ADR Builders Ltd.

Orchestrating Remodeling

2012-02-15T06:49:00.001-08:00

After the sale of a project, I am often asked what my role is in the remodeling project. Since I typically do none of the physical labor, where do I fit in? I compare my role to the conductor of an orchestra. Like an orchestra has a complex arrangement of various instruments that combine to produce beautiful music, the home has a complex set of components that must work together as a whole. After 30 years of remodeling I realize my limits in knowledge of all the various aspects of construction. What I do have is an overall vision and a team of ADR designers, project managers, carpenters and associated professional suppliers and subcontractors to fill in the gaps of my knowledge. Like an orchestra, when we all work together, something beautiful is the result.

Free Bath Seminar, Saturday January 14th

2012-01-05T06:22:00.000-08:00

The next free ADR seminar is scheduled for Saturday, January 14 from 12:30-2:00. The informative seminar will take place at the Somerville Showroom in Owings Mills. The Somerville showroom specializes in bath and kitchen plumbing fixtures. They also have vanities, countertops, lighting and other assorted products for bath and kitchen remodeling. I will review a construction timeline and a general discussion of bath remodeling costs. Jane will review bath design and many of the decisions in designing a bath remodeling. Linda Kates from Somerville will review bath products. There will be time after the presentation to explore the Somerville Showroom and for one-on-one discussions with our team of industry professionals.

Bath Counters

2011-11-26T08:07:00.000-08:00

There are several choices when choosing a bath counter. While cost may vary considerably, the typical bath counter does not have a lot of square footage so the cost of something unique may be affordable. Of course one choice is to not have a counter at all – that is using a pedestal sink. Pedestals work especially well in small baths and powder rooms, taking up less space, making the room seem larger by being more open, and usually costing less than the vanity/counter/sink combined costs. Below is a review of some bath counter options.

§ Solid Surface: Solid surface products such as Corian are a popular choice for bath remodeling. The surface is durable, easy to clean and maintain, comes in a variety of colors and patterns, and can be shaped easily. Plus they are often combined with an integral bowl of the same pattern creating a seamless finish without difficult to clean edges.

§ Stone: Granite is the most popular stone surface for bath counters. Easy to clean, durable, a natural product, and readily available in a wide variety of colors and natural stone or vein patterns. More porous stones such as marble or limestone while initially attractive stain easily, require regularly sealing, and scratch more easily than granite.

§ Tile: Ceramic tile is typically inexpensive, available in a wide variety of shapes, sizes, finishes, and colors, and is a durable surface. The largest drawback is the grout joints between the tiles that may be difficult to maintain and keep clean.

§ Man-made Synthetics: Today there are a wide variety of manufactured stone products imitating the look of granite or marble. A more traditional, and very inexpensive, product is cultured marble. Including an integral bowl cultured marble is probably the least expensive option. It is available in a variety and colors, is very durable, easy to clean, and is readily and quickly available for standard size vanities.

§ Other: Laminate is another very inexpensive choice that is easy to clean and available in a variety of colors and designs. Wood counters are also sometimes used in a bath, especially for a more decorative function like a powder room that will not receive heavy day-to-day use. For both of these products water exposure may cause long-term issues.

Remodeling the Kids’ Bath

2011-11-21T08:07:00.001-08:00

Many homes today have a master bath and a hall bath or a shared bath for the other bedrooms. The second bath often functions as the children’s bath. Remodeling a kids’ bath or second bath involves some different design and product decisions than for the master bath. Following are some ideas to consider.

§ Size: The typical 2^nd bath is smaller than the master bath and the number of fixtures are more limited. There is often room for only one sink although in some situations two are possible. Typically there is a tub/shower and a toilet. Especially for small children a tub is important, showers are difficult to use when bathing infants. And if resale is a consideration, having a tub/shower combo in the 2^nd bath is a good choice.

§ Design: One popular option, if space permits, is a two-room bath. The front room has the vanity or vanities and storage; the second room has the toilet and tub/shower. This often allows more than one child to use the bath at a time. Another design consideration is storage space. If multiple kids are using the room, adequate storage for towels, toiletries, hair dryers, medicine, etc should be taken into consideration.

§ Product Selection: Some bath products work better for small children than for teenagers. Keep in mind if you have small children that they will grow. A standard height vanity with stools for small children may be a better long-term solution. Shower curtains are much easier to work with for bathing small children and can be easily and inexpensively changed in the future. Decorative selections for small children are better used in towels, shower curtains, and accessories than for permanent items such as tile and plumbing fixtures that will be expensive and difficult to change.

§ Safety: Many of the same safety rules apply for any bath. Non-slip floor tiles, pressure balanced and scald guard faucets, and GFI protected electrical outlets are all especially important for small children and good ideas for any bath.

Bath Flooring Options

2011-10-14T07:18:00.000-07:00

A bath remodel involves many product selections and decisions. There are pros and cons to different bath flooring options. Plus, those product selections have a great influence on the remodeling price.

Tile: Tile is the most typical choice for a bath floor. Tile is durable, water resistant, and comes in an amazing variety of colors, shapes and sizes. Pricing can vary significantly from inexpensive to very expensive depending on the exact tile selected and the complexity of the pattern to be installed. A good tile installation should include a tile backer board substrate to give rigidity and in the long term keep the tile from cracking. To avoid slipping in a wet area bath floor tile typically has a textured or slightly textured surface. In general tile is a mid-range cost selection but upgrades in the tile selection plus the optional addition of heating to the floor can increase costs significantly.

Stone: Stone is similar to tile in many aspects but generally more expensive, and often the most expensive option for a bath floor.

Vinyl: Vinyl is available as a sheet or in 12” tiles and in a variety of colors and designs. Vinyl tiles are easy to install and especially a good choice for do-it-yourself remodels. Vinyl is typically one of the least expensive bath floor options.

Laminate Flooring: Laminate flooring is made of layers of paper and wood with a top layer picturing whatever surface you want the floor to look like. It is typically inexpensive and easy to install. While the top surface is water resistant, if water does penetrate, especially to the pad below, there is no choice but to remove and replace the flooring. In general this may work for a powder room but is probably not a good choice for a full bath.

Wood Flooring: Wood floors including hardwood such as oak or engineered wood floors, basically a layer of wood over plywood, are another choice for a bath. Installation costs are mid-range. If wood is used in a bath care should be taken to keep in dry and remove excess moisture from the surface.

Ten Luxury Bath Options

2011-10-07T07:18:00.000-07:00

Baths are typically the most heavily used rooms in a home, often several times a day and possibly by several different people. Many clients look to include some luxury features in the master bath. The following is a list of ten options to consider.

1. Upscale the sink. There are many unique design options available for bath sinks. These include alternate materials such as glass, copper, bronze, stone, hand painted porcelain, or glass mosaic. While undermount sinks are very popular, a vessel sink sitting on top of the vanity counter is a luxury choice.

2. Upgrade the counter. All the choices that are available for kitchen counters are also available for bath counters. Luxury items include a variety of metals, stones, glass, and wood products.

3. Multiple showerheads. Luxury showers may include multiple jets lining the walls, fixed and adjustable showerheads, and rain showers from the ceiling.

4. Steam baths. Another luxury shower option is a steam unit included with your shower, or even a separate steam room.

5. Sound and light. There are multiple options possible with lighting for the bath. And including a sound system is another option.

6. Tile upgrades. Luxury handmade tile, glass tile, and metal tile are among a few of the great variety of tile available for bath remodeling. Tile comes in an amazing array of sizes, shapes, and colors allowing for many design options.

