Posted on Tue, Aug 17, 2010
Posted by: Brian Ciota, Vice President
If you’ve put together a wish list the next step is to determine how much it will cost to remodel your kitchen.
- Cost is determined by the scope of your project. A minor kitchen update where you are painting existing cabinets, installing new countertops and flooring can cost under $10,000. A major remodel where you are upgrading appliances and installing new cabinets, countertops, flooring and making structural changes can cost anywhere from $50,000 to well over $100,000. Cost may also be influenced by where you live. Remodeling Magazine annually publishes a report on “Cost Versus Value.” For our region (the Middle Atlantic States) the average cost of a minor kitchen remodel of a 200 square foot kitchen is $22,130 while the cost of a major remodeling project is $59,905. An upscale remodel averages $115,608.
- Establish your priorities when planning your project. What do you want to change the most? What can you keep? What can be replaced at a later time? Knowing what is important to you can help you save money over the course of the project. If granite countertops are not important to you, then you can save money by installing granite-look laminate counters. Countertops can be upgraded at a later time.
- Consider your home’s value. Is resale value important to you? Are you planning to live in your home for a very long time? A common principle you may have read about remodeling a kitchen is that the cost should be no more than 15 percent of the current value of your home if resale value is important to you. If you are anticipating selling your home in the next few years, spending up to 15 percent of the value on a remodeling project can be a lot. However, if you plan to live in the home for 10 years it may make sense to spend more to renovate the space to meet your long term needs.
- Identify the “big ticket” items for your project and shop around. Cabinets are generally the most costly item in a kitchen remodel and can be as much as 20 to 30 percent of the budget. Appliances and counter surfaces are also expensive line items. Knowing the cost of these items will give you a ballpark estimate of what you can expect to pay for your project. Labor and installation can be double the costs that you spend for material. Check out home shows and talk with retailers and contractors. Visit showrooms and compare products and prices. We are a design/build firm and we shop with our clients to guide them in the process of selecting products for their project.
- Talk to friends. Talk to friends who have recently remodeled their kitchens and review reference magazines on remodeling to get a realistic idea about what it will cost you. Research on your part will help you prepare a realistic budget. A design/build contractor can prepare a budget for you.
- Work with a design/build professional. A kitchen remodel is a significant investment and it pays to consult with a professional kitchen designer who is certified by the National Kitchen and Bath Association. However, a kitchen designer alone may not provide the best cost information or adequately address structural and mechanical issues. You wouldn’t want a designer to build or a builder to design. Working with a design/build firm combines both services into one. A professional designer who works with your contractor will be best suited to determine logistics, suggest materials and products, and create a functional design that incorporates your personal style and budget.
- Plan your budget to address unexpected circumstances that may occur once the project is underway. Your contractor may encounter unforeseen issues once the project begins such as having to reconfigure plumbing or electrical circuiting, re-framing wall supports, adding duct work, or other problems. As a design/build firm we generally are able to get this cost down to 2 to 5 percent because we address most problems in the planning stage. Be sure you have enough in your budget to deal with the unexpected.
Which of these tips do you find most helpful? What tips would you recommend to homeowners?
Posted on Tue, Aug 10, 2010
Posted by: Brian Ciota, Vice President
Most people begin a kitchen remodeling project with a “wish list” – everything you NEED and WANT in your dream kitchen. To help start your wish list, we’ve developed this handy A-to-Z guide of features you’ll want to consider as you plan and budget for your project:
- Appliances. Research appliance makes and models. Your choices will impact the design of your kitchen and your budget.
- Built-ins. Make a list of items you would want built into the design of your kitchen. Appliances now are made in counter depth sizes to fit into standard cabinetry. Other types of built-ins to consider are banquettes for breakfast areas and appliance “garages” to house microwave ovens, coffee makers and mixers. Don’t forget to factor in a broom closet if your space allows for it.
- Cabinets and Countertops. Visit showrooms to identify the type of cabinets and countertops you want to use in your project. Note the line, style, material, color and finish for cabinets and type of material, edging and colors for countertops.
- Drawers and Desk Areas. Pull-out drawers are great for under-countertop storage. Check them out when you visit showrooms. Many kitchens feature a desk area for a computer and for doing paperwork such as bill paying or meal planning. On the desk you could add a charging station for cell phones and PDAs.
