Posts Tagged ‘San Diego remodeling’

Want To Be Your Own General?

Tuesday, October 27th, 2009

Many people I talk to say they want to act as their own general contractor. They believe if they run their own project they can save money. Some will succeed in doing this; however most will find they’ve bitten off more than they can chew. We have been hired many times by a homeowner that has gotten in over their head. The old adage about being your own attorney comes to mind.

Choosing the right sub-contractors can be a hard task. Let’s say you want to build a small room addition. Did you know that it could take 10 sub-contractors for that project, one for each phase of the job? If you were to interview 3 for each trade, that’s 30 different contacts to make. One of the advantages of hiring a general contractor like myself is that I already know which sub-contractors to use. I have gone through a lot of subs over the years, and I remember all the bad ones. Yes, it is possible to get lucky just by opening up the yellow pages or calling someone out of the paper but how lucky are you feeling today? The subs I use have been cultivated from years of experience. I am given a lower price from them because I use them over and over. Even if a person were to call the subs that I use, the price they would give them wouldn’t come close to the price they would give me. Sub-contractors may have experienced problems with a naive homeowner doing their own project. This could make them nervous and could cause them to raise their price to you even more.

An important part of my job is scheduling the subs. This is an area that is very tricky. Most subs have a lead-time. In other words it may take them a week or more from the time you call them until they can get to your job. I get quicker service because I use them week in and week out. If you are not ready for them the day they show up a trip charge can be assessed plus you might have to wait a week for them to return. There are certain parts of projects that aren’t covered by subs. Those things will need to be done before you can proceed. The subs will not go out of their way to talk you through this.

I like to think I can sell a job at a price that will allow me to make a profit while the homeowner benefits from my years of practical knowledge. I have been in this business for close to thirty years, and I have learned a lot from my mistakes. People who think they can run a project and not make mistakes are fooling themselves. If you make one error, it can wipe out any savings you might have had. Time is another factor. Most people are employed full-time. If you were to try and run a job in your spare time, it could drag on forever. The building department is very wary of homeowners “playing” contractor and the inspectors will certainly be looking for code violations. The codes are changing all the time. It’s quite a task just keeping up with them.

It’s your house and your money. Consider how you can best create your dreams with the least amount of negative impact on your daily life. Construction doesn’t have to be a nightmare. It’s up to you!

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Increase Your Homes Value

Tuesday, September 15th, 2009

Lots of homes in San Diego have increased in value over the last year or so. It’s great when the value of your home increases for any reason, but there is a difference between an increase because of market conditions and an increase due to improvements to the home.

Homes that go up in value simply because of a strong housing market can just as easily lose that value if the market weakens. A home that’s been improved is less likely to lose the added value if things go south, since their increased value stems from tangible things like additional rooms, or an updated interior.

Here in Clairemont where I live, many homes look virtually the same as they did when first built in the 50’s. While “original condition” might be good when you are talking about classic cars, or collectibles, when it comes to a home, it’s not always so good.

This is especially true if you are planning to sell your home in the next 5-10 years. You’ll be competing for a buyer with newer homes and updated homes, so your “50’s original” is going to look poor in comparison, and you are likely to have to settle for less in the sales price. ClairemontFamilyRoom

Even if you aren’t planning on selling, building materials and techniques used to build the 1950’s home can’t compare with today’s energy efficient and convenient home features. Take windows for example: in the 50’s, it was significantly cheaper to heat and cool a home, so the thermal loss through windows wasn’t a big issue. I don’t have to tell anyone in San Diego that that isn’t true any more. Today, the investment made in new dual pane windows can be recovered in savings on the old power bill.

And there’s another consideration-lifestyle. Think about how many entertainment options your family enjoys at home–renting movies and DVDs, video games, the Internet, dinner parties– so why not make your home as comfortable as it can be? An extended family room, an eat-in kitchen, a luxurious master bedroom and bath suite could convert your “plain old” home into the home of your dreams.

