From navigating building boards to choosing your renovation team, here's what you need to know when remodeling your NYC kitchen![]() Whether a kitchen remodel is a rip-and-replace or a complete gut with a new layout, the final result will be dramatic. Any kind of functional improvement, flow redesign, or a refresh in materials offers a brand new experience. It’s also a complex space to reimagine and can be demanding to execute well. Read our guide on how to remodel a kitchen in NYC. Here, we outline the building blocks of a renovation and the tools for a successful result. Working with building boards and insuranceIn New York City, many buildings are within the purview of condo/co-op/HOA boards. Does that apply to your project? If so, you should consult your building’s alteration agreement for guidance. It will lay out what is allowed and not allowed when remodeling your kitchen. "Wet" over "dry" spacesIn particular, placing “wet” spaces over “dry” spaces is prohibited based on NYC rules. That means a kitchen or bathroom, a “wet” space, can not be placed over your downstairs neighbor’s living room. All plumbing should be stacked vertically as much as possible within the building to minimize the number of water lines. The approval processYou may have to submit your plan for approval by your board, in addition to a submission to the city. Most Sweeten general contractors manage the paperwork and approval process with you. This step with your board can be challenging and can cause delays ranging from weeks to months before their approval comes through. Your alteration agreement may also include provisions for inspection of your project by the board architect or building superintendent, and you may be expected to adhere to a project schedule, so keep that in mind, as well. Higher costs in NYCAlso, costs like labor and business insurance for contractors in New York City are higher than in most other areas of the country, which ultimately results in higher project costs. According to this metric, the median home cost in New York City is more than double that figure of the USA at large. Plan examination and permitNew York City’s combination of older and diverse housing stock is a reality. Experienced construction professionals should know how to navigate these structure types, the process, and required paperwork. However, understanding these aspects is a good way to prepare. In addition, your project will be reviewed by the Department of Buildings and go through a plan examination. It might also require a building permit. Your project may not need a permit if it’s a standard “rip-and-replace” renovation project. Some examples of work you can have done without a permit include:
That list of projects is nearly the definition of a “rip-and-replace” project, so good news there. The alteration agreement will outline when a Registered Design Professional (RDP) is required on your project. The RDP, which is your Professional Engineer or Registered Architect, will submit your plan and application for examination. This process ensures that all building modifications comply with applicable building code and zoning regulations in New York City. Example renovation costs in New York CityLooking at a medium-sized kitchen of 90–120 square feet, here are some examples costs that do not include the cost of appliances:
Cost factors for your projectThree main factors will determine your costs for your kitchen project: size, scope, and finish level. SizeFirst, kitchen size will be a main driver. More cabinets mean more linear feet of countertops. You’re just buying more material in this case. A small kitchen is often designed with a narrow galley or a single wall covering approximately 60-90 square feet, and optimized for one person. Typical appliances found here are a narrow upright refrigerator, a four-burner range, and a microwave. If you’re working with 90-120 square feet, this is considered a medium-sized kitchen that can hold 1-2 people working comfortably. The layout can either be U- or L-shaped with a peninsula or island. A refrigerator, four-burner stove, a dishwasher, and a microwave fits in this square footage. Large kitchens typically span 120-200 sqft and provide ample cabinet space or a pantry, along with an island or peninsula. Two cooks can be comfortably accommodated. A wide refrigerator, a six-burner range or cooktop, a separate oven, a dishwasher, a microwave, and even a wine refrigerator fit in this layout. An extra large kitchen is the same but with more than 200 square feet, full cabinets, a pantry, and space to eat-in or gather guests adds to the list of features. Additional appliances could include multiple dishwashers and ovens. ScopeNext, scope refers to whether your project is a “rip-and-replace” or a “gut remodel.” “Rip-and-replace” will cost you less, as you will follow the layout you have now. If there’s no serious design deficiency, you can make things easier on yourself with this approach. Your contractor will follow your design plan until the project is complete. The other project type is a “gut remodel,” where your contractor takes the walls down to the studs and possibly the floor down to the joists. This process leaves the “guts” of your home open, visible, and ready for the reworking. You might undertake a gut remodel for purely a complete update, even if the structure is sound. This makes layout changes for a new design substantially easier. Moving plumbing and electrical hardware goes smoother with the walls opened up for a gut remodel, especially in a home that’s several decades old. You’ll also enter a gut remodel if you want to move walls for a new layout. If structural problems need to be corrected, or there are some major repairs, a gut may be your only option. As a result, your registered architect or professional engineer (PE) will be getting involved. Many Sweeten contractors can refer you to an architect or engineer with whom they have a working relationship. Anytime a serious structural problem is identified—which isn’t always apparent when you start the project—the design solution will need to be drawn up by an architect or engineer. Then the design goes to the Department of Buildings for approval. Finish levelFinish level is the most flexible of the three cost drivers. You can choose the budget track you want, from (almost) off-the-shelf to completely custom. Some kitchens can be semi-customized mixing stock items paired with materials to be made or modified to fit. For example, you could choose high-quality cabinets in stock sizes, and use small filler panels in at least two places, typically where the top and bottom cabinets meet a wall. At the other end of the spectrum is to go with a full set of custom cabinets that your designer fits precisely to the space. It’s more expensive in comparison to the previous examples, but the end result is maximized usable cabinet space. Whatever way you choose, the countertops will still have to be cut to fit perfectly, so that’s a custom or semi-custom product. However, a high-quality