Renovating a Ranch

The ranch home has long been a symbol for American suburban expansion and represents a period of economic growth after WWII. Young soldiers were home, starting families, and looking for housing.  The ranch provided an affordable entry into suburbia and became a staple in the architectural landscape of America.  The humble ranch had a lot going for it, an open floor plan, large building lots, access to yards, an affordable price tag, and typically well built.

For Atlantans, these ranches built in the 1950s are often found in desirable neighborhoods that have grown and changed around the ranch.  The large lot remains and can provide a fantastic setting to build upon.  The simple structure of the first floor of a ranch makes an easy “foundation” for a future two story home so many growing families now desire.  The neutral nature of the ranch is another selling point for renovation.  This blank palette can become a stately Tudor, traditional Georgian, or contemporary stunner. At Home ReBuilders, we have designed and built them all and have helped clients take their basic ranch in a beloved neighborhood, and turn it into the home of their dreams-whatever the style may be.

If you are thinking of adding to your family or just need some more room to grow, consider adding up on your ranch home. It is economical and proves to be one of the best returns on renovation investments of any project we know. By adding up on the home, you keep the first floor structure, basement, landscaping and hardscapes. Even if we take the existing ranch down to the first floor, the savings in a ranch conversion verse removing the home completely and building new is substantial, typically at least $100k. This can go a long way towards furniture, the kitchen and baths or college. So if you own a ranch or are perhaps looking to buy one, remember this style has a lot going for it!

Choosing Paint Colors

When you are undertaking a renovation, whether large or small, there are so many decisions and details to attend to. One of the design selections clients often defer until the very end of a renovation is paint colors. Choosing just the right color for your home can make all the difference in your final result. A misstep on paint can make a terrific renovation and space look less than its best. Here are some tips on paint selection. Our designers are always available for consultation.

It’s difficult to tell what a color is going to look like on your wall from a small paint chip, so many manufacturers offer sample containers of their colors. Depending on the manufacturer, you can buy sample containers in quarts, pints or even smaller sizes, and they range in price from $3 to $8. They’re a wise investment that will prevent you from wasting money on a color that isn’t right. And because colors can change dramatically under different lighting conditions, instead of rolling the sample onto the wall, roll it onto white bristol or tagboard. You’ll be able to move the sample around and view it under all the different lighting conditions in your home.

Paint companies have gone to a lot of trouble grouping colors into “families” and “collections” and “concepts” and “schemes.” Basically, these are combinations of complementary colors that may not occur to you until you see how well they work together. Take advantage of all the research already done for you by color experts. Find brochures at paint stores and go online to paint manufacturer websites, houzz.com and Pinterest, where you’ll find hundreds of examples of interior and exterior paint color combinations.

Base your color choice on the permanent furnishings in the room or the features on the exterior of your home. Inside, the flooring, rugs, artwork, blinds and upholstery will suggest a color direction. Outside, factory-finished materials like the roof, gutters, fascia, soffits and brickwork are existing elements whose colors rarely change but should play a role in determining your paint colors. The landscaping is another important factor. Select colors that fit in with the surrounding palette. If you have brilliant-colored spring-blooming trees or a sea of green foundation plantings, choose colors that will complement them.

Because ceilings are seen in shadow, the color often appears darker than the same paint on walls. If you want the ceiling to match the wall color, buy ceiling paint one or two shades lighter than the wall color. Or instead of buying another gallon of a lighter shade, save money by diluting the wall color you have with 50 percent white paint.

When you choose a color, you have to choose its sheen, too. Most paint companies offer flat, eggshell, satin, semi-gloss and gloss as options. Glossier finishes offer greater durability and are easier to clean, but they emphasize any wall imperfections. Flat paint will do a much better job of hiding imperfections, but it’s easier to damage than high-gloss. Flat finishes are generally best for ceilings and low-traffic areas like living and dining rooms. Glossier finishes can withstand moisture and grease so they’re good for trim and cabinets and high-traffic rooms like kitchens and bathrooms. If you love the way flat wall paint looks but you wish it were more durable, try mixing it 50/50 with eggshell paint. The paint will still offer a non-reflective look, but the eggshell will add some durability to the finish.