7. Tubs. Soaking tubs, especially the large claw-foot vintage tubs are popular again if you have the space. Air jetted tubs with multiple small air jets are an upgrade to the traditional jetted tubs with 6-8 large jets.

8. Heat. Heated tile floors add an extra layer of comfort in a bath. Heated towel racks or European style thin fin radiators are another good option.

9. Frameless. Frameless shower glass enclosures and frameless glass doors are a significant upgrade to the traditional metal frame enclosure. Also consider a large walk-in shower without a shower door at all.

10. Space. A luxurious bath may require a larger space than the traditional bath. Combining rooms, expending into closets, or even a home addition may create the large space to allow for multiple cabinets and vanities, separate tub and shower, steam unit, bath linen storage, or a make-up area.

Ten Cost Saving Bath Remodeling Options

2011-09-19T06:46:00.000-07:00

The next series of blogs will review bathroom remodeling. Improving your bath will improve the enjoyment of your home, add to your quality of life, and increase your home’s resale value. By square footage, baths are often the most expensive room in a home. With plumbing, electric, heating, tile, sheetrock, paint, accessories, cabinets, counters, etc. numerous trades and products are packed into a very small space. There are, however, cost saving options for bath remodeling. The following is a list of ten options to consider.

1. Small changes can have a big impact- Your budget may not allow for a full bath remodel but small changes can make a difference. Options including changing plumbing fixtures, changing the vanity and counter, painting, or changing a tub to a tile shower.

2. Save on luxury items- Steam showers, jetted tub, heated floors, multiple shower heads, and frameless shower enclosures are all very nice but are a significant cost upgrade to a bath remodel. A basic, well built, bath may meet your needs at a much more affordable cost.

3. Consider plumbing options- Plumbing work and materials are a significant percentage of the cost of a bath remodel. Leaving fixtures in their current locations is much less costly than reworking all the piping and plumbing rough-ins. Plumbing fixtures come in a variety of finishes with standard chrome being the least expensive. There is a huge selection of plumbing fixtures including toilets, sinks, faucets, showerheads, etc. Your designer, plumber, remodeler, or plumbing supply showroom can help you with alternate and cost saving product selections.

4. Limit the tile work- Older baths often have tile walls four feet above the finished floors. Tile work is a large cost increase over painted sheetrock. Consider limiting the tile work to the tub/shower and bath floor.

5. Use pre-fabricated showers or tub surrounds- Tile is very nice but pre-fabricated fiberglass shower bases and tub/shower walls are fairly inexpensive to purchase, quick to install (saving labor costs), and easy to keep clean. Certainly for a hall, kids, or 2^nd bath this will be a cost saving option.

6. Install a tub/shower versus shower only- A tub/shower is almost always less costly than the tile work required for a custom tile shower with a tile base. Installing a tub gives you the floor and about 16” of wall. Installing tile includes a vinyl membrane, sloped mortar sub-floor, cement backer board, waterproof membrane, and then the tile. All added together this is a very labor-intensive process.

7. Install a pedestal in place of a vanity- A pedestal sink typically is less expensive to install than a bath vanity. A vanity includes the cabinet costs, the counter, the sink, and the labor to install each.

8. Save energy and water- Installing energy saving lighting and low water use toilets and faucets will save costs in the long term.

9. Have a design focus- Consider keeping the basic bath simple and inexpensive, white vanity and white tile for example, with a decorative tile pattern in the shower or on the floor, or a decorative vanity top and sink. This can create a dramatic and unique bath while minimizing costs.

10. Consider the accessories- Towel bars, toilet paper holders, towel rings and other bath accessories can create an updated look at minimum costs. Similarly changing vanity hardware, window treatments, or door hardware can upgrade a bath again at a small cost as compared to a full bath remodel. Even new bath linens can make a difference.

Kitchen Sinks: Materials 4-6

2011-09-05T07:01:00.000-07:00

This is a continuation of the previous blog reviewing kitchen sink materials.

A wide range of choices are available for the kitchen sink. We have come a long way from stainless steel or cast iron being the only options commonly available. Below is a brief review of some possible material options and pros and cons of each material.

§ Engineered Materials including Solid Surface & Composite: This category covers a wide range of options including solid surface materials like Corian or Swanstone, quartz, slate, or granite –acrylic composites, and cast acrylic. The major advantage of solid surface kitchen sinks is their ability to be an integrated unit with the countertop. Composite sinks fall into three main categories; polyester/acrylic, quartz composite, and granite based.

o Pros – Solid Surface

§ Seamless joint with solid surface counter

§ Durable surface, deeps cuts or scratches are repairable

§ More forgiving to dropped objects than cast iron or stone sinks

o Cons – Solid Surface

§ Not resistant to high heat or very hot pots and pans, can scratch or nick

§ Can be expensive, especially since they typically involve totaling replacing the counters as well as the sink

§ Installation and repairs require professional fabrication

o Pros – Composite

§ Reasonable durability and resistance to scratching and chipping in stone composites

§ Available in a variety of colors

§ Stands up to heat better than solid surface

§ Acrylic composites are typically inexpensive

o Cons – Composite

§ Acrylic composites are the lowest performing in terms of scratch and stain resistance

§ Granite based composite can command a premium price

§ Stone based composites are limited in color to a neutral palette.

§ Natural Stone: The most common stone sinks are made from granite or soapstone, but there are also sinks made from travertine, marble, and onyx. These are heavy, dense sinks and the soapstone is impervious to stains.

o Pros:

§ Strong, robust, durable surface

§ Good sound-deadening qualities

§ A unique and interesting style option

o Cons:

§ Heavy and typically require custom built cabinetry for support

§ Some stones are porous and require sealing

§ Often expensive to purchase and install

§ Other: Kitchen sinks are available in other materials including concrete and various metals besides stainless steel such as nickel, copper & bronze. Other metals are often used for specialty sinks such as a bar sink.

o Pros Concrete:

§ Unlimited customization

§ Distinctive and unique style option

§ Can be incorporated with a concrete counter for seamless design

o Cons Concrete:

§ Requires periodic sealing to avoid stains and to repel moisture

§ May show cracks and fissures over time.

§ Costly as they are typically custom made and include counter replacement

o Pros Nickel, Copper & Bronze:

§ Non-rusting, visually unique

§ Copper will take on an aged patina depending on the type of care given

§ Nickel is harder and stronger than copper

o Cons Nickel, Copper & Bronze:

§ Expensive to very expensive depending on size and design

§ May need polishing to retain bright appearance

Kitchen Sinks: Materials 1-3

2011-08-30T06:55:00.000-07:00

A wide range of materials are available for the kitchen sink. We have come a long way from stainless steel or cast iron being the only options commonly available. Below is a brief review of some possible material options, including pros and cons of each material.

§ Stainless Steel: Stainless steel kitchen sinks are still the most popular option. They have broad appeal for their neutral, clean look and durability. There are two main factors to consider in stainless steel. One is the thickness or gauge of the steel; the lower the number the thicker the steel, and the higher quality sink. Second is the sound deadening ability. Spray coatings achieve increased sound deadening along with special sound pads underneath the sink.

o Pros:

§ Very durable and long lasting, resistant to chipping and cracking, easy to clean

§ Available in under-mount or drop-in models and many innovative shapes & sizes

§ Provides a consistent look with stainless appliances

§ Affordable

o Cons:

§ Thinner gauges may sound tinny and flex

§ May show dried water and mineral spots

§ Can scratch {less visible on brushed finishes}

§ Cast Iron: These sinks feature an iron base coated with an enamel finish. Traditionally white, they are available in an array of colors.

o Pros:

§ Durable sink available in various colors, style, and quality

§ Easy to clean and maintain.