- Electronics. In addition to appliances, computers and flat screen televisions have found a home in the kitchen. Think about adding these to your space along with a cable service.
- Flooring. Flooring in kitchens includes wood, ceramic tile, vinyl, laminate, concrete and carpet. Other materials used are granite, bamboo and marble. Flooring should not only be attractive but easy to maintain and practical. Go to showrooms and read product reviews.
- Galley or Gathering Space. Think about the space in your home. An efficient galley kitchen is a great asset for food prep for a serious cook while space for informal meals and family gatherings is important to households with children and for those who like to entertain. To achieve extra space you may have to extend the kitchen by adding an addition or reconfiguring an underused dining or living room in your plan.
- Hardware. Select hardware that is attractive, easy to clean and fits within your budget. If you’re planning to live in your home for a long time consider easy to use products like cup shaped pulls on drawers and lever handles on doors where appropriate. “Universal Design” ideas can be implemented in your project to create a space that can be used over the course of a lifetime.
- Islands and Peninsulas. Islands and peninsulas are the work stations of a kitchen. Generally they are designed for food prep, informal dining and storage.
- Jewels of the Kitchen. “Jewels” of a kitchen are items you add for aesthetics like pendant lighting, glass cabinets, custom tiles on backsplashes and areas for display of collections.
- Kitchen Triangle. The kitchen triangle considers the placement of the stove, refrigerator and sink/dishwasher area in the design of a kitchen so that a cook can work efficiently. Read our kitchen triangle article for more information.
- Lighting. Lighting is essential to the function of a kitchen. In your plans consider natural sunlight. If your kitchen needs more sunlight, consider skylights and sun tunnels. Your plans should also take into account lighting over work and dining areas and under cabinets. Options for lighting include florescent, halogen and LED. Fixtures to consider for the kitchen are pendant lights, under cabinet units and recessed lights.
- Moldings. Moldings add architectural interest to a kitchen but also finish off cabinetry, doors and flooring. Pay attention to ornamental moldings when you are looking at photos of kitchens.
- Nooks. Nooks or alcoves are recessed areas of a room that can be used for dining or displays. They add interest to a kitchen but also provide functional space.
- Outlets. Add extra outlets to your wish list. If you don’t, you’ll wish you had considered the height and placement of outlets as well as the number to include when you operate small appliances and gadgets in your kitchen.
- Pantry, Pull-out Storage. There is nothing more frustrating than reaching into the recesses of cabinets to find food, pots and pans and dishware. Look for drawers and cabinets that provide easy access to these items.
- Quick Access. Consider adding carousels (Lazy Susans) to corner cabinets for spice and food storage. Under cabinet trash disposal and recycling pullouts should be included in your plan.
- Recipes and Cookbooks. Plan areas to organize cookbooks. Computerize your recipe files. Here’s a tip for cherished family recipes - frame them; a favorite recipe in your grandmother’s handwriting will be treasured for generations.
- Sinks. Sinks are the most important fixture of a kitchen. Choose them wisely. Consider depth, faucet styles, utility and ease of cleaning. Don’t forget to select a waste disposal. If you have children, choose a waste disposal with safety features.
- Tiles. Floor and backsplash tiles can be used very creatively. If you are using tile on the floor, consider non-skid products. When you’re choosing tiles, don’t forget to select the grout as well.
- Under Counter Appliances and Storage. If you are adding additional refrigerator space consider installing a beverage refrigerator under a counter. A mixer can be stored in base cabinets with a pop-up shelf to free counter space.
- Ventilation. When selecting cooktops and ovens consider ventilation. Ventilation hoods come in a range of styles and some cooktops use down-draft ventilation. Your choice should be factored into your kitchen design.
- Wet Bars and Wine Storage. A space dedicated to beverage storage and glassware is always a plus in a kitchen.
- Xtra Ideas. A kitchen remodeling project is a big investment. Take the time to read product reviews especially when it comes to appliances and consumer information about kitchen remodeling projects. Read what others are saying. Sources you may want to check out are Better Homes and Gardens' Kitchen Bath Ideas, HGTV Kitchens and our Kitchens Gallery.
