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This is the second part of a two post answer to this question I received yesterday from a reader:

My husband & I are on the fence about whether to remodel or move/build. We’ve met with two different builders so far and they both suggested we meet with their architects to start drawing up plans. Well I’m confused right off the bat & we haven’t even gotten started!?!?! What are the pros/cons of using the “builder’s” architect vs. finding our own architect?

The first part of my answer involved the part of the question that indicates that this family is “on the fence”. Remodel or Move? Decide this First

You Decided To Remodel

If you can get the “yes” answers you need from the contractor, the designer, and maybe the banker, you’re in it with no reservations! What’s next?

Call a Contractor:

Many people open up the phone book or otherwise get the phone number of some contractors and call them up to set an appointment. You may want to look at the post I did on how to find a good contractor.

For most jobs, this is a reasonable first step because the contractor will know what you need in the way of plans, permits, budget, etc. If you’re meeting with a good contractor, he’ll be able to point you in the right direction from the start.

The most important part of this last sentence is “good contractor“. I’ve known so many contractors who always seemed to have an ulterior motive, an agenda, that wasn’t simply directed at the client’s best interest. I think it’s very important that you have confidence in the contractor immediately.

The Contractor’s Architect

In keeping with the original question I was asked, let’s assume that you’ve talked to contractors and they suggest that you hire their “architect” to start drawing up plans. Is this a good move?

(There is a difference between an Architect and a Residential Designer)

The answer to this is very much related to the individual contractor. Before you hire a contractor or someone they recommend to do anything, design work included, you should know as much as you can about them.

The design phase is in many ways the absolute most important part of the work. You want someone who not only has your best interests in first place, but who also has the creative ability and technical knowledge to lead you to something that will make you happy for many years to come. They also need to understand what things cost, and be able to consult with you on budget numbers.

The danger involved in using the designer provided by a contractor is multi-faceted. He or she might have any of the following problems:

• Lack of experience and ability – contractors have been known to hire design pro’s based on price alone. That can be bad for you!
• Bad interpersonal skills – you might feel great with the contractor, hire them for design, only to get stuck with a designer who is like talking to a brick wall. You need someone who can truly relate to your desires.
• Poor work ethic or a work overload – either one can cause the design process to take forever. Momentum is key at this stage.
• Is concerned about the contractor’s desires – while an awareness of cost is very important, I’ve seen contractors twist designers arms forcing them to design things that make the contractor’s life simple. This might include using only standard window sizes, or very basic electrical work (rather than customizing the design for you).

At the same time, a great contractor will be sure that none of these things happen because they know how important the design process is and they have your best interests in mind, and first.

Hire Your Own

If you don’t feel totally comfortable with the contractor and the designer that he recommends, don’t hire them! Either call more contractors until you get the right match, or go looking for a design professional of your own.

When you hire your own Architect or designer you’ll have greater control over the process and are likely to feel much better about it. The knowledge that the person responsible for the design only has your interests in mind will make you feel much less anxious.

It’s also likely to produce better results. The design pro that you hire only has one client to please in the situation…YOU! They don’t have to worry about the contractor’s hidden agenda or what type of construction makes him the best profit. They worry about your needs and your needs only.

You Own The Plans

When you hire a contractor to do the design phase of your work, you have to be careful to understand the arrangement. Many times, you’re not free to show those plans to other contractors. It’s almost as if you’re locking yourself into using that contractor before you ever see a price or a design.

If you feel totally wonderful about that contractor and they have a stellar reputation, then I see no problem with that. If, on the other hand, you have your doubts, then it’s a trap to avoid.

When you hire your own designer, there is no question, those plans are yours to show to as many contractors as you want to show them to. This can be very important in getting the best price for on your job. Especially in a competitive economy like today, getting some bids can mean a better deal for you.

The Bottom Line

If you find a contractor who’s reputation is so good that they stand clearly above the pack; who’s presentation to you at the first meeting makes you feel 100% at ease and you KNOW that they know what you need; who’s attitude clearly seems to be in your best interest and the suggestions they make are reasonable and fair… then you should stick with that contractor.

If, on the other hand, you don’t see a clear leader in your market (or you can’t afford that guy) and you’re not totally at ease with the contractors you meet with, then I would suggest you hire a designer or architect on your own nickel and separate from any association with a particular builder.

Worst case in that scenario is that you hate the designer and his/her designs and you blow a few bucks (in comparison to ten’s of thousands if you hire the wrong contractor or build a poorly designed job.)

Just remember this… Design IS the most important part of the job. If it’s wrong, the worlds best craftsmen using the finest materials can’t fix it.

