GreenHomeGuide.com

The U.S. Green Building Council recently launched a new website aimed at answering specific questions homeowner's may have regarding "going green."  This site just went up in Beta form, but it has a lot of useful information on environmentally responsible products, methodology, and advice.  I think it's great!  Check it out:

Energy Efficiency: Not All or Nothing

Energy efficiency can mean a little something different to everyone. It is important when remodeling or building a new home to remember that energy efficiency does not have to be an all or nothing deal and there are options that can fit within every budget.

Below are a few of the general features an energy efficient home could include:

• Engineered Lumber: engineered products can be made of species that regenerate themselves faster and have less impact on the environment. And these products use wood more efficiently than solid sawn lumber. Examples are finger-jointed studs, I-joists, and LVLs (laminated veneer lumber.)
  

• Improved Insulation: Better quality insulation that is properly installed in attics, walls, ceilings, and floors, will decrease energy use and reduce energy costs.
  

• Windows: Manufactured windows using new technologies that include protective coatings, recycled materials, and improved frames. These windows ensure that heat stays outside during the summer and inside during the winter. 

• Doors: Installing improved seals and weather-stripping around doors will stop cold air flowing into homes or warm air escaping.

• Heating and Cooling systems: Today's furnaces, heat pumps, and air conditioners are quieter, more efficient, and consume less electricity than prior models.  In addition, the pricing for more efficient models continues to decrease and be more competitive with their less efficient counterparts.   

• Energy Efficient appliances: Modern and energy efficient appliances allow you to save money while using less energy. Energy Star appliances include ovens, dish washers, washer and dryer machines, and refrigerators...etc. 

• Low-Flow Faucets, Shower Heads, and Toilets: Decreases water use and reduces hydro fees.

So while your budget may not be able to afford solar panels, a low-flow shower head and toilet may be perfectly within reach. Your general contractor is your best resource to better understand the costs and return on investment for each of the above options, as well as the many options available to improve the environmental impact of your project. So by working closely together, you can come up with a plan that helps out mother nature and fits well within your budget.

Sears House Remodel

Several months ago, we started a remodel of an older kit house in the Texas Hill country.  This is a project I was really excited to be a part of as these types of houses are rare in central Texas.
Here's a little history: 

At the beginning of the 20th century, a person was able to pick up a handy Sears Roebuck Mail-Order Catalog and order everything from table linens to houses.  That's right - actual houses, operated by Sears' "Modern Homes" division.  They are now often referred to as "kit houses," as everything needed to build the house, from framing lumber to nails to paint, was included in the kit.  Overall, Sears designed over 400 plans/kits for sale during this time!  Sears was not the first company to sell "kit" houses, but over time, the Sears name has become synonymous with kit homes.  As it turns out, the concept of modern, pre-fab houses is about a century old!   

Below are several "before" images of a kit house remodel in Johnson City.  Though it has not been verified, the owner (as do I) kindly refers to the house as "The Sears House."  

As you can tell from the photos, this house is in need of some attention.  I will send out updates as this house goes through its transformation process.

Baby Girl!

Duarte Construct Notes will be on hiatus for a little while, but for great reason.  My little girl was born on September 23. 

Baby and mom are doing really well.  So I will be taking some time off to get to know my new little girl.

Finding an Excellent Custom Home Builder

Looking for a good home builder or contractor isn't an exact science, but there are attributes that you can be on the look-out for when narrowing down your list. 

Experience
As a general contractor, one of the most important things that I would be looking for in any new home builder would be experience. You can't sacrifice price for experience. If you're looking for the cheapest contractor, there's a good chance that this person will be lacking experience in home building knowledge.

Examples of work
Just because the home builder has only been in the building business for five years, doesn't mean that he is not capable of building your home. The same holds true for someone who has been in business for 30 years. Just make sure that these people have actually built homes in the past. Ask to see these past houses.

