Winter is time to plan Spring projects

Your springtime project starts now!

That may sound crazy as we are enjoying the holiday season, but it is true.  A lot of work actually happens before the hammer starts hammering.

• The Design Phase: Whether you are choosing paint colors, tile, or windows, it takes a while to look at all the options and customize choices that are right for you and your home.  Often the design phase takes longer than any other phase of the project.

• Lead Time for Materials:  Cabinets, countertops, lighting, appliances - they all need lead time.  Custom cabinets can sometimes take 6 to 12 weeks for delivery.

• Permitting:  Whether you are building a new house or remodeling your current house, you will need permits.  These can include plumbing, electrical, demolition, and construction permits.  And when dealing with the city, always plan for unexpected delays.

• Scheduling: General contractors will typically schedule sub-contractors based on when materials are delivered.  Once those items arrive, they want those them installed as quickly as possible.  So the sooner the materials are ordered, the sooner sub-contractors can be scheduled. 

• Ahead of the Rush: Spring and summer are busy times in the construction world.  In order to be on the top of the list when it comes to your general contractor, suppliers, or even sub-contractors, it pays to get on their radar early.

Whether you are thinking about updating your kitchen, creating an outdoor living space, or building a custom home, the time to start planning is now.  Ready to get started on your spring project?  Give us a call at 512.275.6500.

Happy Thanksgiving!

Happy Thanksgiving from all of us at Duarte Construction!

We have so much to be thankful for this year - Our suppliers, our sub-contractors, and of course, our amazing homeowners.  And we are especially thankful that we have been able to grow Duarte Construction through 100% referrals.  That makes us feel so proud and humbled with the work that we do.

Thank you for allowing Duarte Construction to be part of your team as you create your dream home.  I hope all of you are enjoying Thanksgiving surrounded by family, friends, and a house that you love.

A home to grow old in

One big trend that I am seeing over and over again is planning a custom home that takes into consideration the challenges that we face as we age.  Many baby boomers, especially retirees, want to plan a home that they can stay in as long as possible and maintain the comfortable lifestyle they are used to.  So whether they are in a wheelchair or worried about reduced eyesight or arthritis, navigating their home does not have to become a chore.

Here are some of the areas that people are customizing so that they can grow old gracefully in their home:

• Single story floor plans
• Stair free living - that includes eliminating steps leading into the front door or even the garage
• Wider doorways and hallways - these should be at least 32 inches wide
• Clothing rods that are located between 24 and 44 inches from the finished floor
• Lower light switches
• Higher electrical outlets
• Good lighting through out the home including closets and hallways
• Eliminating carpet in order to be more wheelchair friendly
• Showers with a sit-down bench

Thinking through these options has allowed many of our clients to not only build the home that they want to live in now, but also down the road.

Hello Mold!

When we were called out to Dripping Springs to talk about a potential remodeling project, we were told that the house had some mold.  Wow, the homeowner was not kidding.  This house was swimming in mold.

With mold this bad, we knew immediately that there was really only one option - tear the house down to the studs and start all over again.  So that is exactly what we are doing.

Stay tuned for more photos as we rip this house apart and build it back up to its former glory.

Building Trends

Even though we are in economic tough times, new homes are still being built, especially in Central Texas.  But with these new homes, it is interesting to note that people are approaching their custom homes in a different way than before.  Here are some of the trends that we are seeing.

• Smaller floor plans:  It seems that people are going more conservative when it comes to square footage.  Media rooms and 3-car garages are being replaced by bigger family rooms and 2-car garages.

• Quality products:  Homeowners are wanting high-quality products that last longer and are energy efficient, even if that means a higher up front cost.  That is because people are staying in their homes longer and want to have to deal with less ongoing maintenance.

• Outdoor living areas: The outdoor living trend continues to be strong.  This space is serving as family's second kitchen, family room, and dining room all rolled up in one.

• Increased storage: Another trend that is still going strong, but the shift is that homeowners want the storage to be smarter and better thought out for the space.  For example, laundry rooms are getting a lot more attention in how they are laid out and the additional storage space that they can bring.

The bottom line is that people are spending more time at home than before and they are also planning to stay in those homes longer.  So every detail and decision becomes more important when designing and building a home.