Best wishes for a great project!

~ RG

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Not a day goes by that my inbox doesn’t light up with at least a couple of questions from Remodeling Guy readers. Regular members of The Crew know that I do my level best to answer every one of them.

I recieved a question yesterday that was directed to a couple of issues I’ve been planning to address for some time. Here it is:

My husband & I are on the fence about whether to remodel or move/build. We’ve met with two different builders so far and they both suggested we meet with their architects to start drawing up plans. Well I’m confused right off the bat & we haven’t even gotten started!?!?! What are the pros/cons of using the “builder’s” architect vs. finding our own architect?

Stay or Go

The first part of the question addresses one of the most important decisions of all, remodel or move out? Many people find themselves in the place where the house needs something, or many things, to work for the family.

• It’s not big enough
• It’s needs more bedrooms
• The floor plan doesn’t “flow” well
• The kitchen doesn’t cut-it
• It just isn’t “there”…not what you want, not yet

The list could go on forever, but I’ve heard every reason to remodel that there is and they all lead to the next question.

Do we want to do that?

Every family looking to remodel goes through this. They ask themselves if it’s worth it financially, if they can handle the mess, do they have time to either do the work itself or to work with the process of hiring people. They go through a seemingly endless list of “what-if’s”. This can be daunting.

Each of the questions could be a chapter in a book, so I won’t try to answer them all here right now. But I will say this:

You need to decide before getting too far into the process.

When some of these questions seem unanswerable, people often decide to start calling contractors to help them decide if they should remodel or not. I’d say to approach that move carefully.

While you may certainly have some serious questions that need answering by a professional, such as:

• Can we get more square footage?
• Can we find room for another bedroom?
• Can you make it look like (show contractor picture of dream) ?
• Can you do all of this for less than (insert budget here) ?

You want to be sure you’ve answered the rest of the questions before you start this process. You want to know for sure that if you get the “yes” answers you need to the above that you do indeed want to remodel the house.

Some of the questions you want to answer first are:

• Do we like, no LOVE, the neighborhood?
• Do we enjoy living here now? If so, why? If not, why not?
• Is this remodel an investment from which we expect a financial return?
• Speaking of finances, what can we afford? What’s our budget?

To proceed into the design phase while still uncertain that you even want to remodel is a mistake I’ve seen made many times and one that I strongly urge you to avoid. There is at least one huge reason for this:

You’re heart has to be in it! You have to want to see the thing succeed.

When you start talking to builders and designers, you want to be totally free of any questions in your mind about whether or not you should even be talking to them. You want to be pretty sure that you’re on the right track.

This frees up all of your creative powers. You can then truly express what you want to accomplish, what will make you happy, what your dreams are!

So first, decide if you truly want to remodel, then decide how to proceed.

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In an effort to better arrange information on RemodelingGuy.net, the post you’re seeking has been moved, please follow this link to find it:

http://www.remodelingguy.net/2009/12/find-a-great-contractor-for-your-remodeling-project-ten-places-to-look/

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In today’s housing market, more and more homeowners are deciding they would rather brave a remodeling project than fight an uphill battle trying to sell the home they’re in already. Whereas in the past people chose major remodeling over moving predominately because they loved their location, now those numbers are added to by those who can’t imagine selling at a reduced price, those who don’t see any good prospects for a mortgage, and those whose financial outlook is a little dimmer than it might have been a couple of years ago.

When faced with a need, such as more space or better accessibility, among hundreds of other wants and needs, increasing numbers of homeowners think “remodel”. For many, the next thought is an even scarier one:

“we need a contractor.“

The idea of finding and hiring a contractor, in whose hands customers intend to place their money, their home, and indeed the very happiness of the family, is a daunting one for many.

Many Turn to The Internet

Immediate questions come to mind concerning the process. Where should we look? The yellow pages, the internet, a local circular or mailer, the side of the truck at the traffic light, maybe even the Home Depot parking lot. All of these are places people go to find a contractor, and good contractors can be found in each of these. Increasingly, as with almost everything, people are turning to the internet.

One increasingly popular source of potential contractors are web-based referral services. A quick search for contractor referral services, or find a remodeling contractor, will provide enough results to make your head spin! Services such as this have been around for many years. More than a decade ago, we began to receive solicitations from these services looking for our business.

It’s important to recognize the significance of this point. The referral service was looking to the contractor to get business. In other words, the customer of these referral services was the contractor. Or maybe I should say that the “paying” customer of the referral service was the contractor. I’m sure that the more reputable of these services considers the consumer as equally, if not more, important to them than the contractors. But the fact remains that the source of revenue is the contractors.

