Since we at Palmer Custom Builders are pet lovers, we want to ensure that your pets remain safe. We’ve even gone to the extent of putting a pet clause in our contracts. When you are selecting a contractor, we encourage you to make sure that you're on the same page when it comes to your pets. While our crews have been known to walk homeowners' dogs, their – and any workers' - primary focus is on completing your project well and on time. Because your pets' safety is ultimately your responsibility, here are some things to look out for:

Building materials/tools are everywhere. During the day, workers are using sharp saws and dangerous power equipment. The loud noises from power saws and nail guns can be unsettling to a pet's sensitive hearing. Nightly cleanups may miss metal shavings, nails or screws, or chemical agents that can be dangerous or deadly if consumed.

Escape routes are open. While you may be mindful of where your pet is when opening doors, that’s not necessarily the case with workers - even those who make an effort to be cognizant of your pets. Materials are frequently brought in through garages, where invisible fences typically aren’t run. Gates may be left open to facilitate loading. Once, when we were remodeling a main level master bathroom, our crew was handing construction debris out the window when the family cat took the opportunity to jump through. We were able to retrieve the cat, even though the man who did so got bit, but fortunately, this scenario ended happily.

Legal issues. Even though the case of the cat ended well, if your pet bites a worker in your home, you might be opening yourself up to legal issues, so preventing contact should be a priority.

Site dangers. A construction site can be a dangerous place. If flooring materials have been removed, it's possible for an animal to fall into a crawl space, or if they are outside, fall into holes dug for footings.

Fear of the Unknown. We typically seal off work areas with plastic. During one kitchen renovation, an overly enthusiastic cat managed to penetrate the plastic. Since the kitchen was completely stripped, he panicked in the now unfamiliar space. Fortunately, he did not injure himself and we remedied the situation by erecting a semi-permanent wall.  But this points out that animals will do things they wouldn’t normally do under stress. Changes and strangers in their environment, loud noises and more can wreak havoc on pets.

Designate a space! For these reasons and many others, we advise homeowners to keep pets in a designated area. A closed room is good, but a crate is best, as it eliminates the chance of your pet running through a door accidentally left open. If you have the option, we highly recommend having your pet stay with a friend or family member for the duration of your project.

Sunroom Interior

In today's rapidly changing climate, it seems that homeowners are taking a realistic approach to design. That doesn't mean that people are cutting corners – to the contrary, wise homeowners are investing in the things that really matter to them. That's because they are no longer looking to "flip" a house after living in it for a year or two but are looking to make the house they build or renovate today their home for years to come. The result of that change in perspective seems to be a desire to invest strategically in the areas that matter most to them. Here are a few of the trends we've noticed among our customers.

Morning Room Addition and Kitchen Remodel - Exterior

Morning Room Addition and Kitchen Remodel - Interior

1. Less form(al); more function.There's a definite focus on making the square footage in a home really matter. That means functional spaces like roomy and dirt-resistant mudrooms, graciously sized pantries designed around a family's needs and spacious closets packed with practical organizing tools, all are becoming a priority instead of an afterthought.
2. Casual everydays. There’s been a move away from formal living areas for years, and that trend is definitely continuing to hold. Separate formal living and dining areas are a thing of the past and open great room / kitchen / dining areas are the norm. The flexibility of these spaces works for everyone from large families that want to spread out while feeling connected to empty nesters who finally have the chance to entertain.
3. Let the light shine in. No matter how contemporary or traditional a homeowner's design taste might be, they all are embracing a light-filled and uncluttered design aesthetic. That applies to everything from streamlined expanses of windows that bring views inside to covered porches and outdoor living areas that put people into the landscape. Interiors follow this same, cleaner look and feel.
4. Comfort is king. The days of building bigger just for the sake of size or image seem to have passed, and people are balancing size with livability. They don't hesitate to add square footage when needed, but they are making every effort to build smarter and make the space they add feel comfortable and connected to the existing areas.
5. Passing trends are passé. Because they are not concerned about flipping a home in a year or two, homeowners are incorporating all those things that real estate advisors told them not to do "for the sake of resale value" in the past. Adding that specialized hobby area, scrapping the large jet tub and small adjoining shower and replacing both with a larger, more functional master bath shower; adding pools, outdoor hot tubs and screened and covered porches to expand living areas outdoors and make the space more functional, and a whole host of other things that weren’t considered fashionable but which homeowners really wanted to do, are now becoming the norm. This is mainly because homeowners have made the mental switch from looking primarily at their house as a short-term investment to looking at it as a long-term resource for their family's enjoyment – in other words, as their home!