Attitude
What is their attitude like? This is vitally important and I tend to weigh this more than experience sometimes. As a rule, if you don't get along with the person, you're not going to have a pleasant home building experience. Even though they have the most experience and build more homes in your area than anyone else, I wouldn't think twice about finding someone else.

References
Last but not least, ask for references and actually contact some of the people that they have worked for in the past. Talking to past clients is going to play an important role in making your final decision. You need to find out if these home builders treated their clients fairly and were they generally happy with the overall outcome and performance.  Here are several key questions to ask the referral: 
- "Would you use him/her again?"  
- "If you could change anything regarding the experience, what would it be?"
- "Were you happy with the work of the subcontractors?  Why/Why not?"



Finding the right home builder takes time and effort.  Please remember to research past work, interview previous clients, and trust your instincts.  


If you would like more information on a building your new home in the Austin/San Antonio area, please feel free to email us at info@duarteconstruct.com or call us at 512.275.6500. 

Construction Phases of a New Home

Research
During this phase, you will determine your location, timing, and budget for your new home, as well as your specific checklist as to what you want your new home to be like. Your checklist should be as specific as possible. Here are some of the basic information that it should provide:

• Size of home
  
• Number of bedroom and baths
• Exterior style (examples: stucco, brick, wood, roofing material, etc.)

Pre-Construction
This can often be one of the longest phases as this is where most of your decision making will happen. At this time, you will be interviewing for your core team that could include:

• Architect/designer
• Lender
• Builder/general contractor

In addition to building your team, you also will need to make decisions about many of the smaller details of your new home. Examples of these details include:

• Roofing materials
  
• Kitchen amenities
  
• Bathroom amenities
  
• Cabinet layouts
  
• Window and door selection
• Appliance selection (this is important to ensure correct measurements)
• Flooring
  

It is important to be as specific as possible as that will help your core team develop realistic estimates and timelines, and eliminate surprises later in the construction process.


This phase is often very fun for homeowners as they start envisioning their new home, but it can also be overwhelming. But that is why you have your core team to help guide you through this process and offer suggestions to help narrow down your ideas.


At the end of this phase, contracts are in place and the actual house construction can begin.


Site Work
This involves the preparation of the lot for your new home. The site needs to be cleared of plants, stone, etc. so that the house can rest on a level location.


Foundation
There are many options when it comes to building the foundation: slab, pier and beam, basement, etc. Bottom line, this is not an area to try to save money. A house is only as good as the foundation it rests on.


Framing
This phase is where the basic structure of the house will begin to take shape. You can see where the walls will be, the dimensions of the rooms, even where the closets are. The framing process can take anywhere from a week to a few months depending on the size and design features of the house.

Rough-Ins
The rough-in phase can often seem like the most uneventful phase. But rest-assured, there is a lot going on. Individual trades, such as plumbing, heating, electrical, lighting, cable, etc, are completing their individual tasks. Your general contractor is working with each of them and coordinating schedules so that this phase runs as efficiently and quickly as possible.


Interior Finishes
Now is when the house comes to life and can start to feel like a home. Some of the tasks of this phase include:

• Finish walls
• Hang cabinets
• Install appliances and fixtures
• Paint
• Put down flooring

Again, your general contractor will coordinate with all of the trades to ensure that they do not get in each others way and that this phase runs like a well-oiled machine.


Exterior Finishes
While work is happening on the inside, there is also a lot happening on the outside such as driveways, walkways, gutters, tile, etc.


Landscaping
Patios, pools, trees, plants, etc all make up the landscaping phase of your new home. Be sure to set aside enough budget for this phase, as a beautiful house surrounded by a dirt lot may not be the vision that you had in mind.


Completion
The punch-out list. With every big project, there will be items that were missed or need to be fixed before you move in. You should not be alarmed by this. Consider this your house's dress rehearsal.