§ Have a glossy finish and nice sheen

o Cons:

§ Can chip or scratch causing underlying iron to rust

§ Undermount installation more difficult due to weight and options are limited

§ Due to high degree of thermal conductivity hot water does not hold its temperature for very long

§ China: Vitreous china sinks are also known as fireclay sinks. They are made from material similar to ceramics that is fired under intense heat. Like ceramic tiles designs and colors can be “baked in”. Many farmhouse type sinks are made of this material.

o Pros:

§ Repels stains, requires no special cleaning, and is scratch resistant

§ Decorative patterns and detailing can be incorporated into the design

§ Material is homogeneous; chips will not rust like cast iron

o Cons:

§ Often expensive

§ Chips can occur from hard knocks with heavy objects

The next blog will review other options for kitchen sinks.

Kitchen Sinks: Installation Type & Features

2011-08-25T11:33:00.000-07:00

There are basic and typical sink mounting techniques.

Top Mount: This is the most traditional and simple approach. There is a hole in the counter that fits the sink and the sink drops into the hole. It is also called self-rimming as the sink has a rim that sits on the counter and supports the sink. The rim needs to be caulked periodically around the edge. The main disadvantage of a drop-in sink is the barrier between the sink and counter formed by the rim. This often makes clean-up difficult and over time this edge may become unclean and unsightly.

Undermount: Undermount sinks are fitted under the countertop and are much more functional from a cleaning standpoint. As the sink hangs from the underside of the counter {or in the case of a heavier kitchen sink may have a designed cabinet mounting system} items can be brushed from the counter directly into the sink without any catch points. Undermount sinks are typically used with stone or solid surface counters.

Flush Mount: This is the combination of the sink and counter using solid surface materials like corian. silestone, or concrete. Here, the counter and sink are fused together in a seamless design. Installation is simple; the sink is already mounted and attached to the counter so when the counter is installed so is the sink. A tile-in sink is also a flush mount with a grout line between the sink and tile but the two different surfaces flush. Because of the issues with grout and maintenance tile counters are not a popular choice.

There are also many optional special accessories available with a new kitchen sink. These include form-fitting cutting boards, drying racks, and colander baskets. Many sinks have space for optional attachments such as lotion or soap dispensers, a pullout spray, or an instant hot water spout.

The summary message is that kitchen sinks are not all created equal. They offer a wide range of options and features worth spending some time to become familiar with. This will give you a better chance of finding a sink you will be satisfied with, will fit the look of your kitchen, and will make your kitchen more efficient.

Kitchen Sinks: Configuration and Size

2011-08-20T10:51:00.000-07:00

Kitchen sink configuration refers to the sink’s overall design such as quantity of bowls, number of faucet holes, square or round corners, bowl depths, and sloped versus flat-bottom sinks. Size is self-explanatory but I will review some of the size options and combinations to consider. Both the size and configuration are important as they directly relate to use and effectiveness.

The size of the sink or sinks and number of bowls relate both to the size of the kitchen and the usage. A larger kitchen can easily accommodate larger or multiple sinks. In a small kitchen a large sink may look out of scale and limit available counter space. The number and combination of bowls in a sink are personal preference based on how you like to use the sink.

A single bowl sink can make washing larger pots or pans easier. Larger single bowl sinks often take up as much space as double bowl sinks.
Double bowl sinks can make washing or prep in one sink and drying or a disposal in the second sink an attractive option. Double bowls sinks can have two sinks of equal size or one large and one small with varying depths. A new feature is a low-profile divider between the two bowls that allows a double bowl sink at times to function as one large bowl.
Triple bowl sinks take up much more space and can be quite large. Triple bowl sinks are typically combinations of various sizes and depths.

The number of faucet holes was reviewed briefly in the previous blog. Basically the sink faucet holes need to match the faucet selected, plus any other counter top options such as soap dispenser, instant hot, or sprayer you may wish to have.

Square or round corners, bowl depth, and sloped versus flat-bottom sinks are other choices available.

Square corner sinks with flat bottoms are more modern and high tech but harder to clean.
Flat bottom sinks may not drain as well as a sloped bottom sink and can hold a small amount of water. If this is something that will bother you a sloped sink bottom is a better choice.
Deeper bowls seem at first a good selection but depending on your height, constantly reaching to the bottom of a deep bowl can be an annoyance and a problem.
As mentioned above multiple sinks often have multiple depths and this can be increase functionality.

Bottom line is that you want a good looking sink but you also want a sink that works well for your personal kitchen use. Various members of the family will probably use the kitchen sink every day, and several times a day. Spending a little extra time and money to make the correct selection is a good first step.

Kitchen Sinks Overview

2011-08-15T10:45:00.000-07:00

I started with some Internet research for an overview of kitchen sinks and in about five minutes of search, cut, and paste I had 24 pages of information. With that in mind I am starting with an overview of choices and options and what to consider when choosing a kitchen sink. Then the next three blogs will cover {1} material choices, {2} configuration and size, and {3} installation types and features.

Many clients look for exactly the same things in a sink; most people want a simple, elegant design and easy maintenance. With thousands of different types of kitchen sinks to choose from deciding which sink is best for you can be difficult. Below are some key points to consider when choosing a kitchen sink.

§ Type of expected duty is a key factor. You will use the sink on a daily basis so consider function over form. If you hand-wash a lot of dishes, then a double bowl sink may work well, one for washing and one for rinsing/drying. However, if you only wash large pots, pans, and a few other items, then one large single bowl may work better.

§ Faucet and accessory setup is another key factor. The sink needs to have the correct number of faucet holes for the type of faucet you choose, plus any other accessories you plan to install, such as sprayer, instant hot water, filtered water, or soap dispenser.

§ Where it will be located should be considered. Replacing a sink in its current location is the least expensive option, as the plumbing rough-in does not need to be changed. But if the location does not work for your day-to-day use, relocation may be a better choice.

§ Kitchen size often governs the size and style of sink; smaller sinks for smaller kitchens and larger or multiple sinks for larger kitchens or kitchens where two people cook at the same time. An incorrectly sized sink may look out of scale with your kitchen.

§ Some kitchen sinks such as farm sinks or large multiple bowl sinks may require special cabinetry. If you are remodeling the entire kitchen this is not as much of an issue since the correct cabinetry can be ordered to accommodate the sink. But some pre-planning and decision making is required so all elements {sink, faucet, counter, cabinet} work together.

In summary, the steps to choosing a new sink are determine what your needs are, determine how the sink will be used most efficiently day to day, determine how the other parts of your kitchen will work with the sink, and the review all the sink options available to meet your goals.

Kitchen Faucets

2011-08-10T10:38:00.000-07:00

Kitchen remodeling is such a huge part of the building industry that there is a dazzling array of products, manufacturers, and options from which to choose. Plumbing fixtures are no exception. This blog will review kitchen faucets and the next, kitchen sinks. One thing for sure is that your kitchen will have a faucet and sometimes more than one.

Style and Finish: Kitchen faucets are available in almost any style and finish you can imagine. Often the style and finish will be chosen to match other design elements in the kitchen. Polished chrome is the least expensive choice. Stainless steel is a durable and inexpensive option that matches many sinks and appliances. Brushed nickel is a very popular choice and other options include bronze and brass in a variety of finishes. White enamel is available although we have found the finish hard to maintain. The shape and look of the faucet also can vary quite a lot from a simple straight line to a large arch and everything in-between, and from very modern to very traditional.

