Home Remodel: Do, Don'ts, Advice

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Originally Posted by acinpdx

The only reason i poke you about this is because the audience of folks (TGR) who really have no idea what architects, interior designers & decorators do.
And you are presenting a pretty limited perspective...
(and pimping your wife's business while you're at it...coincidence?)

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Heh - of course I am! Someone's gotta support the lifestyle I deserve!

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I mean, fuck...in almost all states, you only need a structural engineer's stamp to permit new construction or additions; and the homeowner can own all the design decisions. No need for any design input whatsoever. [PE's, no intended offense on structural design]

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Well someone has to draw them. My wife does a whole bunch of structural shit, mainly additions but also raising roofs and (re)moving load bearing walls. She does the drawings then takes them to get stamped. The SE trusts her to the point that he barely looks at the work. 20 years in the biz gets you that tho, along with many acronyms after her name.

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Architects routinely provide services during construction
They do kitchen and bath remodels
They do interiors

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That would depend on the remodels and interiors, no? ;)

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Originally Posted by brice618

Tipp is right here. Small residential remodels are really tough to make money on as an architect. It's likely they've already over'd the budgeted timeline for a job in just meeting with the bat shit wife who hasn't realized that her 100 grand doesn't mean shit to someone who could also have 10's of millions of dollars worth of work on the boards or in the field. The result is this - good architects, who do deliver good drawings and administer a job well, are entirely too busy to put up with you or your wife's bullshit. Of course there are exceptions to every rule.

So in my opinion, having worked both as a contractor and now an architect, leave the architect out of it on a finishes only or minor space changes.

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See - I don't always talk out of my ass. :D

Yeah, re-reading what you said you're doing, I take back my previous comments regarding an architect - probably not needed.

It's so difficult to estimate expense because of materials. Nice porcelain tile is going to cost a lot more than most ceramic tiles, for example. +1 to what everyone said about custom cabinets - about the same cost and much nicer.

I think the key, as mentioned previously, is to nail down what you want. Changes can be very expensive.

Nice call on "while you're at it" - I laughed, so true.

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Originally Posted by H0G

It depends on your scope of work & the price point of your home. Since you are in the Republic, maybe $400k-$500k priced home, you could probably be under $20k for the kitchen, if you shopped around, & $5k-$10k for the baths. It really depends on if you are moving plumbing/electrical etc.

Exterior house paint can be all over the map. You can have a crew come and spray it, or a better crew scrape, caulk, etc. Assuming you have heat, then to add AC shouldn't be too bad (sub $5k).

Make a list of everything you want done and come back to us. If you need some local subcontractor's info, I can help. It isn't that hard to GC it, but you have to know what to look for & have the time to do it. Also, put the people under contract & require insurance, etc. I have a blank one I can send if you want.

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Thanks for the info. We don't intend to move much/any plumbing electrical. I mean, an outlet may need to get moved or a showerhead may need a slightly different placement (guessing), but overall our intent is to keep the existing bones/layout of our bathrooms and kitchen, And we do have forced air heat so there is already ductwork in place.

No way I try to GC this, even if I had the time (I don't). I know my limitations and I need someone with skills, experience, and contacts.

As for a list of things to have done, it obviously depends on cost. Some items are on the wish list but may get scratched.

• Bathrooms need complete remodel, so new vanity, toilet, tub/shower, etc. But how high quality we go depends on cost.
• Kitchen at a minimum needs new cabinets, counters, sink, lighting, and while the flooring is fine (tile), we'll need new flooring after this is all done. Wish list includes knocking down the wall between the kitchen and living room making one giant open floor plan. Wish list also includes taking out the door to the back yard and putting in french doors.
• Central AC
• Exterior Paint (some siding needs repair)
• Sprinkler system (not expecting the GC to handle this)
• Convert garage back into a garage (it was ghetto/un-permitted converted to a guest bedroom sometime before I bought the house)
• Add a wall making second living room into a bedroom

I live in Tabernash, USA but do travel fairly frequently for work. I charge white guy mountain wages and I don't know how that compared to Boulder.