sink and faucet can be purchased off the shelf. As you can see, every kitchen is a mix of off-the-shelf and semi-custom to fully-custom components. Who to hire for your kitchen remodelKitchens require multiple appliances, as well as water lines, upgraded electrical service, robust ventilation, and gas lines to supply the range. Your general contractor is one of the professionals who will get you thought the entire process. Architects, designers, and engineers come in, if your project requires their services. Partner with an architect/designer and a contractorWhen choosing the professionals to work with, you can hire an architect/designer/engineer and a general contractor, choose to only work with a contractor, or secure the services of a design-build firm. You can work with a professional engineer or architect who can create the design and submit it to the Department of Buildings. As mentioned earlier, Sweeten GCs in NYC can often make referrals if an architect and/or engineer’s services are needed for the project. Execute your vision with a general contractorIn NYC, there are remodeling contractors who are capable of handling limited design tasks, while others exclusively execute the design vision you created. It is crucial to choose a contractor with whom you have a good rapport, regardless of which approach you take. These projects often encounter unexpected issues that may not be within the contractor’s control. To gauge your compatibility with potential firms, it is recommended to arrange on-site meetings with 3-5 contractors after finalizing your design. Collaborate with a design-build firmYou can also work with a design-build firm that can submit the plan and application as the Registered Design Professional, as we mentioned earlier, and also do the construction work. This approach does offer some streamlining in that you’re working with one firm for the design and construction of your project. You might see a shorter timeline and reduced cost compared to design-bid-build. Types of kitchen layouts in NYCIt’s important to plan every square foot of a kitchen layout before starting a remodel. As complex spaces, kitchens require compliance with various codes, with supply and drain pipes competing with wires, ducts, and cabinets. A sensible layout in the kitchen will result in smooth traffic flow and less wasted space. Also, functionalities like the sink, stove, fridge, and dishwasher should be placed in practical locations. Kitchen islands and peninsulasKitchens with island layouts being popular. The island can be customized with the same cabinetry as the rest of the kitchen. A generous-sized structure can also fit a sink and wine fridge. Alternatively, a movable work surface can function as a simple and flexible island that requires less space yet still provides great functionality. A peninsula is a U-shaped design, but includes a counter extension that partially protrudes into the kitchen at either end of the U shape. This creates a G-shape. The U-shaped section of this kitchen layout typically houses most of the cooking and preparation activities. The extension serves as a breakfast bar or eating counter. The outer part of the extension can accommodate two to three chairs for dining. L-shaped kitchenThe L-shaped kitchen layout comprises two counters set at a 90-degree angle, with one usually longer than the other. The layout divides kitchen activities across the legs, with one containing the fridge, sink, and dishwasher. The stove and counter space provides prep work on the other. It’s a flexible layout that fits different kitchen sizes and works well with the kitchen triangle concept. The sink, stove, and fridge sit in a triangle for improved workflow. U-shaped kitchenTo expand on the L-shaped kitchen layout, a U-shaped kitchen adds an extra wing, resulting in three counters arranged like a U. This allows for better spacing of various functions compared to the L-shaped layout, where the leg containing the fridge, sink, and dishwasher can be broken up. In a U-shaped kitchen, the third leg can potentially contain the fridge. Galley kitchenGalley kitchens consist of two counters that run parallel to each other, divided by a single aisle. Typically, one leg is dedicated to the stove or cooktop and counter space, while the other leg, which is usually the home’s exterior wall, contains the sink, dishwasher, and refrigerator. Galley kitchens are great for containing the workflow within a tight space. One-wall kitchenIn a one-wall kitchen layout, all kitchen tasks are combined on a single counter against one wall. The sink and dishwasher are placed next to each other to share the water supply and drain lines. The design mainly involves deciding the order of the functionalities. Renovation order for a kitchenYour general contractor will start your remodeling project with demolition. A rip and replace project means leaving only the drywall in place. All the cabinets, countertops, door and window trim, appliances, and flooring are discarded. Once the wall texture and/or paint is applied, the new cabinets are installed. Typically, new flooring is laid after the cabinets, but this may vary depending on the project. The general contractor (GC) will schedule several subcontractors in a specific order. The installation of new countertops takes place before the plumber and electrician can complete their work, followed by the lighting professionals. The order of installing appliances is not as critical, but they are usually among the last items to be put in place in the kitchen. If it’s a gut remodel, where walls, doors, and/or windows are moving, the wallboard or plaster comes off as well. At this point, the GC can evaluate the plumbing and electrical to see what repairs or upgrading need to be done. The crew frames the new walls, installs the new drywall, then the new doors and windows, and the new wall texture. Cabinets and countertops follow, then lighting and appliances. Choosing materialsWhen creating your new kitchen design, you’ll decide on some of the foundational materials that make up the space: cabinets, countertops, and backsplash tile. Cabinet overviewFirst, quality cabinets are a cornerstone of any functional kitchen. Custom cabinets will maximize the usable space and give exactly the appearance you want. It also takes up most of your kitchen budget. An alternative is to use standard IKEA cabinets with doors from Semihandmade. This gives you made-to-order doors that fit your IKEA cabinet boxes perfectly. It’s a customization on a material you see and touch every day. Another option that works well in remodeling the small spaces often found in NYC homes is using full-wall cabinets. These cabinets will usually need to be custom-made, but you can integrate a lot of pantry space with a built-in refrigerator, for example, to use your space most efficiently. Plus, using the full height of the room gives you a few extra square feet of storage while enhancing the clean lines of your new kitchen. Countertop materialsFor countertops, you’ll