All Around The House

1 in 8 children in America suffer from asthma!  One of the primary contributors is mold; and I come across severe mold problems in many of the homes I visit.  Sadly, the worst cases tend to be found in homes that were built or remodeled recently -- in the last 30 years -- mostly due to a poor choice of materials, combined with poor installation details.  Frequent contributors include: damp crawlspaces, rotting exterior doors, windows and trim; leaky roofs; missing or inadequate flashing; drainage problems; and ventilation problems.  But here's something you might never think of -- both vinyl siding and synthetic stucco have a tendency to trap water behind them and can rot your walls from the inside, creating a haven for mold all the while.
 
In fact, mold is most likely to be growing in places you can't see; so if your family seems to have more than its share of respiratory problems, please have your home professionally checked for mold.  One of the best firms I've found for this is Grangeville Environmental Services www.grangevilleenvironmental.com.  We have worked with them recently on various homes in Bethesda-Chevy Chase, where we suspected mold infestation; they tested and confirmed significant contamination and provided remediation services to our clients -- allowing us to install the correct materials, in the correct manner, to ensure a healthy home for the family.

What is the most underutilized space in most homes? The answer is right under foot, it’s your basement. For many the basement is a damp, musty space, devoid of natural light, disconnected from the rest of the home, useful only for storage. This is unfortunate, because I see the basement as useful lower level living space, and you should too.

Water management:

Moisture is the most common problem found in basements and left unattended can lead to noxious odors, constant frustration, and mold. If water is infiltrating your basement, its time to do some investigation:

1. Clean your gutters and downspouts to make sure they are clear of debris and directing water away from the foundation.

2. Look at the ground around your foundation to make sure it is properly sloping away from the house.

3. Evaluate any wall penetrations like windows, doors, pipes and wires to make sure they are properly flashed and sealed.

4. Check for cracks and movement in your foundation walls.

Before finishing your basement it is critical that the space remain dry, otherwise you are wasting your time and money.

Access:

The basement stair is often utilitarian in nature. Lacking grace or a sense of destination, it acts as a barrier, instead of a connection. Consider replacing the walls that hide your stair with new open railings and architectural details to make it special. Highlight this important connection and you will draw people down into the lower level of your home.

Finish:

If you want to reclaim your basement, treat it with the same creativity and attention to detail as any other space within your home. Select finishes on par with the main level living spaces, and continue architectural details commensurate with the vocabulary of the house. Details like this go along way towards turning your basement into lower level living space.

Creativity is also important. Undoubtedly there will be things like pipes, ducts and utilities that must be dealt with and concealed. Instead of impediments, consider them opportunities for design. Sculpt bumps in the wall to make an architectural niche; transform unsightly bulkheads into custom ceiling features. Clever details like this will make your space unique.

Light:

Large windows flood a space with light. Unfortunately, your basement sits partially if not mostly under ground, and the installation of large windows may be impractical. If your basement lacks natural daylight, don’t skimp on lighting. Installing dimmer and scene selector controls will give you flexibility to manage light levels and set the desired mood for your lower living spaces.

In most homes, a finished lower level can increase the usable square footage of the home by more than 25%, and at a fraction of the cost for a new addition. This is but another way to reclaim underutilized space within your small home, adding space without adding space.