Advertising Venues for Contractors

Being listed on such a service will come out of the “marketing and advertising” segment of the contractors budget, right alongside his purchases for vehicle signage, yellow pages, his own website, etc. To the contractor, this is an advertising venue, a way to get business. There is nothing sinister about this and I’ve not seen a website that attempts to hide this fact, though I’ve not seen it advertised either. It’s just very important that the consumer realizes that the contractor is paying for the service.

I’m skeptical of these services, though I find the reasoning provided on many of the websites quite compelling. These businesses offer:

• License verification
• Background checks
• Referral verification (they call the provided referral and inquire)
• Insurance verification
• Feedback from previous customers through the service

Many also present themselves (and they may actually be) experts on the business of remodeling, providing informative articles and regular publications. All of these offerings are very helpful and valuable to the consumer; but are they enough? Is there a danger that these services could lull the consumer into a false sense of security? I believe there is such a danger and I would advise against relying completely on an outside source in checking out the contractor you intend to hire.

While there are certainly many very reputable contractors referred everyday through websites, I can only imagine that there are a good many bad eggs in the bunch. The methods of verification are simply too easy for an unscrupulous business to work around. I’ve been a contractor for many years, and I don’t even have to think hard to figure out how I would get around all of the verification efforts.

Do Some Research

I’ve spent the last two hours reading everything I could find on a few of the more prominent services in lead generation (that’s the contractor’s view of what the client calls a “referral”). I was easily able to find discussion threads, both from the contractor’s perspective, and the consumer’s perspective on any of the services I searched for. I strongly suggest that consumers take the same approach.

One point that I read that really struck a chord with me was on the contractors discussion board on these services. Many contractors pointed out that they had paid for leads through multiple web companies and found the leads to be “low quality” and in general began to see them as a waste of time. This is incredibly important from the homeowners perspective.

Since this rang true with my own experiences from many years ago, I’ll explain the point that was made. The contractor pointed out that when the lead generation provider (the referral website) regularly provided leads that don’t “convert” (to sales) that the contractors who were able to find work in other ways would do so. This would have the gradual effect of weeding out the “good contractors” from the pool of contractors referred. That, combined with the relative ease of meeting the “stringent” requirements for inclusion in the pool, seems to verify my gut reaction that these services aren’t the best solution for finding and hiring a contractor.

I’ve written another post which details exactly how I would suggest a homeowner should go about the process of finding a good contractor.

If you’re new to this blog, you may not be aware that this page is part of a larger website with multiple specialty blogs.  You might enjoy the content on the main blog www.remodelingguy.net and the other specialty areas which can be reached using the page tabs at the top of this page, or the menu buttons on the top left.  Thanks for visiting and feel free to sign-up for our RSS feed.

Have you had any experiences with online services that refer contractors?

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When homeowners are considering a remodeling project, the question “What will it be worth?” is one of the foremost for many. The idea that the work is in many ways a real “investment” has served as great comfort to folks as they write the check for Draw#1. Things have changed though, at least for now.

While I know that the prevailing sentiment is that things have certainly changed for the worse in all things real estate related, I prefer to look at the bright side. I don’t say so easily either, I’m certainly among those who would be considered “severely” impacted by the market shift. But that’s another story.

Before getting into the bright side, let me explain a little bit about how people have gone about determining value in years past.

Cost vs. Value Report

Remodeling Magazine publishes an annual report called the “Cost Vs. Value Report“. The report goes to great lengths to help determine what the resale value of a project is in different markets nationwide.

They do this by providing specs for a typical project, such as a Bathroom Addition, to remodeling contractors in each featured market for the given year. The remodeling contractors provide cost estimates, based on the prescribed specifications.

The researchers also provide the same specs to a selection of local real estate professionals, including appraisers and real estate agents. It’s up to this group to review the project and give an estimate, based on their own experience, as to what the project will be worth.

A Great Sales Tool

This Cost vs. Value report is widely used as a sales tool, or at least it was when values were a little stronger. A home improvement seller such as a general contractor, a window replacement firm, or a siding company, would show the prospect in black and white what they could expect to get for the work if they sold the day it was finished.

Siding has always been strong for example. So the siding contractor shows you a report published by a national magazine, an apparent expert on the market, which clearly shows that you will recoup 90% of your investment. I know that any decent salesman would add the line “and that’s if you sell today! Clearly it will be higher in a year from now as the house overall appreciates.”

I know, because I’ve said those exact words, though I never used the report.

