by excess pressure. The discharge pipe running from the
valve should end 4 in. above the floor.
20
Chapter 1
Planning Your
Renovation
2
Planning your renovation can be a lot of fun,
especially if you have a creative side. On paper,
you can live imperially—poplars lining the drive,
marble tile in the bath, teak cladding on the deck.
When you tire of that, use an eraser to replace
the tiles and replant the trees. If your earthly par-
adise is of a greener sort, summon up passive
solar, thermal mass, and net-zero energy use. Let
your right brain romp. When it’s time to price out
everything, you’ll return to earth. So during these
early stages, dream big.
A Home for the Long Run
Your house should fit you. As one owner-builder
put it, “For me, building is about expressing who
you are. A place full of friends and family but
also rest and reflection. A place where you can be
comfortable with yourself.” So it’s helpful to
begin planning by getting in touch with who you
are, which isn’t always easy. Shortly, I’ll offer
some techniques for doing that.
Equally important is creating a home that can
accommodate life’s changes. In the last decade,
there has been a profound (and welcome) shift
from how we view our homes—seeing them less
as appreciating assets and more as shelters that
sustain us. So people are staying put, moving
less, and choosing improvements that will make
their homes more comfortable, less expensive to
maintain and operate, and more flexible now
and in the years to come. Instead of grandiose
remodels, today’s homeowners are planning care-
fully, spending wisely, and, in many cases,
If you first create a scale drawing, you can use tracing-paper overlays to make quick but accurate
embracing more modest projects that will add
sketches. Here, bubble diagrams explore layout options for a kitchen.
lasting value.
To illustrate this return to careful planning
and enduring values, I’ll conclude with three
renovations, all of them modest: a playful kitchen
21
and bath remodel in a Craftsman bungalow; a
striking, modern in-law unit created under a hill-
Creating Lasting value
side garage; and a second-story bump-up that pre-
served the scale and charm of the original home.
in Your renovation
When you plan your renovation, think long term. Consider changes that will make
Clarifying Your Goals
your home safe, comfortable, healthful, functional, cost-effective to operate and
Few homeowners are good at drawing or think-
maintain, and pleasurable to live in year after year. With this long view, you can add
ing spatially. To get the ideas flowing, one archi-
improvements as time and money are available. Moreover, living in a house for a
tect asks clients to write up a scenario for a
while is the best way to learn its strengths and shortcomings.
happy day in a perfect house. He says it’s surpris-
it takes time to realize the value of whatever you put into a house. if you live in
ing how quickly the writing helps people move
a house for less than, say, 10 years, you’re probably not likely to see much return on
beyond physical trappings to describing the expe-
the money you spend on major renovations. and keep in mind that each time you
riences that make them happy at home. For
sell a house, you’ll pay realtors’ commissions and transfer taxes, which will also cut
some, it’s waking up slowly while reading in bed
into any increase in value you may see.
or having breakfast on the patio, whereas others
During the boom years, one could make money by doing little more than refinish-
tell of puttering in the garden or hosting candle-
ing floors and applying a fresh coat of paint. but timing the market is everything—
light dinners for friends.
and impossible to predict. Houses also can be illiquid (hard to sell) when interest
Keep a renovation notebooK
rates rise and the economy slows. So the best advice i can give is to choose a house
that will make a comfortable home and to see renovation projects as investments in
Much as you’d create a shopping list, jot down
the quality of your life.
house-related thoughts as they occur to you and
file them in a renovation notebook. A notebook is
also a convenient place to stash ideas clipped
from magazines and newspapers, along with
photos you may have shot. If you have kids,
encourage their contributions, too. At some
point, consolidate the notebook ideas and begin
creating a wish list of the features you’d like in
your renovated home. This list will come in
handy when you begin weighing design options.
Architects call items on the wish list program
requirements and consider them an essential first
step for planning because they establish written
criteria for comparing proposed improvements.
The list should contain both objective, tangible
requirements (such as the number of bedrooms
and baths) and subjective, intangible require-
ments (such as how the house should eventually
feel). If you’re now living in the house you’ll reno-
vate, you’ll undoubtedly have strong opinions
about what works and what doesn’t, and hence
which inconveniences you’re willing to tolerate
and what you’re not. These questions will help
you get started.
