The Apples and Oranges of Remodeling Estimates

It’s typical when writing about a particular subject or creating a blog, such as this one, to use a meaningful quote to support your argument and shed wisdom or possibly add some humor. Meaningful quotes are found on inspirational banners, on most every desk and on most every calendar a person will use at some point in their life. But what gives a quote meaning in the remodeling world? No, I’m not talking about some witty observation about blueprints, concrete or “studs”. The question is- What makes an estimate for construction work truly informative and substantive?

It is a common mindset that most homeowners have- “I must get three or more bids for my proposed project to find the best builder”. The inferred goal here is that getting three bids (or more for that matter) will result in the homeowner receiving a wealth of information, highly detailed and well-presented, that fully covers all the phases of work. This will then allow them to choose the least expensive one and live happily ever after while their project moves forward without problems, delays or cost overruns. Most people “assume” that an estimate for construction work is all-inclusive and factors in all aspects of their proposed project. After all, the homeowner met with the contractor, told them what they wanted, and the contractor seemed pretty knowledgeable and sounded like a good guy.

The problem with this scenario is that it is left to the homeowner to become a professional proposal reader and to be able to understand multiple different quotes presented in multiple levels of detail with probably multiple impressions of what the project is actually supposed to include. Comparing these proposals to determine who the best contractor for the project would be is akin to throwing a dart at a board. Many homeowners will immediately dismiss the highest quote because the contractor must simply be too expensive. The truth is that in many cases the contractor with the highest quote may actually be the best choice. Why is that? Because he may be the only contractor who actually quoted the project you desire.

Foster Remodeling Solutions believes a comprehensive estimate should include: quantities and detailed description of materials; permits and any required plans; identification of the complete scope of the project including any work or materials to be supplied by the homeowner; finish and colors of materials used as the basis for the estimate; costs of all trades and their associated permits and insurance/licenses; and information detailing the actual construction process and projected amount of time to complete the project. There are other factors to consider when comparing “apples to apples” including each contractor’s warranty period for their work; how change orders are handled; and identifying any materials or labor on “allowance”. “Allowance” is usually a contractor’s code for “I’m not sure what this item will cost but if you should choose something over the amount I estimated then I want to make sure I get paid for it”. Allowances generally do not reflect a client’s true choice in the end and typically result in money out of pocket after signing a contract.

Finally, a good construction estimate should include details about the contractor themselves including copies of their licensing, insurance and any other required certifications; references from other recent and past clients; and a point of contact to answer questions about the proposal. It might also be good to know if any of the prospective contractors conduct drug screening and background investigations of their employees and whether they are members of any professional organizations which typically monitor their members for quality and customer service.

An apples to apples comparison of remodeling proposals may be hard to achieve without detailed plans and specifications up front. But, an educated homeowner who knows what to ask for and what to look for when seeking estimates for work can find success and avoid headaches later. At Foster Remodeling Solutions our goal is to provide a detailed and comprehensive proposal for work so that a client can feel comfortable moving into the design stage that the project scope and budget are clear and realistic.

~ article by Dave Guy, Design Consultant – Foster Remodeling Solutions, Inc.

We are a design-build contractor that provides architectural and construction services for garages. Whether you need a place to keep your everyday automobiles, protect your specialty vehicles or a quiet place to work on hobby projects, Foster Remodeling can help you create a haven from the weather. If you need extra storage space for games, toys, sports equipment and infrequently used household supplies, we can help you find the perfect place to keep them without taking away from room for automobiles.

Using our design-build software, we can create Northern Virginia home additions that are tailored to the homeowner. We use the space you have available and help you decide how to best use it. Together we can choose the best materials, colors and construction plan to create something that works for you. Before you give us a call, take a mental survey of what you would like to do with your new garage. Consider the number of vehicles you would like to house, any special height clearance issues, and other objects that will need to “live” in the garage. This includes bicycles, a shelving system, strollers, toolboxes and hobby equipment. If you have a growing family, you may want to think about the future number of drivers and vehicles that will call the garage home.

