Home Remodel: Do, Don'ts, Advice

[Below Zero]

Damn, I have to pay 80 bucks for that contract?

May just use it as a sample to create my own, seems easy enough.

You can download it here for $30: https://documentsondemand.aia.org/

Also, if you are interested I can send you an exhibit to the contract titled "Dispute Resolution". Dispute resolution is not discussed in A105 as it is discussed in other AIA contracts. I made one based on typical contract language contained in other contracts. If you are interested in attaching this as an exhibit, I'd be glad to email it to you.

[Danno]

Purely asking for design opinions here:

With the resizing of the bathrooms, the "master" will be bigger and now slightly over 5' wide. Where there was a shower, there could now be a 5' tub. Or a giant shower. Or a slightly smaller shower (still bigger than the current 3' one) and maybe some storage cabinets at the non-fixture end (though that might be too wet for storage?). The other bathroom already has a tub, so we're not sure we need a second one (does a second tub add to resale?).

So, thoughts on 2 tubs vs 1 tub/1 big shower vs 1 tub/1 medium shower/storage?

We're both ambivalent, don't really need two tubs but don't want to pass on the opportunity if it is something that we "should" be doing.

[::: :::]

Unless you or your partner really enjoy using a tub, imho you should do a big shower...you will not regret it. Go with a curb-less entry & a large frameless glass partition

[Danno]

my wife definitely wants A tub to soak in, but having the tub in the other bath seems ok for her.

[::: :::]

We find few folks really use tubs. But it's always good to have one in the house (for small children really). Exception to the rule is for the few that truly RELISH a tub experience.

[DeepHelmet]

We put a big jetted tub in our master suite during the remodel, mainly for resale. As stated above, our young daughter and her buddies have used it during sleepovers more than my wife and I have.

[twodogs]

You're going to let unlicensed dudes work on your plumbing and electric??

Lol

[Foggy_Goggles]

Don't put in two tubs unless you want two tubs. I haven't installed a tub/shower in a master in years. A curbless entry is sweet but will require flooring re-frame most likely (right?). Budget $1K for frameless glass. Chicks like benches in their showers to shave there legs. If you are using a fiberglass shower base, the available sizes will dictate your layout. Tile shower pan, design what you want. If you are using natural stone for your vanity top, think about using that for a seat, curb, shaving step, niche, etc.

Tiling- it is really not very hard to have a long-lasting, waterproof tile assembly but many "budget" tile jobs are a disaster. Ask you contractor exactly what materials and techniques will be used, get it in writing, and document as you go. Hack tile jobs are very common and it's easy for the contractor to save significant time and money when you are not looking. This is specially true for a tile shower floor. If this creates friction with your contractor, run away. Good contractors, IMO, are very proud of there work and are more than willing to explain exactly how them will do something (this is now we justify a higher cost). If you get the "I've been doing this 20yrs. with no complaints, don't worry about it" tell them to get fucked.

[fastfred]

here some more good advice

I got a custom teak bench in my roman man shower, I like it better than a tiled bench, that way I can stand right under the water and she can pull the bench up, sit there and blow me comfortably, the teak isn't as cold as the tiled bench on her ass and she isn't on her knees either, win for everyone

here is my list of other shit to consider:

toilet: american standard cadet, self closing seat, purchased from ferguson, best shitter you will ever use
shower valve: delta (do not purchase from a big box store)
faucet: delta or kohler (do not purchase from a big box store)
for a budget shower door purchase the kohler frameless door from lowes runs about 330.00 cheep but classy
heated floors are nice, warm wire sun touch with ditra mat or you can use a comfort cove ceiling/wall mounted radiant system heater
nutone bath fan, (don't use a heat lamp, lame) purchase from an electric supply house
don't purchase your tile at hd or lowes
niches and shelves yes!
pull the ada guidlines for shower grab bars, install blocking in the wall so you can easily install grab bars in the future, grab bars are great for old age and injuries, if the blocking is there a quality install will be easy
rain shower head is great too, but don't run the plumbing in the attic space, its always nice if your making a porno with some chick and you both wanna keep warm

don't waste your money on stupid ass things in your bathroom unless you live in a bad ass big house, curbless showers are stupid unless you have a 150 sq ft or bigger bathroom, heated towel bars, dumb, vessal sinks dumb, you can usually get away with them in a powder room though,

if you have multiple bathrooms, keep at least one bathtub get ride of the rest, thats even debatable in my book, the real estate value listing of a full bath vs 1 3/4 bath is nonsense, if you have a bad ass shower that will look better to a buyer than a bathtub any day

[Danno]

fastfred, thanks, that was some good advice (definitely going with the teak bench!).

