With the housing market down, many homeowners who had planned on eventually trading up to meet new familial needs may have no choice but to stay in their existing homes longer than expected. This leads to discussions of remodeling and on what scale. Today’s interest rates and competitive labor costs can make this a good time to remodel. Making a home more live-able is a very practical option, it adds value to the home and owners can enjoy the improvements while waiting for the housing market to improve. Also, when the housing market does rebound there will be an equal increase in the price of labor and materials for home remodeling projects.
Contrary to popular belief, remodeling as an economic investment rarely leads to a “profit”; this was the reality even before the economic down turn. The value of your home does increase, but the present housing market debunks the “profit” argument. The better fundamental justification for remodeling is improving your quality of life, and that is an investment which benefits both the bottom line and everyday living.
The Journal contacted local contractor Greyhawk Construction with some questions many homeowners would have concerning a remodeling project. It is an important investment in time and money, and there are enough sad stories where homeowners suffered due to a lack of planning. Changing your home can change your life, but converting dreams into brick, mortar, or drywall need to be grounded in realistic expectations.
Remodeling QA
One question homeowners might wonder about is when they may need to splurge for the services of an architect. According to Hank Roth, the owner of Greyhawk, “An architect will be needed if any structural changes are to be made. Also any large or complex additions should involve an architect especially if the front of the house is going to be drastically changed. Curb appeal is important for resale, the finished product should look like the house is new, not a little house with add-ons all over.”
Once a decision is made to remodel, and plans are in place, the most notable concern among those familiar with the process is the matter of delays. A project that should only take a few days can turn into a few weeks, and a project scheduled for a few weeks can often stretch into months. Sub-contractor scheduling/coordination, special ordered material, and change orders after work has begun are three of the most common causes for delay. According to Hank, the most problematic is sub-contractor scheduling which usually plagues homeowners acting as their own general contractor.
According to GreyHawk, “Even on small projects such as kitchens and bathrooms, owners will need to coordinate carpenters, electricians, plumbers and ceramic tile setters; larger projects will include masons, framers, HVAC, roofers and others. One of the drawbacks of a homeowner acting as his or her own general contractor is that all the workers know this job is a one time deal so they will always give priority to jobs that come through a professional general contractor who will hire him/her again.” For those that do fore-go a general contractor, managing a small project can become a full time job as the beginning of one piece is reliant on the completion of another. This complication might lend itself to some initial cost savings, but residents will need to weigh the inconvenience of an extended project against completing it on time.
The other common causes of delays, special ordered material and change orders, can be avoided with conscientious planning. Homeowners may want to wait till any specially ordered material has been delivered prior to beginning work. This might mean leaving the car in the driveway and storing material in the garage. The problem of change orders usually rests on the homeowners shoulders as something inspires a new idea that requires the plans to be re-worked. Planning things far enough in advance so that you can become comfortable with the plan is important. It’s also a good idea to discuss things with friends, neighbors, and family. Getting additional input might save you money, give you better ideas, but at least it will help you cover different scenarios prior to the job beginning.
Remodeling a kitchen might not be a difficult job technically, it is probably the most intrusive. The Kitchen is often the heart of home where family gathers to cook or talk, and having that room taken out of commission can be a logistical nightmare. Homes older than 30 years will require upgrades in electrical and plumbing systems, which can extend the length of time living without your kitchen. According to Hank, “Most families set up a temporary food prep area in an adjoining dining or living room. This area will include moving the refrigerator next to a table with a microwave, toaster oven and coffee maker. Cleaning dishes becomes a problem if the dishwasher is out of commission , so most folks use paper plates when ever possible.”
Another area that can lead to delays and problems is getting the proper permits in place. Depending on the scope of the project there may be permits required, variances needed, and the scheduling of inspections. Homeowners should make sure it is clearly communicated as to who will be responsible for making sure all the paperwork is completed and permits issued. At GreyHawk, the modus operandi is to have the general contractor be responsible for getting the permits. “Most towns will not begin the review process until all the paperwork is in order,where as an experienced contractor should be able to expedite the process. Secondly, as the person whose workmanship is going to be inspected, I like to meet the people who will be passing judgment on my work. To that point, there are many gray areas in the building code and it is up to the individual inspector to interpret the code. As each town has its own inspector, I recommend whoever is going to do the work meet with the inspector before beginning .
Returning to the beginning of this article which was inspired by the need of some families to expand their existing living space, we asked Hank Roth what would be the most pragmatic options. He believes, “Converting an existing garage or basement to living space will save a lot of money over building new space in the form of an addition or add-a-level . The foundation, framing, roof and siding are in place, so except for closing in the garage door and maybe a new plywood floor on sleepers the contractor can move right to the finishing stages such as rough electrical, heating, insulation, sheetrock and trim work. Finished basements can add lots of living space as a kids playroom or man cave, but should not be used as a bedroom unless an adequate egress window or door can be installed. Of course if your garage is like mine you will have to build a shed or two to hold everything that’s in your garage now.”