Comfort. Is the house welcoming? Are there
enough bedrooms? Storage? In addition to bed-
rooms and public rooms, do you have a room of
your own? How’s the traffic flow? Must you walk
through any bedroom to get to another? Is the
Home is a place of quiet pleasures.
house warm enough or are some rooms cold and
drafty? Does each room get natural light? Are
windows placed to take advantage of prevailing
winds? Can you shut out street noise? Do you feel
safe? Can you see who’s on the porch without
opening the door? Is the house easy to keep clean?
22
Chapter 2
room rater
rating Your rooms
Room Jake’s bedroom (he’s 15)
As you work up your wish list (program
Where Second floor, southeast corner
requirements), rate how well each room works.
Size 9 ft. 2 in. x 10 ft.
Are bedrooms away, or at least screened, from
Also used for
a noisy street? Is the nursery or a small child’s
Homework, phone booth
bedroom near a bathroom? Is the home office
Sunlight Most of day, but he keeps the shades
inside of or detached from the main house?
down (for computer)
Does each room receive sunlight at optimal
Privacy Door shut most of the time
times? Are the ro
oms big enough for your fur-
Noise level Headphones help, but he’s a night owl;
niture? Also note conflicts within or between
can hear him through wall
rooms because they often generate useful
Nearby Master bedroom, full bath, MJ’s
design changes. Your room rating sheet might
rooms
bedroom
look something like the one shown here.
Storage/closets Okay, but clothes on floor, mostly
Traffic issues Bathroom jam in a.m., last one gets
cold shower
Gut reaction Growing pains, needs his space
Possible solutions Move Jake to the room off the kitchen?
(Northeast corner)
Pluses Next to kitchen, near laundry; linoleum
floor indestructible; more privacy for
him, more sleep for us; lots of shelves.
Minuses Not much sun, but he won’t care; only
half-bath near kitchen now. Bust
through pantry wall to add shower?
Definites Need bigger water heater
Cooking and dining. Does cooking help you
Being social. When you entertain, is it formal or
unwind? Do you entertain often? Is there enough
informal? Small parties with friends or 30-chair
counter space? Are the sink and appliances close
club meetings? Is there room to accommodate
enough to prep areas? Are counters the right
those activities? Is there a place to put guests that
height? Can you reach all the shelves without
won’t interrupt your routine? Can you get away
straining? Is there enough storage space? Can you from people when you need to? That is, when the
easily transport food to and from dining areas?
kids have friends over, do they drive you crazy?
Can people hang out while you cook? While cook-
(This may have nothing to do with the house.)
ing, do you like to talk on the phone or watch TV? Family business. If you have small children, are
If you recycle cans and bottles, do you have a
surfaces easy to clean? Can you quickly stash
place to put them? (Pages 358 and 359 have rec-
toys? Are some cabinets childproof? Is there an
ommended minimum cabinet and counter
enclosed, outdoor, safe play area? Are there
dimensions and common kitchen configurations.) nearby nooks where children can read or do
Bathrooms. Are there traffic jams outside the
homework while you’re cooking? Do your kids
bathroom(s) during rush hours? Are you a tubber have enough privacy? Will the rooms meet their
or a shower person? When everyone showers in
needs in five or 10 years? When the kids move
the morning, does the last person have enough
out, will your empty nest be too big?
hot water? Is there a convenient place to store
Working at home. If you bring work home or
towels and sundries in or near each bathroom?
simply work at home, do you have a dedicated
In the tub, can you relax and soak in peace? Is
space for it? Are there enough electrical outlets?
the tub big enough for two? When guests come to Adequate lighting? Can you shut a door, making
stay, do you apologize for the bathroom they use? your workspace safe from pets and toddlers? Are
Is there a place to wash the dog?
planning Your renovation
23
layouts or soundproofing such that you can work
late without disturbing others?
outer spaces. Is there a deck or patio for enter-
zzzzzz Creating Floor plans
4’0”
2’0”
taining? A place to cook outdoors that’s not too
15’0”
15’0”
distant from the kitchen or dining area? Is there
an outbuilding for lawn equipment and tools?
6’0”
Are you sheltered from the weather while search-
6’0”
15’0”
3’0”
15’0”
ing for house keys? Is the yard large or sunny
enough for a garden? Could the garage accom-
5’0”
modate a shop or an in-law unit someday? Need
15”
a fence for privacy from the neighbors?
