The first in this series was “Room Additions” – which can be found here.

In two words, sum up your dream kitchen.  For me, it is practical and clean.  For you, it might be contain such words as commercial, traditional, modern, open, bright, or efficient .  Whatever kitchen you dream about, it can be built.

With a design-build approach the canvas is blank.  Meaning cabinets, appliances, islands, walls, sinks can be places wherever your heart desires.  Expanding into adjoining rooms or expanding to the outside are always options.  Although, most of the time we can accommodate a remodel within the existing kitchen footprint.

The number one request we get when remodeling a kitchen is making it feel more open.  The kitchen remodel I highlight below does just that.  The owners wanted numerous things

1. “We want to entertain.” As you will see on the plans, the most cost effective way  to accomplish this was to remove the wall between the kitchen and the formal dining room.

“Formal” wasn’t really their scene, so a large island that encourages interaction was suggested and incorporated into the design.

2. “We love to cook.” A combination of Kitchen Aid Architectural Series II, and an Wolf Range were selected to give the owners numerous options for cooking.  A pot filler and a warming drawer were added to the design to make cooking easier.

3. “We need more storage.” Mission accomplished.

Do you have a remodeling project in Austin Texas or the surrounding areas?

Call us 512.930.5188

Twitter @RemodelAustin

Facebook Page

Email me at ryan@tatoddconstruction.com

There are many reasons why people build additions to their home.  Here at T.A. Todd Construction Inc, we hear all of them. “We need more storage.” “We want covered parking.” “We play music, but everyone else in the house is tired of hearing it.”

Something that is fairly popular in the austin area is adding a detached building.  It may act as a 2nd garage, a live-in unit, or even both.  Whatever the reason for the addition, there are a few considerations.  Do you have enough space(land) to do the addition, are you going to be within all of the city’s requirements (permits, setbacks, building regulations), and finally what does the addition need to.

I would like to highlight an addition that we completed in 2008 in Georgetown Texas.  This addition needed to be 4 things.

1) A room to play music.  This means we did some addition insulation and soundproofing
2) A 2 car carport. Adding a roof over the slab is a great way to add value without breaking the bank
3) Look like the house. This is a common request in remodeling.  ”We want this to look like it was suppose to be here”
4) Be able to expand to a 1/1 for a future in-law. Adding future pluming and electrical, beefing up some of the framing, switch locations, and other items we all thought off before construction.

Do you have a remodeling project in Austin Texas or the surrounding areas?

Call us 512.930.5188

Twitter @RemodelAustin

Facebook Page

Email me at ryan@tatoddconstruction.com

Not only can investing in a remodel make your home more comfortable and useful, reclaiming space generally returns the most value to your home.

Take a look at these numbers, specific to the West South Central Region*;
Project Type “A”
$41,389.00 (AVG. JOB COST)
$40,448.00 (AVG. RESALE VALUE)
97.7% (AVG. COST RECOUPED)

Project Type “B”
$52,931.00 (AVG. JOB COST)
$49,010.00 (AVG. RESALE VALUE)
92.6% (AVG. COST RECOUPED)

Adding a 2nd floor within a room is
great way to reclaim space.

Project A is what you can expect when you convert attic space to livable space, and Project B is what you can expect when you convert a basement to livable space.  Now, I know what you are saying.  Attics in Texas must be a nightmare to keep cool, and when was the last time I saw a basement in Central Texas?  HELLO, limestone.  I understand that, but that is not the purpose this exercise.  I want to show you that adding and re-capturing livable space within your existing footprint is the best way to add value to your home.   Here are three remodeling projects in the Austin Texas area we have completed in the last year.

Project 1. Georgetown Texas Remodel.  Converting a game room to a study.  As your children get older, a game room serves less purpose.  Remodeling this room to a space the family could use to study, house the computer, and have additional storage was the purpose here.  We added a 2nd floor over half the room that features  custom bookshelves.  The downstairs has a computer station, room for a table, and plenty of custom cabinets and storage.

The second project completed involved remodeling wasted space in a garage.  The owners came to us with a vision of adding a guest suite to the end of the house.  They had a 3 car garage, but also had a raised slab that was doing nothing but collecting boxes and storage “crap.”  

There were numerous feasibility ”hurdles” to get through before the project even started.  How to heat and cool the space, where to tie into the plumbing for the new bathroom, matching discontinued windows, properly insulating, and most importantly, making the room tie seamlessly to the rest of the house.  The project turned out wonderful.  

The last example of taking back “that” room involved a hybrid project.  Half room addition, half conversion.  I call it a hybrid project because we didn’t have to pour a slab, but we did change the exterior walls of the house.  The project took back an unused screen porch an added additional space to the children’s game room and the kitchen.  