Single Handle Faucet: A single handle faucet is the most common choice, with one handle controlling the volume of water and the hot/cold function. A single handle faucet takes up little space on the counter, although some people find the volume and temperature can be difficult to adjust.

Double Handle Faucet: The double handle faucet has a separate handle each for hot and cold water and offers better temperature control. The do require three holes in your sink or counter {faucet, hot, and cold}, creating a more cluttered look. The additional handles can also be more difficult to clean around.

Pullout Spray Faucet: Another option is a faucet that includes a pullout sprayer. The pullout feature can be used to clean the sink area, to wash vegetables or for washing dishes. Pullout sprayers generally have more water pressure than the older separate sprays mounted adjacent to the faucet. It also saves space and clutter on the sink or countertop.

Wall Mounted Faucet: This is an increasingly popular option. The faucet is mounted on the wall behind the sink, which makes it easier to use for filling large pots, frees up space on the counter, and gives the kitchen a unique look. One limiting factor to using this type of faucet is that many sinks are on an exterior wall and having the piping and faucet located in there can make freezing a concern.

Second Faucet: Many larger kitchens have two sinks, often a clean-up sink and a prep sink or bar sink. Typically the faucets will be similar or matching styles and finishes with slight variation in size to match the function they serve.

Whatever faucet choice you make it is important to choose a well-made and durable faucet, and it is worth spending a little extra to do so. The kitchen faucet is often used several times a day and long-term performance is a plus.

Kitchen Lighting

2011-08-05T10:28:00.000-07:00

A common complaint we hear about older kitchens is that they are too dark or need better lighting. It’s definitely true that poor lighting makes working in a kitchen difficult. It’s important that once the kitchen planning starts that lighting is not overlooked. Lighting choices will have a huge impact on the final look, appeal, and functionality of a remodeled kitchen. The following paragraphs review areas of lighting found in modern kitchens.

Natural Light: It’s ideal if a kitchen can be designed to maximize natural light. An added benefit is that the cost of natural light is zero, it’s free. Of course adding windows or installing new and larger windows is not free, especially if structural framing with interior and exterior finishes is required. The benefit of increasing the number of windows for more light may be offset by the loss of cabinet wall space. One less expensive option is to replace double hung windows with casement windows (the ones that crank out). Casement windows have less of a frame as the window is one large sash and opposed to two smaller sashes. Another choice is to replace a solid kitchen door with a new glass door or a door with wood panels below and glass above.

Direct Lighting: Direct lighting is what you need to the light the main areas of the kitchen, including the entire room, over an island or counters, and over appliances. Typically this is either recessed lights and/or pendant lights over an island, table, or counter. This is usually the brightest lighting in the kitchen, although the lights can be installed on dimmers. Different lighting areas are usually controlled by separate switches, so individual areas can be turned on as needed.

Task Lighting: For task lighting we usually think of lighting under the wall cabinets to light the counters where most of the work in a kitchen is performed. There are several types of under-cabinet lights available, florescent, low voltage halogen, and LED. Our preference is LED, a very small light that rarely burns out, is energy efficient, and easy to work with. Range hoods also have lights to illuminate the cook-top or range, another form of task lighting. It is also good to consider some sort of task lighting at the sink area, such as a recessed light or pendant.

Ambiance: Ambiance lighting creates a mood. This can be contrasting bright lights or soft lights, lights on the tops of wall cabinets, or along the kick space of base cabinets. Lighting inside of wall cabinets with glass doors or lights that highlight a special piece of artwork or decorative feature in your kitchen are other examples.

Layering: Layering is the hot trend in kitchen lighting. Basically it is a combination of all the lighting noted above using different types of lighting for different locations and at different height levels in your kitchen. Layering maximizes not only the functional use but also the visual appeal of your kitchen.

The Kitchen Backsplash

2011-08-01T08:42:00.000-07:00

The kitchen backsplash at one time was standard; four inches of laminate counter material and a painted wall, sometimes with a small area of tile behind the range or sink to protect the wall from water and stains. These days, kitchen backsplashes have gone upscale and are often an important kitchen design element. Using some new materials and inventive design, your backsplash can be the decorative focal point of the kitchen. The following list is a review of some kitchen backsplash options from simple to complex, inexpensive to more expensive, along with some pros and cons.

Laminate: As mentioned above this is the simplest and one of the least expensive options. Typically the laminate counter material continues 4” up the wall and above this is a painted surface, ideally with an easier to clean and maintain paint finish such as eggshell or semi-gloss.

Granite, Marble, or Synthetic Materials: This is a similar approach to the laminate backsplash with the counter material extending 4” up the wall. Another approach is to run the counter material the full height, normally 18” between the counter and wall cabinets, and a larger area behind the range or cook-top. Using a single slab eliminates grout joints and painted finishes. Granite and synthetic materials are more durable and less porous. {Synthetic materials include Corian, Silestone, Ceasarstone, etc.} Marble is porous and can absorb moisture and stains.

Ceramic Tile: Ceramic tile is the most popular backsplash option and is used extensively. It offers a wide range of design choices including patterns, color variations, painted designs, and varying shapes and sizes. Ceramic tile is a mid-range cost choice and low maintenance, although the grout does need to be cleaned and sealed on occasion.

Glass Tile: Glass tile is made from recycled glass and offers a wide variety of colors and shapes. It can be used for the entire backsplash or combined with ceramic tile.

Mirrored Glass: A mirrored backsplash is easy to clean and maintain and creates a feeling of depth and space. Combined with a unique stone counter, colorful counter accessories, and under-cabinet lighting a mirrored backsplash can give a modern, unique, upscale appearance.

Stainless Steel: Stainless steel is another low maintenance option. Combined with stainless steel counters and/or appliances it can give a kitchen a professional, commercial, serious chef appearance.

Simple Kitchen Upgrades

2011-07-26T08:36:00.000-07:00

When remodeling a kitchen, there are options that are less expensive than a full kitchen remodel, while still making significant improvements. Both the appearance and functionality of your kitchen can be improved with a number of small and cost effective remodeling projects. In many cases these projects can be accomplished over a period of time, spreading the costs while upgrading your kitchen. The following is a list of some projects to consider.

Cabinets: There are a number of ways kitchen cabinets can be improved without replacing the cabinets themselves. New hardware, new cabinet drawer inserts, installing pull-out shelves or additional shelves, or even just adjusting the doors and shelves can all improve the functional and visual performance of cabinets. If the space is available, an island may be added without changing the exiting cabinets.

Counters: Installing new countertops can provide a major kitchen facelift. This is often combined with a new kitchen sink and faucet. Replacing the countertop can be accomplished in one to two days, a major improvement with minimum disruption. Numerous counter options include stone of various types, solid surface man-made counters, laminate, tile, and a variety of wood choices. Often two different materials may be used, for example a wood island counter with granite counters on the surrounding cabinets.

Appliances: Replacing appliances is a straightforward improvement to most kitchens. Many appliances such as dishwashers, ranges, and hoods are standard sizes and the change is fairly simple. Also, adding a beverage or wine refrigerator is an increasingly popular option.

Electric: There are many electrical up-grades to improve a kitchen visually and functionally; new light fixtures, under cabinet lighting, etc. These will be discussed in detail in a subsequent blog.

Plumbing: Changes and upgrade options to kitchen sinks and faucets will be reviewed in a subsequent blog. Besides changing the existing sink and faucet a large kitchen may benefit from adding a second prep sink and faucet..

Backsplash: Likewise there are many options for the kitchen counter backsplash; tile, glass tile, paint, stone, solid surface materials, etc. These will be reviewed in depth in the next blog.