be looking at quite a large selection of both natural and manufactured materials. Natural stone countertops continue to be popular, including marble, quartz, soapstone, and granite. While all these materials are hard and durable, they are not impervious to stains and can be scratched. Engineered stone is even more durable than natural stone and comes at a similar high-end cost. It’s made from quartz, resin, and pigments so you’ll get more of a manmade appearance rather than the natural appearance of stone. Solid synthetic countertops offer a huge range of colors and can be molded to integrate the backsplash, sink, and other items. Solid synthetics are heat resistant but less so than stone, and they can be scratched and nicked by knives, so cutting boards are a good idea. They will stain, as well. Another natural material is hardwoods, such as the traditional butcher block countertop. While still popular for some areas of the kitchen, wood’s vulnerability to water and chemicals makes it a higher-maintenance choice. It certainly has its place where you want to add some natural warmth into your kitchen in a way that stone can’t manage. Stainless steel is used often in commercial kitchens because of its durability and easy-to-clean nature. It’s just plain tough! In your home, you might find it a bit cold, and any dents will show readily. Outfitting the backsplashAs for your kitchen’s backsplash, this area works as both a functional and a design feature. It’s one of the easiest places to make a big impression! You’ll find a range of tile options that offer different finishes, aesthetics, and pricing. Starting at the low end of the budget, classic ceramic tiles will give you so many design options, in both colors and tile patterns. Two areas of the backsplash—behind the range and behind the sink—will need the most durable surfaces, such as glass or metal tiles, or even granite. Marble tiles, in contrast, are more porous and not the best choice for those areas. Those two areas, by the way, are the ideal locations for large tiles with fewer grout seams to keep clean. Once you decide on starting a remodeling project, it is important to hire an insured and licensed contractor. We can provide you with a vetted group of Sweeten bathroom remodeling contractors in NYC. They will have completed similar projects within your budget and are familiar with your neighborhood. -- Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten. The post A Guide to Remodeling A Kitchen In NYC appeared first on Sweeten. from Sweeten https://sweeten.com/process-and-planning/renovating-in-the-northeast/remodeling-a-kitchen-in-nyc/ via IFTTT Via https://vegetablenirvana.blogspot.com/2023/04/a-guide-to-remodeling-kitchen-in-nyc.html
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A family planned for an additional bedroom, a full co-op renovation, and a wish list of materials for a budget just under $150,000![]()
Written in partnership with homeowner Cher. “After” photos by Kate Glicksberg. Long vision for apartment shoppingThe biggest change in our apartment remodel on the Upper East Side was to convert our big primary bedroom into two smaller rooms. One would become my four-year-old daughter’s bedroom and the other one for a home office and guest room.
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![]() ![]() My name is Cher and I work as a marketing professional. My husband, Matt, is a data scientist. When we went house-hunting, though we were looking for a two-bedroom unit, we leaned towards a floor plan that would let us add another bedroom. As our daughter grows older, we know she will need her own space. My husband and I also wanted a dedicated home office and one that was flexible as a guest bedroom, as our family often has visitors. Creating an extra bedroomThe home we found is in a great neighborhood, on Manhattan’s Upper East Side. It’s in a pre-war co-op building built in 1920, close to Central Park and in a good school district. Public transportation is steps away. Our unit is around 1,000 square feet. ![]() ![]() More importantly, the primary bedroom is 18.5’ X 11’ with two windows on two different walls. I knew I could reimagine this room, divided into two legal bedrooms. In accordance with NYC building guidelines, each room would be 9’ X 11’ and have a window. Once we purchased the apartment we immediately set out to renovate it. Sweeten helped me connect to a wonderful, trusted contractor. As a first-time renovator, knowing that a strong company was backing me up, I had peace of mind. The permitting paperwork took three months to process and the renovation took four months. A facelift for a slim kitchenWe also planned to renovate our kitchen. It is narrow, so if we used a normal dishwasher, opening the door would block the flow. We chose to install Integrated double dish drawers, which are a perfect solution for a tighter galley space. If you have a small family like us, you don’t have to run a half-loaded dishwasher. I love the ice-blue cabinets and we chose custom hardware to match our style. ![]() ![]() A bathroom mini–expansionThe apartment had one teeny-tiny bathroom, and our plan was to expand it, taking space from a hallway next to it. With a bigger room, we could move the vanity and fit in a 48’’ freestanding unit with storage for toiletries and cleaning items. I also chose the biggest recessed medicine cabinet possible to store my beauty products. I wanted our bathroom to feel clean and bright, so I used the same design—but with different finishes—for both floor tiles and wall tiles. The floor tile has a matte finish so it’s not slippery; the wall tile is polished to bounce light. All of the fixtures in a gold finish contrast against the tile color and bring warmth to the space. ![]() ![]()
Designing for personalityThe wood floors throughout the apartment were original, but very yellow. I want to lighten them, so I asked the floor contractor to bleach them and then apply a white stain. I love real wood floors as they make the space warm and inviting. We also painted the walls. Wanting our space to feel peaceful, I chose a neutral color palette for our living room—mostly white, black, and earthy tones. The space needed to have personality, so we built architectural details, creating archways and painting them in dark, moody colors. The door heights increased from 7’ to 8’ high to take advantage of our lofty 10’2’’ ceilings. ![]() I wanted each room to have functionality and personality. My daughter is sweet, funny, and playful and her favorite color is pink, so pink chinoiserie wallpaper covers her room. The navy plaid pattern in the office/guest room expresses my husband’s scholastic and understated style. White furniture with walnut and leather earthy accents decorate this small room. ![]() ![]() Working in ⅛” incrementsI wanted to make sure we were using 100 percent of the space, so I was super precise when I talked to my contractor. I asked them to work in ¼-inch, even ⅛-inch increments. They found the math challenging, but got the hang