Contract question for the dentists: I got the draft contract and am working on amending it to have some additional provisions. The one I'm unsure of (and didn't see in that sample contract in an easy to understand way): how to deal with completing the permit and final payment. Obviously, I want to pay the guy when he's done, and I see stuff in the contract about "substantial completion", but I also want to ensure that all of the permitting is complete before we're done. Is there some sort of "holdback" that is normal/industry standard?

[liv2ski]

^^^^20% hold back until the job is 100% complete, signed off by the building inspector, is what I would go with.

[KQ]

don't waste your money on stupid ass things in your bathroom unless you live in a bad ass big house, curbless showers are stupid unless you have a 150 sq ft or bigger bathroom, heated towel bars, dumb, vessal sinks dumb, you can usually get away with them in a powder room though,

if you have multiple bathrooms, keep at least one bathtub get ride of the rest, thats even debatable in my book, the real estate value listing of a full bath vs 1 3/4 bath is nonsense, if you have a bad ass shower that will look better to a buyer than a bathtub any day

Unless your potential buyers have or plan to have children in which case they will want a tub in a bathroom other than the master. Also, you may not like to take a bath but a surprising number of adults do. Just sayin'

[grskier]

fastfred, thanks, that was some good advice (definitely going with the teak bench!).

Contract question for the dentists: I got the draft contract and am working on amending it to have some additional provisions. The one I'm unsure of (and didn't see in that sample contract in an easy to understand way): how to deal with completing the permit and final payment. Obviously, I want to pay the guy when he's done, and I see stuff in the contract about "substantial completion", but I also want to ensure that all of the permitting is complete before we're done. Is there some sort of "holdback" that is normal/industry standard?

You can hold 5% on our county contracts as a retention.

[BigDaddy]

Unless your potential buyers have or plan to have children in which case they will want a tub in a bathroom other than the master. Also, you may not like to take a bath but a surprising number of adults do. Just sayin'

Agreed... kids bath is great place for the tub. Wife uses it frequently, too. I prefer the car wash shower with 3/4" supply lines.

[brice618]

You can hold 5% on our county contracts as a retention.

This. And don't pay it till the final punch list items are resolved. A C/O isn't any sort of guarantee your contractor will finish his full duties, so wait till he fixes that last wall gouge / un painted trim and then pay the 5%.

[encore]

fastfred, thanks, that was some good advice (definitely going with the teak bench!).

Contract question for the dentists: I got the draft contract and am working on amending it to have some additional provisions. The one I'm unsure of (and didn't see in that sample contract in an easy to understand way): how to deal with completing the permit and final payment. Obviously, I want to pay the guy when he's done, and I see stuff in the contract about "substantial completion", but I also want to ensure that all of the permitting is complete before we're done. Is there some sort of "holdback" that is normal/industry standard?

Here is what you do:

For a small project using A105, I just cross out the verbiage of "Article 2, Date of Commencement and Substantial Completion." and insert language such as "The Contractor shall complete (final completion) the Work by February XX, 2016." Along with that I also cross out Section 12.5, Substantial Completion and Section 12.6.1. You don't need to worry about a substantial completion date versus a final completion date in small projects.

Section 12.6.2 and 12.6.3 state when final payment is due. Also, anywhere it says "Architect", I just cross it out and write "Owner."

Article 4, Payment, is where you should put when the payments are due the contractor. I'd suggest an initial payment (10%), and then a 1st progress payment after a construction milestone, and then a second project payment after another construction milestone. Then the remainder of the contract sum shall be paid after final completion and receipt of release and waiver of liens as outlined in Section 12.6.2.

Also, you can likely cross out the following sections: 6.4, 7.1.1, 7.4, 8.8 (You should mark what submittals you want though; maybe do as an appendix), Article 9, 12.2, 12.3, 12.4.1, 12.4.2, (keep 12.4.3), 12.4.4, 12.5, 12.6.1, 15.2.2, 16.1 (first sentence only)

[Cruiser]

Hows about an update there, Danno? Y'all got he place put back together yet?

