Cheap Home Improvement

Don’t worry… you’re not the only newbie renovator that’s having a tough time coming up with bathroom renovation ideas. It happens to all of us; I promise.

Take a deep breath. This article is going to make it much easier for you in the future.

Calm now?  Good.  Let’s get to work laying out how to renovate your bathroom the right way, where to get bathroom renovation ideas and how to save yourself time/money/headache/insert-valuable-thing-here.

Let’s take it from the top:

As the saying goes, “if you fail you plan then you plan to fail.”  This is particularly true when it comes to renovation projects.  Before laying out a red cent for materials or wasting hours coming up with desigs, first we need to figure out what we want to accomplish here.

Are you looking to build equity so you can sell and/or refinance?  Or are you looking to make the bathroom more comfortable for your next X years living there?

Once you know the reason you’re taking on this project, we can sit down and put together a basic outline.  You don’t have to go over the top here; just something basic that will guide our decisions as we move forward.

This sounds like common sense, but as my buddy Carlo always says “common sense isn’t that common.”  If I had a penny for every DIY remodeler that runs down the Loew’s or Home Depot with a dream in mind but no game plan… well, let’s just say that I’d be a wealthy man.

Don’t be one of those guys.

Returning materials after you realize you can’t use sucks.  Get your ideas in order first; set up a plan for your bathroom before you step out the door.  Figure out how much you can afford to spend (a.k.a. – budget) and if you can do the entire project alone (i.e. – no need to hire a professional).

Small renovations

Don’t overlook the value of smaller renovations.  Things like changing the lighting, adding water efficient faucets and toilets or putting in new decorative tiling can make a big difference.

Rearranging bathroom layout

To be clear, this is not a cheap thing to do.  Whenever you’re tearing things up your apt to find unwelcome surprises; mold, rodents, rot…. The list goes on and on.

So, before you decide to mess with the layout think LONG and HARD about how committed you are to this renovation.  And how much money you have set aside to get the project completed.

If, after serious contemplation, you still want to change your layout make sure to set aside enough for all the other goodies (new fixtures, shower enclosures, tiling, toilet, etc.).  If you’re expanding through a wall, you’re going to need more permitting.  This should go without saying, but make sure you’re not planning on expanding through a load-bearing wall.  That obviously is a bad idea, but again, if I had a penny…

Also, don’t forget to check up on current building codes when getting your permits.  If your home is older you may have to update various fixtures to new standards.  Older codes are usually “grandfathered in”, up until a renovation is to take place.

Retiling the bathroom

Retiling is one of the most popular bathroom renovation ideas, and it makes a noticeable difference.  Tiles can really set the tone of your bathroom; choose wisely.  Personally, I’m a fan of brighter and colorful contemporary tiles; they fit the personality of my home.  If you live in an old Victorian, you may want to consider a different approach.

Lighting

Don’t underestimate your bathroom’s lighting; it is the unappreciated heart of the room.  Keep it bright and bold.  If it floats your boat, a dimmer switch can do wonders for setting the groove especially when you want to take a bubble bath.

I’ve read elsewhere that track lighting adds to the general environment of the bathroom, if you have the space for them. Just make sure not to clutter your bathroom for the sake of having track lighting.

Faucets and sinks

Next up: the faucet and sink pan.  If the lighting is the heart, then this would be the soul.  Of all the sections in your bathroom, you’re going to spend the most time using the sink.  Why not make the faucet say something more than “boring”?  Why not give the sink more to say than “dull”?

The options out there for both are endless.  From contemporary to antique, you can find a faucet and sink set to match the desired environment.  If you’re renovating on a budget, look for cheap alternatives that still get the job done… like brass plated faucets instead of solid brass ones.  Or using Decopave instead of marble for the sink.

When you’re switching out faucets, don’t forget to look for water-efficient models.  Beyond the fact that many building codes now mandate them, it’s just a good thing to do for our Mother Earth.  Switch out the toilet for a 1.6 gallon while you’re at it as well.

On saving money

Oh, while it’s on my mind, one easy way to save in renovation costs is to opt for a shower liner instead of replacing the entire thing.  Also, if you’re hiring a contractor, you may want to compare their material costs to what you can get at the local DIY store.  It’s usually impossible to beat their pro discounts, but at least in asking you’ll keep them honest.

One last note

Plan. Plan. Plan. Plan.  I don’t mean to be repetitive or pushy… but… plan. You absolutely need a blue prink if you want your renovation to go smoothly.  Lay out your timeline and your budget.  Have an idea of what renovations you want completed and by when.  Don’t leave anything to chance.

