working with an architect:
creating lasting value in a renovation. In the
Educate yourself. Learn everything you
three case histories that follow, you’ll see such
can about design and construction before
value because, in each, the homeowners were
engaging an architect.
fully engaged in the process, from planning
Know your budget. A good exercise at any
through completion.
time but essential to defining the scope of a
renovation.
aFForDing an arCHiteCt
Be specific. The better you know your
Many people on a tight budget think they just
priorities and spatial requirements, the
can’t afford an architect. Consequently, only 2%
quicker a design can evolve.
to 3% of new homes are architect-designed. But
Get your builder involved early. If you or
hiring an architect needn’t be an all-or-nothing
your architect is working with pie-in-the-sky
proposition. Increasingly, architects are willing to budget numbers, your contractor will bring
act as consultants for homeowners who want to
you back to earth. GCs can also spot details
manage more of a project themselves. And many
that would be problematic to build.
architects will reduce their fees if, say, they don’t
Don’t contract for services you don’t need.
have to provide as many drawings in the con-
But first you must learn what those services
struction set—a workable solution if the builder
are (see the first point).
has a decent design sense and can resolve details
Communicate digitally. Sending emails
on-site. Whereas a full-service architect’s fees
or digital photos to your architect is much
(including site visits) might run 10% to 15% of
more time- and cost-effective than face-to-face
the total budget, clients willing to do a lot more
meetings. Plus, you’ll have a record of what’s
of the work themselves can often get those fees
been discussed.
down to somewhere around 5%.
Following are paraphrased remarks from Duo
Dickinson, a Madison, Conn., architect and the
author of Staying Put: Remodel Your House to Get
the Home You Want (The Taunton Press, 2011).
planning Your renovation
33
Keeping a ContraCtor on traCK
change orders handled? This information is far
more important than an initial bid.
Dave Carley, a contractor on Bainbridge Island,
Can i do any of the work to save money?
Wash., for two decades, did the roof-raising
Maybe. If you’re hiring a contractor, the best
remodel on pp. 40–42. The architect and home-
thing you can do to help control costs is make
owners of that project raved about Carley, so
important decisions in a timely manner so the
here’s his reply to my question, “How do you get
crew can keep busy. If you do help, it’s still
the most out of a contractor?”
important that you stay out of the crew’s way so
“By being a good customer,” he said with a
you don’t interrupt their work rhythm. You may
laugh. “What frustrates contractors the most is
be able to do some tasks, such as tearing out dry-
indecisiveness, an inability to move forward, and wall, pulling nails from demolished lumber, or
disorganization by the homeowner. What con-
sweeping up at day’s end. But be aware that even
tractors want to do is move in, do good work, get during demolition, a good crew will be looking
paid, and go home. . . . We understand that there
for house conditions that need fixing—such as
will be change orders and that every job must be
water damage or insect infestation—so allow the
somewhat fluid. But what kills project momen-
crew to concentrate and observe.
tum and morale more than anything is having to
stop. Or go backwards in some cases. When you
Which is better, a fixed-bid or a cost-plus con-
have to take apart your own work or remodel the tract? Until a builder tears off finished surfaces
remodel, it’s really tough.
and has a close look behind the walls, there’s sim-
“My favorite customers are the ones who
ply no way to know what he’ll find—and hence,
come to meetings prepared and are good deci-
what a renovation will cost. Consequently, even
sion makers. It allows me to do my job better. If
fixed bids will contain contingencies (typically
they have everything chosen, I can do better pric-
15%) to deal with the unknown. Builders with
ing, better ordering, better scheduling. And, of
solid reputations and enough work on their plate
course, better building.
often resist fixed-bid situations, however, because
“These days, most people don’t go through the they feel that such agreements are unfair, set up
full process with an architect. They get a [mini-
unrealistic expectations, generate excessive
mal set of] plans drawn to get them through the
paperwork, and make for stressful relationships
city and get a permit and then kind of feel their
all around. Even careful budgets tend to be a bit
way through the project. Some people are good
fluid anyhow. For example, if demo comes in a
at making decisions and others really struggle. I
little under budget, you have a cushion if the dry-
understand their need to contain costs, but good
waller goes over. In any event, reputable contrac-
architects prepare the clients, set up realistic
tors use transparent accounting, regular client
expectations, and do their homework so their
meetings, and progress billings based on percent-
plans are accurate. Which allows me to move for-
age of completion.
ward with confidence.”