Paint: Painting is a task most homeowners can manage with a little time and effort. New paint can brighten and refresh a kitchen at a small cost. Painting of ceilings and wood trim are also good options but a little more challenging. Painting existing cabinets is not nearly as simple or fast as painting walls. It involves stripping and sanding the cabinets, then applying primer and two finish coats. This is a task probably best left to a professional painter. However, painting the cabinets, especially combined with new cabinet hardware, can make a major improvement to your kitchen.

Flooring: Kitchen floors can be a variety of materials including wood, engineered wood, laminate, tile, cork, or vinyl. Floors can typically be installed without removing cabinets and often without removing the existing floors.

Other Small Projects: Other projects to improve and remodel a kitchen without a total kitchen replacement may include installing new windows, removing walls between the kitchen and an adjacent room, creating a pantry, or installing new moulding. All can significantly improve the enjoyment and everyday use of your kitchen.

Note: The concept for this and the next few kitchen and bath blogs comes from Case Handyman and Remodeling.

Guild Quality

2011-07-19T07:01:00.000-07:00

ADR recently renewed our membership in Guild Quality. Guild Quality provides customer surveying for builders, remodelers, and real estate companies. Customer satisfaction surveys help us to deliver exceptional customer services. You can check out the site at www.guildquality.com. And then under the search engine enter ADR Builders.

We hope clients and potential clients find these reviews as helpful as we do.

Kitchen Remodeling and the Budget – Kitchen Estimator Spreadsheet

2011-07-14T05:42:00.000-07:00

This is now going to get a little more complicated and require some participation. On our website, we have created a kitchen budget calculator based on an Excel spreadsheet. By entering your home’s current approximate value in the budget calculator you can find an estimated budget for your kitchen. Or you can enter a fixed budget amount and arrive at the total allowances you may wish to consider for the various products and services required in a kitchen remodel.

Please note the calculator is one two worksheets. Worksheet one is the actual calculator, worksheet two has explanations and general notes to consider when using the calculator.

Good luck and happy estimating.

Click here for the calculator!!!

Kitchen Remodeling and the Budget – Putting it All Together

2011-07-12T07:00:00.000-07:00

In the last two blogs we reviewed eight factors to consider when establishing a kitchen remodeling budget. This blog will review putting it all together.

One of the first keys is finding the percentage of your home value you should use as a budget guideline. A typical range of percentage, kitchen cost to home value, is 10% to 25%. To maximize your investment 15% to 25% is a good range. For a kitchen remodel of the size and scope that includes new appliances, cabinets & counters, plumbing & electrical, and finishes such as painting, wood trim, and flooring anything less than 15% is probably not realistic unless you live in a high value home (such as a million dollar home). If resale value is important it is probably best to keep the project within 20% of current home value.

Cabinet and counter selections vary significantly. The more custom design and more unique materials you are using, the higher your percentage base should be. Appliances also vary significantly and if you can reuse some of the existing appliances this is a good savings. You can also adjust the percentage up or down on the basis of electrical, plumbing, structural changes, size of the kitchen and the other construction and design factors discussed in the earlier two blogs.

Your goals and priorities are also factors in the cost adjustments. Obviously, if having a commercial style gas range, room for two cooks, more windows and natural light, or other luxuries are priorities, than construction costs will increase. If the floor plan is changing significantly and electrical and/or plumbing services are being relocated, again a higher percentage is called for.

Finally there is item #8 in the last blog, funds available. The kitchen remodeling budget has to work with the funds available. Most professional remodeling companies can help you work with any reasonable budget making suggestions to maximize your goals versus budget and your return on investment.

And last but not least, consider doing the remodeling for yourself, not just for resale. You are going to live there, you are bearing the current cost, you should construct a project that you enjoy and are satisfied with. That being said, don’t go crazy. Remodeling your kitchen, or your home, well beyond the values in your neighborhood is not a good long-term financial decision. Of course, if this is your dream house and you plan to spend your life there, you might want to make it all it can be. This obviously is a contradiction. One solution does not work for everyone and you have to resolve what is best for you and your family.

Kitchen Remodeling and the Budget – Factors 5-8

2011-06-30T08:54:00.000-07:00

In the last blog, we started a review of kitchen remodeling and the budget including factors 1-4 to consider when determining the budget. Here are four remaining factors to consider.

Goals & Priorities – You should give thought to the driving factors in choosing to remodel. Some examples of these driving forces might include: Our cabinets and appliances are deteriorating or not working properly. We love to cook and the layout does not work. We entertain a lot or have a large family and the kitchen is too small. We are renting or selling the house and the poor condition of the kitchen is a problem. There is not enough storage in the kitchen. Once you have a list, consider what your priorities are.
Must Have – List what you must have, what you would like to have, and what you can compromise on. This may include granite counters, upscale appliances, double ovens, pantry cabinets, second dishwasher, island with seating, or type of flooring. What kitchen details are most important to you?
Floor plan – A basic facelift or switch out of cabinets and appliances is going to cost less than if the sink and appliances change locations and electrical, water, and gas lines need to be relocated. If walls are changing or windows and doors are being added or subtracted, this will add to the costs and require an increased budget.
Funds Available – This is the “get real” portion of the exercise. What is the maximum amount of money you have available or have access to for use on your remodeling project.

The third blog of this series will discuss putting all eight factors together to determine a budget.

Kitchen Remodeling and the Budget – Factors 1-4

2011-06-27T08:54:00.000-07:00

How much is this kitchen going to cost? This is one of the questions we hear most often. And we often answer; are you trying to stay within a particular budget? It is very important to determine a budget for any remodeling project, and kitchens are no exception. Kitchen remodels are detailed, home specific, and influenced by each homeowner’s goals and tastes. This makes average project costs, square foot pricing, or ballpark guesses often unrealistic. In this and the following blogs I will attempt to provide the background information and factors you can best use to determine a kitchen-remodeling budget that works for you.

As a first step you can look on the worldwide web and find some sites giving general budget costs. Probably the best known is Remodeling Magazine’s Cost vs. Value Report that covers the entire country and then is broken down by region and city. Informative, but still a one size fits all approach. Just imagine kitchens in the Baltimore area that may range from small spaces in city townhouses, large multi-room spaces in Roland Park or Guilford that were first set up for a house with servants (wouldn’t that be nice), modern suburban homes with open design, or what were once country farmhouses. The range is endless and limits the importance of the average kitchen price in your city. A more detailed and systematic approach is better. In the remainder of this blog and the next are eight factors to consider.

Home Value – What is your home worth? If you are a new homeowner this is fairly obvious. If you have owned your home for a while you can talk with neighbors or realtors or review information on similar homes for sale in your area. A good website for checking neighborhood values is http://www.zillow.com/. I find it less than accurate for any individual home but fairly accurate as an overview of a neighborhood. Also, you have to consider the condition of the home. New or remodeled kitchens or baths will add home value; we will have more on that in later blogs.
Condition and Type of Home – In general newer homes with modern framing and sheetrock are less expensive to remodel than older homes with plaster and lath on old framing and block walls. An older home may need window and door replacement as part of the kitchen remodeling. Electrical and plumbing upgrades may also be required. If the structural framing is going to change by opening the kitchen to other rooms or combining existing rooms, a larger budget will be required. And if an addition is required or requested, a whole additional set of factors need to be considered.
Length of Time in the Home – Give thought to how long you intend to live in the home. If you are planning to be in the home for a long time, that calls for a different approach than if you plan to move within the next five years.
Size – If your kitchen is abnormally large or small, this will typically mean increasing or decreasing the budget. Larger kitchen more cabinets, counters, flooring, wall and ceiling finishes and an increased cost.