I know that sounds like a strange combination, but giving back the family that space has made all of the difference.  This project was not without difficulties.  The wall between the gameroom and the porch was a load bearing wall, which required a load transfer into the attic.

So what is the return on investment on projects such as these?  We can start with the added quality of life value.  It is near impossible to quantify what this is worth, because it means different things to different homes.   I would expect all of these projects to return around the 90% mark.  They were all completed in good taste and added additional living space within the foot print.

Do you have a remodeling project in Austin Texas or the surrounding areas?

Call us 512.930.5188

Twitter @RemodelAustin

Facebook Page

Email me at ryan@tatoddconstruction.com

*These numbers are based on the 2009-2010 Remodeling Cost vs. Value report issued by HanleyWood.  This is the 23rd year this report has been generated.  If you are interest in Austin specific numbers, please visit their website at www.costvsvalue.com where you can download the Austin pdf.

Before you go googling what a “Columbarium” is.  I summarize it for you.

The dictionary defines it as “A vault with niches for urns containing ashes of the dead.”  And technically that is exactly what it is.  Although that makes it sound so unpersonal.  Let’s try a different definition. “A columbarium is a place for the respectful and usually public storage of cinerary urns. The term comes from the Latin columba (dove) and originally referred to compartmentalized housing for doves and pigeons; see dovecote.”

First United Methodist Church Georgetown
Grace Gardens

This project was the vision of many in the church, a desire to have a final resting place for it’s members.  The ideas and thoughts were were brought to life by Voelter Associates Inc. of Georgetown Texas, and the landscaping plan  by David Bost Group of Round Rock Texas.   Award winning designer Linda McCalla also helped with the project. 

The project features 180 companion niches with the ability to expand for future niches.  7 custom light fixtures from Texas Light Smith add to the ambiance of the space.

2 very special pieces were included in this project.  The first is a beautiful fountain, and the second is a stunning statue. Both were donated by families who were involved in the planning of the project.

For more information, or to plan your own Columbarium.  We travel all over the central texas, and would love to sit down with your planning committee.  Call our office today. 512.930.5188

• Doesn’t have license and insurance. All professional home remodelers should be insured and able to show their certificate proving such insurance. Although all states do not require licensing, remodelers in states requiring licenses should have it and be able to provide a copy.
• Doesn’t write contracts. Professional home remodelers have clear contracts that outline the job, process, the cost, and helps clarify how problems will be managed. If you don’t have a contract, neither the remodeler nor the home owner are protected when something goes wrong.
• Requires cash or payment in full before starting the job. Shady home remodelers demand cash and then run with the money. Many home owners have been stranded by paying in full up front.
• Vastly underbids all other contractors. They may have the best price, but that doesn’t guarantee the best work. Such contractors may cut costs on quality for your home remodel, which can end up costing more when the home owner has to redo the work.
• Cannot provide customer references. Professional home remodelers should have current references they can provide from current and past clients.
• Poor credit. A bad credit report suggests bad business practices that could harm your remodeling project.
• Difficulty contacting the home remodeler. Professionals have a physical office, mailing address, phone, and email. They should respond to your queries in a timely manner.

Originally posted by the NAHB

Tim is one of the few Certified Remodelers in the Austin Texas area, and the only one in Georgetown.  In this time of economic uncertainty, we believe it is best to continue to provide a level of stability and trust when it comes to your remodel.

Looking for a way to add value to your home, while enhancing your curb appeal?

It’s time to install new siding.

If you aren’t tied to periodical style siding, we highly recommend Hardie Fiber Cement Siding.  Known for its protection and durability, and gaining traction as a green product (although it was green before green was cool. Right Kermit?)

They also have an additive great for the central Texas area.  On Lake Travis or Austin?  Have strong western exposure? Install Hardie with ColorPlus Technology.  A little more expensive on the front end, their proprietary process involves applying consistent, multiple coats of paint that was created especially for the demands climate places on a home’s exterior. The end result is a beautiful consistent finish that lasts up to 2x’s longer.  A baked-on coating offers maximum durability and resistance to prolonged exposure to freezing climate and moisture contact.

In the Austin or Georgetown area? Call us to replace your siding today.

(click for before & after slideshow)

*information taken from JamesHardie website

You may have spent major time considering a custom home, building a new office, remodeling your kitchen, or finally adding on that master suite.  No matter which type of project you have been dreaming of, there is no shortage of information out there.  Your neighbors builder was terrible, the internet says we are all scam artists, TV leads you to believe all projects are finished in 1 hour, and your boss’s uncles cousin nephew just started his company “and you should give him a call”.