Why? Because pragmatic outdoor living spaces are money well spent. If your backyard is designed for entertaining, you'll be more likely to have friends over, instead of going out. You may opt for a staycation instead of that quick weekend getaway. Ultimately, you’ll make better use of the space you have, and since you're generally not adding traditional square footage (building a new foundation, walls, roof, etc. from scratch) the additional living space costs far less per square foot than any other addition.

Here’s a look at what we believe many of your neighbors will be doing this summer:

What's Hot: Some of the most popular projects we've seen involve creating a covered porch or transforming a deck into a screened-in porch, both of which keep you out of the sun. Some homeowners are taking it a step farther and converting porches into sunrooms that are heated and cooled for comfort but allow you to open the windows for fresh air, providing the best of both worlds.

What's Not: Extensive synthetic decks or patios crafted from stone choices that retain too much heat – particularly if they are exposed to full onslaught of the summer sun. These surfaces can become painfully hot, and thus won't get much use.

What's Hot: Intimate patios and eating areas designed for conversation are ideal, inexpensive gathering places for family and friends. Finish the space with a cooking area with a nice grill. Upgrades here that are hot right now include practical granite surfaces (they stand up so well to the elements that they are well worth the initial expense) and overhead exhaust hoods for grilling areas that take smoke and odors away from guests.

What's Not: Extensive (and expensive) stonework, overly elaborate outdoor fireplaces and showy fire features that are more form than function. Using the wrong type of stone can result in a very heated situation! Some stones are best suited for shaded patios as opposed to surfaces that receive full sun; otherwise they will absorb so much heat they can make using your patio intolerable.

What's Hot: Pools are beginning to come back around, with good reason. They are great entertainment for families and a healthy exercise option for older adults or those with physical limitations. Oftentimes, families question whether a pool is worth the initial investment, and we’ve personally found that it is. For us, the expense of joining a swim club and the hassle of packing all your stuff up to go there takes away the spontaneity, and limits the number of times you actually use a public or club pool.  Because you can enjoy it at a moment's notice, you simply use your own pool more often. Today's salt water pools are easier and less expensive to maintain than the chlorinated pools of the past.

What's Not: Cheaply made, vinyl-lined pools. We've heard of homeowners who have had walls collapse if they drained the pool too low, or whose liner has actually ripped when a torrent of rain from a summer storm got between the liner and the pool wall. If you’re going to invest in a pool, spend wisely and opt for a solid wall, gunite pool.

So where does it make sense to save or splurge when your renovation budget is coming out of pocket? Here are a few ideas when it comes to kitchen remodels, which are among the most popular renovation projects.

Splurge: On solid surface kitchen countertops over tile surfaces. Whether you are considering a classic tile look or the newer granite tiles that are designed to bring costs down, tile is not the best option for food prep areas. Grout was never designed to be a sanitary choice – bacteria from raw meats and other types of foods can stubbornly attach itself to the nooks and crannies inherent in grout and create a dangerous situation for your family’s health.

Save: If you’re happy with how your kitchen flows and lives, it may make sense to opt for a facelift rather than a complete renovation. This is a great option if you have a functional layout and mainly desire to update the appearance of your space. You can get new appliances - or even keep your existing ones - update the cabinet doors and hardware, add decorative extras like a striking backsplash, and create a whole new look in a fraction of the time and at a smaller cost than that of a complete renovation.