of it. The process was very smooth, except when we encountered supply issues—we waited 17 weeks for the kitchen cabinets and nine for the shower fixtures. But thanks to the contractor’s flexibility, we optimized the time. Transparent partners—Sweeten and general contractorFor our Sweeten contractor, a promise was a promise. If he said his subcontractor or his team would be there, they were there; there was never a no-show. Every time I checked in there were people in each room working, and tremendous progress was visible. I appreciated his transparency and open communication. He was candid and honest when it came to costs. The construction crew’s attention to detail and craftsmanship was wonderful! ![]() ![]() Budget and timeline success storyI had no idea how expensive it would be to renovate in NYC, but seeing the new layout coming together, honestly, I enjoyed every part of it. I think other renovators will feel the same if they have an overall plan, focus on quality rather than brand names, and check in with contractors regularly. Finding mistakes earlier makes them easier and less costly to fix. Our Sweeten contractor finished our project under our timeline, and under our budget. Our total costs are between $120K to $150K. I feel peaceful, fulfilled and like I succeeded. We truly love our new home. Thank you, Cher and Matt, for sharing your new home with us! -- Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten. Renovation MaterialsKITCHEN RESOURCES:
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The post A Cheerful Apartment Remodel on the Upper East Side appeared first on Sweeten. from Sweeten https://sweeten.com/sweeten-renovations/entire-home-renovations/apartment-remodel-on-the-upper-east-side/ via IFTTT Via https://vegetablenirvana.blogspot.com/2023/04/a-cheerful-apartment-remodel-on-upper.html Your contractor will guide you through the process but here’s a brief overview including Title 24 and finding your renovation team![]() There are so many fixtures packed into one of the smallest rooms in the house that sometimes you wonder how it will all work. And then it does—with a lot of planning and the right team of experts. To provide some clarity, we break down how to remodel a bathroom in Los Angeles. In addition to the features you want in your new bathroom, there’s a process required to obtain them. That process includes working around building code requirements, permits, architects, and contractors. It’s all pretty straightforward when you’ve done it once or twice, but may seem complicated the first time. Many first-time and repeat renovators have gone on to successfully complete their bathroom projects with a Sweeten contractor. Keeping up with Title 24Your project will have to conform to the California Building Standards Code, and also the state’s energy efficiency code, which is known as Title 24. California has some of the most robust building energy efficiency standards in the US. Title 24 can impact nearly any type of project in your home—whether it’s a single room or a whole home. For a bathroom project, it’s most likely to be applicable with a gut remodel where you’re moving walls and changing the layout. These are considered “alterations.” A “rip-and-replace” project maintains the existing footprint of the bathroom. It may not trigger Title 24 requirements if the project doesn’t change the energy usage in the home. However, changing the size of windows and doors does fall under Title 24, as does changing the water heater and the rest of the plumbing system. Any change to the HVAC system will also need to meet the current standards. As you can see, the components listed above make up many parts of a bathroom remodel. They may or may not be located within the bathroom space, so your remodeling team will ensure that you meet the Title 24 requirements from the start. Not doing so will result in delays, at best. Make sure you’re reviewing the most current version when you’re doing your research. Prepare your plan check and permitsYou will need a permit for your bathroom project, and a plan check/review if you intend to make structural changes. If there are no structural changes, you may be able to skip the plan check/review and get an express permit for your gut remodel or rip-and-replace bathroom remodel. If that’s your path, you just get your permit and you can get to work. The point of a plan check/review is having a building inspector or code reviewer look over your plan to ensure compliance with the state building code and the city’s ordinances. If your plan meets the standards, your permit will be issued, and you’ll be able to start work. You can see a flow chart of the process at the LA Department of Building and Safety’s website. You can get an express permit for some projects, read information on what contractors are required to do and provide, and much more. There’s a page about the construction process with copious links, and a helpful timeline. You can also look up your address so you’ll know which municipality has jurisdiction for your home. Cost factors for your projectThree main factors determine the final cost of remodeling your bathroom project: size, scope, and finish level. Here’s more information on each of those. SizeThe room’s square footage determines the capacity and function, from a basic powder room with 1–2 fixtures to a larger primary bathroom with 5+ fixtures. ScopeThis factor refers to rip-and-replace vs. gut remodel we mentioned earlier. It could also be even simpler, with just replacing some existing fixtures and updating paint and trim, for example. Finish levelHere you can choose to go with budget finishes, i.e.) off the shelf at the home center, to mid-grade to high-end to luxury. It’s a wide range and has a huge impact on the budget. Luxury implies custom work and those costs are wide open. As an example, let’s look at the costs for a full rip-and-replace renovation of a full bathroom without layout changes. These prices reflect your costs for a tear out and new construction with fixtures, paint, and so on, but not the design work.