"not the designer" comment not directed at anyone only meant to highlight the fact that ultimately the homeowner is the only one that needs to love the design.

Bar top/ single height counter. Pluses and minuses, some people like the big work area others like the definition between the kitchen and living space. You dentists wouldn't care for chicken juice and flour all over your rolex and i-phone you just put on the counter.

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Originally Posted by Foggy_Goggles

^^^
I don't disagree. But hey, I'm just a contractor and not the designer..get it. In all reality, this is a great example of some people need a design professional, some don't. Homeowners picked the counter and the splash and they love the product and the installation. As I tell my customers, I'll give you my opinion on design, but it is your house. I'll guide you and let you know if something is stupid, but ultimately the design a budget of finish materials is on you.

Danno, I wouldn't accept a job as a project manager in Boulder because I don't have the contacts or relationships with the subs and material providers. That is probably 50% of the job and how a good PM can make there services pay for themselves. How, if you end up needing a trim carpenter, tile setter and/or flooring installer, let me know.

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Thanks for the info, and I'm certainly hoping that the GC we hire does give us that kind of advice. It IS our house and we know that we'll make the final decision, but I do want someone to tell me when something is stupid or when a different design may be a better choice.

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Originally Posted by iceman

I learned that you won't win, no matter how much taste you may have and how practical your ideas may be and how much sense you may make. So don't even think about it. You're in charge of the bones, she's picking the paint and hanging the curtains.

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When I was even dumber, I tried to finish off a bathroom remodel while my wife was out of town. I picked a color and painted the damn thing as the final touch. She came home and said the color looked "bathroomy." Apparently this was a bad thing.

So she picked a color that looked exactly like the one I picked and I repainted it.

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Originally Posted by Danno

Thanks for the info. We don't intend to move much/any plumbing electrical. I mean, an outlet may need to get moved or a showerhead may need a slightly different placement (guessing), but overall our intent is to keep the existing bones/layout of our bathrooms and kitchen, And we do have forced air heat so there is already ductwork in place.

No way I try to GC this, even if I had the time (I don't). I know my limitations and I need someone with skills, experience, and contacts.

As for a list of things to have done, it obviously depends on cost. Some items are on the wish list but may get scratched.

• Bathrooms need complete remodel, so new vanity, toilet, tub/shower, etc. But how high quality we go depends on cost.
• Kitchen at a minimum needs new cabinets, counters, sink, lighting, and while the flooring is fine (tile), we'll need new flooring after this is all done. Wish list includes knocking down the wall between the kitchen and living room making one giant open floor plan. Wish list also includes taking out the door to the back yard and putting in french doors.
• Central AC
• Exterior Paint (some siding needs repair)
• Sprinkler system (not expecting the GC to handle this)
• Convert garage back into a garage (it was ghetto/un-permitted converted to a guest bedroom sometime before I bought the house)
• Add a wall making second living room into a bedroom

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Nothing on your list sounds all that complicated to the point of needing a to hire a GC, or an architect, if little to no electrical/plumbing/structural work is planned.

Prioritize the wish list in terms of what you'd like done first, kitchen, bath, etc and be realistic about how much you are willing and able to spend to make upgrades.
Do you love your current home, current location? Time frame to envision staying at current location? All play into the move vs. remodel aspect.
Work with Mrs. Danno on what she envisions the remodeled space to look like. Stay away from fashion trends and focus on what YOU like. Especially if you plan on staying for any length of time 6-10+ yrs then remodeling with resale in mind vs. what makes you happy is not so important.
If you both are incapable of making decisions then seek outside help from a designer.

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Originally Posted by Mofro261

Nothing on your list sounds all that complicated to the point of needing a to hire a GC, or an architect, if little to no electrical/plumbing/structural work is planned.

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Que?

"Wish list includes knocking down the wall between the kitchen and living room making one giant open floor plan."