With the political situation in the world being what it is, you may be thinking that this might not be the right time to spend the money on your home. You might be concerned about our economy in this time of war overseas and terrorism here at home.

The way I see it is this: if we stop spending money–fixing up our homes, buying big screen TVs, taking vacations– then we become part of the problem. The best thing we can do to keep our economy strong is to continue to invest in it. Buy stock, improve your home, take that trip to visit your relatives back east, and know that you are supporting the world’s greatest economy.

 

And don’t forget to support your neighbors, the locally owned merchants– like K-Co!

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GO TO www.KcoConstruction.com

Tuesday, September 15th, 2009

 

Our 3rd commercial is up and running now! We tried something a little different with getting our potential clients to visit the our website! Let me know what you think!

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Posted in K-Co In The News | 5 Comments »

Remodeling Your Home: The First Meeting

Tuesday, June 16th, 2009

So you finally did it-you called a contractor and made an appointment to talk about that room addition you’ve been considering. Great, you took the first step. So what’s next? What’s that first meeting going to be like and how can you make the most of it?

In some ways, that first meeting with a potential contractor is like a blind date. Neither of you knows a lot about the other, and you don’t know whether this will be your only meeting or the beginning of a long relationship. You’re probably even a little bit nervous about it-just like a blind date.

For you as the homeowner, preparing for this meeting will help you feel more comfortable and allow you to get the most from the time. The first thing you should do, even before you make that first call, is to do some research on the contractors you are calling.

Whether you got their name from a neighbor, friend or the phone book, your first stop should be the Contractor’s State License Board to verify that the company has the proper license and insurance coverage. Don’t listen to folks that tell you that the license isn’t important. Why hire someone who hasn’t made the minimum commitment to professionalism by getting the legally-required license? If they are willing to cut corners with their own reputation, then what makes you think they won’t cut corners when it comes to working on your home?

Once the appointment is made, you should be working on the remodeling dream list, which you will want to share with your contractor. For example, you may want to add a master suite to the back of the house, remodel the hall bathroom and re-do the kitchen. Realistically, your budget may only allow for some of this work to be done, so which is most important? You can always pull back and eliminate some things, but you may have enough in the budget to achieve your dreams.

And speaking of the budget, let’s be truthful here. You do have a budget, but you don’t want to tell the contractor what it is. Okay, I understand why you feel that way, but in my experience, this is a mistake. If I come to see you about a bathroom remodel that I know is going to cost no less than $10,000 and you don’t tell me that your budget is only $5,000, we will both be disappointed. Even if you only give me a range-say between $12,000 and $15,000-I can tell you quickly that this is either in the right range, or not, for the project on the table.

These issues, what to do and how much to spend, should also be discussed with your family-before you meet with anyone. Believe me, you do not want to be sitting there with a contractor when you find out that your spouse/significant other has a whole different idea of what’s important and how much to spend. That’s the very definition of uncomfortable, for everyone.

Now just like on a blind date, you may find yourself in “love at first sight” with the contractor. And just like a blind date, you should not make any commitments just yet. In construction, that means don’t sign any contracts at that first meeting. Beware of sales reps that offer incentives that are only available if you sign up “right now”. There’s no reason not to take your time and think about any proposal before you commit, and a whole host of reasons against acting too quickly.

Although most contractors can quote you a rough price at the first meeting to help you know how close to your budget you are, I’d be really concerned about someone who can give you an exact enough price at the first meeting to have you sign a contract. In fact, it isn’t surprising to have the process of refining the scope of work take a couple of visits.

In conclusion, remember that you are talking about two big things here-your home and a lot of money. No ethical contractor will want you to do anything before you have carefully considered their proposal and checked their references. Start off on the right foot and you have a much better chance of your “blind date” ending up in a happy “marriage” with your contractor!