Splurge: On what’s really important to you. It all comes down to how you intend to function in your kitchen. Some people would opt for takeout over a homemade meal any day, and those people don’t need to invest in professional-style appliances that they don’t ever plan on using. Other people love to cook, and if that describes you, we recommend that you invest in appliances that fit your needs, your cooking style and how you want to use your space. Some people really enjoy the benefits of cooking with a gas range but don’t have an existing gas line or proper ventilation. For those homeowners, getting those items in place is a necessary splurge. It really comes down to understanding how the homeowners ultimately envision using their space and building in the splurges that are most important to them.

Save: This is perhaps the most difficult save to swallow for many homeowners, but if you simply don’t have the funds to complete your dream project right, we often advise that it may be best to wait. Depending on the type of project, we may be able to break it down into stages so that you can easily complete certain parts over time without incurring any additional expenses. Yet other times, it really is much better to do it right than to do the job halfway. You have to have the best vision for the space and meld that with the realities of your budget, and see where you ultimately come out. If that means waiting, it’s sometimes best if you wait. After all, you want to do a project correctly, the first time, and enjoy it for years to come.

Lack of a license.
If a company is not properly licensed to handle residential General Contracting (GC) work in your state, there’s generally a reason. Likewise, if your GC is not using licensed plumbers and electricians, the work they are doing is suspect at best and, in the worst-case scenario, could even be hazardous.

Skirting the law.
If a contractor is willing to work without pulling building permits or completing the proper inspections, he’s not doing so to save your time or money. It’s typically because he is not qualified to pull the permit, or he knows that he is doing sub-par work that won’t pass inspection.

Lack of credentials.
If a contractor is not accredited with the Better Business Bureau, NARI or other trade organization, they are not members in good standing of these critical watchdog groups. Unresolved complaints with the BBB or Angie’s List should be a huge red flag that the company is not responsive to its customers.

No insurance.
If tradesmen hired by your GC do not carry General Liability or Workers Compensation insurance, any mishap could become your very costly responsibility.

Seems too good to be true.
He is the lowest bidder and it seems like a really good deal, or the construction timeline seems too short (or too long). Either of these scenarios is a red flag that signals he may be inexperienced at handling your type of project or he may be cutting corners to win the job.

Bad blood.
Be very wary if tradesmen do not have a good relationship with the contractor or with other trade professionals who will be working on your project. If a contractor is treating those he works with on a regular basis poorly, imagine how he’ll treat a customer like you that he only deals with once!

Just trust me.
It’s very concerning if important details are only vaguely addressed. If your contractor makes statements like, “Don’t worry, you’ll love the cabinets!” but you never get to select or even see them, it’s a signal that you might not be getting what you expect or have paid for.

Inexperience.
If the GC doesn’t seem to have expertise in your type of project – whether it’s construction or renovation, planning or project management – you should be very wary. These are complex, long-term projects that require true experts to manage, not to mention successfully and efficiently navigating any issues that may emerge.

Can’t we talk?
The contractor doesn’t understand the importance of good communication. If he can’t handle the relatively simple task of effectively communicating with clients on the front end, imagine how quickly things can spiral out of control once construction begins.

You simply do not seem to be a good fit.
Whether you are considering renovating or building, a construction project is in many ways like a marriage. You’ll be in close contact and communication with your GC for the duration, and if you don’t feel comfortable with him, or your personalities simply don’t mesh, it won’t be a pleasant process. There are many qualified, professional contractors out there; you just need to find the one who is right for you.

Dated Kitchen Remodel - Before

Dated Kitchen Remodel - After

White cabinets whose glaze has yellowed over time. Boring solid-color, solid-surface countertops. Once-trendy gadgets whose time has passed. These are just a few of the design choices that once were thought to be cutting-edge, yet now have many frustrated homeowners mulling renovations. As you are considering your own remodel, how can you ensure that the choices you make today won’t be soooo 2010 in just a few years?

Choose timeless classics

Natural materials like granite and slate and neutral palettes that can be updated with simple splashes of color will always outlast the trend of the moment. Think about the beautiful spaces of homes that have endured and then ask yourself if you really think you’ll still want to live with that orange laundry room floor or blue washer and dryer in five years.

Bigger is better

At least it is when you’re talking about the open, flowing feeling that you get from a space that doesn't feel squished in. When you're renovating a kitchen, consider opening up walls so that the living and prep spaces flow and feel less compartmentalized, which always makes a space feel dated.