We can do either attached or detached garages, depending on your needs and space available. We will help you secure the proper permits required and we can make sure your project is completed on budget and on time.

This is a great question and has many different answers.

First ask yourself the following questions.

What would I change in my home if the cost of doing it was not an issue?
What do I love about my home?
How is the neighborhood?
If you have children, are the schools what I want them to be?
Is your commute to work a consideration?
Is shopping convenient to my home?

The reason for the above questions is pretty simple, just like the news; we tend to focus on the negatives instead of the positives. Keeping the positives in mind may actually help your decision process of what path to follow. At Foster Remodeling Solutions we focus on helping you make your home everything you want so obviously we would rather everyone stays and improves their home with us instead of moving.

The reason I want you to recognize the positives in your current home is simple. Many times over the years I have visited with homeowners that moved into their home less than 2 years ago and now they are recognizing the shortcomings of their new home and here we are discussing remodeling in their new home.. Selling your home and buying a new home is a very emotional purchase. The focuses of most buyers when they search for a new home are the areas of the existing home don’t meet their goals. Maybe the kitchen wasn’t big enough or was lacking storage. Was the Master Bathroom is too small? Is there room for guests or to entertain? The bottom line is that while you focus on these or other items you may not look as closely at the areas in the new house which your current home meets or exceeds.

In addition to the questions there are costs associated with a move that are not insignificant. First, the costs required to get the home ready to sell can add up quickly. This may include some cosmetic painting, new carpets, window treatments, home staging which may include storage of existing furnishings, and some updates. The costs for this are generally not recovered in the sale even if your home goes to settlement 60 days sooner than without these costs. In addition the cost for a mover may get close to 10K depending upon the size of your house. Finally and most importantly, consider the real estate fees and any incentives that may be necessary. On a home with a value of $500,000 these costs will be at least $30,000. Add these to the cost of the move and associated costs to sell and your investment can easily exceed $40,000 total.

The bottom line is this! Improving your home adds value. While the total value of the return is not 100% immediately and there is a difference between project types and the return on investment, most projects can and do return more than 70% immediately and some over 80%. This generally means that even with modest growth in the real estate market your investment will grow while you enjoy the new or remodeled space. In 5-7 years you will have the full return of your investment without the costs of moving.

The only time that this scenario may not work out is when you are downsizing your home. I can’t think of a scenario where taking some of the existing home away makes sense.

Now the question is…. What may make more sense? Make the house and neighborhood I know the home I want to live in, or gamble and sell my home and move to a neighborhood I don’t know into a house that may address the negatives of my existing home and hopefully the parts I am not checking closely meet my goals as well.

article by George Domedion – Design Consultant, Foster Remodeling Solutions

Through our design build program, Foster Remodeling can help you create the ideal sunroom addition for your home. It can be essentially encased in glass or have a traditional ceiling instead. We can help you choose the right location, size and purpose for your sunroom. We specialize in architectural design and building construction as a team project. We handle the concept from beginning to end so that you meet your budget and we meet your time table.

Creating a sunroom has a number of advantages for you as a homeowner beyond being a respite from summer heat and cold winter temperatures. For those with a beautiful yard, the sunroom can enhance the enjoyment. The sunroom, when placed thoughtfully, can have the best view in the house. Walls of glass afford an uninterrupted view of the waterfront, woods or well-decorated landscape.

Keep an eye on your children at play outside when you enjoy the comfort of the indoors without sacrificing supervision or safety. At night, a clear glass ceiling features spectacular stargazing or a rare opportunity to see storms forming above the house as it begins to rain. Add a table or some comfortable furniture for a quiet haven from the rest of the busy household. In the quiet of morning, watch rabbits or deer foraging for food outdoors while you enjoy a cup of coffee.

One key reason for adding a sunroom is to create more space in the home. Sunrooms make a nice place for entertaining where friends and family can gather for a meal or to watch a sunset. For the artistic and creative mind that works at home, a sunroom is the ideal environment to find solitude and a peaceful, productive environment. It can also be a place to add wireless Internet for laptop users or a nice speaker system for musical entertainment buffs.

