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Just thinking about where to start with a home renovation can be overwhelming. Between deciding what to renovate, finding financing, interviewing contractors, it's hard to know where to begin. First, relax and take a deep breath. Then take a close look at what you want - and need - from your home renovation. Here's what to consider:
- Your Goals
Why do you want to remodel? Has your family outgrown your current floor plan? Have you always wanted a gourmet kitchen? Do you plan to sell soon and want to get the most resale value possible? Establish what your overall goal is with the remodel. - Your Needs
Determine what you need to do to your home to meet your goal. Now is the time to prioritize projects - a new plumbing and heating and electrical system may be more important than replacing your home's flooring. - Your Budget
Write down everything that you dream about doing for your home renovation. Then, make another list of all the things that must be renovated or updated. Consider how much more a month you could put toward a home improvement loan or how much money you have saved for the project. Pick up the phone and call architects and contractors to get an estimate of how much your renovation will cost. Compare the cost estimate with your preliminary budget, and decide what you can reasonably afford to do. Plan to pad your budget 20% or so to account for unexpected cost overruns. - Your Time frame
Does your home renovation need to be completed by a certain time or event? Are you planning to move out of town or are you having a baby and need the extra room? Renovations can take longer than expected, so only plan to tackle what can be accomplished within your time frame. - Your Skills
Can any projects on your list become do-it-yourself projects? Do you have the skills - much less the time - to tackle such a project? Most people think they can easily retile a bathroom, install new hardwood flooring or build a new room addition only to find these projects still remain half-finished years later. Be realistic about what you can and cannot accomplish.
Remodeling your home gives you an opportunity to add value, improve functionality and increase the beauty and enjoyment for years to come. With all the decisions to make - materials, colors, flooring, furnishings - the most important decision you’ll make is your contractor. The right contractor will streamline the building process, deliver high quality work and save you hours of work.
Understand the Players
When planning your home renovation, you may be working with a wide range of people.
- Architect - The architect designs the plans and creates a list of material specifications. He or she can also provide references for contractors who can implement your home renovation.
- General contractor - The general contractor oversees the entire project, and oversees the subcontractors, such as electrical, plumbing, painting, or roofing. Some contractors can help with planning and designing your renovation, while others do only the actual renovation work.
- Interior designer - The interior designer can help plan your rooms to make them more functional and can solve space problems, as well as give your home a whole new look.
- Design/build contractor - A design/build contractor sees the renovation job through start to finish. Design/build contractors usually work in conjunction with an architect or interior designer to help with the planning and designing phase.
What to Look Out For
While most contractors are honest, hardworking people, there can be potential scams and rip-off artists. Beware of a contractor who:
- Demands or only accepts cash
- Is high pressure
- Wants you to pay for everything up-front
- Tries to influence where you get your renovation loan
Interviewing your potential contractor is the first step in making your decision on who to trust with your home renovation. Be sure to ask following questions:
- What are your credentials?
- Do you have a portfolio of previous projects?
- Will I need permits for this project?
- Do you have references?
- Does this project require subcontractors?
- How long will the project take to be completed?
Your home is probably your most valuable asset - and an investment. Which is why choosing an experienced remodeling contractor to work on your home is vital. Because your new remodeling project is only as good as the quality of the contractor who performs your remodeling project.
When considering a remodeling contractor, you want to take your time and do your homework before you open up your checkbook. As a first step, look for a company that has:
Check the contractor’s license
Most states require that any job costing more than $500 be performed by a contractor who holds a current, valid license from the Contractors State License Board. You can call your state’s Contractors State License Board or check a potential contractor’s license status online.
When considering a remodeling contractor, you want to take your time and do your homework before you open up your checkbook. As a first step, look for a company that has:
- Full insurance and a state contractor’s license in good standing
- A customer service department
- Experienced crews and technicians
- Uniformed crews
- Project supervisors and project managers
- Free in home estimates
- A physical office that you can visit.
- A member of the Better Business Bureau and the a "Homeowner’s League"
Check the contractor’s license
Most states require that any job costing more than $500 be performed by a contractor who holds a current, valid license from the Contractors State License Board. You can call your state’s Contractors State License Board or check a potential contractor’s license status online.
Make sure to contact references
Ask any potential HVAC contractor for at least three recent references. Any contractor who cannot readily supply a list of satisfied customers should be an immediate red flag. It sounds like a lot of time to invest in researching a contractor, but you’ll spend a lot more time - and money - trying to fix an unsatisfactory installation job.
Call the Better Business Bureau
Just as important as checking customer references, place a call to your local Better Business Bureau (BBB) to see if they have any information about the contractor you are considering. You’ll want to find out the contractor’s standing with the agency and if any complaints have been made against the company. You can contact the BBB at (703) 276-0100 or www.bbb.org.