The next blog will review four more factors to consider. The following blogs will have some information on putting it all together to arrive at a budget.

Why do you need design documents?

2011-05-30T06:38:00.000-07:00

Clients sometimes question the need for design and design documents if “they know what they want to do”. There are several reasons to take the time to properly prepare design documents and not rush to construction. Some are noted below.

· Design documents are the main resource for communication between the client and the designer/builder on what is to be built and what materials are to be used.

· The design documents, along with the construction contract, provide the legal basis for the contract agreement between client and builder.

· The design documents communicate the decisions made during the design process to the carpenters and other mechanics that will actually do the building.

· Design documents are often required by various local authorities who will issue permits and neighborhood associations where neighborhood approval is required

· Good design adds value to your home.

· Design, carefully tailored to a client’s taste and lifestyle, makes a one-of-kind, highly customized environment for the client.

Design is a process and takes some time but the advantages of professional design far outweigh the costs. This presents a great value for the customer, enabling them to have a great finished product that matches their desires.

First Meeting with a Contractor

2011-05-25T06:31:00.000-07:00

Your first meeting with a remodeling contractor is a time to get your questions answered and see if this contractor is a good match for you. Typically after your initial inquiry we will schedule a preliminary free consultation at your home. The usual length is one or two hours. There are three primary issues we will want to discuss, the goals you are trying to achieve, your timetable, and your budget for the project. We will do a walk through of your home or the areas to be remodeled and ask a lot of question to try to understand your goals and the scope of the project. You will probably have many questions for us as well. After meeting we may be able to provide a preliminary proposal with a budget range, or for more complex projects a design proposal, and information on moving to the next step. Before making a next step decision you may wish to review the information with us, ask questions, and clarify how best to proceed. You may also wish to visit our job sites or talk with past clients. Typically at this point the next step involves a commitment on your part to work with us. This may either be a design contract, a project development contract, or a construction contract. Design and construction contracts are fairly straight forward; project development involves providing conceptual drawings, drafting a scope of work or specifications, and more detailed calculation of estimated construction costs.

How to "Read" an Estimate

2011-05-22T06:19:00.000-07:00

One of the hardest parts of being a professional remodeler is estimating accurately. Every project is unique, each home individual, every client with different goals, tastes, and budgets. The profession of remodeling entails so many facets of construction from careful demolition, preservation of existing finishes, framing, products, general construction knowledge, plus knowledge of all the trades including: HVAC, plumbing, electric, roofing, masonry, etc. The remodeler must be able to evaluate the existing structure for soundness, determine what should stay and what should go, decided how to tie in the renovation to the existing structure, and determine what level of quality will please the client while trying to meet the client’s goals for scope of work, products, and budget.

For “ballpark prices” the remodeler is expected to do all this before there is a working set of drawings, structural engineering analysis, or a thorough walkthrough of the project by the various trades. Remodelers know that often if they give a ballpark number that is too high they stand a good chance of being eliminated from consideration at the start. Likewise, if they give a very low number they will either have to be constantly up-selling the client, write numerous change orders, or lose money and go out of business. None of which properly serves or benefits the client.

As a client it is important to analyze the entire proposal, not just an early price. An effective approach is to interview, choose a remodeler to work with, establish project goals including scope of work, products, and budget and then work with the remodeler, considering options, to meet your goals as closely as possible.

How to Pick a Home Remodeler

2011-05-18T06:19:00.001-07:00

Choosing the correct remodeler for your project can be difficult. Each remodeling company has its own skill level, specialties, level of professionalism, and method of operation. It is really up to the homeowner to find a remodeler that shares their vision for the final results. Following are some steps you may take to find just the right remodeler for your home.

· Look at the company’s portfolio of complete projects. Ask how they created solutions to particular remodeling problems.

· Interview the company salesman or owner, look at the depth and breadth of their expertise, the history of the company, the talent of the staff and tradesmen, their ability to properly produce and execute your project for a reasonable price in an appropriate time frame. Basically determine if the company is a good fit for you, your family, and your project.

· Talk with the company about your vision and goals and your budget for the project. The remodeler may have suggestions to maximize your remodeling dollars while suggesting a scope of work and product selection to meet as many goals as possible.

· Let the remodeler be creative instead of dictating the direction of the project. After all they are professional remodelers and work designing projects to make the most of the possibilities.

· Check references for projects similar in scope and scale to yours. You may even want to visit completed or in progress projects. Consider the quality of the work, reliability, meeting the construction schedule, communication skills, etc. A lot more goes into remodeling projects than obtaining the lowest price. You may be asked to invest a little more for a remodeler who can deliver the best product and service.

In general become an educated consumer. Remodeling can be on of the most rewarding decisions you will make. Make the right choice and your home will be a pleasure for years to come.

Cork Flooring

2011-04-24T06:40:00.000-07:00

We reviewed many types of flooring in the two previous blogs. One option not yet reviewed is cork flooring, an increasingly popular choice. Cork flooring is attractive, easy to clean, and reasonably priced. Cork tiles and planks are available in many colors and patterns. Cork flooring is hypoallergenic and resistant to mold and mildew associated with some other types of flooring. Cork is a natural renewable product obtained from the bark of trees generally located in the Mediterranean. Cork flooring is typically more durable than wood and provides more give than hardwood, and is warmer to the touch. Typical installed costs are $5.00 to $10.00 per square foot.

The resilience of cork flooring is also its weakness. Sharp or heavy objects left on the floor for long periods of time can permanently damage the floors. Since cork is a natural product direct sunlight will cause color to fade over time.

You cannot wet mop to clean cork floors as any water absorption can damage cork flooring. The floors are kept clean with regular sweeping and dry mopping.

In general cork flooring holds many benefits with respect to a healthy environment in your home and is an environmentally conscious choice. We recently installed a cork floor in a kitchen remodel. Pictures are on our newsletter and website (www.adrbuilders.com).

Comparing Wood Flooring

2011-04-20T06:38:00.000-07:00

We reviewed options other than wood flooring in the last blog. This blog will review the pros and cons of three types of wood flooring.

Laminate Floors - First a qualifier; laminate wood flooring is not really wood. Pergo is the most commonly know brand name, but there are many options and companies supplying laminate flooring. Laminate flooring is a facsimile of wood with a remarkable ability to stimulate wood; it is very durable, easy to install, easy to clean. Laminate flooring is resistant to staining and fading, does not scuff or wear through, get scratched by pets, or indent from normal family wear. It will also hold up against light moisture. They are floating floors; each piece attaches to the one adjacent and it is held down by gravity and perimeter trim. Laminate flooring is not typically installed under cabinets or fixed appliances. The major drawbacks are laminate floors cannot be refinished, will not hold up to heavy moisture, and are not real wood. Typical installed costs are $5.00 to $9.00 per square foot.

Engineered Wood Floors - Engineered wood flooring is a fairly new product and a combination of laminate and true hardwood flooring. There are a wide variety of wood types available in wood strips, wider width planks, or parquet squares. Engineered wood floors consist of two or more layers of wood laminated together with a plywood bottom layer. They are typically installed as floating floors with the panel edges attached to each other rather than to the subfloor. Engineered wood can be sanded and refinished, but only 1-3 times. The scratch and dent resistance is fair to good depending on the wood selected. Light moisture will not damage the floor although heavy moisture can cause warping and damage. With a natural wood top layer the flooring is not as dent or scratch resistant as laminate wood floors, and is also a bit more expensive. Typical installed costs are $8.00 to $14.00; the biggest variable is the actual wood selected.