Our handymen are gifted with skills in multiple areas, such as plumbing, carpentry and electrical work. This means you don’t have to call three different companies for three different repairs, just call Foster Remodeling. We do all handyman jobs on a time and materials basis. When you need a service call, just let our friendly staff know exactly what has to be done. We will send out a professional who is well-versed in making the repairs and installations needed for all of the projects you request.

Does your kitchen need new countertops? We can do that. We also install interior trim and hardwood flooring. Broken doors, windows and shutters are routine tasks for our handyman staff. We also replace plumbing fixtures, such as sinks and toilets. These are tasks that require both sound physical shape and the tricks of the trade required to make them fit as they should with existing plumbing and décor. The next time you have a nagging project that needs attention and you can’t do it yourself, give us a call.

The Greeks had bathrooms with water supply and drainage systems, and vase paintings indicate that the Greeks even used shower systems. However, it was the Romans who really turned bathing into an art form. They created elaborate bathrooms in the villas and town homes of wealthy Romans, complete with hot running water and heated floors. In modern Europe, the first indoor plumbing did not evolve until the mid 17th century. The first flushing water closet was developed in England in the mid 19th century.  

It is difficult to think that the bathroom as we know it today has been commonplace in our homes for less than 100 years. Before this baths were unwieldy metal lined tubs that were brought into the kitchen for weekly bathes filled with hot water heated on wood burning stoves.

John M. Kohler founder of the Kohler Company was one of the first to see a new market. He modified a horse trough by enameling it and adding legs, then sold it as a bathtub to meet the growing demand for bathroom fixtures around the turn of the century. As plumbing techniques improved and modern bathroom suites were manufactured on a mass scale, bathrooms were made into self contained areas and bathing became an increasingly private affair.

THE MODERN MASTER SUITE�
From a single bathroom in most homes at the turn of the century, bathrooms have grown in size and number over the years. The private master suite with its own bathroom has been a growing trend in housing and in the remodeling industry in particular over the past several years. It is one of the fastest growing trends in our industry. 

The master suite can be as simple as a large bedroom with it’s own private bath to suite of several rooms, which may include an exercise room his and hers bathrooms and a study or sitting room. The typical master suite that we encounter in the remodeling business is in a house that was built 20 or 30 years ago and does not meet the standards that people have come to expect over the past few years. These older master suites usually consist of a small standard 3 piece bath with a tub or shower stall, a dressing room with a separate sink and a walk in closet adjacent to the master bedroom. 

Our most common master bath remodeling project is to make the existing master bath larger and more luxurious. Sometimes this can be accomplished within the confines of the existing bathroom, but usually a small addition or using space from another room or closet is required. Sometimes the project consists of a large addition with an entire new master suite; a new bedroom, large master bath and his and hers walk in closets, even his and hers baths.

As the one place in the house that is designed specifically as a quiet retreat, today’s master bath must give home owners a sense of peace , a place to rejuvenate and a sense of gaining power over their stressful lives. All of the details in the master bath are what makes the space comfortable and supportive and helpful in relieving the stress of their daily lives.

STYLE TRENDS
Because the bath is such a personal space, designers feel that current trends are not as important as what makes the consumer comfortable. Transitional styling is probably the most common and the safest way to go. It works well in almost every style house.

SHOWERS AND TUBS
 The single most requested addition to the remodeled master bath is for a large custom shower with multiple shower functions. This may be in conjunction with a whirlpool or soaking tub, or depending on space constrictions may replace the tub entirely. These showers can be quite elaborate and sizable with bench seats. Multiple shower heads and body sprays and rain showers thermostatic valves and even steam showers. 

There is a gender gap on preferences: Women tend to request bench seats and hand held showers were as men are more interested in body sprays, rain showers and steam showers. These elaborate shower systems can put out a large volume of water and existing water supplies, pressure and water heaters capacity should be investigated before they are added to existing homes. 

A newer trend in tubs is towards air jets and systems that can provide hydro therapy, chromo therapy and even aroma therapy.

