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, 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, Jul 13, 2010
Posted by: Brian Ciota, Vice President
The “Universal Design” movement has gained momentum because of the advocacy efforts of the American Association of Retired Persons (AARP). One of the goals of AARP is to enable retirees and older adults to remain in their homes and live independently, safely and comfortably for as long as possible. The U.S. Baby Boom generation is 77 million strong (28 percent of the population) and has reached the age of 50+. As this cohort ages, making changes in their home environments will be essential to their quality of life.
To address this issue, AARP collaborated with the National Association of Home Builders to train contractors and remodelers in modifying homes to meet the needs of individuals with disabilities and senior adults. The Certified Aging-in-Place Specialist (CAPS) training program was designed by the Remodelers Council of NAHB, the NAHB Research Center and NAHB Senior Housing Council in consultation with AARP.
Graduates of the CAPS program are trained in:
- Communication techniques.
- Identifying home modifications or changes that will help people live independently in their homes.
- Finding solutions to common obstacles that make houses unsafe or uncomfortable.
- Technical/construction aspects of designing environments for a lifetime.
- Ethics.
Once certified, CAPS contractors must maintain their credentials through continuing education and subscribe to a Code of Ethics.
A CAPS contractor will typically address the barriers and obstacles in a home of a person with special needs by:
- Creating access to enable an individual to safely and securely enter and exit their home.
- Improving the function of the kitchen for easy meal preparation and eating.
- Modifying bathrooms for safety and access.
- Enabling a person to maneuver in their home safely, securely and independently.
- Designing accommodations while preserving the aesthetics of a home.
AARP maintains a list of certified contractors and remodelers and will help consumers locate CAPS contractors in their area. Scott McClurg is a CAPS-certified professional and is available to answer your questions about “Universal Design” and “Aging-in-Place.”
One final note, not only are organizations such as AARP and NAHB promoting “Universal Design,” but consumers are beginning to show more interest in home features that promote comfort, ease of access and safety. Adding these amenities can add value to your home.
Posted on Wed, May 05, 2010
Posted by: Brian Ciota, Vice President
As you may have heard or read about in the news, starting April 22, 2010 all contractors performing renovation, repair or painting on pre-1978 homes must be certified and follow specific work practices to prevent lead contamination. If you live in a house built before 1978, there's a good chance it contains lead paint.
We've received a number of questions from homeowners about this new U.S. Environmental Protection Agency (EPA) requirement and we wanted to share our answers with you.
1. How do I know if my house has lead paint?
If your house was built before 1978 assume that lead paint was used. According to the U.S. Consumer Product Safety Commission, about two-thirds of homes built before 1940 and about half of homes built between 1940 and 1960 contain heavily-leaded paint. Lead was used as a pigment and drying agent in alkyd oil-based paints until 1978 when the legal maximum of lead content in paints was reduced to a trace amount (0.06%). Lead paint can be on any interior or exterior surface particularly on woodwork, doors and windows. Latex or water-based paints generally have not contained lead.
2. What are the health risks attributed to lead paint exposure?
In most cases, lead-based paint that's in good condition is not a problem. As it deteriorates and breaks down into dust and chips, however, it can become a health risk. It can get into your body when dust is breathed in or swallowed, or by ingesting soil or paint chips that contain lead. Children are vulnerable to lead poisoning because their growing bodies absorb more lead and their brains and nervous systems are more sensitive to the damaging effects. Lead poisoning can cause irreversible brain damage and adversely impact development. In adults, lead poisoning can cause nerve damage, reproductive problems and high blood pressure. Removing lead-based paint improperly can increase your risk of exposure. Learn more about the health effects of lead on the EPA's Web site.
3. What does the EPA require from contractors?
The EPA requires all companies and contractors (including carpenters, painters, electricians and window installers) who work on homes built before 1978 - to be certified in the use of lead-safe practices. EPA issues separate certifications to businesses and individuals. Upon completing an 8-hour EPA-approved course, contractors are certified for five years. All certified contractors must provide their clients with a copy of EPA's lead Hazard information pamphlet, "Renovate Right: Important Lead Hazard Information for Families, Child Care Providers and Schools" and follow procedures to contain the work area, minimize dust, and clean up thoroughly.
4. What should I expect from my contractor?
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EPA certified contractors will explain the steps they will take to protect you from lead dust.
When they're working on the inside of your home, contractors must:
- Use signs to keep residents and pets out of the work area.
- Remove furniture and belongings, or cover them with heavy plastic sheeting.
- Use heavy plastic sheeting to cover floors and other fixtures (e.g., appliances) in the work area.
- When appropriate, use heavy plastic sheeting to separate the work area from other areas of the home.
- Close and seal vents in the work area and turn off forced-air heating and air conditioning systems.
To protect the work area outside of your home, contractors must:
- Mark off the work area to keep non-workers away.
- Cover the ground and plants with heavy plastic sheeting.
- Close windows and doors near the work area.
- Move or cover play areas near the work site.
- Wrap all removed materials in sealed plastic before taking them out of the work area.
- Use personal protective equipment to ensure the safety of workers.
- Provide you a list of all "trained workers."
Other precautions to minimize dust include:
- Misting areas prior to sanding, scraping. Drilling or cutting.
- Scoring paint before separating components.
- Prying or pulling apart components instead of pounding and hammering.
- Using a shroud with a HEPA vacuum attachment when using power tools and equipment.
5. How much will this new rule add to the cost of my project?
The cost of complying with the new EPA regulations will depend on the type and size of the project you are undertaking. A baseline cost for all projects will take into account the contractor's cost for EPA certification, training, equipment and required EPA documentation. For us, the minimum cost will be $100, even for the smallest jobs. On more extensive projects the cost could be thousands of dollars. Most contractors are just beginning to implement these regulations and may not know their exact costs until they have experience in fully meeting the requirements. If you are working with a qualified contractor, however, they should already be taking steps to protect your home and keep the job site clean, which will help facilitate compliance with the EPA requirements.
6. What if I do the work myself?
The EPA regulations do not apply to individual homeowners making their own repairs or painting their home. However, if you suspect there is lead paint in your home or your home has tested positive for lead paint, take the time to read the EPA's "Renovate Right" brochure for information about how to work safely. Remember, common renovation activities such as sanding, demolition and cutting can create lead dust by disturbing lead paint. If you're painting, prep work such as sanding, scraping and using a "paint-burning" heater will also release lead dust and paint chips.
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.