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…

Check it out here.

This question alone is enough to strike fear into anyone’s heart. The truth is not many people enjoy establishing a remodeling budget-and many just don’t. Many homeowners prefer to call a remodeling contractor and expect him or her to create the budget for them, which is not the best way to begin. How do you start off right? You can begin by taking these four easy steps in the right direction:

Step One: Decide how long you plan on staying in your home. The length of time you intend to stay in a home will affect how much money you should invest in it. If you are going to stay in the home for more than ten years, you should spend as much as you are able to create the home of your dreams. However, if you are planning on moving in the near future, you should take care not to over-build for your neighborhood. Look into the real estate comparisons for your area and keep your investment in line with the average home sales price. You don’t want to invest thousands of dollars you won’t be able to recoup at closing.

Step Two: Make a list of all your debts. You should include any debts you pay on a monthly basis, such as mortgages, car loans, credit cards, and any other items with a fixed monthly payment. This list should not include payments for groceries, utilities, telephone services, or other general expenses. Call this list your monthly expenses.

Step Three: Determine your total gross monthly income. Include all sources of income that you would list on a loan application.

Step Four: Complete the following worksheet to determine how much you can afford to pay for your remodeling project on a monthly basis. These formulas are used when the remodeling project is going to be financed. Warning: Cash is not always the best option!

Calculations 101

Step 1 – DTI

Lenders use a simple Debt-to-Income (DTI) ratio to determine if a homeowner can afford the additional debt of a remodeling project.

DTI

Enter Your Total Monthly Expenses $

Add the Estimated Monthly Payment for the Remodeling

Project + $

Total = $

Divide the Total by Your Gross Monthly Income… $

DTI % =

Each lender will approve loans at a specific DTI percentage (most lenders will tell you what their set DTI ratio is, if you ask). For example, if the lender accepts DTI ratios of 45 percent and your DTI ratio is 30 percent, your loan would be approved. However, if your DTI ratio is 55 percent, you would need to find other financing options. Perhaps your lender offers debt consolidation loans that could reduce your DTI ratio, which brings us to the next step:

Step 2 – The Maximum Payment

The next step is to determine the maximum monthly payment you can afford for remodeling. Multiply your monthly gross income amount by the lender’s maximum DTI allowance, and subtract your current total monthly expenses, excluding the estimated remodeling payment.

Gross Monthly Income $

Lender’s DTI ratio x

Subtotal = $

Total Monthly Expenses – $

Maximum Affordable Payment = $

If the last line is negative, you will not be able to borrow from that lender. See step 3 for further options.

STEP 3 – Consolidation

If your DTI ratio was above the lender’s accepted percentage, or if your maximum affordable payment was too low, you may want to consider a debt consolidation loan. This would incorporate your current debts into the home improvement loan. Not only does this allow you to roll your debts into what may be a tax deductible loan, it also provides one easy payment for your debts and lowers your DTI percentage. In addition, the interest rate on a debt consolidation loan may be lower, which will save you additional money.

This kind of floor plan is not only family-friendly and perfect for entertaining, it will actually sell better if you ever decide to put your home on the market. An open floor plan makes your space seem bigger and more up to date. However, rooms with competing decor, such as a contemporary family room versus a traditionally styled kitchen, can make blending the space difficult.

The best way to make an open floor plan a success is to create a seamless transition from the kitchen to the other living spaces. “A homeowner can bring family spaces and the kitchen together by blending design periods to create a unique style,” says Connie Edwards, certified kitchen and bathroom designer and director of design for American Woodmark cabinetry. “There are ways to thoughtfully combine traditional and contemporary elements. The end result is a very warm, casual, comfortable feeling – with an air of sophistication that flows throughout the home.”

Edwards offers some useful tips on creating a harmonious open floor plan:

* Incorporate small contemporary touches that make a big impact, such as a stainless steel range hood and a glass mosaic tile backsplash. Just make sure that the colors and textures are compatible with each other and the adjoining room.

* Select a cabinet door in a rich brown finish that complements living and dining room furniture. American Woodmark, sold exclusively at Home Depot, offers an Auburn Glaze on 11 different maple door styles. The deep brown glaze over a Cognac finish settles into the corners and grooves, giving the cabinets a traditional, vintage look. Pairing this with modern hardware completes the transitional design.

* Display contemporary decorative objects on open shelving in the kitchen island. Selecting objects that complement the decor of the adjoining room is a subtle way to make the kitchen flow nicely with the open space.

* Consider a farmhouse sink that has been redesigned with a contemporary finish, such as stainless steel. Stainless steel acts as a neutral, so it will not detract from more elaborate home decorations.

The National Association of the Remodeling Industry (NARI) has compiled just the list you need:

How long have you been in business? Look for a company with an established business history in your community. Surviving in any business in today’s competitive marketplace is a difficult task. Most successful contractors are proud of their history in the industry.

Who will be assigned as project supervisor for the job? Also ask whom you should contact if the supervisor is not available. Get exact names and contact phone numbers for all persons who will be involved in the project.

What is the time frame for starting the project? Now is the time to ask questions about work schedules. You should ask: What is your estimate for completion? How early will your crew normally begin work? When will they normally quit for the day? Will I be contacted about delays or changes in the schedule? By whom?