Natural Hardwood Floors - Hardwood flooring is rich, elegant, all natural, and creates a warm look to your home. It is the most traditional of floors. Solid wood flooring consists of one-piece boards that are typically nailed to a subfloor and comes unfinished, allowing you to apply a variety of finishes. It is also available pre-finished, trading off additional purchase costs for less labor costs. Solid hardwood flooring can be sanded and refinished multiple times, is durable, and not as cold or noisy as tile or stone. Water of any type, light or heavy moisture, is not a friend of solid wood flooring. Besides warping when wet it can fade in sunlight, can be easily dented depending on the species of wood chosen, and is difficult to install. This is definitely not the first choice of the do-it-yourself installer. There is a wide variation in types, hardness, and widths of wood available in wood strips, wider width planks, and parquet squares. Oak hardwood flooring, the most typical wood for residential use, costs $8.00 to $10.00 per square foot installed. Other woods can easily range up to or beyond $15.00 per square foot. Wood floors can be installed in any room in the home. Because of moisture concerns bath installations are not common. With the better sealers and finishes now available kitchen installations are much more common than they once were.

Comparing Flooring

2011-04-18T06:31:00.000-07:00

There are several good choices for floor finishes. In a residential home the use of the room, installation requirements, and costs are major determining factors in selecting the floor finish. In this blog I will review the most common non-wood options. In the next blog I will review the wood options.

Carpet - It is soft, warm, and offered in a broad range of prices and selections. There are a variety of fiber type {nylon, polyester, wool, etc} with varying degrees of wear and stain resistance. In general carpet is better suited to low traffic areas such as bedrooms and living rooms. It also a good choice for basements as a carpet with a good pad will provide a warmer basement floor than many other choices. Carpet is also a good money-saving alternative. With such a variety of carpet available it is hard to generalize but a mid-range carpet installed can be one-third the cost of a traditional oak floor installed and finished. Moisture and wear are the enemies of carpet. With that in mind carpet is rarely the choice for kitchens, baths, mudrooms, or basements that do not stay dry.

Area rugs - They are the cousin of carpets. They can bring instant warmth to hard surface floors, cut down on noise, and may protect and enhance décor. Similar to carpets, they are available in a wide range of sizes, color, patterns, textures, etc.

Ceramic tile - Tile is the traditional choice for kitchens, baths, foyers, and mudrooms. Tile is a good choice for high traffic areas. Tile supplies an elegant look, is durable, moisture resistant, and is offered in a variety of textures and colors. Costs installed are typically in the $10.00 to $20.00 per square foot range including the required subfloor.

Vinyl - Vinyl flooring is easy to maintain and clean, durable, and fairly inexpensive to install. Sheet vinyl is available in 6 foot and 12 foot widths of any length. Vinyl tile are typically 12” squares. Vinyl, like tile, is a good choice for kitchens, baths, and mudrooms. Typical installed costs are $2.00 to $10.00 per square foot in good, better, and best categories. At the top end of selection with unique patterns and colors installed cost can exceed the $10.00 per square foot installed cost.

Stone - Stone is the Cadillac of flooring options. Installed costs can easily be in the $15.00 to $30.00 per square foot range. Stone is a classic look, natural, elegant, moisture resistant, and easy to maintain. Besides the cost other negatives are stone can be cold, slippery, difficult to install, and can chip. Typically stone is used in foyers or formal entries.

The Home Office

2011-02-28T05:34:00.000-08:00

The home office is a popular design concept considered for many new and remodeled homes. There are a variety of possible options for an office: a separate room, area of a room, or a room doing double duty. The first consideration is how and by who is this room to be used. Is the room for working at home, for bill paying and home management, used by two or more people, or a homework/study center? We typically differentiate this room from the control center of the home more typically found in or adjacent to the kitchen, performs a different function, and is best kept separate. Options for the home office include a planned, dedicated room if one is available or can be part of an addition. Remodeling can provide this space from an unused bedroom, a converted attic or basement, or even convert a large closet. The office can be a nook off the master bedroom or hallway, or a dedicated portion of one room serving multiple duties such as a guest bedroom or library. Sometimes a home office will require an exterior entry, especially if it is a working office that clients may visit. In any case a home office should have some ability to provide acoustical privacy, typically by closing a door or doors.

The home office is an important consideration in planning a modern home and a request we hear more and more frequently.

Kitchens in the Modern Home

2011-02-23T05:27:00.001-08:00

Kitchens have evolved into the heart of the 21^st century American home. Traditionally kitchens were a work area and removed from the main living area. In larger homes such as those found in the Guilford or Roland Park areas of Baltimore the kitchen was removed from the living and dining areas, often with back stairs that connected to the maid’s room above. Now the kitchen is one of if not the main living area. At parties often everyone ends up in the kitchen, families spend a good amount of time together in the kitchen, and the kitchen is often the operations center of the home.

With this in mind the “great room” has evolved. This typically includes an open floor plan with the kitchen, daily dining area, and family room combined. Larger homes often still have a formal dining room even if it only used on special occasions. Removing walls and joining rooms can create this interconnection in some homes. Other homes require an addition; the family room addition with an expanded and remodeled kitchen is one of our most popular projects.

This combination of spaces leads to some important design elements. It is important to connect the kitchen physically and visually with the other rooms. Floor finishes, wood trim, painting, and interior decoration all need to work together to create an integrated whole. At the same time the kitchen work area needs some separation. Islands or peninsulas are often a good choice to provide the cook a work area while still visually connected to the other spaces.

Design elements can also separate the spaces even while they are physically and visually connected. Varying ceiling heights and finishes define each area. Floor finishes can vary. Columns and structural beams can replace walls.

Careful planning and good design can go far in making your kitchen the ideal for the 21^st century home.

Exterior Porch to Interior Space Continued

2011-02-14T07:56:00.000-08:00

The following is a brief review of important considerations when converting an exterior porch to interior space. Your decisions and the construction work may include:

· Insulating walls and ceilings. How much and the type of insulation used depends in part on the existing structure and the room’s function. Typically the existing porch ceiling will need to be removed. Often the ceiling joists will need to be added to in order to have enough depth to properly insulate the ceiling.

· Windows and doors. Adding, replacing, or installing new windows and doors using energy-efficient models is best done now. Remember to match or complement your home’s existing window styles.

· Plumbing. The proximity of the room to existing plumbing will greatly impact the difficulty and cost of installing plumbing.

· Electrical wiring and fixtures. Plan and install all immediate and future electrical lines from the outset to avoid costly revisions later.

· Flooring and wall coverings. Flooring especially can require planning. Porch floors are often not level, may not be at the same height as the existing floors in the home, and may need to be raised to allow for insulation, avoiding a cold floor. Most people choose to sheetrock the entire room but other options may include an exposed brick wall or decorative beadboard trim.

· Interior and exterior trim. Details such as door and window trim and other interior and exterior moldings can make the difference between a room that looks finished or one that simply looks like an enclosed porch.

· Heating and cooling systems. While some homes may have systems that can accommodate additional rooms, others may need a supplement. Baseboard heating, while easy to install and inexpensive, is costly to operate. A mini split ductless system is a quiet and efficient choice. This is basically a small heat pump without ducts and much quieter than a traditional through the wall system, often found in hotel rooms. Consider also a wood burning stove or gas fireplace. New models are efficient, attractive, and can heat a large room easily.

If you have a home with a porch and need additional space, you have all the ingredients you need to create a beautiful new room with a significant cost savings over building an addition.