Every good builder/general contractor will want to do a walk-through with you to help identify these items to create a punch-out list so that he can coordinate with his team to address each issue. Often it takes your set of fresh eyes to identify these items. Examples of punch-out list items could include:

• Paint touch-up
• Fixing a squeaky floor
• Replacing a broken tile
• Re-caulking a baseboard
  

For more information on building your dream house in the Austin/San Antonio area, please feel free to email us at info@duarteconstruct.com or call us at 512.275.6500.

Remodeling: How much does it cost?

I am often asked "How much will it cost to remodel my....?" But the fact is that no two projects are ever alike. And without taking the time to determine the scope of the project, it is difficult to come up with a quick answer. So what is a homeowner to do? Here are a few of the factors that go into the pricing of a remodel: 

 

Square Footage

How big of an area do you want to remodel? Whether you are remodeling a garage or an entryway, this is an important factor. Generally speaking, square footage follows an economy of scale. The larger a project is, the less price per foot it costs. This is similar to real estate. For example, a small house in a neighborhood may list for $350 per square foot; whereas a larger home in the same neighborhood will list for $250 per square foot. It is all about economies of scale and material and labor costs are more evenly spread out in larger homes.

Type of remodel
A bathroom or kitchen remodel is more expensive than a bedroom remodel. Plumbing, cabinets, flooring, and countertops in kitchens and bathrooms lead to a higher cost per square foot when compared to other rooms of the house. Also, keep in mind that depending on the type of remodel you are wanting, city permits or inspections may be required.

How much of a remodel do you want?
The term remodel can mean something different to each person. So ask yourself, do you just want to upgrade the cabinets in your kitchen or change the whole layout? Changing the whole layout could mean more materials, need for a plumber, etc.

Are there extra amenities or accessories that you want?
In a bathroom, you may decide that a shower/tub combination will work perfectly. Or you may want to have a separate shower that includes dual shower heads and a sitting bench. Amenities can add up very quickly with additional behind-the-scenes costs. For example, a tankless water heater may list on the internet for $600. The cost to install it may be more than the tank itself, as a plumber may need to extend supply lines, reroute gas lines, remove existing tank, etc. An electrician may be needed if it is an electric-powered tank.

Bottom line, remodeling does not have a cookie cutter approach. But by better understanding exactly what you want and communicating those ideas clearly, a general contractor can work with you to fine-tune your vision and come up with a clear budget for your remodel.

If you would like more information on a remodel project in the Austin/San Antonio area, please feel free to email us at info@duarteconstruct.com or call us at 512.275.6500.

Sources of Inspiration

Whether you are building a custom home or remodeling your current home, brainstorming often starts with a source of inspiration. But where does one find those places of inspiration, ideas, and innovative thinking?

While I am always looking online, browsing through magazines, touring homes and restaurants, and checking out retail stores for my next source inspiration, these are a few of my favorites that I keep going back to:

• ApartmentTherapy.com: No matter if I am looking for ideas in outdoor living, green construction, or a kitchen remodel, this site has a little something for everyone.

• Dwell magazine: It gives me ideas on different materials, ways of building, and modern design options.

• Better Homes and Gardens : The website is a good resource; though I really enjoy their "design guide" magazine/booklet series on topics from patios to bathrooms.

• IKEA : A great resource for decorating, design elements, and sustainable products for the budget-conscious (and those not on a budget). I personally think their cabinets are hands down the best deal around! They are packed with high-end features (like full extension drawers with integrated dampers!) and have quite an impressive selection of finishes.

Custom Kitchen Design: Things to Consider

The kitchen is the heart of the home. It is one of the busiest places of the house where people tend to gather. So it makes sense that a lot of time and energy goes into the design of your dream kitchen. But how do you start? Kitchen design should be centered around 3 key principles:

• Comfort
• Organization
• Function

So here are some things to think about when designing your kitchen:

• Flooring: You will want something that is comfortable, hides stains and dirt well, and fits well into the design of the rest of your house.

• Storage: Unless you don't mind clutter, this is an important one. Storage comes in all shapes and sizes. Think cabinetry versus open shelving versus pantry. Consider what tools you use the most and whether you want to display them or hide them away when not in use.