Danno: "That wall's ok to take down?"
Mexican Hammer Monkey: "Jes, I take wall down."
Danno: "No, I asked if it was ok to take down."
MHM: "Jes, Mr. Danno, I take wall down. Rodrigo, 'obtener martillo toma de pared hacia abajo'"

https://rookieswithsledgehammers.fil...9/collapse.jpg

If you hire someone who does remodels for a living and is bonded and insured, and cannot identify a load bearing wall, then you get what you pay for.

^^ That was pretty funny.

http://youtu.be/xCc-RWIp7XU

Sounds like the scope is substantial enough that you should get it drawn up and at least some design consultation. You will need to communicate with several entities and most will need a plan to help with their portion of the process, provide better numbers and provide other ideas and alternatives.

From memory, the cost of that kitchen is as follow:

Deconstruction 500
Frame/DW 750
Plumbing-rough/trim/fixtures 1000
Sparky-rough/trim/fixtures 1500
Cabs/Crown 10000
Appliances (no refer) 1500
Backsplash 1000
Granite 2500
My labor 3000

Total $21,750

That might be high or low, didn't check my invoices. Point is, $20K don't get you the worlds best kitchen. You start going level 3 granite, leathered finish, sub zero, $20/sq. glass mossaic shit gets out of hand quick.

So Danno, get the graph paper out. Draw up the kitchen with the wall removed and the appliances where you want them. Make your preliminary decisions from most expensive and permanent and expensive backwards. This means your cabinets and counter top will drive all your other choices. Go to some stone warehouses (Arizona, DalTile, Stone Collection etc.). Get me a graph paper drawing of the kitchen and some stone choices and I'll get my granite guy to estimate. Make an appointment with a designer at a cabinet shop (home depot or lowes will do at this point although I think there cabinets and design services suck). Get to the point where you can figure out what you like and ball park the price of the kitchen materials. If you ain't willing to do this, you need a designer or a design/build contractor. You will pay a shit ton in pre-construction if you have no vision.

Start looking into permitting. Did you know that the EPA requires environmental tests if more than 32sq. ft. of floor or wall are disturbed. The fines for contractors are stupid.

Oh...could you guys give me the names of the custom cabinet shops that compete price wise with semi-custom production cabinets? I could give those shops a ton of business.
Total

Pimpest double wide in Boulder? You should call Chouinard and hire a Patagucci designer.

Tenkara faucet fixtures.

My advice: don't do granite countertops or tile floors. Both suck ass.

P.S. I did an undermount sink in my reclaimed wood countertops solely because Foggy called me a pussy.

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Originally Posted by Timberridge

In my defense, the cabinets looked like Brazilian Rosewood.

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so post the address and you can rip them out and sell to guitar builders.

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Originally Posted by RootSkier

My advice: don't do granite countertops or tile floors. Both suck ass.

P.S. I did an undermount sink in my reclaimed wood countertops solely because Foggy called me a pussy.

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I absolutely love our granite "slab" counters and would do them again in a heart beat. Easiest counters to maintain and still look great 10+ years later.

As for estimating costs, it is tough. At the end of our job we picked out knobs and pulls, and I think it quickly added up to over a grand:eek: Those little fuckers add up fast.

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Originally Posted by Hugh Conway

so post the address and you can rip them out and sell to guitar builders.

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Dear Mr. Gibson,
Hi. I have something you might be interested in. Meet me down by the river, near the bend under the railroad bridge at 10 pm.
Code word "Foggy Goggles."

Yours truly,
Timber

Hugh, I think he said they were alder...not sure if that's gonna be the same.

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Originally Posted by RootSkier

My advice: don't do granite countertops or tile floors. Both suck ass.

P.S. I did an undermount sink in my reclaimed wood countertops solely because Foggy called me a pussy.

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I've been trying to change my terminology to "solid surface" and "natural stone" so basically I'm saying no laminate or tile counter tops. Some people don't like traditional gloss granite with movement, some love it. Go to a big stone yard, the variety is staggering. I just did some 6cm matt black granite with a chiseled edge. Looked pretty sweet. I'm generally not a tile in the kitchen guy but it's far from wrong or stupid.

p.s. I bet than undermount looks sweet and your proud of it

This was my original response that I forgot to send and timed out on.