For the best results, spend at least $40 to $50 per gallon of paint. Paint is made of solvents, pigments and resins. Better-quality paint will be more concentrated with finer pigments and higher-grade resins, so the final product will have a more even color and durable finish. It’s tempting to try to save money up front, but better coverage ultimately means fewer coats and less paint to buy. Even reputable brands have a range of paint qualities within their product lines, so do your homework and buy the best you can afford.

Custom Homes in Atlanta

Many of us have a dream house we have always envisioned. Maybe we look around our current home and wonder if there is more potential in its walls to unlock; bath renovation, and extra bedroom, a larger family space? Remodeling a home you currently own in a neighborhood you love is always a good consideration. If you find your “renovation list” becomes heavier than your “don’t touch” list you may want to consider a new custom home. There are several factors to put on the table and discuss.

How do you feel about the neighborhood you are in now? What are home values like? In so many of our in-town neighborhoods, the value of an older home is in the land and the location. If your neighbors have spent significant amounts on renovation, if home prices for renovated or newer homes on your street far exceed the value of your home, if you purchased an older home and have paid down a large portion of your mortgage, you might start thinking about tearing your home down and starting over. This time with your dream home in mind. This can feel like a drastic solution but often renovation costs on an older home with less than ideal foundations and infrastructure can start to exceed the cost to start from scratch.

After doing the math, we often find that starting from scratch for a custom home will add $150,000, give or take, to the equation.  A fully renovated older home may be around  $150,000 less than that new custom home. Then it is up to you whether the additional debt burden is worth the investment.

Maybe you have a neighborhood in mind, next to a great school, walking distance to parks and restaurants. Again the key is to closely evaluate neighborhood home values. Often small, original homes can be picked up at a price that equals the cost of the lot. Occasionally, lots are also available in sought after neighborhoods. This can be a bit of a quest to find the right spot, but with the valuable opinion of a builder and a real estate agent, you can find something.

Another great spot to start is to create a file of images of homes you love and features you feel are important in the interior. What is the style of architecture that interests you? Do you want a new home in keeping with original architecture of the area or are you drawn to clean, contemporary line? The more homework you can do to provide your architect and builder with a clear vision of your dream home, the more successful your project will be.

Additions

Renovation is hot in Atlanta once again and people are looking to increase the size and living space of their homes. We are often asked whether additional space is best acquired by building on with an addition or building up with a second story.
The answer, like just about all things relating to renovation, has some complicated variables. The answer may depend on the goals of the addition, style of the house, access to the new space and the land around the existing home. Often in Atlanta’s intown neighborhoods where the lot size can be smaller and city demanded yard setbacks strict, building up is the way to go. Building up onto or creating a second floor maintains the yard around a home, often a premium. Also, when designed with care, a second floor addition can create an added charm to curb appeal and often provide a better resale value.
The next question to consider is cost effectiveness. The trickiest part and often the deciding factor in the up or out debate can fall to the stairs. If the stairway to the new space can be worked out without having to reverse the basement stairs and moving too many walls then building up often saves the cost of foundations and landscape disturbance. One must keep in mind that most second story additions require the reframing of the old ceiling joists to allow for floor loads. This is something typically done with a separate diaphragm system for ceiling and floor joists and has the added benefit of sound proofing, reduction of overall second floor addition height and minimizes the potential of plaster cracks.
In the end, our design staff is experienced with both vehicles to increase the size of your home in a way that is both practical financially and pleasing aesthetically.

Window Seats

Window seats always seem to trigger a warm response with homeowners. Maybe you had one in a childhood home or perhaps they have always been a part of a fantasy home wish list. It’s no wonder window seats are often the most loved element in a home. They offer comfort-especially with a thick cushion on top-and views to the outdoors. They create a sense of coziness and security, thanks to the niche that defines a window seat. And they provide extra storage when fitted with drawers, cabinets, or a simply hinged bench top. But perhaps it’s their ability to take an unused or awkward space and turn it into a charming focal point that warms our hearts most.

You can find window seats in homes representing just about every American architectural style, from colonial to contemporary, and the fact that they’ve endured this long speaks to their form and versatility. They also have a place in every room, wheeher as a banquette in the kitchen, a boot bench in an entry, or a hideaway for reading a book in the den, and can be trimmed to match existing moldings.