With a flood of fly by nighters and horror stories of “scam artists” out there.  The interview process more, now than ever, is one of the most important phases for your project.  You will quickly realize that there are many different ways and opinions to get from point A (signing the construction contract) to point B (final walk-through); and that not all companies are created equal (sorry Thomas Jefferson).  If you are going to have a successful construction project, you need to start by asking the right questions and how to ask them.

Take this snip from a recent article in the Dallas Morning News;

“A group of NARI remodeling contractors recently discussed what questions homeowners asked most frequently, the group unanimously agreed that their most popular queries were:

• When can you start?

• When will you be finished?

• What time will you knock on my door each morning?

• What time will you quit for the day?

• Are you going to work every day?

• Can you finish before [insert any major holiday or significant family event]?

• How much will it cost per square foot?

If you have found yourself asking these questions, they certainly have a place in the interview process.  Unfortunately, many homeowners don’t scratch below the surface to really get to know the contractor in their home.

Instead of focusing on time and the budget, we argue you should focus on trust, quality, and instinct.  I know what you are saying, How can you establish these qualities in just a couple of meetings?

Most of the time, it takes years to trust someone.  When you hire a contractor, you are establishing immediate trust.  You are trusting them with your home, and they are trusting that you can afford the contract amount.  You can start the walk down trust lane by asking for, and checking, a list of references for projects similar to yours.  Let me give you an out there example.  Would you trust a pre-med major to perform heart surgery?  I doubt it.  But you would trust a cardiologist  to perform that surgery.  It works the same way in the building industry.  A professional should be able to provide you with references without hesitation, where as a handyman or start up may not be ready to take on your whole house remodel.  Another way to figure out if you can trust your contractor is by how easy they are to reach.   Are you able to reach them at their office?  If they don’t have an office, are they easily reachable on their cell phone?  If you can’t get them to call you back during the estimating phase, do you think you will be able to reach them during the project when they haven’t showed up for a week? Trust is the hardest of the three, but the most important.  You have to trust your contractor to guide you through the whole process.  A professional can do that.

A list of questions that builder John Stanforth says owners should focus on to build trust;

• How long have you been in business?

• Who will be assigned as project supervisor for the job?

• Who will be working on the project? Are they employees or subcontractors?

• Does your company carry workers compensation and liability insurance? (Always verify this information by calling the agency. A copy of an insurance certificate does not let you know if the policy is current. Even if the certificate has an expiration date, you cannot tell if the insurance has been canceled by either party.

• What is your approach to a project such as this?

• How many projects like mine have you completed in the past year?

• May I have a list of references from those projects?

• May I have a list of business referrals or materials suppliers?

• What percentage of your business is repeat or referral business?

• Are you a member of any national trade associations?

• Have you or your employees been certified in remodeling or had any special training or education, such as earning a Certified Remodeler, Certified Remodeler Specialist or Certified Lead Carpenter designation?

It’s also important to realize that sometimes it’s not the answers you get that are significant, but what you don’t get. You need to pay attention to your instincts and to what information is missing.

In the book “Blink” by Malcom Gladwell, The author describes the main subject of his book as “thin-slicing”.  Which is our ability to gauge what is really important from a very narrow period of experience. In other words, this is an idea that spontaneous decisions are often as good as—or even better than—carefully planned and considered ones.  This is better known as trusting your instinct.  If contractor A comes in at $10,000 and you really liked his professionalism, but contractor B comes in at $8,000 but rubbed you the wrong way.  The saying goes, you get what you pay for.  Go with the contractor that you feel is is high quality, trustworthy, and you’re drawn too.

Where as trust may be the hardest of the three.  Quality, is arguably the easiest of the three.  Someone can lie to gain you trust, and your instincts can be wrong.  But with quality, just look around.  Does the builder have a portfolio that has trendy designs?  Do their past projects look like something in your style range?      Quality is something you can see and feel.

There are very few people you hire that will be a part of your daily life.  A contractor will get to know you and your family, they will be a part of your routine, and by the end of the project they will know how your dog likes to be greeted.  It is important to find your contractor first, then work with them and any other outside services (designer, interior designer, architects, vendors, etc.) to fine tune your project.  When you do this, your contractor can work with you to develop the scope and the budget to fit your needs.  If you are not interviewing and hiring based on instinct, trust and quality, you may find yourself as the neighbor with the “bad contractor”.

Ryan Todd

VP of Operations

T.A. Todd Construction Inc.

What is this rule?