Review insurance coverage
Worker’s compensation and liability insurance are a must for any contractor. Ask to see a copy of the contractor’s certificate of insurance and then call the carrier to guarantee that the insurance is still in place. Again, it may seem like a lot of work to do up front, but you’ll rest assured that you’re working with a reputable contract
Work out a payment schedule
Avoid any company that requires you to pay the full amount of the project before beginning work. Terms should be 10% or $1,000 whichever is less for a deposit; 80% upon completion of the work; and the remaining 10% when the job passes inspection. Larger jobs may require a progress of payments that coincide with a work schedule and may require a considerable amount of progress payments. The main object is to never pay the contractor too much a head of work. Only work with contractors that you can trust, are reasonable, that can communicate, and are fair. Some banks can help you to set up a payment schedule that reflects the work schedule, some banks may even require it if the bank is lending you money.
- Did you contact the Contractors State License Board (CSLB) to check the status of the contractor's license?
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Did you get 3 local references from the contractors you are considering?
Did you call them?
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Building Permits will the contractor get a permit before the work starts?Did you read and do you understand your contract?
- Does the 3-day right to cancel a contract apply to you?
- Does the contract tell you when the work will start and end?
- Does the contract include a detailed description of the work to be done, the material to be used, and equipment to be installed? This description should include brand names, model numbers, quantities and colors. Specific descriptions now will prevent disputes later.
- Are you required to pay a down payment?
If you are, the down payment should never be more than 10% of the contract price or $1,000, whichever is less.
- Is there a schedule of payments?
If there is a schedule of payments, you should pay only as work is completed and not before. There are some exceptions contact the CSLB to find out what they are.
- Did your contractor give you a "Notice to Owner," a warning notice describing liens and ways to prevent them? Even if you pay your contractor, a lien can be placed on your home by unpaid laborers, subcontractors, or material suppliers. A lien can result in you paying twice or, in some cases, losing your home in foreclosure. Check the "Notice to Owner" for ways to protect yourself.
- Did you know changes or additions to your contract must be in writing? Putting changes in writing reduces the possibility of a later dispute.
A key element in any home remodeling project is the inspection. A professional home inspection can uncover potential problems before you begin, giving you an opportunity to factor those repairs into the cost of the project or rethink the scope of your remodeling. Anindependent inspection can give you peace of mind since it is an impartial, third party evaluation of the accessible structure and mechanical systems of a house. Most inspections run around $300, which is a small price to pay for assurance that your home is good working condition.
According to the California Real Estate Inspection Association (CREIA), following are the most common myths – and the realities – about home inspections.
- Myth: You only need a general contractor to conduct your home inspection.
Reality: A home inspector works routinely with a range of properties – from new to old and very old. A general contractor deals primarily with new construction, which may make assessing the condition of an older home a problem. Another big differentiator: A home inspector will have more than common construction knowledge. He or she must recognize and evaluate a range of deterioration and wear affecting building structures and mechanics. Additionally, an inspector must understand building, plumbing, heating and cooling systems, electrical and fire safety. By relying only on a general contractor to evaluate your home, you may be missing the bigger picture. - Myth: All home inspectors’ credentials are the same.
Reality: In many states, professional home inspectors are not required to be licensed. As a result, you may find online home inspector organizations that will recommend “certified” inspectors. Experienced home inspectors have a broad base of knowledge in all areas of home construction, maintenance and safety issues, not just a listing on a fancy Web site. Before hiring an inspector, do your homework. Ask what organization certified the inspector; consult the Better Business Bureau and professional organizations for any complaints; and request references from at least three real estate agents and homeowners. - Myth: An inspection report isn’t needed as long as a qualified person tells you about the property.
Reality: You wouldn’t hire a contractor on conversation and a handshake. And you shouldn’t rely on what an inspector tells you about your property unless it is in writing. A written inspection report is the finished product of every home inspection. Make a point of being present for your home inspection so that the inspector can help you better understand your home’s systems and answer any questions on the items that are addressed in the report.
In general, you can expect the home inspector to evaluate the following:
- Electrical Circuitry: A thorough check of the fusing, switching system, equipment ground and correct polarity to determine that the current is safely controlled.
- Plumbing: The piping and fixtures that deliver drinking water, control sanitation at the point of usage, remove wastewater, and keep sewer gas out of the home.
- Heating and Cooling Systems: Includes operation of heating, exhaust, distribution, refrigeration, and other equipment used to heat and cool the house.
- Major Appliances: Kitchen, laundry and other major appliances are checked for operability and damage.
- Roof/Structural Components: Includes roofing membranes, gutters and downspouts, roof decking and rafters, ventilation and insulation.
- Exterior Drainage: Includes walks, drives, patios and the grading of surrounding lawn.
- Foundation: Includes elements that provide the primary load bearing assemblies for the house and control water penetration into the house.
