T.A. Todd Construction » Additions

Yeager/Langraff – Addition and Remodel – Georgetown Texas

admin2 — Thu, 22 Dec 2011 19:49:16 +0000

This residence was originally constructed in approx. 1930 in the “Bungalow” style, and has undergone several renovations.

This project consisted of adding enough space to the side and back of the house for a “guestroom” and small closet. We also expanded the master bedroom, completely remodeled the master bath, utility room, and the powder bath. We gave the front porch a “makeover” replacing the wood decking, adding rails and fresh paint.

We removed a portion of the existing back deck, moved and added walls, gutted the bathrooms, rewired to code, moved plumbing, insulated, installed the millwork, painted, installed tile, installed solid surface countertops, and installed new plumbing and lighting fixtures. We also added and finished new hardwood flooring.

Our primary challenge lay in converting the existing flat roof over a portion of the guest room to a roof that would drain properly when it rained. We resorted to re-framing over the flat roof and popping a portion of the guest room up above the existing roof for a kind of “tower” look which allowed us to increase the height of the ceiling in the “new” portion of the guest room to 12’. The flat portion of the roof that remained also presented us with a challenge because it was not insulated. Ultimately we were able to “blow” insulation through access holes we cut into the ceiling.

All in all approx. 150 sq. ft. of new space was added to the residence and approx. 600 sq. ft of existing space was remodeled at a cost of approx. $100 per sq. ft. A great value for the cost!

Myrtle Street Addition and Remodel – “Old Town” Georgetown Texas

admin2 — Thu, 22 Dec 2011 17:23:27 +0000

This project began in December of 2011 located in “Old Town” Georgetown Texas. This is the second large scale residential remodeling project we have worked with these clients on.

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

House before Demo started.

Church Street – Garage Addition, New Construction – Georgetown Texas

Ryan Todd — Fri, 05 Nov 2010 16:48:29 +0000

This project consisted removal of an existing building, and rebuilding a new Garage in it’s place

The new 2 car garage is just under 575 square feet.

This project is located in the historical district of Georgetown Texas, and was built to fit the periodical style of the neighborhood.

Before

After.

Click here to see the completed project slideshow.

Duke Cove – Kitchen Remodel & Addition- Pflugerville Texas

Ryan Todd — Mon, 01 Nov 2010 21:44:08 +0000

Whole House Remodel in Pflugerville Texas

Gutted existing dining room and kitchen
Added over 100 square feet of additional kitchen space by extending one exterior wall
Installed custom cabinets, KitchenAid appliances, granite countertops, wood flooring
Rebuilt stair case
click to view the BATHROOM on this project

Before

After

Southcross Project – New Construction, Addition, and Remodel – Georgetown Texas

Ryan Todd — Mon, 04 Oct 2010 18:51:09 +0000

Click for before & after photos

New Construction in Georgetown Texas
Outdoor living area in Georgetown Texas
Addition in Georgetown Texas
Remodel in Georgetown Texas

This is one of our better projects in our portfolio, it incorporated three phases ( four if you count landscaping) of a residential project.

First, we built an addition to enclose the area between the house and detached garage. This became a “great room” with a wetbar, half-bath, home office, and a sitting/dining area.

It opens to the large patio which features additional seating under a nice pergola. This attaches to a large flagstone patio leading to the new outdoor living/guest house.

The outdoor living features a large fireplace, wetbar, and grilling station. The outdoor living area attaches to an 1800 square foot guest house. The guest house is 1 BR/1 BA with a full kitchen, living area, and a laundry room.

The main house was then remodeled to tie the three projects together. This includes knotty alder trim, doors, and cabinets. New tile throughout laid in a pinwheel pattern . The house also received fresh paint, many walls with a faux finish.

Ridgecrest, Round Rock – Kitchen Addition and Remodel

Ryan Todd — Fri, 10 Sep 2010 21:07:40 +0000

BEFORE

AFTER

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

Design. Build. Room Addition.

Ryan Todd — Tue, 27 Jul 2010 18:37:10 +0000

This will be an on-going series of projects we have put a design too and then constructed. It may be a one room (kitchen remodel) project, or a whole house remodel.

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

Take back “that” room.

Ryan Todd — Mon, 26 Jul 2010 16:57:53 +0000

Do you have a room in your house that serves the wrong purpose? Maybe a formal dining room that just collects dust instead of family dinners, or a study that has more boxes than your local packing store. As the economy (slowly) recovers, more and more people are continuing to recapture space in their homes instead of moving. The Remodeling Futures Program at Harvard University’s Joint Center for Housing Studies reports that the four-quarter spending for all four quarters of 2010 should total $117.6 billion, or 5% better than in 2009. It should be noted the homeowner improvements that LIRA measures generally are big-ticket items, such as kitchen and bath remodels and additions to existing homes. The dollar totals exclude general maintenance and repair as well as all spending on rental properties.

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.

Starview – Georgetown Master Bathroom Addition and Remodel

Ryan Todd — Mon, 01 Mar 2010 17:20:29 +0000

click picture for before & after.

Master Bathroom Additional and Remodel in Georgetown Texas

Gutted existing bathroom
Added 100 square feet to the NE corner of the house
Finished out bathroom with a custom double lavatory, custom linen cabinet, shower with fixed head & a hand-held fixture, Jacuzzi whirlpool tub, new tile throughout.