Attic Conversions Pt. 3 - A day in the life of an Attic Conversion

As mentioned in Part 1 of this series, one of our current clients is dealing with a unique attic conversion project. With the typical attic conversion, construction teams support the attic floor from below, allowing them to work in those tight areas without fear of damaging the area below them or causing actual structural damage to the attic.  In this particular situation, our home owner is a nurse who works the over-night shift. Instead of construction workers being able to follow normal protocol - they've actually had to shift the way they support and reinforce the attic floor by working from above. Our home owner has learned to deal with the drilling and nailing and all other noises involved in a remodel, all while trying to catch some zzz's:

I work nights so I sleep for a couple hours when I get home early in the morning, wake up to get the kids off to school, and then back to sleep for a few hours. Nothing has changed except I have learned to sleep through the noise - now I usually sleep with the TV going to try and drown out the noise.We knew what to expect with all the construction - the only stressfuly part of this project was getting approval from the HOA.
The front of our house is blocked off by black plastic drapes to keep the dust out of the rest of the house. These drapes also provide some privacy so I usually don't see the workers unless I am coming or going. It has been noisy but I have gotten used to the noise. Mary checks on the progress daily - It looks exactly how we had pictured it - we are very pleased with the progress; [the].kids are excited and keep asking when it will be done.

Framing:

As you enter, the main portion of the house is blocked off to protect from dust.

Soon to be gameroom in the attic:

Check back soon to see the finished project...

Photo Gallery: Refresh, Rejuvenate, Recycle

It's the age old question (in the real estate and remodeling world anyway) "Should we sell or should we renovate?" There was a time when homeowners saw the prospect of selling their home as a way to upgrade to a larger, better home, and at the same time - add a little - or a lot of change to their bank accounts. Now a-days, the real estate market isn't looking as hot, for sellers or buyers, and the idea of staying at home and "working with what you have" just seems more appealing. For our couple, just east of the Galleria inside the loop, they saw change popping up all around them. A town house across the street, a mansion in their back yard - their quaint neighborhood was changing and they knew how to change with it. Enter: Incredible Renovations. Your design, build, & remodeling experts. In the Michael's home we rejuvenated three areas the kitchen, master, and guest bath. We also recycled their washer & dryer - moved it to a more efficient location, and refreshed their fireplace with a more modern look. Please view the gallery and leave your comments!

Master bath before & after

Please note lack of counterspace, corner shower, and pink & green tile:

Kitchen before & after

Please know how wall behind refridgerator was knocked down to open space for a bar top.

Guest Bath before & after

Dining Room before & after

Small Projects Photo Gallery

 Sometimes you don't have to do too much to reinvent a room, brighten up a corner, or just update your space. Below you'll find a few before and after pictures of projects we've done to help home owners spruce up their smaller spaces.

EPA Ruling Against Lead Paint

Lead Paint Rule Opt-Out Revoked

On April 23, the U.S. Environmental Protection Agency announced release of an amendment to the Lead: Renovation, Repair and Painting rule that removes the opt-out provision for pre-1978 homes without pregnant women or children under age six in residence.
The amendment also instructs contractors to provide a copy of the records required under the rule to be shared with home owners within 30 days of completing the remodeling work.
The amendment goes into force 60 days from its publication in the Federal Register, which has not yet occurred. NAHB expects publication in the Federal Register sometime in the next few weeks, so the estimated effective date to remove the opt-out is the beginning of July. Once the exact date is determined, NAHB will update its members.
Nevertheless, all provisions of the Lead: Renovation, Repair and Painting rule went into effect on April 22, which requires remodelers and other contractors disturbing painted surfaces in pre-1978 homes attend the required training and submit firm certification. The rule also dictates lead-safe work practices, pre-renovation consumer education, and record keeping practices.
The amendment to the rule goes into effect in July 2010 and:

• Removes the opt-out provision. Under the current rule, owner-occupied pre-1978 housing units (i.e., not inclusive of rental properties) where no pregnant women nor children under age six, nor a property qualifying as a "child occupied facility" (such as a day care facility) could sign a waiver. The remodelers must keep a record of the waiver for three years, which waives the implementation of the work practices dictated by the rule. The new amendment to the regulation that goes into effect in July revokes the opt-out completely. All work in pre-1978 must then follow all work practices dictated by the regulation as of the effective date in July.

• Requires remodelers to share rule compliance records with customers. Remodelers will have to share a copy of the compliance records required for remodelers under the regulation (such as the checklist of followed practices) with home owners within 30 days of completion of the work.

The EPA has also given advanced notice of additional plans to change the lead rule as a direct result of a voluntary legal settlement with several environmental groups that challenged the original regulation. Specifically, rule makings will be conducted to

• Require abatement-style dust wipe testing and share results with home occupants and owners. This rule change will apply to certain remodeling activities and require the contractor to achieve the EPA's strict numerical limits for lead dust levels on window sills, window troughs, and floors. The EPA's numerical lead dust standards are the same as those dictated to lead-based paint abatement firms for achieving "clearance" under EPA's abatement rules. Depending on the outcome of this upcoming amendment, remodelers and other contractors may also be subject to additional regulatory restrictions at the state and local level triggered by the knowledge of disturbing lead-based paint. After this proposal is published, it will be out for a 60 day comment period with the goal of completing and finalizing this rule change in July 2011.