- Fireplace/Chimney: Includes chimney alignment, chimney structure, chimney caps, dampers and condition of firebrick.
- Flow Chart
- Check List
- Planning Process Flow Chart
- Home Energy Checklist
- Standard of Practice
- American Society of Home Inspectors
- California Real Estate Inspection Association
Earthquake Retrofitting
If you live in earthquake county and have a home built before 1980, chances are you will need to earthquake retrofit to avoid the risk of sustaining serious damage during an earthquake. An earthquake retrofit reinforces a house to its foundation so that it will be more resistant to earthquakes. An earthquake retrofit brings a home up to current safety codes and significantly reduces the damage it will sustain during an earthquake. At-risk houses have not been adequately bolted to their foundations may shake off their foundations and even collapse in a serious earthquake, often causing irreparable damage. If a house is severely damaged, you may be prevented from entering it even to claim possessions. In fact, it’s estimated that 95% of houses that have been shaken from their foundations during an earthquake have to be demolished.
A typical retrofit will include:
- Home Bolt Down
Steel bolts or special foundation plates are fastened to the house’s sill plate (the plate that connects the concrete foundation to the pony wall) to anchor it to the foundation. - Floor and Understructure Connection
Steel framing clips are attached to the pony wall along the sill plate to bolt the two together. - Increasing Shear Strength
Sheets of half-inch plywood are nailed along the pony wall to increase its shear (horizontal) strength.
Links and Resources:
Home equity and other loans for a home earthquake retrofit are available from a variety of sources. See the financing section for additional details about earthquake retrofit loans.
Financing
Whether you want to update a kitchen or bathroom or embark on a whole-house renovation, remodeling can be an excellent way to increase your home’s value. However, it’s important to choose the right type of financing. Without carefully considering your options, you may pay far more over time than necessary.
A Home Equity Loan
A home equity line of credit available from your bank or credit union taps into the equity you’ve built to pay for your remodel. This type of loan usually provides a lower rate of interest than an unsecured loan and a much lower rate than you’d be charged on most credit cards. Additionally, the interest on a home equity loan is usually tax-deductible, up to a maximum of $100,000 (check with your tax expect), depending on how much equity you have in your house. It’s easy to get carried away when you think about how much equity you may have available to borrow from. But remember that you may lose your house if you take on more debt than you can repay.
A New Construction Loan
Another way to obtain funds to complete your major remodel is by paying off the existing current mortgage with a construction loan. With this method, you take out a new loan to pay off the old mortgage and request funds to complete the remodel based on future finished value of your remodel.
Contractor Financing
There are some contractors who can provide you with financing. Do your homework and check to see that their offer is as good as a loan arranged through independent financing. Additionally, you want to hire the person you think is going to do the best job for you, not the one who will be providing you with the funds to do the work.
Credit Cards
Steer clear of financing any major remodel via your credit cards. The high interest rates can quickly put you deep in debt. Instead, use your credit cards to purchase small ticket items – lighting, plumbing fixtures, furniture – that you can afford to pay off each month. A major danger in using credit cards to fund your remodel is that large and growing credit card balances will drive down your credit score, and may preclude you from obtaining the best loan terms when you apply for new permanent financing.
Refinance
For many the best answer is to refinance by paying off the existing loans, and taking out enough money to complete your remodeling project. This option is preferred when rates are low, allowing you to obtain a new low fixed rate permanent loan. This is a good alternative to obtaining an adjustable rate Home Equity Line of Credit.
As of March 2008 there is a temporary increase in loan amount limits for conventional home loans (almost doubled in some areas). Conventional (FANNIE Mae & FHA) have better terms than other types of financing. This can make a big difference in the interest rate you will pay.
Find Local Financing
WHERE YOU LIVE IS LOCAL TO YOU, LOCAL REMODELING YOUR WAY.
Remodeling projects come in all sizes, shapes, styles, taste, designs, colors, textures, fabrics, materials, finishes, periods, places, and times.
With remodeling you can be conservative to extreme, when you remodel you can be simple to extraordinary but you should always check with the City and/or your Home Owners Neighborhood Planning Boards and any other Local or State Governing Authority before you start any Remodeling or Remodel project.
To Remodel or to do Remodeling does not always mean destruction and construction, To Remodel or to do Remodeling can be a D.I.Y. Do It Yourself Project such as patching and painting or replanting or planting plants. Remodeling can involve a complete tear down, with complete new design considerations and construction.
Remodel? Move? Buy Another?
Before you think of moving think of improving. Adding on. Adding out, Adding up.
Moving has become very expensive, and getting financing or a loan has become tougher. As part of the sale and purchase of homes there are a lot of fees ( home inspections, escrow fees, extermination fees, closing cost) that may turn out to be a loss of investment.
Some of the following issues can be pro or con, and may be a little bit of both in degrees.