Or else you will spend more money than you have to.

Bathroom renovation ideas have a way or running off with your wallet, fuelled by our half-baked dreams.  Do yourself a favor and let that dream of yours bake a bit longer, would ya?

Then take your at least ¾ baked idea put it on paper. See if it still looks like a sound idea, and one you truly want to see come true.  Then, and only then, should you start taking concrete steps to making your renovation project a reality.  That’s how you do it right the first time.

It is scary how quickly a budget can get out of control when you are remodeling your kitchen.  Throw in the emotions that well all feel during projects like this, and you have a recipe for disaster.

With that firmly in mind, it makes sense to put budgeting at the top of the list of initial researching. Planning out a realisitic budget is the first step in avoiding costly mistakes when renovation is underway.

With tools like the internet and personal computers, budget planning is easier than ever.  Here are a few things to keep in mind as you begin to plan out your kitchen renovations:

Expect the unexpected: You wouldn´t believe the things you may uncover.

When I was a real estate agent, two home inspections out of there would reveal a defect that current owner had no idea about.

Ugly things like powder post beetles, rotted sill plates , and termite damage to structural beams.

Keep this in mind. When things start getting pulled out, you never know what you´ll find. Plan for this in your budget. THe older the house, the more to budget for the unexpected.

Also, changes you decide to make mid renovation will have a cost. Plan now to want to change your mind in the future.

Materials will be your most variable expense.  Be cost conscious, but dont cut corners if you want the work to last.

Don´t risk having your cabinets fall apart in 2 years to save a couple of hundred dollars.  Still, be aware that material selection is where must of your expense (and options) are.

Don´t Over-Improve

The average American moves every 7 years. If you think you may sell in less than 10 years, you should consider how much value the kitchen remodel will add.

Any money you sink into improving beyond the value added will come out of your equity when you sell.But of course, comfort is important and it has a value as well.

Just make sure to balance the desire to be comfortable with the return you hope to see in the future when you sell.

Also, I should remind you that a buyer doesn´t care what you paid.  It only matters what the improvement is worth to the buyer.

Track Your Expenses

Just like a personal budget, you want to track your spending often and with dilligence. Using an Excel spreadsheet is a great way to keep track of expenses, as well as the project timeline.

As Peter Drucker says “What gets measured gets managed”.  The sooner you know that you are heading off budget, the faster you can change course.

Kitchen remodeling prices has to be one of the most neblulous areas when considering making improvement. There are so many variables…. how do you know how much it is going to cost? Oakbridge Construction has done their best to answer that question.

Bullet Points (my commentary is in red):

• You should never invest more than 15% of the current value of your home on a kitchen project

• Home values are determined by recent home sales in your area. This is NOT your current tax appraisal. This is called a comparative market analysis, and most local real estate agents or appraisers do them.

• Materials you select will have the biggest impact on the total remodel price.

• The area you live in will play a major roll in how much construction costs. This is why most cost calculators have no real bearing.

Excerpts from the article

“You don’t want to remodel all of your equity away. Some projects add value to the home and others just eat away your equity with no return at all.

Fortunately a kitchen remodel is something that recaptures nearly 100% return if you stay within the maximum 15% of the home’s current market value.”

“Some things to consider would be:

What condition is the house in and what era does the current style suggest and what would you like it to be?

What is the current market value of your house before remodeling and what is the average market value of comparable sized homes in the neighborhood?”

“The entire kitchen project (including cabinets, appliances, Countertops, flooring, lighting, trim molding, & wall coverings) should cost no less than 5% and no more than 15% of the current value of your home … with approximately 50% of the total cost allocated for kitchen cabinets (including accessories and trim).”

Before you sign that remodeling contract, theres a very important piece of the home improvement puzzle that you need to know about.  Your contractor may or may not tell you about it (more than likely not)… besides, its always best to go into a situation with as much information as possible.

The  thing you must absolutely know more about before you sign a contract to remodel is mechanic´s liens.

What is a mechanic´s lien?

A mechanic´s lien is, basically, a claim that can be levied against real property (your home).  It is used to protect the interests of those that have done work on your property.

For our situation, this would include general contractors, sub-contractors, material suppliers, bathroom or kitchen remodelers, etc. Basically, anybody that has given labor or materials has the right to place a lien… if they haven´t been paid in full.

When used, a mechanic´s lien goes against your home´s title and would either have to be resolved or paid off during any sale or refinancing.

Why is this important to know about?

Obviously, having a lien put against your property is not a good thing to happen.  Especially if you are not at fault, or are being taken advantage of by a dishonest contractor.