A window seat is actually fairly easy to insert into architectural plans if you are in the stages of working on a renovation. Think about impact to electrical outlet locations and maybe adding a lighting element or sconce. Some additional trim costs will be incurred but often not much. If you are thinking about a spot to add a window seat, a qualified handyman like our friends at DogGoneHandy can easily tackle this project. Think about how you would like to use the bench, storage or just seating, how the face should be dressed, plain wood, stained, painted, bead board or paneled and you are on your way to creating a timeless feature in your home.

Homeowners Staying Put and Renovating

Here are some interesting thoughts from the latest real estate sales data. If you are thiking about staying in your home and renovating, you are not alone.

11.7% of Americans moved in the past year, unchanged from the previous year. But more people moved in search of cheaper housing.

Yesterday, the Census released the Current Population Survey (CPS) data, giving an up-to-date picture on how many Americans are moving, how far they’re going, and why they’re making that move. (See note.) The mobility rate remains at a low level: 11.7% of Americans moved in the year ending March 2014, unchanged from the year ending March 2013.

At this mobility rate, the typical American stays put eight and a half years between moves. Remember the old rule of thumb that people move every seven years? Well, that was true until around 2003. In fact, the mobility rate has been falling for decades, as we pointed out in this post last year. Back in the 1950s and 1960s, Americans moved every five years on average. That rose to every seven years by the turn of the century and has since increased to the current eight-and-a- half year rate.

In today’s post, we look at the 2014 data to highlight the most recent mobility trends.

No Reversal in the Long-Term Mobility Decline
With the percentage of Americans moving stuck at 11.7% in 2014, mobility remains near the all-time low of 11.6% in 2011. That’s considerably below the 14% rate from the early 2000s. The housing bust and recession offer possible explanations why people are stuck in place – things like negative home equity and few job opportunities to move for. Still, mobility also declined both before and during the housing bubble. Furthermore, mobility has barely budged since 2011 despite a significant drop in the percentage of borrowers with negative equity and a modest recovery in the job market.

 

Ranch Remodel

Ranch-style homes first made their appearance in America in the early part of the 20th century. They feature a long, low, ground-hugging profile and are mostly single-story in character. Ranch homes typically offer attached garages, open and uncluttered floor plans and uncomplicated exteriors. Because the ranch style home was popular and affordable, many were built quickly and according to a cookie-cutter formula. In later years they developed a reputation for being fairly dull and lacking in personality.

In Atlanta, many of our neighborhoods are home to the trusty ranch. If you own one, remember there are many ways to capitalize on the first floor layout with a second floor addition or partial addition. Often these homes can be found now in developed neighborhoods with sizable lots. The basic footprint makes it ripe for renovation. The style of the finished product can be almost anything. You have an almost blank canvas.

Often, clients are looking to make some changes to a ranch that don’t involve a full scale second floor. A family room addition off the back with a vaulted ceiling can provide a larger scale room for modern living. The front elevation of most ranches tend to be rather simple. A new portico or reworking an entryway can boost a ranches curb appeal and add some architectural charm.

Give us a call to talk ranch renovations. The possibilities are limitless.

 

Mudrooms

The kids are back to school here in Atlanta and that signals a constant influx of backpacks, school supplies and sports equipment for many families. Do you have the pile of shoes and dropped backpacks by your back door?  If the amount of gear and lack of storage is creating havoc in your home, you may want to think about a mudroom space.

The mudroom is most often a transition space from the exterior elements to the sanctuary of your home’s living spaces.  Although some mudrooms are relatively open to other living spaces, many include a secondary interior passage door.  This secondary door serves several purposes – it creates an easy way to separate the living space from dirt & grime carried in during nasty weather, and it can even increase the energy efficiency of your home.  The mu room essentially becomes an “air lock”. A space that catches the cold air (during winter months) and hot air (during summer months) as you open and close the exterior door.  The concept of an air lock to maximize efficiency is not a new one.  In fact, every time you enter a grocery or department store you pass through an “air lock” which is used to dramatically cut unnecessary energy loss.

The other primary goal of a mudroom is often for storage. It can become the perfect landing zone for all the miscellaneous supplies needed for busy lifestyles. The design options and storage solutions can be limitless depending on needs, budget, and space. Locker style custom cabinetry can provide seamless storage with the benefit of hiding a mess behind doors.  A few well-placed cubby style shelves can keep things corralled in the right spot but still visible and easy to grab. A bench with coat hooks mounted above can be the simple solution you need.