• Lighting: Often the biggest mistake is not having a good enough mix of lighting sources. Choose a mix of lighting that includes an overhead blanket of light as well as lighting for individual work stations within the kitchen, like over the sink and over the oven.

• Countertops: Granite, stainless steel, ceramic tile, concrete... The options can seem endless. Countertops can set the tone for the whole kitchen. When looking at options, consider your budget, personal taste, durability, and maintenance.
  

• Electrical: Placement of electrical outlets can often make or break a kitchen. You definitely want an outlet by the oven, microwave, and refrigerator. But don't forget the kitchen island and coffee pot station. There are some really creative placement ideas such as on the floor, hidden away inside the counter top, or tucked in the pantry.

• Appliances: A well thought out kitchen plan must include appliances. Too often, I see a beautiful kitchen layout, but then the refrigerator is an inch wider than expected and does not fit well into its allocated space. Your appliance choices are very dependent on your budget and tastes. But also consider their placement within the layout of the kitchen. Do you want the microwave at eye-level or waist-level? Should the oven be closer to the sink or the refrigerator?

Thinking all of these things through will allow you to create a realistic budget and be happy with your end result.


To see some example of the kitchens that we have built, check out http://www.duarteconstruct.com/EXPLORE.html.

Increasing Trend: Outdoor Living Spaces

As homeowners are choosing to stay in their current homes longer, the trend to create outdoor living spaces is increasing substantially. When compared to moving or building an addition, creating outdoor living space is a less expensive way to add square footage and increase the resale value of your house. Plus with Central Texas getting over 300 days of sunshine each year, it is a safe bet that an outdoor space will be used frequently.

The options for outdoor living are extensive, but can usually be categorized into 3 general areas:

• Decks
• Patios
• Porches
  

Before jumping into the creation of an outdoor space, there are a few things to consider:
How are you going to use the space?
Some of the most popular outdoor living space functions include:

• Entertaining
• Cooking/Grilling
• Relaxation
• Playing
• Gardening

Determining the functions that are most important to you will help determine layout, what features to include, materials to use, need for electrical outlets and proximity to indoor rooms.

Do you plan to use the space year-round or seasonally?
Understanding when you want to use the space will also drive potential features, such as:

• Covered versus Non-Covered
• Hot summer months: Fans and misters are great ideas
  
• Cold winter days: Fire places and/or fire pits are wonderful features
  
• Lighting: This is another important element that can extend the enjoyment of your outdoor space to the evenings of any season

No matter what style or features you choose for your outdoor living space, quality of materials is very important in order to extend the lifespan of your new living area. So when bidding the project out to general contractors, the lowest bid is not always the best choice. You want to make sure that any materials used have the following characteristics:

• Can hold up to UV rays
  
• Waterproof
• Can handle extreme temperatures
  

When we talk about materials, we are not just talking about the obvious items like stone, lights, wood, sinks, and grills. We are also thinking of adhesives, grout, tile, etc. Nothing is worse than creating a beautiful patio only to find out that the grout breaks down under extreme temperatures.


The possibilities are endless for outdoor living spaces. With some upfront planning and partnering with a general contractor that you trust, an outdoor living space can be enjoyed for years to come.

To see more photos of outdoor living spaces, check out http://duarteconstruct.com.

Different Types of Roofing

Whether someone is in the process of building their new home or remodeling their existing home, I often get questions about the different types of roofing options. There is a lot of information out there and it can be overwhelming. So here are some of the most common roofing options in Central Texas and the pro and cons associated with each one.

Clay Roofing Tile is a great choice for many different types of houses, and is particularly popular for Spanish mission, southwestern, and Italian designed homes.

• Pros: They can last a long time. They won't rot, burn, be harmed by insects and requires very little maintenance.

• Cons: The tiles can be heavy and fragile. So they do not always hold up well to our Texas hail storms. Also, the initial installation can be complicated and can cost more than most other roofing options, as additional support will be required for the added weight load.

