Concept of finished house, includes addition and wrap around porch plus a full interior remodel

House before Demo started.

Many of the properties located in this area of Georgetown were constructed in the early part of the 20^th Century and truly are “old”.

“Old Town” is situated within a City of Georgetown “overlay district” with its own particular requirements as to design compliance and regulatory oversight.

Any modifications to the exterior of an existing structure within the overlay district must be vetted and approved by the Historical and Architectural Review Committee (HARC).

Getting the necessary approvals from HARC and the City of Georgetown development office can take up to 6 months or longer so the pre-construction process can be lengthy.

Many of the old properties in “Old Town” have already been modified several times, which also adds to the challenges for remodeling in this part of town.

Check out our 2011/2012 “Old Town” Projects

Residential Addition and Bathroom Remodel

Commercial Addition and Complete Interior Remodel

Residential Addition and Complete Interior and Exterior Remodel

We work on the following types of projects:

• Residential Remodeling (specializing in Kitchens and Bathrooms)
• Additions and New Construction
• Outdoor Living Spaces
• Historic Renovations
• Commercial Remodeling
• Commercial Finish-Outs
• Commercial New Construction

We are also authorized installers for Shade Structures by Shade Sails LLC.

Contact us today to begin planning your next construction project.

We have a great floor plan for your next home.

Contact us today to get started.

I pride myself on working with you from day one, helping you find the right design and bring together the best construction team (if necessary we will involve an architect, designer, engineering firms, etc).  I believe that trusting an experienced professional will more than pay for itself when it comes time to build.  Once you are ready to start construction, I approach the project with total transparency.  I want the owners to be a part of the construction process and their voice be understood.

I look forward to getting to know you and your project. Get to know me further here.

Office: 512.930.5188
Email: tim@tatoddconstruction.com
Contact form: Found Here

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.

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.