Kitchen Remodel - Andersen Mill

The kitchen at the Pena residence was our first kitchen remodel this past summer.   

The wish list included:

• Bring the kitchen "out of the 1970's"
• Open up the space
• Remove a double oven and adding more storage
• Install new cabinets and appliances

As you can see, the kitchen did need some updating.  In order to open up the space, we removed the upper cabinets separating the kitchen from the dining room.  Then we removed the light box at the kitchen ceiling.  This allowed us to "bump" up the ceiling 12 inches.  These two decisions opened up the kitchen.  What do you think?

We then added these great shaker-style, espresso-stained cabinets from KitchenCraft.  The cabinets are frameless, allowing for less wood to be used, as well as increasing storage capacity.  Combined with integrated storage solutions, the cabinets are much more efficient than the previous ones. 

We also installed a New Venetian Gold granite countertop from Rodeo Marble and a travertine backsplash to compliment the cabinets and granite.  

Overall, the kitchen looks cleaner, updated, and much more open.  Another kitchen remodeling success!

Looking to update your kitchen?  We would love to help. Contact us at info@duarteconstruct.com or 512.275.6500.  

Should you be your own general contractor?

This is a hard question to answer in my opinion. Bottom line is that it is like everything else. Yes, you will make rookie mistakes. Yes, you can do a lot of the work yourself. And yes, you can be successful in being your own general contractor.

But before you pull out the hammer and blueprints, let's look at some of the advantages of hiring a general contractor so that at least you are aware of what you are up against. General contractors have a few big advantages over a do-it-yourself home owner.

• They have relationships with sub-contractors that make it a lot easier to create a schedule and stick to it.  When a general contractor calls a plumber and asks him to start a job, that plumber will show up when expected and get the job done.  When a homeowner calls a plumber, that homeowner is at the mercy of the plumber's schedule and priority list.

• A general contractor most often knows where to get the best quality products for the least amount of money.  Because he often buys products in bulk and has a relationship with the supplier, he can get a better rate than the average person.  In addition, he knows from experience which products have the best quality.  It is better to spend a few more dollars on a sink that will hold up, than one that is cheaper but will require a warranty call in a matter of months.

• A general contractor can also save you time.  Knowing exactly what inspections need to happen when, the shipping time of a product, and the scheduling conflicts of the sub-contractors, a general contractor can anticipate problems before they happen.   A homeowner won't know all of this and probably has other full-time responsibilities that will draw out the timeline even more.

My advice... When planning a major renovation or new construction project, really sit down and evaluate your skills. Be honest with yourself. Do you have the time to dedicate to this project? How is your construction knowledge? Do you have connections in the construction industry? Are you on a strict schedule?

Depending on your answers to these questions, being your own general contractor might be a really wonderful, gratifying experience. However, if your answers to these questions cause some doubt, then it might be worth reaching out to a general contractor who can partner with you to make your project a success.

Sears House, Update 2

The Sears house remodel project is coming to an end.  Here are several more before/after pictures:

(Before)

(After)

The roof was entirely demolished and the metal was sent to a reseller for reuse.  Once damaged roof rafters were replaced, a new galvalume metal roof was installed.  The original windows were kept on the front  elevation in order to keep the authenticity of the intital design.  Along with a cleaning and a fresh coat of paint, the Sears house has a second life well into its next century.



Before



After



These before and after pictures are taken from the living room while looking into the dining room.  The original light fixtures were kept, as they still work, and lend an additional charm to the Sears house.  The hardwood floors were repaired and refinished with a red oak stain and a water-based, semi-gloss polyurethane.

Before



After



After



The fireplace mantel had very interesting mouldings and ornate details that we definitely wanted to repair and preserve.  After repairing the mouldings, we removed all of the old caulking, sanded, re-caulked and painted the mantle.  As intended, it is now the focal point of the entire house.



Before



After

The exterior dining room wall had extensive termite damage and was completely rebuilt with new framing members, windows, sheetrock and trim.   The interior wall was painted a light blue to help balance the earth tones and to create a nice accent.  Again, we kept the original light fixture and the trim around the windows was designed to replicate the original window trim.

This was such an amazing project to see this transformation.

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:

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.

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.

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.

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.