[Danno]

Hows about an update there, Danno? Y'all got he place put back together yet?

Bathrooms are almost done. They are really completely done in all the important ways, but we have a few finishing items and a few things that need to be fixed. Have about a $1000 hold back to ensure they happen. Total cost was ~$23.5k. Permit has been signed off on by the City. They are pretty pimp.

Kitchens are still the same old same old. We finally got a detailed bid from the folks we had selected, and it was a LOT higher than their original verbal price. Partly because of our cabinet choice which they said was more expensive than they had estimated. Also partly because we need a beam installed if they take out the wall. So, we're actually probably going to pivot back to the guy who just finished the bathrooms, and go with Ikea cabinets. He was easy to work with and seems very competent for all the core stuff. Where he seems lacking is in the finish work, his tiling and finer carpentry left something to be desired. But his prices were excellent.

Anyone done an Ikea kitchen? Tips or advice?

[skiballs]

Get cardboard boxs and save even more money.

[::: :::]

Bathrooms are almost done. They are really completely done in all the important ways, but we have a few finishing items and a few things that need to be fixed. Have about a $1000 hold back to ensure they happen. Total cost was ~$23.5k. Permit has been signed off on by the City. They are pretty pimp.

Kitchens are still the same old same old. We finally got a detailed bid from the folks we had selected, and it was a LOT higher than their original verbal price. Partly because of our cabinet choice which they said was more expensive than they had estimated. Also partly because we need a beam installed if they take out the wall. So, we're actually probably going to pivot back to the guy who just finished the bathrooms, and go with Ikea cabinets. He was easy to work with and seems very competent for all the core stuff. Where he seems lacking is in the finish work, his tiling and finer carpentry left something to be desired. But his prices were excellent.

Anyone done an Ikea kitchen? Tips or advice?

understand the filler pieces since ikea cabs are modular units and won't fit your space perfectly
don't buy their plumbing products
make sure any blocking is in walls intended to hold up stuff
otherwise pretty straight forward, and ikea will help you lay it all out
(and go into it eyes open & don't pretend it's all that durable)

[The Tortoise]

FWIW, we just did an IKEA kitchen including an island. Sounds like we did something similar including knocking down a wall and putting up an engineered beam.

I am pretty sure their stupid software took several years off of my life.

We are really happy with the end product. Everything is solid and soft closing hinges are the tits. They recently completely overhauled their kitchen line so anybody who is telling you they are junk because their friend put them in 5 years ago doesn't know what they're talking about.

[skiballs]

^that or you don't know the difference.

[Danno]

FWIW, we just did an IKEA kitchen including an island. Sounds like we did something similar including knocking down a wall and putting up an engineered beam.

I am pretty sure their stupid software took several years off of my life.

We are really happy with the end product. Everything is solid and soft closing hinges are the tits. They recently completely overhauled their kitchen line so anybody who is telling you they are junk because their friend put them in 5 years ago doesn't know what they're talking about.

Nice! We are planning on paying a designer -- there are folks who specialize in Ikea kitchens -- to design it all, because I fear what you describe with their software. I saw one person who will do all the measurements and design your kitchen, including producing a complete Ikea order list, for $600. That seemed like money well spent.

Did you use Ikea counter tops or something else? How much did all the Ikea products cost, if you don't mine me asking?

[adrenalated]

I know at least 3 or 4 people who have done an Ikea kitchen in the last 3 or so years and all are very happy with them and they look great.

[The Tortoise]

Did you use Ikea counter tops or something else? How much did all the Ikea products cost, if you don't mine me asking?

In Canada, so pricing is an estimate.

We basically had a galley that turned it into a island with a counter and cabinets on the wall side. Total for everything was under $4k. That includes all the island panels. The nice thing about the software is that once you're done it automatically generates a quote and order list. The photo of the island below is incomplete since the dishwasher is to the left of the sink.

We went with Lowes for the countertop. They just connect with a local installer. We had some minor issues and they were handled promptly by the local company.

Another tip was that if you want it to look like an IKEA kitchen, use IKEA handles. So we went with handles from another company (that we liked more than anything offered by IKEA).