Choosing remodeling servicesOn a project like this, you’ll have some choices about who does which tasks. For design work, you can hire an architect/interior designer along with a general contractor to fill out your team. You can also consider working with just a general contractor or builder, or a design-build firm. Collaborate with architect/interior designer and contractorArchitects and interior designers can both consult with you on the aesthetics of the room. They may also be knowledgeable in Title 24 and can guide you through those complexities. If you’re looking at a gut remodel, that guidance will be required. Sweeten contractors can often recommend architects and interior designers with whom they have a working relationship. You’ll end up with a plan and materials list that you can take to the county for the plan check and to contractors to get their bids for the work. You can expect to pay an architect/designer 10–20% of your project budget, depending on how much work they do for you. Going on site visits during construction, also, might help you through the process and so may be worth a bump in their fee. Build with a contractorSome remodeling contractors in Los Angeles are skilled with creative approaches and even handle some designing. Other firms work strictly with plans that design professionals have created. Whichever route you choose, going with a contractor with whom you have rapport is a key factor. These projects tend to run into some snags, and they’re not always in the contractor’s control. Having site visits with 3–5 contractors about the project, ideally when you have a finished design, is a great way to see how you get along. Contract with a design-build firmThis type of firm can take your project from start to finish, and should be fully knowledgeable about Title 24, other codes, and permitting, as well. Here again, with good rapport you’ll enjoy a smooth process and a successful result. You’ll get a plan done in-house, and then the construction work done by the crew familiar with that designer’s work. This type of integration has a lot of built-in advantages. You may or may not see any cost or schedule advantages, but it is worth asking when you’re interviewing firms. Bathroom remodel order of operationsWhile your contractor will be the one managing the whole process, it’s helpful to understand the order of a bathroom remodel. It will follow a predictable order of tasks, so let’s go over those. First, your contractor will shut off the water valves to the fixtures in the bathroom. Then it’s the demolition phase. All the fixtures must come out of the bathroom. The vanity/sink, toilet, tub, shower, mirrors, door trim, and towel bars will be disposed of if it’s not being reused. At this point, you’re looking at a bare room, ready for the next phase, which is both cleanup and assessment of the existing room. What needs minor repair that wasn’t apparent before demo? The old flooring may get ripped out at this point, but that task may wait until the time when the new flooring will be installed. The order of a rip-and-replaceIf you’re doing a rip-and-replace project, it’s a good time to assess the need for small tasks like wall repair or adding a few electrical boxes. Then the crew moves on to wall finish and flooring. Typically, the finished floor goes in after the bathtub and shower pan, and before the bathroom sink/cabinetry and toilet. The toilet flange and toilet connection need to be set up properly, including leveling, and that usually happens on the finished floor. From this point, it’s finish work for the rest of the room, with light fixtures, fans, towel bars, and door trim to be ready for completion. The order for a gut remodelIf you’re doing a gut remodel, your contractor takes the walls down to the studs and the floor down to the plywood subfloor. Subcontractors thoroughly assess the plumbing and electrical while everything is visible. This is the time when the plumber and electrician will make site visits to confer with the GC for the in-depth consultations over the approved plan. The next step is usually for one of those two subcontractors—the plumber or the electrician—to start work, but it is common for both crews to be on site simultaneously. They get their work done, then the GC crew gets back to work with any re-framing needs, such as new walls for the bathtub or toilet, and so on. With this type of project, the GC crew will typically do much of their work, and then the plumber and electrician will need to return to finish up more projects, such as finishing more switch wiring, or setting the bathtub. It’s a sequence and good contractors communicate well with each other, as they respect each other’s time. Eventually the GC returns for the finishing tasks, such as the towel bars and door trim. The punch list gets checked off. Your bathroom is done! Other factors to considerSome other factors may or may not play a role in how your project goes.
Finally, it’s fundamental when planning on a remodel to work with a contractor that is insured and licensed. We can connect you with vetted Sweeten bathroom remodeling contractors in Los Angeles. They’ll have experience with a project like yours in scope, familiarity of your neighborhood, and budget. -- Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten. The post What to Know When Remodeling Your Bathroom in Los Angeles appeared first on Sweeten. from Sweeten https://sweeten.com/process-and-planning/renovating-in-the-west/how-to-remodel-a-bathroom-in-los-angeles/ via IFTTT Via https://vegetablenirvana.blogspot.com/2023/03/what-to-know-when-remodeling-your.html In a couple’s 1929 Colonial, a marble and glass bath refresh comes in at budget for $19,200![]()
Written in partnership with homeowner John. “After” photos by Kristina Kroot. A ‘his’ bathroom gets a makeover“This was ‘my’ bathroom and I was generally indifferent,” said John, a Philadelphia lawyer, about the project’s “before” appearance. “We believed that it was last remodeled in the 1960s and, frankly, it did not reflect the aesthetic of the rest of the house.” ![]() The bathroom’s old tile and fixtures “drove Natalie crazy,” John said of his partner, a Creativity Strategist, who was the remodel’s driving force. “She really wanted to have it renovated.”
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![]() ![]() The couple, and their daughter Sydney, a college student, have been living in the 1929 Colonial since 2009. Located in Mt. Airy, a section of northwest Philadelphia, the stone house was a true find. So was the community. “It’s one of the oldest integrated neighborhoods in the country,” John explains, “and it is very eclectic. Our home neighbors Fairmount Park.” The place was a keeper. They just wanted to make it—and this man-bath in particular—a little more contemporary. The bathroom was not large. It measured ”less than 100 square feet,” according to John. “So this,” he said, “was an opportunity to do something grand in a small space.” Calling in the expertsThe family’s project post on Sweeten read, We would like to update the second bathroom, which will involve removing existing tile and perhaps expanding into an existing closet area to relocate the tub. ![]() ![]() When searching for bathroom remodelers in Philadelphia, the couple hired one who bid on the project based on the post. Fortunately, their contractor had experience with old houses and understood just what had to be done, said John, who felt he found a real professional. “We wanted to know how long the process would take and what sort of flexibility we had in the redesign. Our contractor gave accurate answers to both,” John said. “The vetting process was great,” he continues, “Just the ability to know that the contractor was pre-approved and interested in our project from the moment they walked into the door. We are both busy and we didn’t have time to deal with contractors who were incapable or uninterested.” And a project it was—above and beyond anything they’d imagined.