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Posted in Contractor Hiring Process | 4 Comments »

Construction Myths

Thursday, May 28th, 2009

Some of the most challenging things about the remodeling business are the misconceptions people often have about construction and remodeling. The following is a list of some of the most common I hear, in no particular order:

I don’t need a permit: If the City says you need a permit, you should get one. I’d be the first to agree that the permit process is an expensive hassle, but I also agree with the City that building permits are one more way of making sure things are done right. The building inspector is another pair of trained, experienced and impartial eyes checking the major components of the project. Wouldn’t you feel better about the internal structure of your home (the parts you can’t see) if you knew someone like that had inspected it?

I can do whatever I want to my own house: Not exactly. You still have to abide by the codes and regulations for your specific address. These include how close to your property line your home can be, how many living units there can be, how much of your property the house covers, and sometimes environmental restrictions because of hillsides or endangered species. (Yes, endangered species in Clairemont!)

I can save money by using an unlicensed contractor: Okay, we are talking about your home here, which is probably your family’s biggest investment. Are you really going to let someone tear it up who isn’t even committed to being a professional? Would you fly on a plane with a pilot that had no license if the ticket was cheaper?

The biggest construction company is the best: Choosing a contractor based on how many big ads they have would be foolish, but that’s what plenty of people do. Just because a company has an ad on your favorite TV show doesn’t mean they are the best for you and your project. Every company, no matter how big or small, does some things better than others.

This project will add a lot of value to the house: Chances are it will, but don’t count on getting every dollar you invest in remodeling back when you sell the house. Remodeled kitchens and baths are probably the projects that offer the best return on investment. Some projects are justified best by the enjoyment you have while you live there.

I can live in the house while you add a second story: Well you can, but you’re not going to enjoy it. I always recommend planning on staying elsewhere for a few months if you are considering adding a second story. Yes, it can add to the cost of the project, but it’s worth it to avoid living crammed into a small part of a home without a roof.

The lowest price is best deal: I understand why people think this. Remodeling is a “big ticket” item, so a low bid is going to be very attractive. Just remember, the price may be low for a reason-it may not include everything you want, it might be substandard materials, it could even be fraud. That isn’t to say every low bid has something wrong with it; but if you get three bids and two are similar and one is way low…you’ve got to ask yourself why.

I used to work construction and that’s not the way we did it: Sorry, but working on a framing crew for a summer during college doesn’t make you qualified to supervise my men. Keep in mind these guys have been making a living doing this work, and they are professionals. If you really think something’s wrong with what is being done, you should be talking to the superintendent, or the owner of the construction company. If you still aren’t satisfied, bring the Building Inspector into it or the Contractor’s License Board.

My room addition will be cheaper because you can use my existing patio slab for the foundation: There is a great difference between a concrete slab that is built to support the weight of people walking around on it and a slab constructed to support the weight of walls and a roof and everything that goes into a room. The patio slab is going to have to come out and a proper foundation poured before we can build your room addition.

These are just some of the “myths” I’ve run across over the years. If you have heard something about remodeling that you think might be a “myth”, feel free to give me a call or send and e mail and I’ll give you my thoughts on it.

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Design Matters

Thursday, May 21st, 2009

Living in Clairemont, you are no doubt familiar with the second story room addition that looks like someone dropped a box on top of the garage. While the rooms may be comfortable inside, from the outside the addition looks less attractive than it could

It makes me nuts to see one of these, because I know that just a little creativity at the design stage-some varied roof lines, bay windows, or some interesting stucco treatments-would have made a big difference in the end result.

If you decide it’s time to add on to your home, and youCustom Home Bay Park want the end result to look great, whom should you call? Must you hire an architect or can a designer handle what you need? I’ve talked to many customers who were confused about the difference between an architect, a designer and a draftsman. Here’s a very brief overview of the role each would play in planning your room addition.

  • An architect is an individual, licensed by the state, who is experienced in architectural design, drafting and construction techniques. An architect can not only design an addition, he or she can draw the plans to be submitted for the permit as well. The architect may also oversee the process of procuring the best contractor for the client’s project, and provide a “scope of work” document for contractors bidding on it. This level of knowledge and ability is often more than is necessary for a typical room addition.
  • A designer is primarily trained in the arrangement of living space-where a window should go for good light inside, as an example.
  • A draftsman is trained in drawing both the plan view (looking down from above with the roof gone–the layout of rooms, etc.) and elevation view (what you see standing outside looking at the building) of a structure.