Resist impractical trends

Natural materials like granite and slate and neutral palettes that can be updated with simple splashes of color will always outlast the trend of the moment.

Pot fillers – faucets that extend out over a cook top, ostensibly to fill large pasta pots – were all the rage a few years back. Many homeowners questioned whether having adjacent plumbing lines and heating elements made sense and how practical these gadgets ultimately were. (After all, you still need to carry a now very heavy pot of water off the stove to drain it.) Today, they are a trend whose utility has passed.

Don't feel locked in by tradition

Conventional wisdom and many Realtors will tell you that you need certain things – like a separate shower and a Jacuzzi tub in the master bath. But do you? It depends on your – and your future buyers’ – lifestyles. How often do you really take a bath? If your answer is rarely, you may be able to jettison the tub and replace it with a huge state-of-the-art shower that will appeal to buyers like aging baby boomers. Keep a bathtub in a secondary bedroom to appeal to buyers with young children, and you'll be fine.

Think outside of the box

Come to your Design/Build professional with your "wish" list as well as your likes and dislikes and then give them the freedom to draw from their expertise to design the best, most functional space for you. Surprisingly, pre-conceived drawn plans provided by a homeowner can sometimes limit a project's success. That’s because client's drawings can actually be taken too literally when competing companies that are primarily focused on price quote exactly what they see rather than what your renovation could be. They may be afraid to address (or worse yet, might not even notice) limitations in the plan for fear of losing a potential client. In contrast, a true professional Design/Build Contractor will either provide their own plan or take your drawing,  consider the big picture based on all the details that you have provided and then make recommendations that will result in the most functional and beautiful project….so let them do the best job they can for you! Just be cautious about giving drawings to someone who may not "Think outside of the Box."

In the end, carefully considering every aspect of your renovation and how it will both stand the test of time and serve your family over the long run will help you avoid mistakes that will date your new space.

• They don't select a contractor based on price alone.  A good customer appreciates that good contractors are professionals and that ultimately, you get what you pay for when it comes to quality and expertise.
• Mutual respect. After having gone through the proper process to select a contractor, they honor that professional's ability, experience and time just as they expect their contractor to respect their time and business.
• Trust and openness about the project's scope and budget. Being upfront and honest about your budget will save you money, time and heartache. (Read our Honesty is the Best Policy article to learn why). A Professional Contractor understands that a number of factors and material selections can dramatically impact a project's cost and will work with you to meet your desired budget, if it is realistic. Remember that in addition to what you see being accomplished on the jobsite, there is lots of hands-on activity occurring behind the scenes; materials are being selected and ordered, follow through and follow-up contact with vendors and product deliveries is being coordinated, and timelines with tradesmen are being planned and scheduled.
• Hand in hand with that honesty goes open-mindedness. Being open to learning about new ideas and being realistic about scope, materials and costs are key to a smooth project.
• They exhibit a solid understanding of the process. No one expects a homeowner to be a construction expert; it’s actually the responsibility of your contractor to establish a clear understanding of your project's procedures, phases and timetable. (We at Palmer Custom Builders, for example, provide clients with a detailed Renovation and New Construction Guide.) Yet good customers strive to grasp the process and be aware of what needs to happen, when.
• A willingness to do their part to make the project successful. It takes a high level of desire and commitment to obtain a successful outcome, particularly when you are living in a renovation zone.
• The ability to be decisive once presented with the facts. When it comes to selecting materials or making a critical decision, the ability to act quickly will keep a project on track.
• Asks questions. If you don’t understand something, just ask. A true professional should never have an issue with explaining the reason for something. Keeping concerns to yourself only hinders communication and can build resentment.
• Flexibility. A remodeling or new construction project is a complicated, technical undertaking involving many details and phases both on the jobsite and behind the scenes. The one constant in these projects is change. Some phases will progress faster than planned while unforeseen issues inevitably will appear during the course of a project. Common causes of delays, like scheduling County building inspections, can be nerve-wracking for homeowners and contractors, but if you keep your mind on the ultimate goal and realize that some time shift is normal, you won’t get bogged down in minutia and lose sight of the big picture.
• Finally – likeability. Both you and your contractor should like each other and be able to work together for several months. If that relationship isn’t founded on trust and respect, the process won’t go as smoothly as you would like.