Dismantling stubborn tileThe most difficult part of the bathroom remodel was actually the demolition. The bathroom was an original from the period the home was built, in the 1920s. All wall and floor tile was porcelain that had been set in metal lath and wet-bed cement. In most areas, there were four to six inches of the material, all of which had to be painstakingly chipped and pried from the surface underneath. ![]() There was literally tons of tile and cement that had to be removed, along with an oversized porcelain cast-iron bathtub. Demolition of a bathroom this size typically would take two men 4 to 6 hours. Instead, it took four men two full days to demo, and 3.5 tons of demo debris were removed. Large-format shower tiles stretch the space visuallyOut with the old, in with the new. “Probably the most significant design choice” Natalie and he made, John said, “was to go with large 24”’ x 48” tiles in the shower”—oversized slabs of smooth tri-color marble that gave the whole room an instant upgrade. They added sliding glass shower doors, a simple gray vanity, and black metal accents, including the hardware and faucet fixtures. ![]() ![]() The Sweeten contractor, John recalls, “had relationships with many suppliers so he could direct us to the best place for the tile, as well as the fixtures. He was also “old school” and understood house construction, and he could gently steer us away from design ideas that would be hard to implement,” John said. “[The firm’s project manager] was great onsite in terms of answering our questions. He also introduced us to terrific electricians and plumbers.” Dealing with demolition aftershockAs it turned out, the contractor’s expertise had his work cut out for him. During the demolition, the walls in the rooms adjoining the bathroom, which were also original construction of wet plaster over wood lath, suffered serious damage. Breaking and cracking during removal of the bathroom tile caused collateral damage to two of the bedroom walls. To stabilize them, they were stripped down to the framing studs and new sheetrock walls were installed. ![]() A budget-conscious resultAll in, the project cost Natalie and John approximately $19,200, coming in on budget, which made them happy. John said they are pleased with the result: “Everything has a place,” he said. “It’s pleasing to the eye. It’s a real pleasure now to walk into this bathroom!” -- Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten. Renovation Materials
The post A ‘His’ Bathroom Remodel with Tri-color Marble in Philadelphia appeared first on Sweeten. from Sweeten https://sweeten.com/sweeten-renovations/bathroom-renovations/marble-bathroom-remodel-in-philadelphia/ via IFTTT Via https://vegetablenirvana.blogspot.com/2023/03/a-his-bathroom-remodel-with-tri-color.html You have a long wish list of what you want in a home, but you don’t know where to start. Do you keep an eye on real estate listings near you? Reach out to a tract builder? Or go with a custom builder?Your one-of-a-kind spaceWith a custom home, you’re able to create a living space that perfectly suits your needs and lifestyle. Unlike buying an existing home or building a tract home, which offers limited options for personalization, building a custom home gives you complete control over every aspect of your home’s design and construction. From the number of bedrooms and bathrooms to the finishes and materials, you get to choose every detail of your home. The result is a one-of-a-kind home that is truly your own. Innovations that save in the long runBuilding a custom home allows you to incorporate the latest technologies and innovations into your home’s design. Your custom builder has the expertise to recommend materials and techniques that will improve the energy efficiency, sustainability, and overall functionality of your home. Your choices can reduce your carbon footprint and save you money in the long run. Peace of mindKnowing that your custom home is built to the highest standards and meets your specific requirements is reassuring. You’re less likely to have to worry about costly repairs and renovations with a custom build, and you have the backing of a quality custom builder should any issues arise. A custom home is built to last, and it’s uniquely yours. A custom build will cross off every item on your wish list and then some, while providing value that lasts long after your build is done.from Custom Home Building Blog by Sawlor Built Homes https://sawlorbuilthomes.com/nova-scotia-home-builder-blog/bring-your-wish-list-to-life-with-a-custom-home/ via IFTTT Via https://vegetablenirvana.blogspot.com/2023/03/bring-your-wish-list-to-life-with.html Top points to know when remodeling your kitchen in Los Angeles from Title 24 to costs![]() The City of Angels is home to nearly 4 million people, so no doubt many of you are in need of remodeling your kitchen in Los Angeles. Even though the kitchen is not always a large room in terms of square footage, it’s the most demanding for functionality. It tends to be the de facto “hangout room,” so it must be optimized for aesthetics, flow, and usability. Remodeling a kitchen can seem like a complicated and daunting endeavor. With the help of a Sweeten contractor, first-time and veteran renovators have been able to transform their cook spaces. So let’s break down a remodel in LA so you have a better idea what to expect. Incorporating Title 24Title 24 is the building energy efficiency standards part of the California Building Standards Code and it can impact nearly any type of project in your home. Title 24 is all about the energy usage in buildings, so keep that in mind as you proceed with your wish list for your kitchen project. What is Title 24?“Why is this a thing? I’m just doing a new kitchen, not renovating a whole home” you might be asking now. It’s a factor because, according to the California Energy Commission, “Homes and businesses use nearly 70 percent of California’s electricity and are responsible for a quarter of California’s greenhouse gas emissions.” The State of California has standards in place to deal with high energy demand, and Title 24 is one way of doing that. Title 24 is enforced by the local building department for your municipality, so you’ll need to know which department has jurisdiction for your property. You may have to make a few calls if you don’t know already, and you can look up your address with this tool as well. The easiest and most-efficient way to deal with Title 24 is to avoid doing work that is included within the purview of Title 24. So if you don’t move walls or replace windows, you’re off to a good start. If you’re updating the HVAC (heating/ventilation/air conditioning) system, your project will fall under Title 24 and you’ll be required to meet those standards. Will my project be affected by this regulation?What can you do without dealing with Title 24? You may be able to replace the entire kitchen within the existing space, including new cabinetry and countertops. (This is called a “rip and replace.”) You may be able to replace windows and doors with units of the same size. Changes to the building “envelope,” which are the exterior walls and roof, and changes to the layout inside your home, including moving walls, will be considered “alterations” and you’ll deal with Title 24 requirements. Working within the confines of Title 24 is not impossible. Thousands of homeowners do it every year with help from their contractors and guidance from building inspectors. The best plan of action is to be prepared, especially as you choose your architect and contractor who have the expertise to navigate the process. More on your renovation team below. Arrange a plan check and permitsYou will need a plan check/review and permit for most projects these days, so you’ll want to get acquainted with the LA Department of Building and Safety’s site. The plan check is a straightforward review