Metal Roofs are definitely a hot trend these days.

• Pros: Metal roofs are energy efficient, durable, fire retardant, and almost maintenance free. Often they are made from 60-65% recyclable material. Also, they can often save you money on your home insurance due their long lifespan and low maintenance. Government rebates are available on several kinds of metal roofing.
  

• Cons: The initial installation can be costly and is best done by a professional. Homeowners can expect to pay about 50% or more compared to composite shingles.

Composition Shingles are the most common option in Central Texas.

• Pros: This type of roof has a large selection of types, color, and brands, is relatively easy to install, and is often the most affordable.

• Cons: Shingles can be damaged in high wind storms. Material can scar when it gets hot and is susceptible to algae growth. This roof option usually has the shortest lifespan compared to other options.
  

No matter which option you choose, remember that the life span of any roof is determined by a number of factors, including weather, proper installation, quality of material, and maintenance.
Roofing product manufacturers offer a wide variety of warranties on their products. Take a close look at those warranties to see what responsibilities manufacturers will assume if their products fail to reach their expected lives, as well as what actions could void that warranty.

Windows For Everyone!

As it turns out, and as part of the stimulus package, window replacement for residential homes now have a tax incentive! Woohoo! What does this mean?? Well, if your windows leak more AC into the atmosphere than they keep inside, you could receive up to a $1500 tax credit for replacing the windows in your home. The tax credit is actually 30% of the cost of the windows, with a cap of $1500. That’s a huge incentive to those that are considering window replacement. Not only can you get some great looking windows with a tax break, but expect to get a break on the electric bill by installing low-e windows. More info at www.andersenwindows.com

10 Tips When Hiring a General Contractor

A general contractor is the person you hire to oversee the entire project, whether it is remodeling or new construction. This person is responsible for pulling permits, hiring sub-contractors, purchasing materials, and keeping things on schedule and budget. This is your go-to-guy for anything about your project. So with such an important role, it is important to find a general contractor that you trust and who will stand behind their work. Here are some tips to help you find that perfect person:

1. Always ask for a list references

And take the time to follow-up on these references. These references are often your best guide to understanding how this person works and how happy you will be at the end of you project.

2. Ask for proof of insurance.

An uninsured general contractor is an irresponsible one. If you hire an uninsured contractor, you could be at risk for being liable for any work related injuries that occur in your home.

3. Meet them in person.

Meeting them in person allows you to determine their personality and level of professionalism right away.

4. Determine if this is someone that you can communicate with easily.

Do they understand your ideas, vision, and goals? Can you get a hold of them within a reasonable amount of time?

5. Ask to see examples of previous work.

You want to be sure that they have done similar projects before. After all, you are hiring them for their experience so that you can avoid the common pitfalls. In addition, you want to ensure that their final work is in line with the personal taste and vision that you are wanting.

6. Clearly communicate any special requests.

For example, do you have pets that need to be secured so they don't escape during the project. Or maybe, you only want work to begin after 10am. Being up front with any special requests or expectations will go a long way to ensure a smooth project.

7. Get all quotes and estimates in writing.

This should be a no-brainer. No work begins and no money is exchanged before all project expectations are listed in writing. If a general contractor says otherwise, then that is a huge red flag.

8. Don't hire based on the lowest price alone.

There are many factors that go into the creation of each estimate. These factors could include price of materials and sub-contractor rates. If a contractor's quote is considerably lower than other estimates, then the materials could be inferior or fair sub-contractor wages are not being paid. It is better to weigh all the factors when making your decision – quote, references, experience, and professionalism.

9. Go with your gut feeling.

Gut feeling is one of the best indicators of how successful your project will be with this person.

10. Reward a good contractor

Last, but not least, once you find an amazing general contractor, treat them well, brag about them to all your friends, and offer to be a reference. They have worked hard on your project and deserve to be rewarded for that. This helps a good contractor stay on top and further distinguish themselves from the less-than-perfect ones.