VANITIES
His and hers vanities are a must in master bath remodeling. Usually vanity cabinets are used with tall cabinets for linen storage and other larger items included. Another option is to do two pedestal sinks which provides a cleaner and more open look, but limits storage options.

LIGHTING
Good lighting is always a necessity and in the master bath it is particularly important. Consumers need to accomplish such items as shaving, applying makeup and other grooming tasks.

The lighting can be as simple as recessed can lighting in the ceiling, to elaborate retro style light fixtures for a vintage look. The best lighting at vanities is to provide both overhead lighting and lighting from the side usually provided by fixtures or sconces. A luxurious feeling may be added with a chandelier over the tub or in the center of the room. The addition of dimmer switches can provide a nice romantic ambience. 

FINISHES
A dynamic master bath remodel also requires the right finishing touches. This seems to be a time when anything goes in fixture styles and finishes from standard polished chrome and nickel finishes to brushed nickel and bronze to gold and brass which are making a comeback. Brushed or rubbed nickel is still the most popular fixture finish, but there is also a market for darker finishes such as aged copper and distressed pewter and bronze. 
Faucet styles vary from contemporary single control minimalist styles, usually in polished finishes, to very traditional copies of historic f three hole fixtures, which provide more of a statement. These can both be deck or wall mounted .The matching of all fixture styles throughout the room is still the most common option used. �

There are many options for floor and wall finishes from ceramic and porcelain tile to natural stones such as limestone, marble, granite and slate. The most common finish at this time is honed rather than polished, this is a softer look and easier to maintain. A very luxurious touch is to install heated electric floor blankets under the floors to keep them nice and warm.  

The most common colors used are neutrals such as white biscuit and beige. Soft greens are also popular and can be very soothing.

 COSTS
 The average cost of a master suite/ bath addition varies of course based on size and the level of finishes used. According to remodeling Magazine the average cost in the Washington, DC metropolitan area in 2009 was $71,284 for a midrange project to $136,703 for an upscale remodeling project.

OUR GOAL
Our goal at Foster Remodeling Solutions is to provide our clients with a well designed and soothing space where they can relax and enjoy private time away from the distractions of the hectic world around them.

In years past when the “I need more space” demand came up in conversation the immediate solution would be “let’s build an addition”.  In today’s economy along with declining housing values building an addition may not be feasible or a cost effective solution.  The addition may not have been the best option all along.  The existing space, if configured correctly, could be more than sufficient.

Planning Strategies

• Perform a spatial study outside of the existing kitchen or bathroom defined parameters.
  • If by removing an interior wall can we gain additional storage space by adding an island or coffee/wet bar?
  • Replacing the Walk-in Pantry with a series of 18-24” deep floor to ceiling pantry cabinets.
  • Does the Laundry Room need to be separate from the Kitchen or can we integrate the spaces?
  • Are there too many cooks in the kitchen due to poor travel routes?
  • If the refrigerator was on the other side of the space would that elevate the traffic back up when the kids come home from school and while I prepare dinner?
  • Can the existing Master Bedroom walk-in closet be reduced in sized to increase the size of the shower? 18” in order to add that bench seat?
  • Do we use the vanity in between the Master Bathroom and the Walk-in closet?
  • The standard 5’ long vanity with double bowls requires his and her shifts in order to get ready at the same time.
• Capture existing spaces:
  • Banquet seating or built-in bench seating as apposed to a free standing table and chair can save space by eliminating one or more travel routes.
  • Replacing the breakfast table with peninsula seating.
  • Reconfigure the L shaped kitchen with island into a U shaped kitchen with a peninsula to again eliminate 36”-48” of travel routes.
  • Downsize the existing laundry room by replacing the side-by-side models with the more energy efficient stackable units.
  • Capturing a portion or all of the sitting area adjoining the Master Bathroom or Walk-in Closet in order to expand two spaces.
  • By removing the spacing eating never used soaking tub the existing space can be reconfigured to increase the size of the shower or divide into his and hers vanity area.
• Form and function of Installed items:
  • Adjust depth of cabinetry from the standard 24” to 18” to accommodate travel routes.
  • After the design has met the necessary countertop or food prep area explore using 12”-15” deep wall cabinet which come down to the countertop.  The bottom portion of these cabinets to be additional drawers, glass front doors for display pieces, or appliance garages.
  • Pull out trays and dividers inside of the cabinetry will increase it’s function.
  • Adding a small bay or bow window in the Kitchen or the Master Bathroom.  The unit can act as a plant shelf or ledge in the Kitchen or it can be used to expand the foot print of the existing Bathroom in order to add the jetted or soaking tub by incorporating the tub into the bay area.
  • Avoid purchasing and installing appliances that are too large for the space.  A 10’x10’ Kitchen can not accommodate a cook top and a double oven.  Conversely, it can not support a 48” free standing range and its hood.
  • Think vertically by adding tall linen cabinets or again wall cabinets which rest on the countertop in the bathrooms.  The wall cabinets can define and divide spaces (his and hers) as well as replace medicine cabinets.
  • Master Closet:
    • Can I replace the existing freestanding dresser with built-in shelving in the existing closet?
    • Replace single rods and shelf with a double rods and shelf.