Creating Lasting Value:
taLKing MoneY
Three Case Histories
Because we briefly addressed money while dis-
Although they vary in scope, the following three
cussing architects’ fees, here are three questions
renovations are all modest. Each evolved within
that clients ask contractors all the time. The
a relatively small footprint, made the most of nat-
answers are composites from many builders.
ural light, and created multifunctional areas to
Why shouldn’t i just go with the lowest bid?
optimize space and functionality. Each also
Reputation is a far better indicator of the kind of
employed a number of green-building principles
work you’ll get and the kind of experience you’ll
to conserve resources.
have. Initial bids are just baby steps when viewed
in the context of an intimate relationship—this is
bringing a CraFtSMan
your home, after all—that will go on for months
HouSe into a neW CenturY
and at times be very stressful. In many case
s, com- The two-bedroom bungalow “instantly felt like
peting contractors are fishing from the same
home” to Sandra and David. It had beautiful old
pond: buying materials from the same suppliers,
windows, wavy glass, unpainted woodwork and
paying the same hourly rate, and using competi-
built-in china cabinets in the dining room, and
tively priced subs. Low bidders sometimes hope to the house had been well cared for. Small by
recover profit on change orders. So check referrals today’s standards—roughly 1,150 sq. ft.—it had
carefully. What was the homeowner’s experience?
comfortably housed a couple and their three kids
Was the work on time and on budget? How were
when it was new. Its close quarters would be
34
Chapter 2
Before renovation, the kitchen had few cabinets, almost
no counter space, a terrible layout, and was impossible to
keep clean. A full-size refrigerator and stove didn’t help
the cramped space.
This 1925 Craftsman bungalow is modest yet commodious, with an oversize, welcoming porch.
To the east, two small rooms further chopped up the area.
Built from kits, such cottages provided affordable housing for working-class families.
A breakfast nook, at right, had been turned into a pantry
because there was so little room for storage. The table had
to be moved into the kitchen. The architect started by
removing the partitions to open up the space.
something of a challenge because one of the bed-
rooms would become David’s home office, but
the couple welcomed the opportunity to get rid of
The kitchen, before. Architect Fran
stuff they didn’t need, recycle on a regular basis,
Halperin’s “before” drawing shows why the
and live simply.
kitchen was unworkable: Roughly one-
The kitchen, however, was a horror: cramped,
third of the floor space was chopped into
dingy, and badly out of date. The bathroom was
two small rooms.
also dark and a bit funky, but they could live with
it. The couple lived in the house before starting
their renovation, but when they did, they had an
ace in the hole. David’s cousin, Fran, was an
architect who loved a challenge.
Program requirements: “A kitchen you can use
without bumping into stuff! More storage, more
counters, more room. It’s impossible to keep
clean, and the old linoleum is shot. The bath-
room is dark; it would be nice for both of us to
have our own space in it. We rarely use the tub.”
kitchen solutions: “Take out the walls and open
The kitchen, after.
it up” to create one large kitchen space. Create a
With the space
large island whose concrete countertop includes
opened up and a
a cooktop, prep areas, and places to eat and hang
multifunctional
out. Replace the full-size fridge (17 cu. ft.) with a
island devised to
European (9 cu. ft.) model. Upgrade the sink, and
optimize space, the
kitchen now has
replace the glass in the over-sink window with
breathing room.
obscure glass to increase privacy. Replace the old
linoleum with Marmoleum®. Add a desk in the
kitchen for Sandra next to the east window.
planning Your renovation
35
With natural light from three directions, the renovated kitchen is bright, airy, and easy to navigate. A cheerful corner creates a temporary office for Sandra, a An island with a colorful concrete top conserves space by combining functions: It serves as a
therapist. Lower cabinet drawers are large enough for files,
cooking and prep area and, with room for three tall chairs, an intimate eating area.
while drawer-pull shapes echo accent tiles on the wall.
Bathroom solutions: Replace the old, encased
tub with a glassed-in shower stall (see the top
photo on the facing page). Instead of installing a
second window on the south wall, install a light
tube over the shower at a fraction of the cost—
and greater privacy. Tile floors with radiant heat-
ing. In the small space next to the shower, add a
stand-up beauty area just for Sandra—David
can have the medicine cabinet over the sink for
his stuff.