Other functional ideas to consider may include finishes. Are you interested in a hardwearing slate floor? Would you prefer the mudroom to be an extension of your current kitchen space? Do you have pets who need a spot for their food storage or a pet door? Maybe consider electrical outlets placed in a convenient spot for electronic device charging. Is recycling a challenge? Mudrooms can be perfect spots to house recycling and clever storage can make this a breeze.

If your home is missing a transition space, or if your existing mudroom is simply not working for you, let Home ReBuilders help you work out a great solution.  We can help you transform a current space into something that works better or we can build a new mudroom addition. Our designers and staff are on hand to help your family run with better function and more fun!

 

Second Floor Additions

Renovation is hot in Atlanta once again and people are looking to increase the size and living space of their homes. We are often asked whether additional space is best acquired by building on with an addition or building up with a second storey.

The answer, like just about all things relating to renovation, has some complicated variables. The answer may depend on the goals of the addition, style of the house, access to the new space and the land around the existing home. Often in Atlanta’s intown neighborhoods where the lot size can be smaller and city demanded yard setbacks strict, building up is the way to go. Building up onto or creating a second floor maintains the yard around a home, often a premium. Also, when designed with care, a second floor addition can create an added charm to curb appeal and often provide a better resale value.

The next question to consider is cost effectiveness. The trickiest part and often the deciding factor in the up or out debate can fall to the stairs. If the stairway to the new space can be worked out without having to reverse the basement stairs and moving too many walls then building up often saves the cost of foundations and landscape disturbance. One must keep in mind that most second story additions require the reframing of the old ceiling joists to allow for floor loads. This is something typically done with a separate diaphragm system for ceiling and floor joists and has the added benefit of sound proofing, reduction of overall second floor addition height and minimizes the potential of plaster cracks.

In the end, our design staff is experienced with both vehicles to increase the size of your home in a way that is both practical financially and pleasing aesthetically.

 

Custom Homes

Many of us have a dream house we have always envisioned. Maybe we look around our current home and wonder if there is more potential in its walls to unlock; bath renovation, and extra bedroom, a larger family space? Remodeling a home you currently own in a neighborhood you love is always a good consideration. If you find your “renovation list” becomes heavier than your “don’t touch” list you may want to consider a new custom home. There are several factors to put on the table and discuss.

How do you feel about the neighborhood you are in now? What are home values like? In so many of our in-town neighborhoods, the value of an older home is in the land and the location. If your neighbors have spent significant amounts on renovation, if home prices for renovated or newer homes on your street far exceed the value of your home, if you purchased an older home and have paid down a large portion of your mortgage, you might start thinking about tearing your home down and starting over. This time with your dream home in mind. This can feel like a drastic solution but often renovation costs on an older home with less than ideal foundations and infrastructure can start to exceed the cost to start from scratch.

After doing the math, we often find that starting from scratch for a custom home will add $150,000, give or take, to the equation.  A fully renovated older home may be around  $150,000 less than that new custom home. Then it is up to you whether the additional debt burden is worth the investment.

Maybe you have a neighborhood in mind, next to a great school, walking distance to parks and restaurants. Again the key is to closely evaluate neighborhood home values. Often small, original homes can be picked up at a price that equals the cost of the lot. Occasionally, lots are also available in sought after neighborhoods. This can be a bit of a quest to find the right spot, but with the valuable opinion of a builder and a real estate agent, you can find something.

Another great spot to start is to create a file of images of homes you love and features you feel are important in the interior. What is the style of architecture that interests you? Do you want a new home in keeping with original architecture of the area or are you drawn to clean, contemporary line? The more homework you can do to provide your architect and builder with a clear vision of your dream home, the more successful your project will be.

At Home ReBuilders, we have built many custom homes is some of Atlanta’s most sought after neighborhoods. We have also assembled a special team to get you into that dream home in the smoothest way possible. Our owner and president Bill Bartlett, has a real estate license and is experienced with finding the right home or lot to build on. Our architectural department is in house and we work together with the estimating and construction arms of our firm so your home is something you love and something your budget can accommodate when construction begins. Take a look through our portfolio and plan library. Wehave lots of ideas to help you create your dream home.