1 Neighbors, Changes
2 Neighborhood (factories, markets, malls, bookstores, traffic, foot traffic, businesses, employment, noise, pollution, weather, fog, Fiber optics, restaurants etc.)
3 Schools
4 Home Owners Associations , Planned Unit Developments. Common Area Fees, Having to Get "Permission"
5 Covenants Conditions and Restrictions "CC&Rs"
6 Community, Lasik, Hospitals , Doctors, Dentist, Health Care, Water sources, Waste treatment, Phones, Sewers, Cable, Satellite,
7 Living close to amusement parks and ball parks. Concert parks, Movie houses Convention centers, Entertainment, City Centers
8 Topography, (mountains, rolling hills, views, rivers, lakes, streams, beaches, snow, drivability)
A good way to find out about a neighborhood is to start in the yellow pages, and look thru the advertisements.You may want to stay overnight for a few days in a motel or hotel. If you are thinking of moving out of town check with travel agents and auto clubs like Triple A "AAA" they can give you a lot of information about towns and communities.
There are no right or wrong answers, it is likes and dislikes. Some times there are preferable trade offs. If you like views, ball games, concerts, and watching fireworks you might be very happy living on a hill over looking a ball park stadium. You may be trading it in for traffic and a lack of quiet. If you like country living you may be trading it away for being central to the city. Schools are a big issue, there are usually "good" private schools in most communities, but schools cost money. It may be a better choice to live in a neighborhood that has good public schools and invest your money into your home and not a private school.
Everyone should own a house and land. Owning a house and real estate ("REAL" Estates) is one of the best ways to acquire, maintain, and pass on wealth. If you are growing your wealth, buying another property may be the next best step. Also sometimes moving may be the only choice and be a priceless decision or a priced less decision.
Word of advice, do not over build, or over add for your neighborhood unless you just want to. Think of your house as a financial investment. Times can, will and do change. So will the economy, your life, family, friends and neighbors. Keep in mind the that one day you may need to sell your home, and get the highest return on investment.
Contractors, Construction, Remodeling, Remodelers and how to Remodel.
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REMODELING , CONSTRUCTION, CONTRACTOR AND REMODEL INFORMATION FOR A GROWING LIST OF LOCAL CITIES INCLUDING BUT NOT LIMITED TO THE FOLLOWING STATES AND CITIES;
Los Angeles County:
Agoura Hills, Alhambra, Arcadia, Artesia, Azusa, Baldwin Park, Bellflower, Beverly Hills, Big Pines, Burbank, Carson, Century City, Cerritos, Chatsworth, China Town, City of Industry, Claremont, Commerce, Compton, Covina, Culver City, Downtown LA, Downey, Eagle Rock, El Monte, El Segundo, Encino, Gardena, Glendale, Glendora, Granada Hills, Hawaiian Gardens, Hawthorne, Hermosa Beach, Hidden Hills, Highland Park, Hollywood, Inglewood, Irwindale, Japan Town, Korea Town, La Canada/Flintridge, La Crescenta, La Habra, La Mirada, La Puente, La Verne, Lakewood, Lancaster, Lenox, Lomita, Long Beach, Los Angeles, Los Nietos, Lynwood, Manhattan Beach, Marina Del Rey, Monterey Park, Montrose, Northridge, Norwalk, Palmdale, Palos Verdes Estates, Paramount, Pasadena, Pico Rivera, Pomona, Rancho Palos Verdes, Redondo Beach, Reseda, Rolling Hills Estates, San Fernando Valley, San Gabriel, San Marino, Santa Clarita, Santa Fe Springs, Santa Monica, Signal Hill, South Pasadena, Temple City, Torrance, Valinda, Van Nuys, Ventura County, Verdugo City, Walnut, West Covina, West Hollywood, Westlake Village, Westwood, Whittier and all other cities and communities of Los Angeles County.
Orange County:
Aliso Viejo, Anaheim, Balboa Island, Brea, Buena Park, Capistrano Beach, Corona Del Mar, Costa Mesa, Coto de Caza, Cowan Heights, Cypress, Dana Point, El Modena, El Toro, Foothill Ranch, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, Laguna Beach, Laguna Hills, Laguna Niguel, Lake Forest, Leisure World, Lemon Heights, Los Alamitos, Mission Viejo, Modjeska Canyon, Newport Beach, Orange, Orange Park Acres, Placentia, Rancho San Margarita, Rossmoor, San Clemente, Santa Ana, Seal Beach, Silverado Canyon, Stanton, Sunset Beach, Surfside, Tustin, Villa Park, Westminster, Yorba Linda and all other cities and communities of Orange County.
Ventura County:
Camarillo, Fillmore, Moorpark, Ojai, Oxnard, Port Hueneme, San Buenaventura, Santa Paula, Simi Valley, Thousand Oaks and all other cities and communities of Ventura County.
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