• Apply the lead rule to public and commercial buildings. The EPA plans to amend the rule to expand its scope over both public and commercial buildings. NAHB will follow this development but expects the proposal to come out after the clearance testing amendment.

For more information, visit www.nahb.org/leadpaint

From: NAHB National Association of Home Builders

Attic Conversions Pt. 2

An attic conversion is an excellent way to gain space for entertaining and for overnight guests. Our home owners decided to use their attic space for those top 2 reasons as well. By choosing a firm with an on-staff architectural designer, you get the attention you need to create a space that is unique to your family needs'. Our home owners and architect, Carolina, made sure they used every nook and cranny in their attic in order to maximize space and efficiency.  The large open area is used to entertain guests and holds oversized leather sofas, a flat screen t.v, and a built in bar with mini-fridge and custom cabinetry (which was crafted on-site). There's also enough room for work out equipment and two window benches - with under seat storage. We also designed built-in book shelves for out of the way storage and included a full size bath, with a tile surround shower and bench.  Since attics are dark by nature, we opened up the space even more by allowing sun light to flood the room through a full-sized balcony. The balcony features tile flooring, custom railing, and a ceiling fan for those humid Houston days. View our gallery of pics below and leave a comment.

Before

Museum District - A Whole House Conversion

We've all seen those shows where home owners gut their entire house and start from scratch. Think of Holmes on Homes on HGTV, or even "Flip this House". Well, our home owners are taking it one step further and turning their quaint, South Kirby house, into their unbelievable dream home - complete with a museum area and second story addition! Follow their transition on Facebook and watch our YouTube "mini series" as Mary and Jeff take us through their vision. We will be following their house transformation week by week with owner and worker commentary on the progression. This is renovation you have to see to believe! Here is a sneak peak below.



Taking the plunge!





The jar collection:

Kitchen before & during:

(view from dining room)

Jeff's passion for jars was the motivation behind designing a house, and a museum area in particular, that could hold over 2,000 jars he's collected over the years.

Follow this awesome project on our Incredible Renovations page on Facebook.

Click here to watch the miniseries video.

Attic Conversions Pt. 1

If you're like us, you love to watch a project go from design or idea, to completion. Especially those projects with a unique or cool concept - like an attic conversion. Just in case you're not familiar with an attic conversion, it is a renovation project that takes the dark, cramped space above your house - your attic, and turns it into a useful room. Attic conversions are on the rise due to families' expanding needs, and the relatively low cost of the project. In fact, the national average for return on investment for an attic conversion is 93.5%*. Homeowners are opting to utilize their current space for kid’s bedrooms, a family den or gameroom, or home office. Here is a sampling of pictures from a recent attic conversion, where the home owner converted his attic into a stylish, entertaining area.

In the rest of our Attic Conversion series, we'll take you through an attic conversion that is under construction, and presents unique challenges. It takes a firm with experience in these types of projects to handle it just right, because the typical attic houses the water heater, ducts, plumbing, etc., that may all have to be relocated and rerouted. Also, the pitch of the roof, the floor support, and electrical wiring also have to be considered when redesigning the space. Speaking with a structural engineer, with experience in attic conversions will help you answer questions about functionality, and feasibility as they arise. Our board certified structural engineer is available to come to your home when you're ready to talk about your own conversion. Please call us at 713-532-2526 or visit our website http://www.incrediblerenovations.com/.

Read the article on Mother Earth News that provides more information and answers questions about attic remodeling.