Average Cost Per Square Foot

This is the resale value method I always used when a client asked me “What will it be worth?” My answer was fairly boiler-plate and it went like this:

“Well, it seems that the houses in the area are all going for about the same price per square foot. I’m no expert on value, but It stands to reason that if we make your house 500sf larger, then you can just multiply out that number to get a decent estimate of the value.”

This worked fine for me because I was selling room additions for the most part, and reading it now, it makes perfect sense. In a predictable world that did what it was supposed to do, it would still make sense. But it doesn’t; not today. Not for now.

The Mental Cost Reduction

The purpose behind all of this is what I think needs to change. I think way too many people, on the professional side, and on the consumer side, were focusing much to strongly on the investment value of a home improvement project.

The homeowner sees an estimate, say it’s $100,000.00. That’s a whole lot of money! “Maybe I don’t want to spend $100,000.00″ they think. But they want that space, there must be a way to make that make sense. And this is where resale value of remodeling comes into play.

What if the client believes that they will have $100,000.00 in value from day one. Then how much are they spending? Zero, right? It’s no longer an expenditure, now it’s a transfer of funds from one place to another. Why not put it in the house where we can enjoy it?

The same would apply if the report shows them that the value will be $75,000.00. “Well, at least this is only costing me $25K, the rest is real value.” Makes perfect sense, right? Not today. Not for now.

Borrow, Borrow, Borrow

This actually could make some sense, even today, for those buyers paying cash. I’m among the majority who still hold out hope that real estate values will, eventually, bounce back and return to being an asset that appreciates, rather than one that drops in value, like a rock.

But the idea of borrowing based on these estimates of resale value seems very misguided to me at this time. Which brings me to the good news.

The Bright Side

Remember me saying that I wanted to look at the bright side? I bet you were starting to forget there was one! I know I was. My own writing was depressing me! I wonder if that means I should do some editing?

But the good news is really good news.

If we all wake up from this hypnotic trance where our homes are our “biggest single investment” and consider them as HOMES, not investments, I think we’ll start making much better choices. Much better!

My family has moved recently to a wonderful tiny house in an idyllic small town. We’re steps from the open water and life here is good. Outdoor activities are endless. Look at the sky in any direction and you’ll see at least a dozen palm trees. It’s paradise.

The house needs a little work though. First of all, it’s pretty small at only 1000sf. I’ve known people who practically cried every single day because they had to some how make do with twice this much house. We live here very comfortably with a family of four and a slew of pets.

But I will make it a little larger and I will go through and build storage everywhere to maximize space. I can’t help it, I’m a Remodeling Guy!

Here is the difference, the good difference, of this bad economy. Rather than remodel as an investment thinking “If I double the size of this, I’ll make a fortune.” I’m going to remodel for US. I’m going to do work that adds value to our life today which seems worth the cost. Completely irrespective of the bottom line.

I don’t care what it’s worth.

If I can say that, and still want to move forward with the work, then I’ll be making good sound decisions for my remodeling projects. I know that I’ll still completely overhaul this house. I’ll do:

• A second floor room addition with a third floor observation deck.
• A wrap around porch (little to fit on tiny lot)
• A swimming pool (again, tiny but super way cool)
• Completely upgraded systems for:
  • HVAC
  • Electrical
  • Insulation
  • Plumbing
  • Communications
• A new kitchen
• Three new bathrooms
• All new flooring, doors, trim….

The point is that I’ll remodel this entire place, for US, based on what we want and love and need. Based not on what will sell good, but what we want to live with. And I won’t even think about resale the whole time.

What a relief that will be. Every job will be a simple equation of “how much money do we have?” and “is this worth that to us?”. When I spend $10,000.00 I will know that I just spent $10,000.00 rather than fool myself into thinking that I just somehow MADE MONEY!

The bright side of all of this is that people everywhere will start making choices that make sense. For a change.

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What’s with the “Grande!” you might ask! It could be that I’m up late again and I have coffee on my mind! Or it could be that I needed a word that invoked “Big Project” with fewer letters!

I suppose it could also be that I’m a drama queen (can I call myself that?) and that I like the sound of it! (with the rolled “r” and the emphasized “e”)

Whatever the reason, the graphics are set and there ain’t no fixing it now! Hope you like it!

We Talk Big Jobs Here

This is the little corner of RemodelingGuy.net where we can talk about the big work! The stuff that isn’t done in a few days, or even a few weeks. We’re talking months, sometimes years! Big Jobs! (It’s in my blood…I can say “Big Job” over and over again and never tire of it!)

How about:

• Room Additions
• Second Stories
• Basement Finishes
• Whole House Rebuilds

And some of the issues that go with these:

• Architects
• Contractors
• Plans
• Permits
• Finances

Plenty, plenty to talk about here at The Grande! Oh, one more important thing: I’m going to talk about ALL the ways to do these big jobs, including the one’s where you squeeze every penny ’til it cries!

