangerous areas that may be overlooked by the untrained eye. Some states have very specific rules and regulations dealing with the discovery and remedy of a lead-based paint issue, and the professional inspectors will be able to advise the homeowner of these rules and let them know the next step in the process of removing lead-based paint from their home.

    Article contributed by Colorado’s Fort Collins real estate service, Automated Homefinder.

    image courtesy of the Environmental Protection Agency

  • Arts & Crafts gems from the New York Times’ archives

    The New York Times recently decided to open up much of their historic archives for free, finally realizing that the ad revenue generated by increased access is far higher than what they could make in fees or subscriptions. As a result, there are plenty of interesting articles suddenly available to all of us that we’d have had to pay for in the past. I spent the morning searching for various Arts & Crafts related keywords, and here’s what I turned up: