While it is more challenging to renovate spaces in multi-family buildings, the good news is: as long as you are aware of the special considerations and challenges involved, careful planning and creative design, the project can and should go smoothly.  Here are some tips garnered in recent projects that will increase your awareness and answer some frequently asked questions about working in a condominium or apartment space.

Discovery and Design Phases

In the earliest planning phases, consider the following:

• The existing structure, mechanical/electrical locations and building materials will create “creative challenges” for your designer and remodeler
• Existing wall, floor and ceiling materials may pose restrictions for re-orienting plumbing, HVAC and electrical fixtures. For example, it is difficult and expensive (if it is even allowed) to core-drill a concrete floor or ceiling.  This makes moving a sink or gas appliance challenging, and makes surface mounted light fixtures or tracks the logical option.
• Moving a wall in buildings with sprinkler systems may entail re-routing sprinkler heads, which will incur extra expense.

In a recently completed project in Downtown Minneapolis (see attached before and after plans), existing plumbing and venting dictated an “out of the box” design. My client wanted to move the sink and dishwasher to a peninsula, which required rerouting the sink drain through a new 1/2 wall. The resulting three-sided peninsula comfortably seats six on three sides, allowing for cozy gatherings as well as enjoyment of a spectacular view of the river, which was not present in the existing layout.

Another client, in a third floor unit with no elevator, paid the cabinet supplier (in this case, IKEA), a small additional fee to deliver the unassembled cabinets to his unit. He did have to move his furniture out of the living room, but saved serious money by assembling the cabinets himself and having them ready for the installer.

Rules and Regulations

Every Tenant’s Association has a set of rules and regulations that guide such projects.  Contact your association or building administrator for a copy.  Read it carefully.  There will likely be items to consider before any work is started.  For a variety of reasons, your association may want input on and approval of the design, contractor and construction phase.  Landlord regulations for apartment building alterations also vary greatly and may restrict you to surface finishes (wallpaper, paint). In any case, be prepared to provide the following:

• Proof of your contractor’s, license, insurance and references
• A set of plans, a detailed scope of work and/or project specifications, showing design intent and code compliance, and project schedule showing compliance with building regulations
• A list of employees and subcontractors who will participate in the project

The Construction Phase

Tenant Associations often dictate and restrict work hours, methods of clean-up, as well as acceptable hours and notice required for water and electrical shut offs.  Depending on the project’s location, your remodeler will need to consider parking, hauling of debris, placement of a dumpster, and logistics for bringing materials into the space.  Some buildings require extensive and thorough daily cleaning of public areas; some will give out parking permits and keys to registered workers.

Cost Considerations

Finally, be prepared that your designer and remodeler will likely need to build additional time into the design, planning and construction phases of a project.  It takes a bit more time to absorb and work around unique rules, regulations and permanent conditions.  Likewise, imagine the difference between demolishing a kitchen on the first floor of a single family home and on the 18th floor of a condo building.  Enough said!

In Conclusion: You Can Do It!

If this all sounds like quite a process, if you are partnering with experienced professionals, the pre-existing conditions and regulations that come with these projects bring out creativity, which leads to custom, unique solutions! With a better understanding of the special challenges and opportunities, you will know what to look for and consider when approaching your condo or apartment project.

As a designer and project planner, I am seeing a renewed excitement and energy in my industry, necessarily linked with caution and discernment.  More than ever, we want good value; we want to ensure that we are are not “over-improving” for our neighborhood, that improvements resist trends, that we we will love the changes as much in ten years as we do today.

I’m at heart a “practical artist”.  My passion is to unite beautiful design that really works; design that gives back, that delights us and makes our heart dance a little when we enter a space.   In every project, no matter the scope or price tag, there are opportunities to create that kind of joy.  Get the basics right (form, function, ergonomics, safety, code-compliance).  Then add the frosting with an unexpected texture, a playful object, a unique storage solution, a plush pillow, a sleek cabinet pull.  These small touches will have maximum impact (consider your switch plates and outlet covers!).  The right choices “round out” a great design.  They complete the experience.  And, as a bonus, they are often the least expensive items to change if we want to .  But if done right, it will likely be a long, long time before we want to.

Jan. 19, Las Vegas–As lifestyle choices, demographics, and economic realities shift home buyer preferences, more and more buyers are turning their backs on the McMansion and demanding smaller homes. But no matter the reason, smaller does not—and cannot—mean sacrificing style, amenities, and, ironically enough, space.

“Everybody’s got to find a way to build smaller homes, because that’s where the market is and where it’s going to be for some time,” Boyce Thompson, editorial director for Builder magazine, told attendees at a workshop during the International Builders’ Show. While Thompson couldn’t rule out that McMansions may someday make a comeback, the reasons for their current passé status are hard to ignore: too much unused space, a shift to smaller families, lending constraints, baby boomers trading down instead of up, and echo boomers in need of space-efficient entry-level housing.

Simply put, American homeowners no longer want so much “house.”

In addition, attitudes have changed. A Builder magazine survey of new-home shoppers found that two out of three fear job loss; at the same time, spending quality time with family has become more important and more homeowners are opting to stay in. “People aren’t looking to the house as an investment anymore,” Thompson said. “They’re looking at it to create the lifestyle they want to live.”

Indeed, meeting new footprint constraints shouldn’t mean sacrificing the comfort, warmth, or livability of the home (such dropping ceiling heights below 8 feet, a tactic tried by some a few years ago), explained architects William Devereaux of Devereaux and Associates in McLean, Va., and David Kosco of Newport Beach, Calif.-based Bassenian Lagoni Architects.

First and foremost is to know what your buyers truly need and what they aren’t willing to sacrifice. “Instead of a one-size-fits-all arrangement, you need to go into your market and see what works,” Devereaux said. In some of his East Coast markets, for example, buyers are more than willing to forgo formal living and dining rooms.

Devereaux and Kosco offered a number of other tips for maximizing space without sacrificing design:

* Think about fewer walls and less compartmentalization: Focus on great rooms and eliminate the formal living room and dining room spaces.
* Create flex rooms that are multifunctional. These can be utilized in a variety of ways—such as a formal space or as a den—depending on styling and furniture. Kosco includes “respite” space in his designs—one room outside of the great room that allows for alone time.
* Don’t waste space for circulation.
* Don’t sacrifice warmth-inducing touches, such as built-ins and fireplaces.
* Expanses of glass and natural lighting can create the illusion of space. Think both horizontally as well as vertically. In one plan in California, for example, Kosco specified floor-to-ceiling windows, with transoms on top of traditional 6-foot-8-inch units. Multiple-panel patio doors and interior French doors also can contribute daylighting.
* Kosco also utilizes visually interesting ceiling treatments—such as a barrel vault ceiling in the kitchen or bath and wood beams in bedrooms—to broaden the visual space and create interest.
* Embrace storage opportunities. Utilize wasted space, such as under the stairs, for storage. Kosco also stretches kitchen cabinets to the ceiling, with smaller units at the top for rarely used items.
* Don’t neglect outdoor areas, from the porch to the patio. “You have to look at those spaces as a way to expand [the living area],” Devereaux said.
* Rather than a passé U-shaped kitchen, remove cabinets from one side and add a center island, which is a higher-value item in buyers’ eyes.
* Use color: White walls don’t inspire and make small spaces feel dull.
* At the entry, don’t just pour visitors into the living room, Kosco said; give them some sort of arrival.
* Think about “memory links”—those touches that stick in a shopper’s mind, such as a special detail like a window seat.

Above all, don’t be boring or cookie cutter. The footprint of the home may be smaller, but there is always room for amenities and luxurious touches. “We have to keep some design in our housing or we’re not going to have anything to sell,” said Devereaux.

]]> http://freshspacedesign.com/blog/?feed=rss2&p=27 0 http://freshspacedesign.com/blog/?p=20 http://freshspacedesign.com/blog/?p=20#comments Sun, 12 Dec 2010 18:16:36 +0000 FernandoMcdaniel72 http://freshspacedesign.com/blog/?p=20 December 12, 2010.

Minnesotans: I don’t need to ask whether you are buried in snow.  I know you are.  How are you handling it? If you are like me, the weather drives you in two directions; First, make sure your core, hands and head are warm, cover every exposed surface, then get the heck out of the house.  Somewhere warm, it doesn’t really matter where, just so that it’s different from what is inside the walls of your house!

The other direction – don slippers and a cuddly robe; gather books, a laptop, a LARGE cup of tea, and the remote, camp out on the sofa with (your pet of choice, your kids, etc.)  nearby, and watch the sun sparkling on the snow.

This time of year makes me grateful for every inch of warmth, and for every instance of beauty.  I am particularly happy that I put my holiday lights up last December and never took them down, so I can just plug them in and, voila, ambiance!  And, that I completed redecorated my bathroom a few months back. The gorgeous colors and patterns create a space of eternal springtime!

Happy Holidays!

It often seems that the reports just cancel each other out.  I don’t know what to think, where to find hope that things are truly/will be turning around.  Sometimes when there is “bad” news, I turn the radio off, refuse to listen and buy into it.  Alternately, it’s difficult to believe the positive spin.

I guess I believe my “gut” (for those of you who know the lingo of the ubiquitous personality assessments, they stamp me as an INFP), which is a fancy way of saying – I take in all the information I can stand to listen to, get an overall feel for the direction things are going, then give myself a mental “shake”, point myself at a productive activity or thought, and start moving!

I know that many of my friends, associates and clients are also doing the same.   People are finding the courage to move forward on their dreams for lots of things; work, schooling, vacations, little luxuries, and also remodeling and decorating.  The other day, I had a client ask me “is our project a small project for you?”.  I replied that no, especially in these times, the size of their project (which might have seemed modest a few years ago) is a “new normal”.  Indeed, it is extremely sensible!  With most everyone cutting back, it just plain makes sense to think carefully about where to invest.

So, with all of the noise out there, forgive me for saying, just keep moving!  Towards something positive.  Whatever your newest dream is.  It might be a renovation of your thoughts! It might include a new lampshade, a golf club or a lipstick.  It’s the little things that count to keep things bright in hard times.

As incoming president of the Minnesota Chapter for 2011, I took a trip out east with our current president, Kim Wahl, to join with the presidents and presidents-elect of the other international chapters.

What ensued was two inspiring days of rubbing elbows with some of the best and brightest designers in the world!   We shared so much of a personal and professional nature.  There were designers like me, creating beautiful remodels and renovations; others whose focus runs the gamut from staging to creating gorgeous stained glass to business development.   I was inspired by our younger and also our more seasoned members, all with their unique voices and gifts.  What a treat to be in their company.

One the goals of IFDA, and my personal goal for 2011, is to strive for a higher level of knowledge and understanding of my profession.  To this end, through this blog and also on my facebook page, I will be introducing you to some of these dynamic artists and creators.  The first who I want to share is Diane Fairburn, the president of the Richmond, Virginia chapter.  She has been creating wonderful stained glass treasures for decades.  You can view her work at www.stainedglasscreations.com.

Diane’s “stock” windows, doors and fireplace screens are amazing, and with the help of a designer, she can fit any space or application that you can think of.  Enjoy!

Designers and remodelers in the “real world” who take their professions seriously are constantly educating potential clients about the real costs of remodeling.  Bottom line: when a remodeling or decorating show tells you the cost of a project (with the exception of programs that are counting ONLY the cost of materials, and those don’t count design fees!), don’t believe them!  I often say that one of the few shows that DOESN’T reveal costs is that of a tall blond Canadian designer.  I believe that is intentional, since the cost of this designer’s rooms, if given, would be above the reach of the average homeowner.

So, how does the average person grasp “ballpark” costs of a kitchen remodel?  There are resources one can find on-line that will give “averages” of a variety of projects.  One source is realtor.com, which publishes an annual survey of remodeling costs across the US.  Another is websites of remodelers.  Below is a “cheat sheet” with some averages, which will give you a starting point.

Kitchens:  The cost of kitchen remodels can vary considerably, depending on the “scope” (amount and type) of the project, and the “finishes, fixtures and equipment” (stuff that “goes into” the space).

On the low end of the range, a kitchen “facelift” or “refresh”, which could include new flooring, new countertops, plumbing fixtures, paint, backsplash tile, cabinet hardware, and replacing or adding  light fixtures, could range from $5k to $25k, depending on who does the work (you or a professional), as well as the quality and extent of new products you add.  For example: In terms of flooring, vinyl is cheaper than wood, which is cheaper than tile; Laminate countertops are cheaper than composite, which is cheaper than stone or quartz slabs.  And on it goes.

The scope of a “partial” kitchen remodel may include all of the above, with the addition of cabinet work: either adding cabinets, reconfiguring, (e.g., changing out a refrigerator cabinet to accommodate a larger refrigerator); refacing or refinishing cabinets.  You might also want to partially open or fully open up a wall between two rooms, scrape and retexture your ceilings or replace a window.  A good budget range for a medium-level kitchen remodel would be $25k to $35k.

The cost of a full “gut” and replace kitchen can vary from $35k to over $100k, which is  a huge gap.  There really is that much variability in these types of projects, which range from small  and simple with lower end finishes and fixtures (laminate tops, vinyl or floating laminate flooring, oak cabinets, no changes in plumbing locations), to luxury kitchens with complete redesign and high end surfaces.  Remodeling a 1920′s urban bungalow will present different challenges than a 1990′s suburban ranch.  Electrical and mechanical systems may be old and outdated (even dangerous!), venting may not be to code, etc.  In my experience (and I have designed kitchens and baths in houses on both ends of the spectrum), the average “full” kitchen remodel is somewhere in the $45k tp $60k range – more the larger and more luxurious the space and the more work there is in adjacent rooms, less the smaller the space and more the work is contained within it.

The cost ranges I’ve listed above would apply to work done by a professional designer and reputable, licensed, experienced remodeler or a design build firm.

My hope is that when you are ready to start planning your kitchen remodel, you will be more educated about what your investment might be, and what you would receive for it.  Helping to stretch your dollars by prioritizing needs, wants, alternatives and sources should be the goal of any remodeling professional.