Since I’m one tired contractor turned blogging addict, no new post coming here until over the weekend at the soonest, but I will put up an old post on a big job from the Main Blog! It’s just below!

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Room additions have always been popular. The idea of making the house a little more spacious and giving everyone a little more room to spread out has almost universal appeal. The obvious goal:

More Space

On of my all-time favorite projects!! (after)

As families grow, the need for space increases. When my wife, Kim, and I were fist married, we lived in an apartment that was about 400 square feet. Even with just two of us, we wanted more space pretty quickly!

Bring kids, friends, dogs, and twenty years of collected ’stuff’ into the mix and most people start to feel like they are bursting at the seams. In a recent post on making best use of small spaces I talked about how to maximize the space you already have.

Some of you probably react to that something like this “Look, Remodeling Guy, yeah, yeah, yeah…I understand the whole efficient use of space concept; but you don’t understand, I need a room for guests to sleep in, a room for kids to play in, and a room to do my work in…I can’t do these things under my bed, no matter how creative I get!”

Point taken. Many folks are in a situation just like this. They usually have two options: buy a new house, or build a home addition.

Just after “Before” (does that make sense?)

The Economy of Additions

The current gloomy state of the housing market is having a major impact on these decisions. The option of buying new is fading away for many people. This is happening for a number of reasons:

• Existing house value has depreciated
• Outlook for an acceptable and quick sale is weak
• Access to credit is squeezed

Of course, at the same time, if some of these issues aren’t a concern for you, now might be the absolute best time to buy a home. There are some great deals to be had.

The result of all of this is that more people are considering additions.

The Real Reason for an Addition

Economy is one thing, but it’s not the biggest reason people add-on. I know from experience (I’ve built hundreds of additions) that the main reason people add-on is this: “I love the neighborhood!”

The real reason for an addition isn’t negative at all. It’s 100% positive. People love where they live, so when life circumstances change and they need more space, they start making room addition plans.

My honest opinion is that the challenges of the economy will actually force many people into doing what they really wanted to do anyway. I’ve seen people move out of a neighborhood they love simply because they were afraid of the process of building a room addition.

Here are the major steps:

The major steps of an addition follow the same sequence as any other project, just in a bigger way. Regular Remodeling Guy Crew know that these consist of four categories: Dream, Design, Build, Live.

Dream

The first step in building an addition is to develop the vision you have for the project. Know what you want it to be. Know what you need to accomplish. Know your limitations, but don’t place false limits on the project.

Let me tell you something: The Dream phase is the true “foundation” of the project, well before the first concrete is poured. Don’t rush through it, don’t take it for granted, and don’t let someone else do it for you.

Design

This is where the dreams are put on paper. The design phase looks with a creative eye at how to make those dreams come true. During design, all of the home addition costs are considered. Building permit considerations are dealt with. Real working drawings are developed.

Build

A work in progress!

When it comes time to finally build something, people get very excited! The day has come, the end is near. But of course the build process has to start with a long list of decisions such as “should I hire a contractor?”, “should I contract this myself, or DO this myself?”.

People consider contract related questions and insurance related concerns. The list goes on, and on, and on. This is the part that many people don’t get past. The fear of the unknown can paralyze homeowners who have a great vision and a design in hand!

It can be done. There is no real need to be paralyzed and if approached in the proper manner, this needn’t be so tough.

Live

For those who make it past the first few stages, the ultimate enjoyment arrives eventually! One of my favorite compliments at the end of an addition is “I just wish we had done this sooner! The extra space makes a huge difference!”

Consider the following list of a few addition types:

• Garage Addition
• Second Story Addition
• Family Room Addition
• Bedroom Addition
• Bathroom Addition
• Sunroom Addition
• Bonus Room Addition

These are just a few types of space that can be added if you want to add room to your home. The list is as long as your imagination!

Need Help?

I can help you with this. This is one of the areas where I have unique experience and due to the amazing relationship building of blogs, I can get to know you and help you with your project.

Just stay in touch through the email Newsletter, and the regular subscriptions to the blog itself. You can also email me with your questions and I’ll do my best to answer.

Want to see the inside?

Interested in a couple of pictures of the inside of the job shown at the top? Here ya go:

This is a two sided fireplace!

You’re seeing two sides in the pictures!

The roof-top deck is a great place to hang out! Just step out of the Master bedroom French Doors.

Add-On your thoughts!

How about some additions to this post? Let me know your addition thoughts or questions right in the comments!

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