• remodeling: getting the most for your dollar

    47191243_89c15e6e2f
    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

  • 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

  • minimizing mold in your home

    Dean Dowd runs a blog devoted solely to remodeling issues at Calfinder.com. Calfinder is probably the only one of a class of sites – those that purport to find you a handyman, contractor or skilled craftsperson near you for a particular project – that actually work well, due to the extensive screening process & database that they are continually updating and finessing.

    Thanks to Dean for having one of his staff write this article – specifically for Hewn & Hammered – on identifying, treating and preventing housemold mold:

    Whether you are planning a bathroom remodel or have just completed one, it’s important to remember that the work doesn’t stop there. Because even the most spotless home contains some degree of mold, homeowners must stay vigilant at recognizing the signs of excessive mold growth. Mold is a substance that creeps up on old and new homes alike. When mold begins to multiply indoors, the outcome can affect your health as well as the health of your home. This includes damage to building materials, household goods, and furniture. Breathing mold in or coming into physical contact with mold can result in various health symptoms, including allergies, asthma, infection, irritation, and even toxic effects.

    What is mold?

    Recognizing mold begins with an understanding of what the substance is and where it comes from. Mold is a type of fungus that floats in the air and rests upon surfaces. There is no way to avoid mold altogether, as small particles of mold are found everywhere in indoor and outdoor air.

    Molds thrive in areas with high moisture and humidity, such as neighborhoods in fog banks or in specific rooms of the house, such as the basement or shower. Moisture can result in a variety of ways, from faulty pipes or building leaks to poor ventilation and regular use of a humidifier. Mold spores spread via water particles and act like seeds in search of the right conditions to spread.

    To grow and multiply, mold needs 3 things:

    • moisture for growth
    • space for growth
    • nutrients for growth, such as wood or sheetrock

    When should you worry?

    Now that you know the basic character of mold, what should you do about it? If you can easily see and smell your mold, you may have an issue that needs fixing. Mold stains look fuzzy, cottony, or leathery and can appear in various colors. Since it normally appears where there’s moisture, check for mold in areas exposed to water. Mold has a pungent musty smell. The good news is that visible indoor mold can usually be cleaned off hard surfaces.

    Some forms of mold produce chemicals called mycotoxins. These can result in more serious health effects. Sampling the air for mold cannot be done visually and would require professional testing.

    What should I do about it?

    Simply cleaning mold as soon as it appears can prevent it from becoming a problem. Check for mold between bathroom tiles and even in the folds of your shower curtain. Wear rubber gloves and goggles and use a regular cleaning detergent or commercial mold remover to wash it off. Afterwards, throw away the rag or sponge you used to do the clean-up and dry the area thoroughly. Wet surfaces in the home should be dried completely within 24 hrs.

    Prevention is an important precaution to take to keep the nasty mold spores away. Some simple ways to prevent mold include the following:

    • regularly open windows to ventilate the house
    • immediately clean small and large spills
    • maintain a 30-60 percent humidity level
    • avoid carpeting in basements and carpets
    • add mold inhibitors to paint
    • replace carpets or other water-absorbent materials after soaking
    • quickly investigate and address underlying problems, such as leaks

    If you’re worried about having a mold variety with mycotoxins, hire a professional to extract a sample and test it for dangerous substances. Attempting this alone can increase your risk of exposure.

    Want more information? Here are some helpful links about mold:

    Creative Commons-licensed photo courtesy of Flickr user Angelo Juan Ramos

  • Lavello Sinks – big, beautiful, stainless – and affordable

    Stainlesssinkkitchenwide

    I’m in the process of remodeling my own kitchen, and found an enormous variety of prices for very similar items. Some sinks – European brands, mostly – were ridiculously expensive, when the exact same sink (in this case, an enormous 36" stainless steel apron-fron) was 1/2 the price or less from an American vendor. I took a closer look – the metal looked the same, it was the same weight and construction, and was probably built at the same factory by the same people!

    You really do need to shop around, and don’t let your contractor suggest an expensive item when you can find the exact same thing for a fraction of the price. I found my beautiful sink from Matt Roberts’ Lavello Sinks and really couldn’t be happier with the sink or the service. Matt is a commercial contractor and property manager who found a great source for sinks that would otherwise go for $1500; he realized that there was a huge need for affordable but good quality stainless sinks, and I’m sure that his business will thrive. His prices are far better than anything else I’ve found elsewhere, and the shipping was super-fast and very affordable. If every transaction and interaction I had to engage with over the course of this remodel was as pleasant, painless (and, again, affordable) as my interaction with Matt, it sure would make the whole process a lot easier!

    Once my kitchen is done – I’m thinking we’re about eight weeks away – I’ll post pictures of the sink installation and the finished project. Until then, if you’re looking for a pretty and modern stainless sink that works very well with an historic kitchen, check him out, and tell him I sent you!

  • recent Craftsman kitchen remodels on Flickr

    My constant urging to check Flickr out for design ideas is probably getting pretty old at this point – sorry about that. Here are three attractive working kitchens, wholly or partially documented in photographs on Flickr:

  • Hewn & Hammered forums

    Our redesign is still a few months away, but we’re slowly introducing new features which we hope will make the site more useful and interesting to you. Chief among those changes is a new forum where you can ask questions and hopefully get advice  on a variety of old-house and design issues.

    Up at the top of this window, on the left hand side, you’ll see a small text link to the forum. Go ahead and click there and post a sample question, show off a recent project, for example, or plans for your dream house, or ask our other readers for advice or feedback. Right now the forums do not require any kind of registration, but if we’re overrun with spam we might require you to register.

