Replacing older windows for more efficient, ones is straightforward, but you’d be surprised how many details there are to decide on. For example, what window parts will be involved -

Is the full window being replaced, including the frame?

Is a retrofit window inserted into the existing frame?

Are just the sashes being replaced with a new sash kit?

Here are three options to consider:

Full Window Replacement – The existing frame is removed and the new window placed into the same position that was occupied by the old window. This is an opportunity to fix issues such as water or air leakage that may have occurred around the old frame.

Inserting windows in existing frame – The old sash, side jambs and trim are removed, but the original frame is left in place. The new window is inserted into this opening. Accommodate slightly out-of-square conditions of the existing frame if possible. Significant out-of-square conditions should be fixed with complete window replacement.

Sash replacement - Many manufacturers offer replacement sash kits, which include jamb liners to ensure good operation and fit. This option allows for relatively easy installation, but the existing frame must be in good shape so that air and water tightness is ensured.

Among each of these options you can find products with a variety of energy efficiency features and rated energy performance. Choosing among different energy-efficiency options can be complex. A good way to start is by looking for ENERGY STAR windows that qualify for the federal tax credit for efficient replacement windows.

You can read more here.

The investigations covered in this report focused on three critical issues:
(1) the integrity of metallic structures used to contain natural gas,
(2) the reliable function of smoke detectors alarms, and
(3) the reliable function of heat sensing sprinklers.

Key Findings:

The key finding is that none of the studies performed at NIST on smoke alarms, fire sprinkler heads, or gas service piping found corrosion associated with problem drywall that provided evidence of a substantial product safety hazard, as defined by the Consumer Product Safety Act. Corrosion of gas service piping was uniform and minimal compared to the thickness of pipes. Some smoke alarms and fire sprinkler heads showed small changes in performance due to accelerated corrosion, but these changes were generally within accepted industry standards.

As a result, CPSC and HUD no longer recommend the removal of gas service piping in homes with problem drywall. This change may reduce the cost of remediation for many homes. In addition, the agencies no longer recommend that glass bulb fire sprinkler heads be replaced in homes. However, the agencies recommend that both glass bulb sprinkler heads and gas distribution piping in affected homes be inspected and tested as part of the remediation to make sure they are working properly; any test failures should be corrected according to all applicable building codes.

The agencies do recommend the replacement of all fusible-type fire sprinkler heads, because one fusible-type sprinkler head sample that had been exposed to accelerated corrosion did not activate when tested. The agencies note that this type of sprinkler head is generally found in commercial, rather than residential, applications and that the sole failure could not be causally linked to the problem drywall.

In addition, CPSC staff continues to recommend that homeowners replace smoke alarms and carbon monoxide alarms as part of remediation

CPSC has been focused on providing answers and guidance for homeowners based on its scientific work, and other federal agencies have worked to provide relief to homeowners. For example, based on information provided by CPSC, the IRS allows certain impacted taxpayers whose homes meet the CPSC’s problem drywall identification criteria to treat damages from corrosive drywall as a casualty loss, and provides a “safe harbor” formula for determining the amount of the loss. In addition, HUD advised its Federal Housing Administration-approved mortgage lenders that they may offer forbearance for borrowers confronted with the sudden effects of damaging drywall in their homes.

For additional findings from the Interagency Drywall Task Force’s investigation, visit www.DrywallResponse.gov

The same applies to the pens, markers, rulers and crayons that are required each night for homework. I think I have found the perfect solution. Ikea offers something they call Wall Storage. It is ingenious and can go just about anywhere.

Need to keep the toothbrushes off the vanity? Combine the Asker container with a rail and S hook and you have simple storage for under $10.
Add a magnetic strip to any combination of rails and hooks, use the three-pack of lidded containers and you can contain thumbtacks in the office, spices in the kitchen or buttons in the sewing room.

I like the idea of using a magnetic strip for displaying kid’s artwork or even recipes. Just use a magnetic clip to hold them up. Better yet, let the kids decorate clothespins and add a magnet to the back.

Here’s an idea from Funky Junky Interiors:

This storage system was originally designed for the kitchen, and although I see it as multipurpose, the system comes with pieces designed specifically for the kitchen – paper towel holders and spice racks.

If you are planning a kitchen or bathroom remodel, or trying to organize your existing rooms, you might want to consider the use of open wall space for extra storage

Install appropriate insulation in area to be remodeled.

Install high-efficiency windows instead of those that minimally meet the energy code.

Seal all exterior penetrations in areas being remodeled.

Purchase only Energy Star®-rated appliances. Install only low-flow water fixtures.

Upgrade to at least an Energy Star®-rated water heater, or better yet, a tankless water heater.

Purchase the highest efficiency HVAC system you can afford and make sure it is correctly sized for the area you want to condition.