As you can see there maybe ways to             reconfigure the existing spaces without   adding the additional space.  Sit down and think about how you and your family use the adjacent spaces not just the Kitchen or the Bathroom.  You may find that we can elevate the concerns by addressing the other areas.  In many cases the space is sufficient, but the traffic flow is causing the pile up.

Is your basement a hidden gold mine of space? Imagine it with more walls. Maybe it’s time for you to do some custom remodeling. Divide the basement into two or three more rooms. There would still be plenty of room for storage and appliances, but the wide-open space can probably be used much more efficiently. Maybe it’s something you’ve always wanted to do, but never seem to get to.

Here are a few ideas to get you started.

Bedroom

Who needs their own bedroom? Has your family expanded since you bought the house? Maybe your children are sharing a room. Things might be a little more peaceful if they had their own rooms. Teen-agers would definitely agree with that.

Bathroom

Has someone in your home been dubbed a “bathroom hog”? This might be one way to solve the problem. Improve the one you have with a remodel to add a shower or tub. If there is no bathroom downstairs, adding one is probably easier than you think.

Playroom

Do the kids have a safe place to play where they can be a little noisy? Give them their own haven with soft floors and cozy furniture. Make a playroom big enough for the train set, the Barbie dolls and the Wii.

Storage Room

Are things piled up in the basement? Use shelving to make the most of all that space. Line the walls with storage units or rows of shelves to store paint cans, small appliances and sports gear. Anything that is in boxes or piled up in a corner can be neatly stowed away until it is needed.

Entertainment

Do you need a comfortable place for another TV or are you ready for a new entertainment center? Put sound proofing in the walls and move Aunt Mary’s couch in here. Add a small fridge and a bar with a sink for cold drinks and refreshments during the game or a movie. This can become a room for rest, relaxation and enjoyment.

Computer Room

Do you have a computer room? This might be a good place to put one. Maybe your office upstairs is too noisy or distracting. Move it downstairs to the basement and convert the room upstairs into something else, like a bedroom. Consider installing wireless networking to make it compatible with your laptop.

When you are ready to remodel your basement, give Foster Remodeling a call. We specialize in Northern Virginia home renovations. We can help you with interior remodeling for your basement and help you do it on budget and on time.

Lead; Renovation Repair and Painting Program 

Beginning April 22, 2010, the Environmental Protection Agency will begin enforcing its new Lead; Renovation Repair and Painting Program.  This program was designed to decrease the risk of lead poisoning in children living in homes under renovation.  In 1978, the Consumer Products Safety Commission banned the sale of lead paint to prevent complications from lead paint contamination in homes and schools.  Lead paint and specifically dust from lead paint created during renovation projects is extremely hazardous to children under 6 years of age as well as pregnant women.  In children, lead has been proven to cause damage to the nervous system and kidneys as well as speech, language and developmental disorders.  Pregnant women are at a higher risk of lead exposure and contamination can be passed along to the fetus resulting in miscarriages, low birth weight, premature births and brain damage. 