The rule addresses remodeling and renovation projects disturbing more than six square feet on the interior, and twenty square feet on the exterior.

How do I know if my house is affected by this rule?

All residential and multifamily structures built prior to 1978 that are inhabited or frequented by pregnant women and children under the age of six and it has been determined through testing that lead paint is present.

If my home is older than 1978, what do I need to do?

Beginning on April 22, 2010, ALL firms that disrupt wall surfaces will need to be certified. This includes, window companies, plumbing companies, painters, electricians, etc.  If it is determined that lead paint is present on the project, the removal process will need to be supervised by an on-site Certified Renovator.  The certified renovator is an employee of the firm that has completed and passed an EPA certified training course.  You should verify your contractor is certified and employs a Certified Renovator to be sure the work is completed properly.  The contractor should be able to provide the proper documentation to you easily.

What steps should my contractor be following?

Once work starts on a pre-1978 renovation, the contractor must do the following things. The firm should begin by providing you with the Renovate Right brochure (found here) and having you sign the pre-renovation form in the booklet. After that, warning signs will need to be posted outside the work area and measure put in place for containment to prevent spreading dust; the rule has specific containment practices for both interior & exterior projects. Once the work is completed, specific cleaning and waste disposal procedures must be followed.  All phases and processes MUST be supervised by a Certified Renovator.

I don’t want to pay “more” for a certified firm

Any firm found working without a certification will be faced with a $37,500 fine PER INCIDENT. Now, there is no fine against the homeowner, but do you think your contractor will be able to finish your project if he is having to pay the EPA $37,500+?  I’d imagine most residential contractors would be out of business.

Remember, April 22nd is approaching quickly.  T.A. Todd Construction is one of only a handful of certified lead based paint removal firms in the Austin Area.  As of April 1st, T.A. Todd Construction was the only certified firm in Georgetown.  Hire Wisely.

For the more on the new RRP requirements click here
or call 800-424-LEAD (5323)

“Choosing the right window involves finding ones that fit the character of the home, offer energy efficiency, and meet a maintenance schedule and budget that corresponds to your lifestyle. Let’s take a closer look at the options.

Wood

• When properly maintained a wood sash & frame will last indefinitely.
• Clean with a mild solution once a year.
• Touch up damaged areas in the painted finish with a matching high quality primer and paint.
• Routinely inspect exterior caulking and repair loose caulk and seal any gaps.
• Replacing just the sashes is an DIY friendly job; leave it to a pro to put in a full-frame unit.
• Wood is a natural insulator.
• Energy star-rated windows can save up to 24% off your heating and cooling costs.
• Available in any size, shape and style.
• Expensive

Aluminum

• Need virtually no maintenance beyond the occasional washing.
• Thermal break required to insure good insulation.
• Limited color selection.
• Aluminum clad.
• Least expensive.

Vinyl

• Make up the largest portion of the market.
• Need virtually no maintenance beyond the occasional washing.
• Good at insulating heat and resisting moisture.
• Limited color selection. Subject to fading.
• Moderate price

Fiberglass

• Relatively new to the market.
• As maintenance free as vinyl. Can be painted to suit homeowner needs.
• From an energy efficiency standpoint, superior to wood, composite, vinyl and most hybrid frames.
• Easy to shape and sculpture.
• Provide a stronger and more durable frame than vinyl. Good for large openings.
• Moderately expensive.

Clad

• Popular aesthetic choice. Maintenance free aluminum or vinyl is used to weather the outside; with wood retained for an attractive interior.
• Offer all benefits of wood.
• Variety of colors.
• Moderately expensive.

Composite and Hybrid

• Made up of different compressed wood particles.
• Slightly more durable and energy efficient than wood and wood clad frames.
• Has a more wood look than vinyl without the maintenance issues.
• Can be painted.
• Very expensive but gaining popularity.

Adding to the selection process are choices in window types and glazing choices. Depending on your taste and needs, the window world offers a variety of beautiful styles to enhance your living space. And what a difference your choice can make. Double hung, casement, fixed, slider, awning are just a few of the delightful choices available.

This Old House magazine comments that ‘vintage single-pane wavy glass can’t be beat for character but provides little protection against heat and cold’.

The March 2010 issue of This Old House magazine offers an informative article on windows that succinctly addresses material types, styles and installation methods. This handy article is worth keeping for future use.

Other advice worth considering is to get the most window you can for the money even if it means doing a whole-house replacement in two or three stages as opposed to all at once. In the long run you’ll be happier with a better quality window.

After all the homework is done, consumers should consider the level of service provided by the manufacturer and contractor after the sale.  Windows are only as good as their installation and subsequent care they receive.