*HGTV.com

FAQ's - The Process

Completing your remodel project is a relatively simple process with Incredible Renovations. Most remodel plans begin with requesting bids from 2 - 3 different contractors - which requires a visit to your home. At the initial visit our structural engineer and project manager review your ideas for your space and take pictures and measurements at your home. We then create a few different design and budget options for you to review at our office, via a 3D virtual walk through. You then leave with the project estimate and proposal in hand for you to review. Here are a few questions you may ask before selecting your contractor:
Are you licensed and Insured?Yes. Incredible Renovations is licensed with the state of Texas and carries Liability insurance.
Does the remodeling contractor offer warranty on all workmanship? Yes. We offer 1 year warranty on all work, 2 year warranty on major equipment and systems and 10 years on structural.
Will the contractor provide a contract that clearly states what they will do, how much it will cost and a completion date? Yes, Incredible Renovations is one of only a handful of remodelers that guarantees in writing a scheduled completion date or we pay fines for everyday we are late in completing your project.
Do I need to pay any money in advance to begin my remodeling project? Yes. Depending on the size and nature of the project; we typically require 15-25% of the total project to be paid at the signing of the contract. Why? This money is used to mobilize, purchase materials and schedule the trade partners. The balance due is normally staged based on construction progress.
Are permits really necessary for my project? In most cases Yes. Normally permits means a third party is reviewing the plans and inspecting the work and that will provide you piece of mind that your project is being performed safely and up to proper codes.
Who pays for all permits required for a remodeling project? The cost of the permits in included in the contract price. Therefore Incredible Renovations pays for the permits related to the job.
What can cause delays in my project? Unfortunately, delays can happen. Delays are normally caused by special ordered items or items not in stock. Also, changes of the original design and change orders by the home owner can cause delays.
Does the remodeler require that changes be in writing to eliminate misunderstanding and unexpected cost? Yes, this would eliminate surprises at the end of your project and allow you to make sound financial decisions. For example, upgrades or major changes along the way.
Will I be able to select the actual products for my project? Yes. You will select all specialty products like doors, hardware, trim, windows, siding, plumbing and electrical fixtures, flooring and paint colors with our guidance. These are normally chosen to closely match the existing items in your home or specific design tastes.
Can we stay in our home during the remodeling process? Yes. Most of our customers stay at home during a remodeling process. We try not to disturb your family and your normal day to day activities.
Please email your questions to: Paulina@IncredibleRenovations.com

The Cost of a Remodel

Are you considering remodeling your home? Has your family out grown its space, are your floors or finishes dated, or do you just need your home to keep up with your pace? There are dozens of reasons why people consider remodeling their home, in fact 36% of US home owners are considering a major remodel. You may be asking yourself, "Is it better to remodel, or just buy a new house?". The answer to that question is undoubtebly "Value." What is your home's value on the market? What will the value, or cost of return be on the renovations? But most importantly - What is your home's value to you? In deciding on whether you want to invest in upgrading your home or build an addition, you have to think about not only the process of selling your home, but how you feel about leaving it. It's important to weigh the pros and cons of each decision. Remember, you can improve the value of what your home means to you by renovating. In a renovation you can choose exactly what you want. New homes tend to be boxy and lack character, unless you design it yourself. A renovation or a custom build, may be what is needed to keep the charm you love about your current home. We've included a chart below to help you get a realistic view of how much a renovation may cost you. Keep in mind the ranges are for smaller projects through luxury projects. For example: A 1/2 bath addition can be $20,000 while a master bath additon with a frameless shower, granite counter tops, etc. may cost as much as $45,000.
Cost estimates of a renovation in Houston:

Bathroom addition: $ 35,000 < $45,000

Bathroom remodel: $20,000 < $35,000

Attic conversion: $25,000 < $65,000

Attic with addition: $75,000 < 175,000

Deck addition: $10,000<$23,000

Covered patio: $16,000 < $28,000
Family room addition: $25,000 < $60,000
Home office remodel: $10,000 < $22,000
Major kitchen remodel: $45,000 < $75,000
Minor kitchen remodel: $10,000 < $25,000
Master suite addition: $30,000 < $48,000
Roofing replacement: $6,000 < $25,000
Siding replacement (vinyl): $8,000 < $12,000
Siding replacement (Hardie): $9,000 < $14,000
Sunroom addition: $20,000 < $30,000

Garage apartment: $35,000 < $95,000

Second story addition: $60,000 < $100,000
Window replacement (wood): $12,000 < $21,000
Window replacement (vinyl): $9,000 < $18,000
Sources: Remodeling Magazine, Feb. 2010
www.IncredibleRenovations.com/estimateyourproject

I Didn't Know!

How do you simplify a complicated process like a kitchen or bathroom renovation? It's simple. Use Incredible Renovations. We are a one stop shop, custom design, build, and remodeling company. "One stop shop" may mean different things to different firms, but to us, it means taking the stress away from the home owner. On a recent visit to a home, our project manager realized just how important that was. Mary is interested in re-doing her kitchen and has been all over the city getting quotes for blueprints, design plans, material, etcetera, etcetera etcetera. Little did she know, that one call to Incredible Renovations would have saved her a tank full of gas and a lot of headache. "We do everything in house," Chris told her. "That means helping you with your design plans, building the blueprints, making revisions, and even getting permits." Incredible Renovations is the only remodeling company in Texas with a board certified structural engineer, architectural designer, and interior decorator on staff. So that means all of your estimates and plans are done in house. We gather the information that is needed to make your renovation dreams a reality. At our initial meeting with sit down with you to figure out what your vision is for your home - kitchen, office, bathroom, addition - whatever you need. We take pictures and measurements and bring everything back to our office where we begin working on your design planss. Within a few days we invite you into our office where you are presented with the design and budget options. This includes going through a 3D walk through of your home and the finished product. You get to select materialss, backsplash and flooring choices - even paint colors - and this is all done to give you a free estimate. Mary realized that running all over Houston just wasn't necessary with Incredible Renovations. We've been in the remodel/build business for over 30 years and we can handle your project professionally and entirely.