Beginning on this date; Contractors working in homes constructed prior to 1978 when more than 6 square feet of interior or 20 square feet of exterior painted areas are removed or disturbed, must follow the new regulations the new regulations.  In addition, all companies working on a project where lead paint has be indentified must be certified through the EPA and have at least one Certified Renovator on staff. Below are the necessary steps to properly work on homes constructed prior to 1978: 

1. Identify the age of the home
2. Test painted surfaces for lead or renovate assuming that lead is present
3. Post warning signs indicating that lead paint will be disturbed.
4. Set up plastic containment walls to prevent dust from entering unaffected work areas
5. Cover all heating and cooling registers with plastic as well as any items left in the space
6. Commence demolition while protecting workers with Tyvek suites, gloves and N100 HEPA filter masks or respirators.
7. Remove all debris in 6 mil trash bags sealed with duct tape and folded in a “Goose Neck” fashion.
8. Vacuum entire contained area with a HEPA vacuum
9. Wet mop and dry the remaining plastic and dispose of properly
10. Provide visual inspection by “Certified Renovator”
11. Maintain project documents in house for a minimum of 3 years

 In Addition to the above steps, the “Certified Renovator” must keep the following information on site in a job file and maintain these records off site for a minimum of 3 years:

1.  Copy of testing results
2. Signed copy of the EPA Pamphlet “Renovate Right”
3. Names of “Certified Renovator” and workers performing the renovation
4. Job Site checklist showing all procedures to be followed
5. Test results of clearance using either a visual inspection, or a third party inspection

 It is important to understand that “Certified Renovators” are not trained or certified to be “Abatement Contractors” who can provide lead specific removal but are trained and certified to work safely on projects that may contain lead paint covered materials as part of a renovation or remodeling project.

When searching for contractors to renovate you home, please ask for a copy of their Environmental Protection Agency “Lead-Safe Certified Firm” certificate.

One of the most popular Northern Virginia home additions is the deck. Not only does it create a social gathering place for friends, family and neighbors, it boosts the resale value of the house.

There are a number of factors to consider before jumping in. Start with the location. Consider whether your deck will be best on the first or second floor. Keep it close to an entrance. Transporting things like food and drinks, books and games in and out of the house should be easy and convenient.

The area should be relatively level. If not, added support beams must be put up. If it’s a second-story structure, it will cost more, but may be worth the investment. The deck should be in an area with a nice view when outdoors. Avoid placing it next to the shed, dog run or woodpile.

How big to make your deck really depends on how much room you have and how it will be used. If you plan to have meals at a picnic table or multiple people will be using it, make it big. On the other hand, this will limit the amount of room to roam in the yard. Make sure the kids and pets will still have an area to run and play.

The avid gardener in your family will be protective over areas with the best soil and sunshine, so think it through and try to come up with a location that will make everybody happy.

The more expensive the materials, the more the project will cost. Remember, skimping on quality may cost more in the long run. Find a happy medium with quality materials that will last a long time. If you plan to stay in your house for the long haul, think about how the deck will look and wear in five or 10 years. You may wish to have a surface that can be stained a different color. Likewise, you may prefer something with as little maintenance as possible.

At Foster Remodeling, we can help you find the right location and materials to suit your needs. With years of experience in Northern Virginia home renovations, we know what works best for remodeling projects. Hot summers, snowy winters, wet springtime and a blustery autumn all affect how a new deck should be built and what materials will suit it best.

Once you have decided on the basics for a new deck, it’s time to focus on some features now available. Awnings, lounge furniture, lighting, dining areas and electricity should all be taken into consideration

As with all home additions, building permits are usually required. We can help you secure which ones you need and make sure you are in compliance during the project. Since we have done new decks for years, we are familiar with all of the steps necessary to complete your home improvement project on time and on budget. When you’re ready to take the first step, contact us. We will help you plan a new deck you can enjoy for years to come.