With the economy in recovery, homeowner confidence is returning and we are seeing a marked increase in remodeling activity. But many homeowners are surprised to find that, even with excellent credit scores and solid incomes, financing options for a major remodeling project are much more limited now. Before the recession, lenders routinely approved loans based upon the projected value of what a home would be worth after remodeling. No more; that lending practice is dead and not likely to return soon. The new reality is that lenders will not loan against the future value of your home. For most of us, that leaves the Home Equity Line of Credit (HELOC) as the only viable financing vehicle for home improvement projects. So here are a few tips on how to navigate the HELOC process. 1. Shop carefully for the best lender: The amount of equity you can tap is restricted by the lending institution’s Loan to Value ratio (LTV). Most lenders today work with an 80% LTV; meaning the maximum amount of total debt you may secure with your home is limited to 80% of your home’s appraised value. But Federal Credit Unions often have more attractive terms. Recently some of our clients have secured loans with a 90% LTV by joining a Federal Credit Union. Don’t assume that you can’t join; you may be surprised to learn how easy it is to qualify for membership. 2. Put your home’s best face forward: Appraisers are human and subject to the same emotions as the rest of us; they will reward a well kept home with a higher appraised value. Prepare your home as though you were having an open house to sell it. Remember the three “P” rule: pick-up, put away, and primp. A neat home seems larger and gives the impression of being well maintained. And don’t’ forget the yard – a good cleanup and mulching will go a long way! 3. Brief the appraiser: Meet the appraiser personally and tell him how much you think your house is worth and why. You know the quirks of your home and your neighborhood better than they do. Don’t be shy, but don’t be aggressive; just let them know what your research suggests. 4. Help the appraiser: If you have plans of the house, make a copy for the appraiser. At the least, have a copy of your survey plat available. If you know when your home was built, tell them. Make a list of improvements you’ve made since you purchased the house (descriptions only – not dollars). 5. Challenge the appraisal: If you don’t agree with the appraisal, speak up. Don’t bother if it is a small amount, but if it is significant you should contact your lender and ask how to challenge the appraisal. 6. Phase your renovation: Many of our clients use a strategy I call the Equity Bump. Essentially, this means focusing first on projects that will have a disproportionate impact on the value of the home relative to the value invested. Then the home will re-appraise for more and you can borrow against that increased equity for the next project. 7. Repeat as necessary. I am not an expert in financing, but I deal with it everyday on behalf of my clients. Let me know if you would like to have a more in-depth discussion of financing options. I’m glad to help if I can.

            In the current economy, and with growing awareness of green concepts, it seems the desire for "big" houses is on the decline.  This gives architects and remodelers an exciting opportunity and challenge: to make smaller houses live "large".

          To me, a house should be tailored so that every square inch has purpose and usefulness in the daily life of its inhabitants.  This concept is critically important in smaller homes.  In the next couple of blogs, I will discuss different ideas and methodologies to customize your home, and maximize the utility of its space.

Repurposing under utilized space:

          I thought I would start with an example (my own home); I had a formal dining room that we used 2-3 times a year at best.  I came to realize that we were wasting this valuable square footage in our home, so I repurposed the room.  Installing a wall of built-ins, I created a space for the family computer, with a mixture of concealed storage and bookcase / display shelves.  I took the leaves out of the dining room table so it would comfortably seat 4 (previously it seated 8-10) and repositioned it against a wall in the room to maintain natural circulation paths.  The remaining 4 chairs were dispersed into other parts of the house.  The dining room is now used daily for craft projects with the kids, for surfing the net on the computer, or for browsing through an ever growing stack of magazines.  The 2-3 times a year we need it for formal dining; with a few minutes of straightening up and minor rearrangement of the furnishing, it still serves its original purpose, and the new built-ins are perfect for serving.

           I added 168 square feet of useful space to my home without changing its footprint.  Repurposing a room is a great way to reclaim the under utilized spaces within your home.  In my case, the combination of formal dining and a library / office space made perfect sense. If you have a space like this in your home, maybe its time to stop thinking about what it is, and start thinking about what else it could be.

 

Check back in for future installments of "Adding space without adding space"

 

We have all seen countless advertisements on HGTV, for their "dream homes".  It's an enticing sales pitch.  A uniquely designed, fully decorated home, on a picturesque site.  Who wouldn't want that?   

Well, I see every home as a "dream home" waiting to be realized.  Far too often we focus on the negative aspects of our homes, instead of looking for opportunity and potential.  Intoxicated by television and print images, we "dream" of someday aspiring to have this or that, and it usually looks nothing like what we currently have.  As an architect who has devoted himself to remodeling homes, I love showing clients that their "dream home" is right in front of them. 

So what is it about these "dream homes" that make them so appealing?  To me it's the attention to detail.  Every space is tailored like a custom garment.  Architectural detail is not sacrificed, it is celebrated.  For many, the images flashing across their television screen define "home".  You can have this too!  And you don't need to move to the wine country of Sonoma, California.