Green touches: The California cooler in the
north wall keeps produce cool naturally, so the
refrigerator can be smaller: Shop often, eat fresh.
David, a rocket scientist, was
Marmoleum flooring. The light tube is free lighting.
intrigued by the simple efficiency
of the traditional California cooler
Parting thoughts [Sandra]: “It’s such a gift to be
built into the north wall of the
able to work with an architect. . . . What I
kitchen, so he improved upon it.
remember most from the renovation was the
He insulated its door and added a
enormous joy of seeing what you thought it was
pair of thermometers so he can
going to look like turn out even better. And to
monitor his attempts to optimize
its performance.
have the space transformed was like magic upon
magic. . . . The island is our favorite place for
meals. David and I often sit side by side and hold
hands as we eat; it’s very intimate.”
A playful cutout provides privacy for a kitty loo.
Project size: 230 sq. ft., kitchen and bath
Marmoleum flooring’s wide range of colors allowed
Architect: Fran Halperin, San Rafael, Calif.,
the designer to duplicate the pattern of a parquet border
www.halperinandchrist.com
in the adjacent dining room. Craftsman houses often
interior design: Sharon Low, San Francisco,
repeat architectural patterns in floors, cabinets, windows,
Calif., [email protected]
and doors.
Construction: Eric Christ, Noah Garber,
www.halperinandchrist.com
Completed: 2009
36
Chapter 2
interior Design: mAkinG it All Work
Interior designer Sharon Low and architect Fran Halperin often collaborate
because their skills mesh so nicely. Says Fran, “Sharon is able to pull all the
pieces together. Architects aren’t really into all those tiny little details, the
pulls, the towel bars. You have to be a born shopper to be able to find all that
stuff. She’s a hunter-gatherer.”
Says Sharon, “Fran’s a 3-D person, I’m more 2-D. I understand how colors and
surfaces and textures work. And I’m a pretty good diplomat. If I am working
with couples whose color choices are on totally opposite ends of the scale, I
can somehow come up with a palette that pleases them both so they can
choose their battles about something else. I like to say that I’m sort of a color
therapist; there’s probably about 20% design and 80% therapy in each project.
Often I throw in something so completely different that it rocks them off their
boats and really gets them talking to each other.”
<
br /> A glassed-in shower stall with a light tube upgraded a dark bathroom with
a tired tub. To the right of the shower is a stand-up makeup counter with
plenty of drawers underneath. Again, elegant details make the small space
feel special: A pomegranate-seed motif in the tiles repeats in the drawer
pulls and in a custom tile design on the radiant-heated floor.
a MuLtiFaCeteD jeWeL
in a SYLvan Setting
At first glance, the space beneath the garage was a
daunting place to add an in-law suite. It was dark,
steeply pitched, and—perched on one of San
Francisco’s foggier hillsides—damp almost
300 days a year. Structurally, the rehab was sure
to be complex as well. So by the time the owners,
Nayaran and Melanie, met with Stephen Shoup of
buildingLab, they’d spent a lot of time pondering a
renovation and had as many questions as answers.
Initially, the suite would house an au pair, but
someday one of their parents would probably
move in. So it needed to be a self-contained living
space. Aesthetically, the suite should match the
main house. For budgetary reasons, it must be
built entirely within the footprint of the garage,
490 sq. ft. And because both clients were busy,
they needed to simplify decision making and lines
of responsibility. They wanted just one entity,
buildingLab, to handle all aspects of the job—
whether wrangling with the city, refining the
design, or explaining the technical implications
of a choice.
Program requirements: Create an in-law suite
from the raw space under the garage. Tie the new
A garage above, an in-law below. Cut
unit to the main house by incorporating similar
into a steep hillside, the unused space
materials, proportions, and aesthetics. Although
beneath the garage was a natural for
Before. Seen from the house walkway, the garage sits
an in-law suite—if some formidable
it will initially accommodate a nanny, it may
against a steeply sloping hill. The bottom of the window is structural challenges could be met
someday house an elder parent. Although the unit the same level as the garage floor, so most of the structure and an ingenious floor plan could be should be autonomous, it need not be slavishly so was unused space.
devised.
planning Your renovation
37
green Designs
Renovation 4th Edition Page 9