- Your Personal Touches. Choose colors fabrics, wall decorations, kitchen collections and other items that reflect your likes, interests and lifestyle.
- Zones. When you put together the plan for your kitchen think about the way you want to use your space and plan around “zones” for food prep, clean up, dining, storage, baking, beverages, paperwork etc. The National Kitchen and Bath Association offers an online “Kitchen and Bath Workbook” to help you plan your project.
Take your time when planning a kitchen remodel to address all the details. If the list seems overwhelming, consider hiring a design/build contractor to walk you through it.
Did we leave anything out? What do you have on your kitchen “wish list”?
Posted on Tue, Jul 27, 2010
Posted by: Brian Ciota, Vice President
We’ve all heard contractor horror stories – from cost overruns to shoddy work. It’s not unexpected in this industry since virtually anyone with a truck and tools can call themselves a contractor. In fact, quite a few of our customers came to us because of dissatisfaction with their contractor.
After listening to our fair share of stories over the years, we decided it was time to develop a guide to help consumers understand how the remodeling business works and to arm them with the questions they should ask any potential contractor. The guide – “10 Things You Must Know Before Hiring a Remodeling Contractor” – was developed with our friend and colleague, Stephen Nash, President of Upscale Remodeling in Ithaca.
We feel so strongly about this topic that we’re making our guide available free to anyone to download on our Web site. The guide comes with a handy checklist we created to assist you in planning your next home remodeling or renovation project. We hope you will take advantage of this offer – and tell your friends and neighbors about it.
Here are the topics we address in the Guide:
Part I. Steps to Successfully Hiring a Contractor
1. What makes a remodeling project successful.
2. What to look for in a contractor.
3. 21 Questions you should ask to select the right contractor.
4. 13 Questions to ask a contractor’s references.
5. Factors contractors consider in estimating the cost of a project.
6. How to ensure the success of a project.
Part II. Things to Avoid in Hiring a Contractor
7. What to watch out for.
8. The 6 most common misconceptions about home remodeling.
9. 16 Questionable practices some contractors use to lower project costs.
10. Costly mistakes homeowners often make.
As always, we welcome your feedback and comments.
Posted on Tue, Mar 23, 2010
Posted by: Brian Ciota, Vice President
The majority of home owners view their home as their most important investment. We're always considering ways to improve our homes to accommodate our lifestyles. Popular remodeling projects include new kitchens with up-to-date appliances, luxurious bathrooms, home offices or media rooms. In Central New York, with our frequent cloudy days, many people add a sunroom to ease the drudgery of winter. Basement renovations add living space and improve a home's function. But which projects add value to a home investment when it comes time to sell?
If you are thinking about remodeling your home, take a moment to ask yourself the following questions:
- How long do I plan to own this property? (If you're planning to live in the home for less than five years, it may make sense to take on remodeling projects that freshen up the inside of the home and promote curb appeal.)
- How does the value of my home compare to other properties in the area? (Generally, a remodeling project that is less than 20 percent of the average resale value in your area can be recouped when your home is sold.)
- What do I gain by remodeling? (Many people remodel to enrich their lifestyle and enjoy their home. If you love to cook and entertain, a state-of- the-art kitchen will provide years of pleasure. If you're a wine connoisseur, a wine cellar and bar are "must haves". If you have a beautiful yard and want to bring in the outdoors, then add a sunroom. If these are the things that add pleasure to your life, go for it!)
According to Remodeling Magazine's 2009-10 annual report on the relationship between remodeling costs and resale value, different remodeling projects offer a wide range of payback. The table below compares remodeling costs to resale values in the Mid-Atlantic States (including New York):
| Project |
Avg. Cost |
Resale Value |
% Cost Recouped |
| Replace front entry door with steel door |
$1,248 |
$1,217 |
98 |
| Vinyl siding replacement |
$10,908 |
$8,920 |
81 |
| Fiber cement siding replacement |
$13,497 |
$10,710 |
79 |
| Foam-backed siding replacement |
$13,369 |
$10,489 |
79 |
| Vinyl replacement windows |
$11,408 |
$8,766 |
77 |
| Wood replacement windows |
$12,410 |
$9,248 |
75 |
| Attic bedroom addition |
$53,780 |
$39,292 |
73 |
| Minor kitchen remodel |
$22,130 |
$15,973 |
72 |
| Bathroom remodel |
$17,383 |
$11,817 |
68 |
| Major kitchen remodel |
$59,905 |
$39,860 |
67 |
| Basement remodel |
$67,455 |
$41,127 |
61 |
| Master suite addition |
$111,857 |
$67,612 |
60 |
| Deck addition (composite) |
$39,270 |
$22,584 |
58 |
| Sunroom addition |
$76,580 |
$38,661 |
51 |
The costs recouped on a remodeling project depend on a variety of factors including the condition of the rest of the house, the value of similar homes nearby, and the rate at which property values are changing in the surrounding area. If resale value is a factor in your decision to remodel, consult with a local remodeler about construction costs and look closely at the comps and market conditions in your area.