Your house should be more than just a roof over your head.  It should be unique.  "Dream homes" evolve from the collaborative efforts of professional architects, master builders, and trusting homeowners.  Let me show you how to make your "dream home" a REALITY. 

                              

                                 We specialize in transforming older homes from ordinary to Extraordinary.

  We experience the world in three dimensions, yet most of the drawings I produce when remodeling homes throughout Maryland and Washington, D.C. are representative of only two dimensions (plans, elevations, sections, etc).   This can pose a major challenge when trying to express the complexities of a design to my clients.  It is difficult for most people, architects included, to fully visualize a space when looking at two dimensional drawings.  Fortunately, computer aided drawing programs allow me to construct three dimensional models that I can inhabit with my clients.  The power of this technology is amazing, and is an essential tool used in all of my designs.

            Incorporating a 3-D design approach, I am able to walk clients through a virtual remodel of their home.  Together we remove walls, enlarge window openings, and explore different cabinetry and casework options. The interactive nature of a virtual model offers my clients the unique opportunity to inhabit their remodeled home before the first nail is driven on the "real" project. This goes a long way to building client confidence in the decisions they are making.

            Designing in three dimensions is of great benefit to me as well.  The freedom of a virtual environment allows me to balance technical know-how with artistic vision, resulting in a sophisticated, cohesive design solution.  I learn from the model as I build it, refining every detail until it is just right.

 

The construction of a 3-D model is no small undertaking, but its value during the design process makes it well worth the time and effort for all parties involved.

Before World War II, even the simplest home boasted a bit of architectural detail and artfulness. But since then, the American home-building industry has been increasingly obsessed with the mantra of "faster and cheaper", compromising and minimizing architectural details almost to the point of caricature.

Thankfully, the tide is turning -- it seems that decades of stripped-down "Builder Colonial" homes, have left Washington homeowners starving for architectural detail. They've developed a keen appreciation for the wonderful homes of the early twentieth century, and they expect similar attention to detail from today's architects and builders.   This addition to a home in the Kenwood neighborhood of Chevy Chase, Maryland shows the difference that detail can make.

One of the most frequent questions that I get from new clients is this: Should we buy a new house or remodel our current home?

I always point out that moving - even to a home of the same value - has its own inherent expense.  Between Realtors, appraisers, home inspectors, title attorneys, and professional movers, it is not unusual to spend an additional 10% of the purchase price just to make a lateral move. A family can easily spend $50,000 to $100,000 just to move to a different home in the same price range.    

Occasionally, this makes sense - all homes are not created equal, and some homes just can't be improved enough to justify the expense. But for most families, the equation quickly tips towards remodeling when they factor in the intangible value of a known neighborhood and good schools. Throw in redecorating expenses, years of landscaping, and a wealth of family memories wrapped up in a home and the decision is made. Take the best of what you already have and improve upon it.

 Here's an example of the strategic, but dramatic changes we made for one family recently:

           Before & After:

The room is not just brighter -- although the new architectural lighting was a critical element of our design.  Notice the new windows that emphasize the proportions of the room.  And the new French doors where the picture window was; this really brings the outdoors-in.  We made many other improvements to this space (as indeed we did to the entire home) but it looks like it was always supposed to be this way.  The family has already forgotten how dark the home used to be!  

Maybe the best possible new house is hiding inside your existing home already. 

 

#3 IN AN OCCASIONAL SERIES:

It looks like that 1960's contemporary in Chevy Chase is going to get a new roof and a new lease on life!  I am very happy for the homeowners, because the roofing contractor has agreed to tear-off  his new roof as well as the old roof beneath, and replace everything from scratch, to my specifications.  That's the right thing to do and I applaud him for stepping-up -- particularly because it is going to be very expensive for him.

Even so, the homeowner has spent money for structural restoration work that could have been avoided, if only the roof had been properly installed.  Not to mention the cost of my time in diagnosing the problems and negotiating the solution.  If there is any silver lining, it is that we caught the problem before it spread into the living space.  And we will take advantage of this opportunity to increase the insulation of the roof and greatly reduce heating and cooling costs in the long-run.  Still, it was an expensive lesson for my clients I'm afraid; but given the enormity of the problem it is a pretty good resolution and I'm glad I could help.