In worst case scenerio, a mechanic´s lien can lead to being enforced by a judicial foreclosure sale.  The court can literally force the sale of the property in order to pay off the lien.

How do you protect yourself?

Plain and simple, with a lien waiver.

A lien waiver is a legal release from recourse (i.e. mechanic´s lien) that is signed by your contractors/suppliers.  It serves as a record and reciept of payment in full for all labor and materials used on your project.  By signing on the dotted line, they cancel their right to use a lien against you.

Make sure to get all necessary lien waivers signed BEFORE you pay them.  This is very important.  If you´ve already paid, what´s to make a dishonest remodeler sign the waiver?  Nothing…

This is what the business men call “negotiating from a point of weakness”. So get the signature in return for further payment. Keep in mind this includes before you hand over the check for 30% or whatever youve agreed upon for initial payment.

Furthermore, its important to get waivers from any sub-contractor´s involved in the project as well.  If, as an example, the remodeler is going to sub-contract the painting work you need to get a waiver from both even if you are just paying the general contractor.  Otherwise, the painter would have room for a claim in the case that the GC didn´t pay him.

If he needs the money from you to pay the painter, simply arrange for both to be present to sign off on waivers. Again, DO NOT fork over your cash before you get a waiver for that section of the work order.

Despite what the contractor may tell you, getting waivers before payment is standard practice.  They may not like it… but remember who is paying who.

According to Wikipedia, there are four type of lien waivers:

• Conditional waiver on progress payment – This waiver states that if the contractor has been paid to date (barring a returned or stopped check/credit card), the waiver relinquishes any lien claim.
• Unconditional waiver on progress payment – A complete release of all claimant rights through a specific date unconditionally. This would still be valid, even in the event of a returned or stopped payment check/credit card payment.  This waiver is more safe for the homeowner than a conditional waiver, but is less common than the conditional waiver on progress payment.

• Conditional waiver on final payment – Similar the the conditional waiver on progress payment, this waiver relinquishes any lien claim in the event that the contractor has been paid in full.
• Unconditional final waiver final payment – The same as the unconditional final waiver for progress payement, with the exception that this applies to the completion of the projcet. This is the safest waiver for a homeowner to get and should be demanded upon payment in full.

So, what combination should you use?  That is up to you, but I generally use a conditional waiver as we move through the milestones and an unconditional waiver upon completion of the project.

But, as always, it is a personal decision.  An unconditional waiver would be safer for me (the homeowner) during the project, but you have to balance whether or not to piss off your contractor… they may feel you are trying to rip THEM off.

Either way, do the legwork, get your waivers signed and sleep better as your home improvement progresses.

The person you´re about to write that sizeable check for may become a bigger nightmare than you would ever believe.

An unfinished job. Check.
Materials that are breaking already. Ditto.
Sub-contractors at your door because the General Contractor didn´t pay them. Your project just keeps getting more and more interesting, doesn´t it?
And let´s not forget the mechanics lein you now have against your property…

There ARE ways to protect yourself.  Certain warning signs stick out like a sore thumb; it makes sense to look out for them.  Keep your eyes open, be cautious, and stay aware, and you should avoid any major issues with your project.

Be wary if the contractor:

• Tells you that a written contract isn´t needed.
• Only accepts cash as payment.
• Gives you a verbal estimate on the spot without thoroughly looking at a complex project.
• Has no established business address beyond a P.O. Box. How do you find them if something goes wrong?
• Won´t give you any referrals of previous clients.
• Asks you to get the required building permits. This may mean that they are not licensed or have some type of problem with the licensing office.
• Tries to pressure you into making a decision immediately.

I stumbled across this video from better.tv and found the 7 easy steps that Jeni Wright mentions to be very helpful. She goes into some detail on each, and gives some examples in actual kitchen remodeling projects.

The video is only about 3:00 long… feel free to comment below.

Basic Summary:

1. Tips on desiging your kitchen remodeling project.

2. Start by making a list of all your needs for your new kitchen.

3. It helps to list problems you have currently with the room.

4. This is how I made the most of every square inch in our 11ft.X20ft kitchen.

5.Gather advice from professionals and put together a realistic time line for completion.

6.Seek out products that are part of a series to give a more coordinated look to your kitchen.

7.Always draw up a budget.

Bathroom Remodeling

Kitchen Remodeling

As has been true during every rough economic environment to date, stores that cater to DIY home improvers are still seeing consistent sales.  Companies such as Lowe´s, Home depot, and ACE hardware report a consistant stream of new customers looking to remodel their home in some way.