I was pretty close:

I am guessing the tile work alone on that kitchen job was over $2k.
Granite another $3k
Cabinets already mentioned at $11.5K
Fixtures and electrical- $3k
Plumbing and Kohler, $2k
Appliances- $2k

Bathroom, under $10k, depending what was done.

How'd I do?

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Originally Posted by RootSkier

My advice: don't do granite countertops or tile floors. Both suck ass.

P.S. I did an undermount sink in my reclaimed wood countertops solely because Foggy called me a pussy.

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I would love to see pictures of that. How did you support the sink? Stainless?

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Originally Posted by Timberridge

Dear Mr. Gibson,
Hi. I have something you might be interested in. Meet me down by the river, near the bend under the railroad bridge at 10 pm.
Code word "Foggy Goggles."

Yours truly,
Timber

Hugh, I think he said they were alder...not sure if that's gonna be the same.

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if foggy's willing to forge the manifest, gibson'd be his friend. hold out for martin.

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Originally Posted by Hugh Conway

hold out for martin.

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And go with code name Jesus of Nazareth.

PRB=Paso Robles? If so--in California the contractor is required to bid a fixed price, leaving out materials and fixtures that have not be selected at the time the bid is submitted but including the installation. There are firms that specialize in just this kind of job--kitchen and bathroom remodels, with in house design. That's what we were talking about a few pages back--DesignBuild firms. What you can away with without a permit varies by jurisdiction. In truckee since your removing a wall, adding a wall, changing the floor layout you would definitely "need" a permit. Given that the work is all interior a contractor might be willing to do the job without--depends on the jurisdiction and the contractor. If you do get a permit you will have to bring all the plumbing fixtures in the home down to current code gpm's.

With our bathroom addition the contractor bid the excavation, framing, plumbing and electric and sheetrock. We paid extra for splitting some boulders that we wanted moved. There was a contingency for blasting but we didn't need any. We had a separate firm do the shower, shower door, and vanity top. I ordered and installed the cabinets and doors and did all the finish carpentry One . We had a guy do the tile, separate from the contractor.

PRB = People's Republic of Boulder

Lots of interesting advice and some good points already covered. For whoever you hire to oversee this, preferably you will get names from friends or associates that used and liked them. Good contractors are aware of maintaining positive relations in these networks, so you can usually count on getting someone who cares. We want to keep busy and won't stay in business long if we're making people look bad.

As an architect/contractor, I always strive to keep my clients happy, but especially when I know they are friends with other former customers as well. People love to talk about their renovations... so we always try to make it a good experience, which they will pass on to their friends.

My only added recommendation, would be to get at least three estimates and three references each from whoever you hire.

isn't that the basic sourcing rule?

You'd be surprised how many people tell me I'm the only estimate they are getting. I encourage them to get more, if anything so they know I am not ripping them off. Recently a repeat client was distraught at my price, rudely telling me how "mad her husband was at me", but called back all apologetic after she got two other quotes. Unfortunately, I was too busy at that point.

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Originally Posted by RootSkier

My advice: don't do granite countertops or tile floors. Both suck ass.

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I don't get what would be wrong with tile floors. If you get good quality tile - and in my opinion go big (say 20x20) so there's less grout - what's the problem?

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Originally Posted by Foggy_Goggles

Go to a big stone yard, the variety is staggering. I just did some 6cm matt black granite with a chiseled edge. Looked pretty sweet. I'm generally not a tile in the kitchen guy but it's far from wrong or stupid.

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This...stone yards are fucken cool. It is like a combo art/natural history museum. Go to a big one, not one with 10-12 slabs, but somewhere with hundreds. There are some amazingly beautiful stones out there, but beware, it can be sensory overload and making a choice can be daunting.