What is your approach to a project of this scope? This will give you an idea of how the contractor works and what to expect during the project. Listen carefully to the answer. This is one of the big indicators of the company’s work ethic.

How do you operate? In other words, how is your firm organized? Do you have employees or do you hire subcontractors? If you do have employees, what are their job descriptions? Do you use a project supervisor or lead carpenter to oversee the project? Other firms will have additional positions. You should know what parts of your project will be handled by staff, and which will be contracted out to independent contractors.

Is your company a full service or specialty firm? If you are planning a small project, say replacing the bathroom plumbing, you may be better off hiring a specialty plumbing firm or a bathroom remodeler. However, if your project involves multiple changes, entire rooms or additions, you should consult a full service or design-build firm.

Do you have design services available? If you are considering a large or involved project, you will need design services. If the contractor does not have design-build capabilities, you should consider hiring an architect. Depending on the size and scope of the project, you may need an architect or structural engineer.

Does your company carry workers compensation and liability insurance? Ask for copies of the insurance certificates to verify coverage. In addition, some states require licensing and registration. If your state does have construction licensing laws, ask for your contractor’s registration and license, then confirm the license number and expiration date with your local jurisdiction.

Are any of your company’s employees certified? Trade certifications are good indicators of dedication, professionalism and knowledge of the industry. Remodelers are required to meet certain industry criteria to maintain their certifications. NARI offers six designations: Certified Remodeler (CR), Certified Remodeler Specialist (CRS), Certified Remodeler Associate (CRA), Certified Kitchen & Bath Remodeler (CKBR), Green Certified Professional (GCP), Certified Lead Carpenter (CLC), and Certified Remodeling Carpenter (CRC).

May I have a list of references for projects you have completed which are similar to mine? The contractor should be able to supply you with a minimum of three references, including names, telephone numbers and addresses. As a follow up to this question, ask how long ago the project was completed and if the contractor can arrange a visit to see the finished job. You should also ask for professional references from suppliers, financial institutions, or subcontractors to verify sound business practices.

What percentage of your business is repeat or referral business? This will give you a good indication about the company’s customer satisfaction. According to research conducted by NARI, most remodeling businesses attribute over 50 percent of their annual volume to customer referrals; some even claim up to 90 percent or more of their total annual sales.

How many projects like mine have you completed in the past 12 months? This will help you determine the contractor’s familiarity with your type of project. You should confirm that a good portion of those completed projects were similar to the type of project you are proposing.

Will we need a permit for this project? Most cities and towns require permits for building projects. Failure to obtain the necessary permits or to arrange obligatory inspections can be illegal. In some cases, if a project violates a zoning law or some other regulations, it may even have to be demolished if there is no way to comply with the law. A qualified remodeling contractor will be conscious of the permit process, and ensure that all permits have been obtained before initiating any work.

May I have a list of your suppliers? You may want to add calling the contractor’s suppliers to your list of follow up actions. This will help protect you from mechanics liens for nonpayment by the contractor. Suppliers also can be a source to establish credit history for the company.

Getting the right contractor for your job is best first step you can take to ensure a successful home remodel.

Now you might figure that living in beautiful coastal Los Angeles that I don’t really need a roof, and for 10 months of the year you would be right. But unfortunately, in a wet year we can get a foot or two of rain. So my wife says we need a roof over our heads.

Until recently, that hasn’t been much of a problem. You see, we were very astute shoppers when we bought our home a few years ago. We picked one that ALREADY HAD A ROOF. Feeling smart and smug, we’ve been getting along just fine with our old grey roof.

It’s so high up off the ground, you have to kind of squint to see it, and it’s always looked smooth and dry. Until the winds came. This April Los Angeles had several weeks of strong, hard winds. (not florida winds, or kansas tornado watch winds, but good solid 45-50 mph winds roaring through like a freight train.) Since my house sits on a ridgeline, Easterly winds have a clear shot at my house. Nothing to slow them down as far as the eye can see. When the wind blows at my house you can feel it in your bones. And this year, it managed to get under our skin. Or at least under the roof tiles.

The next morning we started finding old grey roof tiles out on the sidewalk, in the street and down in the backyard. For a day or two we pretended that it was somebody elses roof blowing away. But soon enough we walked down the block, looked back up our hill and could see the gaping hole on the north slope of our roof. No deck for me. I was getting a roof.

(Okay, I confess, we
did put it off for a month or two to match better with my work
schedule.)

Step one on any significant remodeling job is to pick the right
contractor. The first step is to make a list of who you know, and who you trust who can give you the best referrals. Who’s done a similar project recently? Who’s in the business? I’m lucky. One of my friends owns a number of rental properties, and has always been able to recommend high quality contractors who price out well below the “retail” price.

After a bit of looking around, some preliminary estimates from other
contractors we chose his guy. Easy to talk to, the great eference and 50% of his normal retail price. Now lets hope that what they say about low bidders isn’t true.

So here we are on a bright, sunny May morning, with 4 men on my roof, (well on what’s left of my roof). There’s a truck in the driveway, and
loads of old roof flying through the air going thunk.