According to the article by Matt Danelo, a recent Harvard University study claims a 12.1 percent decline in these types of projects will occur by fall of this year (2009).

Despite those statistics, local level stores claim home improvement projects are still on par with past years.  While larger projects like new construction are dipping, projects like bathroom remodeling are still alive and well.  The only difference now is that consumers are more cost conscious, aiming to do cheap home improvements with the highest esthetic and/or value return.

The article goes on to say that Frank Mchaney, a manager for ACE Hardware, says that this time of year people want fresh looks in their home.  They want things like new paint, to keep with the mood of spring.

These days, the majority of homeowners are hiring out only a portion of the work… opting to do as much as they can for themselves.  Its theorized that big bix DIY stores have played a part in this shift of mentality in the American homeowner.

Still, as always, “… there´s always a demand for quality.”  And its always wise to hire out more complex things like electrical work, structural work, plumbing, or hanging cabinets.

It does make sense, however, to do cosmetic things like painting or fixtures on your own.

The five most popular DIY projects today?

1. Painting
2. Spring flower beds
3. Replacing doors
4. Light switches
5. New toilets

Read the entire article here.

Not every home remodel contractor is created equal.  You´ve probabely heard a horror story or two for yourself.

If not, ask somebody. Anybody. Your barber, your accountant, your grocer… almost everybody has had or knows somebody who had a bad experience when hiring a contractor to remodel.

But you dont have to make the same mistakes.  There´s certain steps you MUST take before you sign that contract.  Follow these recommendations and you´ll dramatically decrease the likelihood of a botched job.

1. Get between 3 and 5 written estimates, with 3 being the bare minimum.

Make sure the estimates are IN WRITING.  This is important:  its not uncommon for the price to “unexpectantly” go up once work has been begun.The more contractor estimates you can get, the better position you´ll be in.

2. Only use licensed and bonded workers.

Go to your local licensing board website to make sure your contractor is suited for the job.  Some of the information you should look for there would include:

• Whether the contractor is licensed to do the type of work you require
• If the contractor has a surety bond
• Verify that the contractor has current liability insurance and worker´s insurance

3. Ask questions

Some questions you probably want to ask each remodel contractor you´re considering :

• How long have you been in business?
• Do you have experience with remodeling jobs such as this?
• Do you have references of similar jobs I can check on?
• How many jobs do you currently have going? How many workers are used to manage those jobs?
• Will you be working or just supervising? If your only supervising, how often will you be on-site?
• How often do you communicate with your customers as the job is progressing?
• The last time you had an unsatisied customer, what went wrong and how did you correct the situation?

Find out as much as you can about your contractor before agreeing to any work order.

4. Check for complaints.

The licensing board should also have information about any complaints filed against the contractor.

You also want to check with the Better Business Burea and Chamber of Commerce.  Its best to check as many places as possible in order to be safe (and not sorry).

5. Ask for references, and check every one of them. Go to see similar jobs the contractor has completed.

• Were the customers happy with the job?
• Were there any delays/missed days/etc. ? Was the deadline met as agreed upon?
• Was the contractor prompt and curteous about returning phone calls?
• Was there any price overruns and, if so, how come?

One question I ALWAYS ask:

“It sounds like <contractor> did a great job for you. Im curious, if he could´ve improved on one thing on this job, what would it have been? ”

Sometimes you dodge landmines by asking this simple question.

6. Once you´ve found a suitable remodeler, get the contract in writing

This sounds like common sense, but you would be surprised how many people dont get a contract because they don´t want to “insult” the contractor.

Do NOT make that mistake.  In the case of a dispute, without a contract it will be your word against theirs. Never a good situation.

Make sure your contract is clear, concise, and clearly describes the work to be done and the compensation involved.  Some of the most common things you want included would be:

• Clearly state that the contractor will clean up after the job and be responsible for any damages incurred
• How changes to the agreement (change orders) will be handled.
• Spell out the work and the materials to be provided. Be as specific as possible with the materials to assure a certain level of quality.
• The projected date of completion and what recourse there is for missed deadlines.
• The payment schedule.

7. Use milestones to mark your payment schedule.

I suggest that, assuming the project is big enough, you split up payment dates into at least 3 milestones.  This will help protect against loosing all of your cash if the contractor doesnt finish the job or is doing it badly.

8. Inspect the work frequently.

This is the only way to make sure that the project comes together as agreed, on time, with the quality you have in mind.

Now this doesn´t mean to be a pest… we dont want an angry contractor remodeling our bathroom.  Dont be a babysitter, just be a responsible BOSS… because at least in this situation thats what you are.

Good luck on your remodeling project!