Use programmable thermostats

Greener products to consider:

Non-toxic paints and sealants
Natural flooring
Local building materials
Native plants for landscaping

Embassy House products use mortise and tenon front frame construction and feature all-wood cabinetry rather than relying on melamine or particleboard. Currently, the company carries 20 door styles, 10 finishes and 8 wood species. Glazing, antiquing and other techniques or decoration options are available as well.

“Our semi-custom cabinetry offers many of the same designer details such as full extension, soft-closing drawers that come standard,” said Patrick Byrne, executive Vice President of Embassy House Cabinetry. “Embassy House cabinets come in 3 in. increments, but you are still able to modify your width and depth as you can with custom. And homeowners can choose from a wider selection of woods, finishes and door selections versus stock cabinetry. Semi-custom also allows for faster production than custom.”

All wood construction, including natural Birch plywood tops, bottoms, backs and sides, and solid hardwood doors and face frames. All with a limited lifetime warranty.

Here are some reason why from someone whose been there:

1. Warranty. I wanted the option of being able to call someone if anything went wrong during or after construction. It put my mind at ease to know that the General Contractor (GC) would be there whatever the issue, whenever it might occur and do whatever it takes to remedy the situation.

2. Language barrier. Like any profession, the building industry has its own vocabulary, communication method and process. Unless you are knowledgeable of the field, understand the construction process and what the specific project involves, and know who to and how to and when to communicate with the various subcontractors, vendors, distributors and city officials, you will be in over your head.

3. Major time-commitment. There are a lot of behind-the-scenes organization, paperwork and phone calls that need to be made before and during a project. If you are unfamiliar with the construction industry, managing the project will become your full-time job as there will be a steep learning curve. If you are already employed, it will be very difficult to do both jobs well. Passing on the duties of GC simplified my life and allowed me to concentrate on my roles as architect and homeowner.

4. Headaches. In theory, scheduling and project coordination sound like relatively easy tasks, but not so. There are many trades that need to be involved in a moderately-sized project, and they all need to be scheduled, timed, organized, synchronized and managed. Inspectors and subcontractors go on vacation or may be unavailable at a desired time. Frustrations occur when materials get back-ordered, discontinued, shipped incorrectly, arrive damaged or incomplete, have special handling requirements or need to be picked-up. Other duties that I did not want to take on were checking pricing, verifying invoices and managing the payments. These were better left to the GC.

5. Established relationship with subcontractors. It takes a GC several years to develop and maintain a circle of trusted tradesmen. He will know several professionals in each trade and will be able to best match the subcontractor to the job and client. When hiring a GC, the homeowner benefits from the GC’s knowledge of the industry, years of experience and local contacts. But when a homeowner hires a sub himself, there are risks for both parties. For the homeowner, there are potentially higher project costs, longer construction time, sporadic work by subs and having an unknown and untested person work in the home. As the project is just a one-time event, the homeowner is not as important as a GC to a sub because there is no promise of repeat business or multiple jobs. Subs will often charge a little more when dealing directly with a homeowner because of the time needed to educate and manage the homeowner. For the tradesman, there are the risks of not being paid by the homeowner on the agreed upon price or even on time, working for someone who may not have a good understanding of the construction process, and not have a defined scope, schedule, budget or materials list.

6. Insurance. General contractors and their subs are licensed, bonded and insured. As such, they, the homeowner and the project are protected if injury, theft, vandalism or late or nonpayment should occur. These issues are not so straightforward when a homeowner acts as their own GC, and a homeowner’s policy alone does not provide full coverage during construction. Of course you should always verify that a GC is LBI before hiring him.

7. Permit process. Although usually done by the architect, the GC can navigate the plans through permitting on your behalf. He is knowledgeable about the local codes and regulations and can ease homeowners through the process. He also coordinates with the city for all inspections. Although this was not an issue for us, it can be difficult to muddle through for the average DIYer. With the current economic cutbacks, city departments everywhere are operating with a lean staff and wait times are considerable, further adding to the frustration.

8. The go-between. When things are not done right, need to be reworked or just go awry, the GC can soften the blow to the subcontractors or to the homeowner. The GC will be able to look the larger picture and do what’s best for all parties in a professional manner that is more impartial and reasonable.

Remember the GC is your advocate during the construction process. He will act on your behalf to ensure that the project goes smoothly. And that was something in which we were willing to invest.

by Caryn Urata
www.abodepdx.com

A Contemporary Becomes Victorian

The second couple had an unusual project that was both interesting and unique. They moved to Spokane from Seattle in 1990, at which time they purchased their 1910 home at a cost of about $55,000. Even though the home required a lot of work just to make it livable, they bought it because of the neighborhood. It was a three-bedroom, two-bathroom, one-and a half story contemporary home with 1,900 square feet, including 600 square feet in the basement. He had been a carpenter for 20 years and both are in real estate. This project was so extreme—a major remodel since they wanted a Victorian house—that if you hadn’t seen the home before it was remodeled, you would never recognize it.