Of course, no matter how wonderful you are to work with, it can all be for naught if you are not working with a licensed, professional contractor. (Read our A Matter of Trust article to learn why.) So make certain that the team you choose is made up of professionals who are qualified to work on a project of your scope.

The ultimate payoff of being a good customer is having a great experience. You'll feel good about the project; it will become exciting and fun instead of stressful; and everyone involved will be proud of and happy about the job - which means your results will be spectacular.

The answer is: it depends.

There's no doubt that there are some unusual opportunities available right now, so you should explore all of your options. Since material costs have held constant, the cost of new construction has remained relatively stable. That means that in some cases you can buy a distressed property for less than it costs to build. But you have to go into a distressed sale with your eyes wide open, so that you don't have to open your wallet unexpectedly. Consumer protection laws emphasize caveat emptor, Latin for "let the buyer beware," in these instances. The phrase means that the purchaser buys at his/her own risk - and therefore should thoroughly examine the home for obvious defects and imperfections. Caveat emptor applies even if the purchase is “as is” or when a defect is obvious upon reasonable inspection before purchase.  (Copyright © 1981-2005 by Gerald N. Hill and Kathleen T. Hill. All Right reserved.)

That's why it's so critical to know what you are becoming involved with. Distressed properties usually have been unoccupied for an extended period of time. Homes that have been sitting empty often suffer from a lack of air flow (doors and windows tightly closed, no HVAC systems running, etc.) which exacerbates any moisture problems, concealed water leaks, or mold lurking beneath the surface. We recently inspected a one million dollar plus home that was actually a biological hazard, because you quite literally could scrape the mold off its walls. That home required stripping walls to the studs and treating the mold, extensive and expensive air filtration work, and repairs just to make it habitable.

Unlike new construction, there are no warranties on distressed homes — you are buying them as is — and there's often a lack of information on how they were built to begin with. While that may not be an issue if it was constructed by a reputable builder, it could be if the homeowners were building their own home as an investment. Structural and electrical issues are common. Plus, you may be dealing with issues of theft or vandalism of key home systems. It's critical to get a distressed property inspected and then walk the property with a licensed, professional contractor you trust who can help identify any issues before you buy.

In the case of a short sale, realize that you'll be facing a much longer buying process. We recently saw one that took nine months to close because there were two banks involved and all parties had to agree.

If everything else falls into place, you also have to consider whether the home has the features your family needs. When you buy an existing home, you are buying another family's lifestyle, so make sure the house will fit yours. You can take some of the money you saved and invest it in wise renovations that can turn that bargain into a home that functions well for you. If it needs too much work, you may want to invest instead in remodeling your existing home (see our Blog article on Renovating vs. Moving). If you can't modify your home or alter another to meet your needs without exceeding your budget, then it makes sense to build exactly what you want.

In the end, buying a distressed property is much like shopping from a clearance rack, just on a much larger scale. Sometimes you find a great bargain in your size. Other times you need to alter the garment to fit you, and you still come out ahead. Occasionally, you get it home and realize that you threw your money away because the piece just won't work for you. The key is to remember that a good deal is not a bargain if it ends up costing you more in the end.

Yet when you're considering a possible renovation, where do you even begin? When we meet with potential clients, we often see them make two different mistakes that we want you to avoid - not knowing what they want and not knowing what they want to spend. Here's how to begin your project the right way, so you won't fall into either camp.

First, take the time to make a list of your concerns. Simple statements like: "I hate my kitchen. My master bathroom is ugly." are fine at this point. Just jot them down and then prioritize them. By doing so, you'll naturally begin to define the scope of your project. Also, think about what isn't working for you now. Don't fret about how to design or construct it at this stage, just think about what you would really like to change or add. A professional, experienced remodeler will know exactly how to achieve the end results you want and will guide you through the process.