Hint: when you have narrowed down a stone choice (assuming you are going stone), take them inside and look at them under the type of light you will use. They can be surprisingly different. We kept coming back to a granite with Garnette stones embedded in it. They were purple in strong sunlight, but showed up brown in indoor light. We mounted halogen lights over the counter, so we can still get the purple highlights when we want.

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Originally Posted by RootSkier

My advice: don't do granite countertops or tile floors. Both suck ass.
.

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I have Corian counter and vinyl floor in kitchen. For functionality I really like both. In this particular house I will replace the floor with high quality vinyl. One of the reason is no need for step up to great room after wall tear out. I just wet sanded the Corian and basically have a new counter top.

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Originally Posted by 4matic

I have Corian counter and vinyl floor in kitchen. For functionality I really like both. In this particular house I will replace the floor with high quality vinyl. One of the reason is no need for step up to great room after wall tear out. I just wet sanded the Corian and basically have a new counter top.

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My old man kind of helped get Corian going... Du Pont was going to drop it, so he said "give it him" and he'd take over sales. He was sick of engineering and wanted to get into sales.

Stuff is super easy to work with, but I can't tell you how much Corian dust I inhaled as a kid cutting up samples for him. And our house was probably 90% Corian... showers, vanities, counters, speaker stands, kitchen table, screened porch table, etc.! (Ironically, the radial arm saw I used to cut them just went to the dump this morning.... sort of sad about that.)

For the record, I have honed black granite counters, and love them. Soapstone in the cabin and love that, too, but it scratches easily.

One thing not mentioned is liability. Here, any GC should provide proof of WorkSafeBC registration/insurance and they're responsible for job site safety for all the subs. If you act as your own GC then -- surprise -- you may have to be registered/insured. (In some cases you need to be registered if you hire a baby-sitter or gardener more than X hours per week.)

The first time homeowners found out they were responsible for safety was when the Premier of BC was doing a reno and a worker fell off the roof and died.

I'd say get a 6-pack, a pizza, roll a fatty and watch the dvd the Money Pit before you do any thing

Questions for the experts:

We have popcorn ceilings, and while we haven't gotten it tested, the age of the house points to the likelihood that they contain asbestos. We'd like to get rid of them, but as I understand it, the cost of professional mitigation is obscene. Another option is to do it ourselves on the sly, but as it's been painted, I gather that makes a messy job even harder?

One option we've heard about is just covering it up, drywalling over it. Anyone have experience with that? I gather we'd lose maybe 1/2" which doesn't seem like much. And while it wouldn't be cheap, it'd be a lot cheaper than the mitigation work, and a lot better than remodeling the house and leaving the popcorn.

Thoughts?

WTF is a popcorn ceiling?

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Originally Posted by Danno

Questions for the experts:

We have popcorn ceilings, and while we haven't gotten it tested, the age of the house points to the likelihood that they contain asbestos. We'd like to get rid of them, but as I understand it, the cost of professional mitigation is obscene. Another option is to do it ourselves on the sly, but as it's been painted, I gather that makes a messy job even harder?

One option we've heard about is just covering it up, drywalling over it. Anyone have experience with that? I gather we'd lose maybe 1/2" which doesn't seem like much. And while it wouldn't be cheap, it'd be a lot cheaper than the mitigation work, and a lot better than remodeling the house and leaving the popcorn.

Thoughts?

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1/4" drywall over the old drywall. Easy, and you won't even notice it's there. Less messy than scraping the popcorn off, too (though still messy when you mud and sand the seams).
I'm doing this in my house.

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Originally Posted by whipski

I'd say get a 6-pack, a pizza, roll a fatty and watch the dvd the Money Pit before you do any thing

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Great movie and advice :D

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Originally Posted by riser3

WTF is a popcorn ceiling?

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http://redbeacon.s3.amazonaws.com/ho...5_q85_crop.jpg

What adrenalated said...

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Originally Posted by Danno

http://redbeacon.s3.amazonaws.com/ho...5_q85_crop.jpg

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Oh, stucco/textured ceiling.