  • historic window workshop in Sacramento, CA

    Sacramento’s Sierra Curtis Neighborhood Association and the Sacramento Bungalow Heritage Association are fighting a winning battle against cheap, unsightly and – in the long run – inefficient and environmentally damaging vinyl, aluminum and composite windows. Their solution? Fix your old wooden windows before switching over to something that seems like a good deal – but actually isn’t.

    This coming October 6 and 7, they’re offering two workshops on the basic repair, maintenance, weatherization and repair of historic wood windows.

    Volunteer instructors from the community will demonstrate how they worked on their own windows, preserved the character of their historic homes, and saved their pocketbooks!  Historic windows were made to be taken apart and repaired, and with basic guidance, anyone can make their windows work as they originally did – with ease of operation and weather tight – and beautiful!

    We ran a short piece about these workshops and the woman behind them two years ago; again, much thanks to Janice Calpo not only for the heads-up, but more importantly for making Sacramentans aware of the benefits of our old homes’ original windows!

  • Craftsman Kitchen Remodels III

    Lieselongleft_3
    Fourth in our series on kitchen remodels (and about the 25th article on the subject; previous episodes here), this time we’re taking a look at Southern California. High-end kitchens from the area’s best contractors, relatively inexpensive DIY projects and various steps in between:

    • La Jolla’s IS Architecture remodeled this 1914 Craftsman bungalow; the project included "a complicated pier foundation and seismic retrofit." Check out the before & after pictures of the kitchen & bath. They are also responsible for this very pretty coastal Craftsman and its blindingly-white kitchen in La Jolla and a very pretty wood-grain kitchen in this Spanish Revival ranch house in Rancho Santa Fe.
    • Qualified Remodeler magazine’s 2007 Chrysalis Awards – the 14th year these awards have been given to residential and commercial modelers across the country – include a number of great Southern California remodels. A lot of the remodels are pretty hideous, in my own opinion – cabinets that clash with the style of the house, ridiculous French and English country cottage motifs that are inconsistent with the house and neighborhood, things like that. I understand that designers have to do what owners want, but there’s no reason to submit that kind of work for an award. It’s not all overdone, glitzy and ridiculous, though; for example, the winner of the 2007 Best Whole House Remodel under $200,000 award, Moving Mountains Design in Pasadena, did a pretty good job.
    • Stefan Hammerschmidt remodeled his 1924 Venice bungalow, including a spare and functional kitchen. Check out the marble counters and the beautiful stove & giant range hood. Read more about it at the LA Times‘ great remodel-focused blog, Pardon Our Dust, by Kathy Price-Robinson. Another recent column looks at "the best-looking DIY kitchen (they’ve) seen yet." Now, why can’t some big fancy magazine or newspaper hire me to blog for them?
    • PaysonDenney Architects‘ website is a bit difficult to navigate, but the kitchen they produced for another Venice home (scroll down for photos) – right on that community’s Sherman Canal – is worth seeing. I only wish the photos were a bit bigger!
    • Nest Architecture built this "Rustic Canyon Retreat" for two Los Angeles clients; the kitchen, with its butcher block island and all-around windows, is bright & airy.

    photo via Pardon Our Dust

  • “one beautiful bungalow” in Sacramento CA

    Gabby Hyman at RenovatorsPlace.com had the following story about Don Fox, who lives not far from me in Sacramento. Read the whole article here.

    When Don Fox took his first look at a 1910 Craftsman-style bungalow in Sacramento, CA, he knew he had found his long-sought fixer-upper. The home had "good bones," Fox said, but it was in miserable shape. A homeless man was sleeping on the porch, the windows were shattered, and there was so much grime on the kitchen walls that it "smelled like a restaurant grease trap." After gutting the home to bare studs and rafters, Fox and his wife, Amanda, completed a renovation project that won an award from the Association for the Preservation of Historic Homes.

    The remodeled kitchen, bathrooms, and living room were the true stars of what the Sacramento Bee called "One Beautiful Bungalow." An Italian-American from Brooklyn, Don has a particular fondness for the kitchen renovation, which resulted in a room where he spends a lot of his time whipping up traditional culinary faire.

    "The house felt good when I first saw it," he explains. "It was a spiritual feeling. That’s despite its having been sad, neglected, and uninhabited for years." Fox, a former journeyman carpenter, furniture-maker, and aficionado of period architecture, saw the potential to create a showpiece.

  • Eco-Friendly remodel in Austin TX on This Old House

    Photos_kenny_braun
    The Healthy House Institute has an interesting article on a recent series of eight episodes of This Old House devoted to the "greening" of a 1926 Craftsman bungalow in Austin, Texas:

    Taking on its first-ever project in Austin, Texas, This Old House shares
    strategies and solutions for transforming a historic house into a low
    maintenance, healthy, and comfortable eco-friendly home.

    The renovation of a 1926 Craftsman-style bungalow for newly married
    homeowners Michele Grieshaber and Michael Klug will be “green” in
    nature, while making room for a growing family — including Michael’s two
    young sons, Sam and David — with the addition of two bedrooms and a
    modest full bath on a new second floor.

    By using
    technologies that conserve energy and water, and opting for durable and
    sustainable materials, This Old House is taking an outdated house and
    giving it an energy-efficient future, while showing that “green” does
    not have to be experimental, or expensive.

    Since this ground-up remodel included low-maintenance, low-water xeriscaping, that became one episode all by itself;  another was dedicated solely to the planning process – something worthy of extra attention whenever you’re working with new and unorthodox materials and techniques. The episode also generated plenty of materials for articles on subjects as varied as lighting and remodeling with and for families with children on the TOH website.

    photograph by Kenny Braun for This Old House