Next, give some thought to how much you really want to invest in your home. Since they don't do this every day, most homeowners don't have a solid grasp of what a renovation actually costs, but that's also okay at this point. Initially, your main concern should be with what you want to invest. Consider your home's value and the market value of other homes in the area. Bear in mind that we are living in unprecedented real estate times, so if a Realtor says your home is only worth $X per square foot, look at the history of the area and realize that value could escalate again in the future. Then take into account intangibles like how long you plan to stay in your home – is it one year, five years, ten years, or are you never planning to move. If you're considering moving, ask yourself whether you like your current home's location, the schools your children attend, the neighborhood, its level of convenience, etc. Ask whether you really need a larger house or just one that better fits your lifestyle. (Read our 10 Reasons to Renovate Instead of Moving blog article to learn more.)

Going through this process will help you crystallize your thinking. You may decide that you need a new home, which is great and you'll have made a well-informed decision. But you may discover that to fall in love with your home all over again, you just need to update a kitchen or bath, remove a wall to better utilize existing space or add more room to entertain.

If that's the case, then it's time to talk to a qualified, professional remodeler who has substantial experience dealing with the type of projects you're considering. Being honest with your contractor about your hopes and budget is critical, because at this point you will begin to officially define the project's scope and determine whether it is realistic within the confines of your budget. Don't lose heart if the initial proposal comes in over budget, because if you have clearly prioritized, a qualified, professional remodeler can find practical ways to phase in the project over time as your budget allows.

Moving expenses

RemodelorMove.com estimates the average cost of moving a typical $200,000 home (Charlotte’s April 2010 average sales price was $201,410, according to the Charlotte Regional Realtors Association), at a staggering $15,000 to $50,000. That includes moving preparation, the actual move, Realtor commissions, upfits and purchases for the new home, and a possible increase of $0 to $10,000 in property taxes.

Fees

That figure doesn’t include seller-paid closing costs, which typically run 3-5% of the sales price.

Hidden issues

While you know what’s in your home, you may be inheriting someone’s problems if there are issues that don’t show up on your new home’s inspection report. If the seller is making repairs, make certain they have been properly completed by a licensed, professional contractor -  electrical, exterior wood, roofing, boxing, siding and subfloor structural issues often won’t become apparent for several months or longer, when the cost to re-repair correctly will come out of your pocket.

Moving disrupts families

You’ll need to pack up personal belongings and keep the house in “ready-to-show” condition to be prepared for prospective buyers.

Moving disrupts networks

In addition to the friends you’ll be leaving behind, there are school, church and social changes that impact the entire family.

You may have to move twice

If you haven’t already located or closed on your new home by the time yours sells, you’ll need a temporary place to stay.

Double jeopardy

If you move before your existing home sells, you’ll need to cover two mortgages for an undetermined period of time.

Quicker than you think

Depending on the scope of the project, here are some surprisingly fast (approximate) construction times for common projects done by a licensed, professional contractor: the average room addition takes five weeks, a complete kitchen remodel 6-8 weeks, and a complete bathroom remodel 4-6 weeks.

Timing is everything

While the housing market is improving, values are not yet back to 2006 levels – which means holding onto your home until the market rebounds may make financial sense.

Solid investment

If planned and executed properly, you may recoup a large portion of your renovation expenses, particularly if you plan to stay in your home for a few years. Remodeling Magazine’s Cost Vs. Value 2009-2010 Southeast report puts recoup rates at 90% for attic bedrooms (mid-range project), 84.4% for basement remodels (mid-range project), 74.6% for a mid-range major kitchen renovation or 64.9% for an upscale version that includes features like granite countertops, 71.9% for a mid-range bathroom remodel or 64.3% for an more upscale bath renovation, and an impressive 146.8% for steel entry door replacement (mid-range project).

When considering those returns as well as all the issues involved in deciding whether to renovate, it’s vital to weigh what award-winning home improvement writer and author Kathy Price-Robinson wrote on her remodeling blog: “If you plan on living in your house for more than five years, you must factor in the quality of life increases as well as the payback on your investment. After all, is it a home where you live and shelter your family, or is it just an investment like a mutual fund?”