of your design to ensure that it meets the building code. You’ll find an abundance of helpful information at this site, including quick links to forms, how to get an express permit for certain projects, and learn about contractor requirements. Cost factors for your projectYou can consider the size, scope, and finish level of the project as the major cost factors for your kitchen project. SizeThis will always be a factor, but not necessarily the major factor. Raw materials are generally not that expensive, and off-the-shelf materials aren’t that expensive either, typically. A box of standard flooring just doesn’t cost that much per square foot, for example. However, when you double the size of a kitchen from a one-cook kitchen of under 100 square feet to a nice, large two-cook kitchen of 200 square feet, the cost of cabinets increases substantially, for example. ScopeHere we’re talking about a full renovation for either a “rip and replace,” vs. a gut renovation that goes down to the studs. A gut renovation project is defined as changing the layout of a space or moving walls. This type is more work, will cost more, and will require Title 24 compliance for certain. The design needs will be much greater, so you might want to consider working with an architect or designer in addition to a contractor. You could also work with a design-build firm. (More on that below). For the “rip and replace” type of project, you are maintaining the existing layout but replacing all the components. Barring any unforeseen issues, it’s a simple kitchen remodel that can be straightforward for a remodeling contractor that doesn’t offer design services. Finish levelIf you’re happy with the off-the-shelf options for flooring, cabinets, countertops, sinks, faucets, and appliances, your refreshed space will be a “budget” project that is a clear improvement over the old kitchen. You’ll find the major brands at the home centers, and the upgrade brands at the design centers. Those upgrade brands will typically take your project into “mid-grade” territory, budget-wise. Custom cabinets and high-end tile, flooring, sinks, and faucets can inflate the budget and take your project into the “high-end budget,” but the quality is remarkable. You can also add a signature piece like a high-end imported farmhouse sink and faucet to your otherwise mid-grade components for the design flair you crave. This is where a designer thrives and can help with the mix. Kitchen renovation costs in Los AngelesAs a general example, here are costs for basic general contracting services on a medium-sized rip-and-replace kitchen. They do not include design services:
Assemble your renovation teamYou’ll have more than one option for who does the design, demolition, and construction of your project. The options for remodeling services in Los Angeles are architect/interior designer and a general contractor, just a general contractor or builder, or a design-build firm. Design with architect or interior designerIn this option, you’re getting a design professional to bring your vision out of your mind and into two-dimensional reality. Even better, an architect/designer can also spot potential snags and avoid them (Title 24!) while knowing where the budget can go awry. Options include:
You’ll need to factor in a percentage of your overall project budget, perhaps 10–20%, depending on the level of service you’re requesting. Build with a contractorFor a rip-and-replace project in Los Angeles, Sweeten general contractors can handle the job well. As long as you can communicate well with them, this is a good option. Some contractors don’t do any design work and will only work with a finished plan. Other contractors are able to assist on a limited creative level. It’s advisable to meet with at least a few contractors in your existing kitchen to walk through the project and go over what you would like to see when it’s complete. Rapport is crucial. Team up with a design-build firmHere’s the hybrid approach. You get the designer and the contractor in one firm, which should strengthen the continuity of the entire project. Typically, firms can come in two varieties: those that lean more design-forward or those focused on building processes with general contractors at the helm. But some companies are a balance of both approaches. We’ll emphasize again the importance of good working chemistry, as your contractor will be in your home often and you’ll be without a kitchen for a couple of months. A design-build firm has the potential for some built-in advantages when you find the right one for your project, such as an existing communications pipeline from design to construction. Perhaps you will also see some scheduling advantages. Kitchen remodel order of operationsYour GC and subcontractors will follow a pretty standard order of tasks. First, all the existing items come out in the demolition phase. If it’s a rip-and-replace, the drywall stays in place, but that’s about it. The rest goes into the dumpster. Typically the old flooring will get ripped out at this point, leaving just the subfloor. Then the new wall texture and/or paint goes on, followed by the new cabinets. New flooring usually goes in after new cabinets, but it depends on the project. At this point the GC will be scheduling a few subcontractors in a specific order. The new countertops go in before the plumber and electrician can finish. The lighting professionals follow. The sequence for appliances isn’t so crucial, but they’re usually among the last items installed in the kitchen. If your project is a gut remodel, your GC will have the crew do the demolition down to the studs, then the inspection of the framing, plumbing, and electrical can proceed. What needs to change from the plan? What’s apparent that wasn’t expected? Remodeling work almost gives you a few surprises! The new framing, plumbing, and electrical work will go in, followed by the new drywall and flooring. From there, the process follows the rip-and-replace process as outlined above. And one last point: the sequence is a guideline, not a rigid list. One thing a skilled general contractor learns is flexibility in getting things done. It’s a problem-solving career in the broadest sense. Other factors to considerNaturally, many other factors will come into play for your project. One of those is the dwelling type: Is this a single-family home, or is it located in a multi-family building? If it’s the latter, your contractor will probably be faced with more restrictions on work hours, for example. Other necessities such as waste disposal, parking, and restroom facilities for the crew may be restricted. If you’re in a homeowner’s association, you’ll want to know how those regulations affect construction. Finally, it’s essential to work with a contractor who is insured and licensed. We can connect you with kitchen remodeling contractors in the Sweeten network who are licensed to work in Los Angeles. They’ll have experience working in your neighborhood and with a project like yours in scope and budget. -- Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten. The post A Guide to Remodeling Your Kitchen in Los Angeles appeared first on Sweeten. from Sweeten https://sweeten.com/process-and-planning/renovating-in-the-west/remodeling-a-kitchen-in-los-angeles/ via IFTTT Via https://vegetablenirvana.blogspot.com/2023/03/a-guide-to-remodeling-your-kitchen-in.html With a $50,000 budget, custom cabinets maximize a cooking kitchen’s potential—and gets organized![]()
Written in partnership with homeowner Ina. “After” photos by Kate Glicksberg. Busy kitchen, big jumbleThe main goal for our kitchen renovation was not only to brighten and modernize the look of the space, but to make it more efficient. We wanted to increase storage, for pots and pans, pantry supplies, and spices. After years of feeling like we had outgrown the kitchen, I wanted it to look and feel super organized.