Posted on Tue, Feb 16, 2010
Posted by: Brian Ciota, Vice President
When remodeling or renovating your home, the biggest decision you'll make is hiring the contractor. It's your home and your investment, so don't feel pressured to make a quick decision. In fact, if you feel pressured, that should tell you something about that contractor. Take your time and ask a lot of questions. To help you get started, here's a checklist of tips and questions you'll want to get answered.
1) Finding a contractor.
__ Talk to friends who have had similar work completed. They can tell you about their experience and provide names and contact information of contractors.
__ Visit home shows. Talk to contractors. Look at portfolios and examples of their work.
__ Check websites of local contractors.
__ Contact local home builder and remodeler associations for a list of members.
2) Planning the project.
__ Have a plan. If you are planning a major renovation you may want to hire an architect or designer. If you don't have a plan in hand, consider hiring a design/build firm.
__ Prepare a written description of what you want done. Be as specific as possible. Make a copy of your notes for the contractor.
3) Meeting with contractors. Select several contractors to discuss your project with. Get to know them and their work. Ask the following questions:
__ How long have you been in business? The National Association of Home Builders (NAHB) advises consumers that it usually takes three to five years to establish a financially sound business. You want to be sure that the contractor will be around after the project is complete to service any warranties.
__ Does the contractor have a permanent business location and a good reputation with local banks and suppliers?
__ Are you and your sub-contractors licensed to do plumbing and electrical?
__ Do you have a project portfolio?
__ Do you use your own crew for the work or will you use subcontractors?
__ Do you carry worker's compensation and liability insurance?
__ Do you provide a written contract?
__ Will you apply for permits (building, electrical, plumbing)?
__ What kind of warranty do you offer and what does it cover?
__ How and when do you clean up, particularly dust?
__ Do you have a list of references?
__ Ask to see examples of the contractor's work completed and in progress. Check the quality of workmanship and materials.
4) Getting Estimates or Proposals. When you request an estimate be as specific as you can. You may want to discuss your budget for the project.
__ Provide the contractor with a list of items and materials you want to use. For example: cabinets, doors, flooring, fixtures, tiles, finishes, lighting, etc.
__ Ask the contractor to submit the bid in person so that you can discuss the estimate with him. Review the estimate carefully. Be sure that everything you ask for is included.
__ Ask the contractor for a construction schedule.
5) Get it in Writing. For your protection and peace of mind, ALWAYS GET IT IN WRITING!
__ The contractor should provide a clearly written contract. Review it carefully.
6) Choosing a contractor. Before making your final decision, make sure you can get along with the contractor and can communicate well. The contractor should be knowledgeable and willing to offer ideas.
__ Call the contractor's references. Ask about their satisfaction with the contractor and the work.
__ Call the local Better Business Bureau to check for complaints that may have been filed against the contractor.
__ Look for a fair price. Don't automatically accept the lowest estimate. It may be unrealistic or the contractor may be seeking an advantage over competitors which may later result in unexpected costs. NAHB advises consumers to be cautious of unusually low priced bids. If the builder is unable to pay for the materials and labor as the project proceeds, this may indicate a potential problem.
Finally, and most importantly, when you hire a contractor consider reputation, knowledge, reliability and willingness to stand behind the work. Choose the contractor you feel will give you the best overall value for your investment.
For more information on hiring a contractor, check out the NAHB's checklist and the Canada Mortgage and Housing Corporation's Hiring a Contractor fact sheet.