Exterior Porch to Interior Space

2011-02-07T07:56:00.000-08:00

We just completed a porch conversion in Stoneleigh; some pictures are below, check out our website (http://www.adrbuilders.com/) or newsletter for more images. Enclosing a porch can be a simple, cost-effective way to gain the extra living space you need. You can gain space without eliminating the yard and often a portion of the structural work is already in place. Side or rear porches can be easily converted into a home office, playroom, or den/family rooms. Enclosed porches are also ideal for adding space to extend your kitchen. The porch’s location, its wall and floor materials, and the condition of the existing foundation will influence the ease or difficulty of modifying a porch. The next blog will review some important considerations in designing and building a new room using an existing porch.

New family room from converted screen porch

Family room, showing bench seats, television, and electiric fireplace

Baltimore Homes

2011-01-19T06:38:00.000-08:00

Baltimore is a city of many small neighborhoods. Within these neighborhoods, and surrounding areas outside of the city, there are a multitude of different home types with different needs.

Downtown, in areas like Fells point, Canton or Federal Hill space is at a premium. Many of our renovations of the homes in these areas call for updating, both in style and floor plan. When working in these narrow row homes, we often find ourselves suggesting an open floor plan, to create as much functional space as possible. Opening the kitchen up into the dining and living areas prevents any one room from getting too cramped, as well as creating a space for groups to mingle. Exposed brick walls and spiral stairs are two stylistic elements that also free up more floor space.

Further north in the city, Homeland and Roland Park can provide some unique challenges. Many of these homes are very old and need updating of bathrooms, kitchens and utilities. However, during an addition or renovation care has to be taken to maintain the stately character and charm of the homes. Our design team has years of experience working in these areas. We can help you choose products and finishes, both interior and exterior, that will please you, as well as the neighborhood association.

Just outside the city, from Stoneleigh and Rodgers Forge up to Ruxton and Timonium, there are many new and growing families, which are in need of more space. Often this calls for an addition to your home. Additions come in many shapes, from turning a screen porch into a living area, to removing your roof and adding another level. However, interior renovations can reconfigure your house to provide you with the space you need if an addition is not possible. Building a deck or screened porch is also a great way to create more recreational space without the costs associated with a full addition.

These three areas are a good example of the range of work ADR does. Even if your home is not in these areas many of the issues faced are similar throughout the region. If you have any questions about construction concerns specific to your neighborhood, please feel free to contact us.

What is Design-Build?

2010-12-29T07:17:00.000-08:00

Design-build is a popular system for residential remodeling. It is a hands on process especially useful in the renovation of the old homes found in the Baltimore metro area. The builder/remodeler also provides the design services, works with the client on product selections, develops a cost proposal, and builds the project. There are several advantages to using a design-build system.

· Design concepts are developed from the beginning reflecting a realistic understanding of construction costs and the budget guidance established by the client. This prevents you from paying for a design that can not be reconciled with your cost and time constraints.

· The design-build process delivers the completed project much faster than traditional design and construction methods since the salesman, estimator, building designer, interior designer, project manager, and lead carpenter are all working for the same company, in the same office (in many cases, as at ADR Builders, those roles are shared between just a few people).

· Accurate pricing is available for any design change, taking into account both product and installation costs.

· Working drawings are not produced until accurate pricing is available and approved by the client. Again, saving time and money for the client.

· Construction is managed by a builder-designer, and supervised by a lead carpenter, from the same company, and on the job daily. This ensures that the drawings are interpreted properly to implement the design intent.

· The client has one point of accountability because the designer is the builder. If anything goes wrong, you know where to go to get the problem solved.

At ADR our specific method of design-build is one of the main reasons we have excelled in pleasing clients and producing superior home renovation projects for over 30 years. In the next blog will talk about some specific style homes and types of neighborhoods specific to the Baltimore area.

Client-Contractor Relationships

2010-12-06T06:19:00.000-08:00

One of the most important aspects of my job as owner of ADR is managing our client relationships. A good client-contractor relationship can lead to a better remodeling project and certainly a more enjoyable, less stressful remodeling project. I try my best to be as flexible and responsive as possible throughout the process. The following are a few things to consider while picking and working with your contractor.

1. Clear communication is the foundation of a successful project. Be honest and upfront with your goals and expectations for the project. Expect prompt and honest answers and information from your remodeler.

2. Be realistic and flexible about what you are looking for in the remodel and what you are willing to budget for the project. Many remodeling projects start with ideal goals and then scale back the design, scope of work, and product selections in order to meet a budget goal. A good remodeler should be able to help you maximize the return on your remodeling dollars.

3. The remodeler should provide a realistic work schedule. If the schedule changes the remodeler should provide a revised schedule. If the schedule falls behind feel free to ask why.

4. Certain stages of remodeling may seem to go more quickly than other. For example during stages that involve more visible work such as demolition, framing, cabinet installation, etc you have a true sense of rapid progress. During other less visible stages such as installation of electrical wiring, plumbing, or trim work it may seem that the work is going very slowly. Just because you cannot see it does not mean that nothing is happening. It is all part of the construction process.

5. Take the time to make decisions upfront. This reduces stress and makes the actual work go more quickly and stay on schedule. Once the project is underway give the project manager the freedom to execute the job effectively. But feel free to ask questions, and expect answers, for anything you do not understand and feel may not be correct.

6. If possible avoid making changes to the job scope. This tends to upset the schedule and can be frustrating for all involved. If some changes are necessary, and they often are, settle the cost difference up front so there is no misunderstanding.

Good luck and good remodeling. And remember, a having a great job manager is just as important as having a great carpenter!

MICA Award

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This November ADR Builders was awarded a Merit Award by the Maryland Improvement Contractors Association a whole house renovation in Stoneleigh. The projects will be featured in the February issue of Chesapeake Home. ADR has won numerous awards over the years but each new one is appreciated. Thanks to the ADR carpenters and subcontractors who worked on the project and especially thanks to the client for choosing ADR and making it all possible.

Have a look at a few photos from the award winning job.

Expectations

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Clients beginning the remodeling process typically have visions of the “dream” home or “perfect” remodel they will have when complete. Few, however, give much thought to the process, the dust and dirt, noise, daily disruptions, changes, and slight problems that must be dealt with along the way. These elements are part and parcel of any remodeling job, and each client should be realistic and accept the fact that there will be some inconveniences. How disruptive this is depends a lot on the working relationship between the client and contractor.

Keep in mind remodeling is a two-way street. The contractor should respect your long-term goals as well as your day-to-day concerns, and you should respect his specialized knowledge and expertise. You should expect the remodeler to be committed to providing you with as painless a remodel as possible with the final results you expect. You should expect a remodeler to be an experienced construction professional, to assist you in making informed decisions, provide budgeting and scheduling information, and if requested provide detailed specifications and design documents. Working together, with mutual respect, should lead to a very successful project for all involved.

Look for more on the client-contractor relationship in the next blog.

Welcome!

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Welcome to our newly redesigned website and welcome to my new blog. I hope in the coming weeks to provide some general information that will be helpful to clients, potential clients, and anyone with an interest in remodeling. I’ll try to avoid the sales pitch, politics, and football and provide informative and useful articles. I will occasionally mention news and items of interest to ADR, and we are a business so if you have any specific questions or projects in mind please contact me.

If anyone should have any special requests, questions, or items of interest I will also try my best to provide that information, or at least find a helpful source. Remodeling covers a very big world and we operate in a very small portion of it. My concentration in this blog will be residential remodeling, especially kitchens, baths, additions, and whole house remodels.

Let the fun begin.