There is definitely some cross over between these three roles-for example, the designer who can also draw, and the draftsman with training in design. Occasionally, you may have two people working on the same project-the designer sketching out a rough drawing of the design concept and the draftsman completing a more detailed scale drawing of it. Whoever draws the plans for submittal to the City must be familiar with the applicable building codes.

When you see the phrase “design-build” in a construction company ad, it could mean the company has a design person on staff, or it might mean they have the ability to find and contract with one for you. Any construction company can do the second, since an architect or designer is a subcontractor just like a painter or drywall guy. Not every contractor wants to work through the design process with the customer; some construction companies prefer not to get involved until the design is complete and the permit is issued.

One advantage to the homeowner in having the construction and design people working together from the start is that the construction side can be a “reality check” for the design side. The construction person can keep the designer apprised of the cost to build what is being designed, to help keep the project within your budget.

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Is The End of the Year The Right Time To Remodel?

Friday, April 17th, 2009

blog-remodelingYou might think there is a better time than the end of the year to start working on the remodeling project you have in mind. After all, who wants their house all torn up over the holidays? There will be plenty of time to start after the first of the year to get it done by spring.

Actually, right now might be the best time you’re likely to see for a while.

In any year, starting a remodeling project in late fall can be a shrewd move. I shouldn’t tell you this, but you are likely to find contractors a little bit slow this time of year, and perhaps more eager to negotiate pricing. And since on most projects there are a number of steps that must be taken before the construction begins, even starting now, you are probably looking at January before any construction work could begin-well after the holidays.

In the case of larger projects like second story additions or room additions, the design of the addition is the first priority. Working through the design process usually takes place during meetings with the designer and homeowner. Each meeting lasts about an hour or two, and can be scheduled around holiday activities. In our experience, projects that are not rushed during the design stage seem to come out better.

After the design is finalized, the construction drawings can be created. This will also take a few weeks, depending on how busy the draftsman is. The completed construction drawings are then submitted to the City’s Development Services Department where they are reviewed in preparation for issuing a permit. The City’s review process can take several weeks in the best of times but the already-overloaded Department is experiencing additional delays because of the large number of construction projects going on right now. If you wait to submit plans until just before you want to start the work, you could miss your desired start date.

Once the permit has been issued, construction can start at any time. For example, if the permit is issued January 10th, the actual construction can start January 11th or February 25th, or March 3rd- whenever is most convenient for you and your contractor.

For some people, it’s not the holidays that are the concern, it’s the rain. Homeowners fear that having construction going on during our annual rainy season will mean lengthy delays in the project or damage from the rain.

We are accustomed to dealing with the rain here and have the tools and techniques to cope with it. The weather patterns are predictable so we are not surprised by rain, and can plan ahead to take the appropriate precautions. Properly protected homes should not suffer rain damage, even if the roof is completely off the house. Although there are one or two days each year that we can’t work on the outside of a home, the rainy season does not delay our jobs to any great extent.

blog-remodeling2There’s another thing to consider this year-sadly, many people lost their homes and businesses in the hurricanes along the Gulf Coast. If you’ve been reading the newspaper, you know that the reconstruction of these areas will be a mammoth job.

That impacts anyone doing construction in San Diego, because there is an enormous need for construction materials-plywood, lumber, etc.-and some suppliers will be short of inventory. This is another reason to start a project now. Jobs on the books with signed contracts can justify placing orders for supplies, even if the work won’t be done for some time. Contractors have only so many resources for these materials, and the good ones plan ahead when they can.

Signing a contract now also freezes the price you will pay for your remodeling project. Once a contract is signed for a specific price for a specific scope of work, increases in building material prices should not affect your costs.

Remember– the best time to start anything is when YOU are ready-regardless of the time of year.

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