15”
Green dreams. If energy conservation and a
healthy environment are priorities for you,
include related articles in your scrapbook.
15’0”
15’0”
15’0”
There’s a plethora of energy-saving products to
9’0”
10’0”
incorporate into your renovation, as well as less
18’0”
9’0”
toxic construction materials such as low-volatile
14’0”
organic compound (VOC) adhesives (see p. 75)
and formaldehyde-free plywood (see p. 66). If
you’re serious about researching this topic, sub-
Using a 25-ft. measuring tape, record the dimensions of each
scribe to www.greenbuildingadvisor.com and get
room. Graph paper makes the task easier.
a copy of Green from the Ground Up (The
Taunton Press, 2008), a great guide to environ-
mentally sensitive home building.
Documenting What’s There
As you’re gathering information about what ele-
ments to include in a renovation, take a few
hours to draw what’s there now. Specifically, cre-
ate simple but accurate floor plans, noting the
location of major appliances, kitchen and bath
fixtures, and house systems such as heating and
plumbing. Create a simple site map, too. Even if
zzzzzz bearing and nonbearing Walls
BEFORE
AFTER
Ceiling joists
Supported
bearing wall
Exterior
bearing wall
Foundation
Footing
Pad
Unsupported
Nonbearing wall
bearing wall
Girder
Column
Deflected,
sagging floor
24
Chapter 2
you plan to hire building professionals to do
everything, it’s important to be engaged.
Sketching what’s there helps you demystify the
process, learn the jargon, inform your opinions,
zzzzzz plumbing Map
3-in. soil stack
and make better decisions.
DraWing rooMS
Toilet
Plumbing fixtures are often grouped
Start by drawing a basic plan of each floor. Using
around a 3-in. or 4-in. soil stack.
a 25-ft. retractable tape measure, record the over-
Tub
Because of their size, the soil stack and
all dimensions of each room, noting the position
Sink
the main drain it feeds are the most
of doors, windows, closets, fireplaces—anything
problematic to relocate.
that affects space. To be most accurate, be consis-
tent in how you measure. Always measure, say,
from the insides of window and door jambs to
faithfully record the widths of wall openings.
Record these measurements on graph paper.
Graph paper is handy because it helps you draw
square corners and maintain scale without need-
roof ridge, exterior and interior bearing walls,
P R O T I P
ing fancy drafting equipment. As to scale, most
and girders (if any) run parallel to the long axis
people find that 1⁄4 in. = 1 ft. is large enough to be of the house, whereas joists and rafters run per-
detailed yet compact enough to fit on a standard
Digitally photograph the
pendicular to that axis. As you can see in the
8
area to be renovated before you
1⁄2-in. by 11-in. sheet. The other nice thing about drawing on the facing page, interior bearing
start, and store the images on
having accurate floor plans is that you can use
walls and girders typically support joist grids
your laptop or ipad®. those pho-
them as templates for quick, accurate sketches.
somewhere near the middle of the house, in
tos can be an important source
Just place a piece of tracing paper over the floor
effect shortening the distances they must span.
of information as the project
plan and off you go. Explore as many alternative
When structural elements are adequately
progresses—especially when
layouts as you like. Or use a separate tracing tis-
sized and aligned, they transfer loads down to
trying to match trim or buy
sue for each house system, as described below.
the foundation.
fixtures—and a lot of fun to look
That’s the way things are supposed to work.
back on when it’s done.
Mapping StruCture anD SYSteMS
When houses have been framed in a non-
standard manner, added on to, or remodeled by
There are many reasons to map structural ele-
amateurs, there’s no telling what you’ll find. To
ments and mechanical and plumbing systems:
explore your house’s structure, start in the base-
To avoid weakening the structure or dis-
ment, where joists and girders are most often
turbing large assemblies that would be expen-
visible, or in an unfinished attic, where rafters
sive, disruptive, or unnecessary to change
and floor joists are frequently exposed. In
To learn where it would be easiest to tie
finished living spaces, finish wood floors are
into plumbing pipes when adding, say, a
typically installed perpendicular to joists, so look
bathroom
at flooring-nail patterns.
To understand which parts of the
Renovation 4th Edition Page 6