He drew his own plans and they decided to handle the entire project themselves. They started in 1991 by adding a 900 square-foot two-car garage. Work on the home actually started in 1992. Before the entire project was completed, they estimated total costs somewhere around $40,000 in materials only since the owner supplied all the labor. This project also allowed the couple to reinvest profits from the sale of their home in Seattle. Again, this home outpriced other homes in the neighborhood which are valued between $110,000 and $150,000.

Some of the products that were purchased and installed will not only save money in terms of energy efficiency but will also enhance the finished look of the overall project. For example, they selected used 2″ decking and used columns for the front porch. They added another 1,100 square feet to both floors for a total of 3,000 square feet including an additional 600 square feet for the basement and an additional 900 square feet above the garage that is used as a self-contained studio apartment (kitchen, bedroom, and bathroom—all electrical is on the house meter). The rest of the home has six bedrooms and three bathrooms.

Incidentally, the sycamore tree in the yard dates back almost 90 years and really enhances the overall transformation this house has undergone. In the early 1900s this tree, along with others (locusts, Norway maples, and elms) were used in plantings designed by the Olmsted Brothers, famous landscape architects of Brookline, Massachusetts. This firm also designed Central Park in New York City and the Stanford University campus. This particular sycamore tree was shipped in from a Boston nursery and was featured in an article in Sunset Magazine in 1967.

The first story is about a 1912 stucco Tudor home:

The first couple bought their home in 1981 for around $53,000. Built in 1912, their stucco Tudor home had two bedrooms and a full bathroom on the second floor and contained 800 square feet on the first floor, 750 on the second, and 700 in the basement.

Immediate Repairs Needed

Unfortunately, when they first bought their home, they were faced with repairs. The house had been sitting vacant for a year before they purchased it. During that time, water pipes and heat radiators had frozen. The house also had an old oil boiler.

They removed the oil boiler and installed inner thermal electric water radiant baseboard heat. But the baseboard heating system did not prove to be efficient; there were no storm windows, and the house still had cold spots. They contacted the local electrical utility company to have their home converted to gas (hot water and furnace) and to qualify for the Weatherization Program. They sold the radiators and some of the thermal baseboards to a used building supply. The rest of the inner thermal baseboards were sold to a friend and donated to a local charity.

The Weatherization Program helps customers identify and repair areas where energy may be lost due to inadequate insulation and inefficient doors and windows. Financial assistance may be offered by the electrical utility company to qualifying customers for taking weatherization steps. For example, grants may be offered to help cover a portion of the cost of insulating attics, walls, and floors over heated areas. A small grant may be paid toward replacing existing windows with more energy efficient windows. An energy audit determines the exact amount of each grant, and the grant does not need to be repaid. Any remaining balance after the work is completed and the grant has been awarded is the homeowner’s responsibility. There may be a weatherization program in your area—you will want to contact your local electrical utility company for more information.

While the house appeared large, the rooms were small. With children still at home, it was time for an expansion. The thought of moving never entered the picture—they liked the neighborhood—but they didn’t know how to add on without losing the integrity of the home. An architect friend drew some plans that the couple liked so well that they hired a contractor and started their project in September 1993.

The Remodeling Experience

The contractor was to be responsible for excavation, foundations, framing, plumbing, roofing, insulation, and drywall. In order to save money, they purchased the windows which the contractor installed. They also did the demolition with the help of their 13-year-old son, and they did their own wiring—all 4,500 feet of it!

Another area where they saved (or in this case, made) money, was by putting their detached single-car garage up for sale. They ran a classified ad in the local newspaper that read “Garage for Sale,” which most people read as “Garage Sale.” Boy, were these people surprised when they showed up looking for furniture and trinkets! Once sold, the garage was relocated and the couple didn’t have to go through the process of tearing it down.

The completed addition is a dream come true as it gives the homeowners the extra room they need and want. The square footage of their home was increased by 800 square feet per floor, including the 800-foot double-car garage at basement level. The addition includes a new kitchen, full bathroom, and a mud/laundry room on the first floor. The second floor has a master bedroom, an extra bedroom, a full bathroom, and a rebuild of the original bathroom.

Final Thoughts

This house finished out with four bedrooms and three baths, not to mention the original sun room, a deck over the garage (using a special membrane material so water will not leak into the garage), and the original basement that incorporated extra rooms. The new addition was finished to match the existing home, both exterior and interior.

By the time the job was completed, the couple put between $80,000 and $90,000 into the project. For a time, their home outpriced the rest of the neighborhood, but this was of little concern to them. They like the neighborhood and plan to stay there, and that was their main reason for doing the project.

Stay tuned for stories two and three…

You can view the pictures or have fun setting up duels between glamorous kitchens. When you’ve finished with your own remodel, post a picture for a duel – dare you?