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![]() I purchased the condo in 2005, when I was single, through Brooklyn’s Bridge Street Development Corporation, which renovated brownstones in Bed-Stuy and sold them to first-time homebuyers at a cost below market value. The building was the first condominium project, and the building and units were gut renovated. Everything was beautifully done, brand new, and high quality. ![]() ![]() Fred is a fantastic cook and uses the kitchen a lot. He and I got married in 2012, and he and his son, who was then 14, moved in. Later, when our son was in college, he moved back home for a period of time during the pandemic. The three of us prepared nine meals a day—breakfast, lunch, and dinner for three people. High-traffic hotspotAt that point, the kitchen cabinets couldn’t hold the amount of food we needed to sustain our family. The room configuration allowed only one upper cabinet in the corner for storing non-perishable food. One base cabinet held a jumble of pots and pans and another blind-corner base cabinet stored everything from cooking oils to the waffle maker to serving trays and plastic containers. There was so much stuff that we basically had to empty the whole cabinet to find one item. Time to rethink and redoAfter more than 17 years and much use, the kitchen’s cabinetry and appliances began to wear and look dated. The beige-tiled floors held onto the dirt and never looked clean. We decided to redo the kitchen with a rip-and-replace renovation. After hearing about Sweeten, we thought we would list the project there to find a contractor in the Brooklyn area. ![]() Mindful choices, best resultsInitially, I asked to be matched to women- or Black-owned contracting companies only, and I liked that Sweeten offered that option. I am a first-time renovator, so I also wanted to understand the process and what to expect. Sweeten was prompt to respond to emails and answer my questions. They also seemed to understand my other concerns, too, the biggest of which was hiring a contractor who did top-notch work. I wanted someone who could match the great quality of the original kitchen. They led me to the woman-owned company I ultimately chose. I had no idea where to start, but our contractor was very helpful in sourcing materials. She recommended showrooms to look at prefabricated kitchen options and helped me explore materials that had the level of quality I sought. I appreciated working with her because I didn’t feel pressured to purchase cabinetry or hardware from one company. My contractor understood my vision; she was open to helping me reach it while staying within my budget—or trying to. ![]() ![]()
Custom cabinets—worth the costI wanted dedicated places for items—pots and pans, baking supplies, spices and oils, as well as small appliances we don’t use everyday. I wanted open shelving, too, to showcase cookbooks and decorative items. As our Sweeten contractor and I talked, it became clear that I was looking for custom features. She recommended a local cabinet maker who I hired to design and build the cabinets. ![]() I am attracted to darker colors, and the south-facing kitchen window brings in a lot of natural light, so I wasn’t worried about the kitchen looking dark or small. I settled on walnut-stained base cabinets with white uppers, as I liked the contrast. Throughout the kitchen, I chose durable materials that would stand the test of time. I went with natural wood floors instead of tile. I like the look of marble but decided to go with more durable quartz for the countertops and backsplash. Every inch put to workWe doubled the kitchen’s storage space by removing a soffit and adding a high row of cabinets that reach up to the ceiling. We built a pantry around the refrigerator. We installed drawers for pots and pans, and added a custom shelving system to the blind corner, providing organization to that cabinet space. We moved the dishwasher’s location from the right side to the left side of the sink. ![]() ![]() I wasn’t prepared for living in the condo while it was undergoing renovation. We scheduled a vacation for the first two weeks, so we weren’t there for the demolition and the job’s initial phases. But when we returned, even though we were only renovating the kitchen, the entire space felt like a construction zone. The process took about four weeks. Budget blown, but not disappointedIn the end, I spent about $20,000 more than I’d planned on the job because I chose to go with custom cabinets. The total cost was around $50,000. What about our finished kitchen made it worth that? Everything! It’s beautiful, and efficient because everything has a place. I actually enjoy cooking, cleaning and just being in the kitchen so much more now than I did before. I also have more time in the evenings to enjoy with my family. -- Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten. Renovation Materials
Lighting: Lamps Plus The post A Small Kitchen Remodel in Bed-Stuy Doubles Its Storage appeared first on Sweeten. from Sweeten https://sweeten.com/sweeten-renovations/kitchen-renovations/a-small-kitchen-remodel-in-bed-stuy-brooklyn-sweeten/ via IFTTT Via https://vegetablenirvana.blogspot.com/2023/03/a-small-kitchen-remodel-in-bed-stuy.html Whether you are planning ahead and looking for a way to increase the value and appeal of your new home, or simply looking for a way to make your outdoor space as enjoyable as possible for you and your family, a deck will add more living space to your home as well as increase the resale value. Let’s not forget – it also gives your family the opportunity to spend more quality time together outside enjoying the fresh, Nova Scotian air!There are many different options available to enhance a deck depending on your family’s wants, needs and style. Here are a few suggestions to get you started; Screen RoomYou've got to love warm weather and sunshine, but you may not love the black flies and mosquitoes that come with it. These pesky critters can ruin any backyard gathering or deck party. An effective solution could be to include a screen room in the design of your new home. You can make the most of your summer by enjoying some fresh air and quality outdoor time even when the weather doesn’t cooperate. These rooms are often built from pressure-treated lumber and custom-made screens. Also available are pre-manufactured kits, which can be fitted to suit your space and budget. Style options range from rustic and minimal, to a more elaborate extension of everyday living space. Some kits also come with sliding glass windows and doors, which can extend your screen room season by several months. They can be built any size or shape, allowing you to accommodate as many friends and family members as you wish. Sun RoomSunrooms are often an extension of your family room, typically built out of glass windows and sliding doors. Seating, pillows and coffee tables create a comfortable sitting area. Consider adding media equipment as well. Include a dining table so you can utilize your sunroom for almost any occasion. To increase the amount of time you are able to use your sunroom, as well as your comfort, incorporate a heater or ductless heat pump, allowing you to adjust the temperature of your sunroom accordingly for the season. FireplaceAdding a fireplace to your deck creates a warm and welcoming space for entertaining guests or relaxing with your family after a long day at work! There is a wide variety of options to consider for your exterior fireplace, from custom-built and designed to your specifications to simple, budget friendly, portable models you can pick up from your local hardware or home improvement store. A custom fireplace will require more specifications from you, the Homeowner. Some factors to consider with your builder include:
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