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The
owner of this residence wanted to remodel and expand the kitchen.
At the same time she wanted to consider the cost saving benefits
of adding another room to the rear of the house. To best determine
the feasibility of this option, we sketched a complete remodel
scheme which included all of the options with the understanding
that some portions would be removed from the bid list if cost
should exceed the budget after we completeted more detailed planning
and design studies.
REMODEL REPORT
March 29,
2001
(Name witheld for publication)
Austin, Texas
Re: Remodel of Residence
OVERVIEW
The owner has researched and designed several alternative floor
plan layouts and requested assistance with establishing a plan
of action regarding these alternatives. Because the owner has
access and uses a computer aided design software program the owner
will provide the final plans. The results of the consultation
established the following basic priorities:
A. Remodeling and expansion of the kitchen is the area of greatest
and most immediate concern with relocation of the utility room
and water heater being implemented as part of the expansion.
B. Phase I expansion is a 12' wide addition to the rear of the
house involving an area approximately equal to the existing screened
porch. The space is utilized by expanding one end of the kitchen,
relocating the utility room appliances, addition of a multipurpose
room and a bathroom or storage area depending on final decisions
by the owner. The roof ridge is centered on the width of the new
addition and extends to the existing roof ridge line. A beam/header
is added at the portion of the wall that is removed at the kitchen
area.
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C.
Phase II expansion plans may include a screened porch, a 2nd bathroom
and/or bedroom with access to the garage. Preservation of a specific
yard area for a small garden remains a priority. Design concepts
for the complete project have not been fully visualized and budget
requirements have not yet been determined
D. The following comments combined with the plans and completion
of the checklist by the owner should be sufficient for initial
builder cost review.
GENERAL COMMENTS
KITCHEN REMODEL
The existing kitchen will require a complete removal of all cabinets,
flooring and wall coverings. Portions of the subfloor have been
water damaged and will require replacement.
Suggestion: It is suggested that the flooring in the existing
bathroom be redone and refinished at the same time as the kitchen
to take advantage of tradesmen who will present on the site. This
can be a alternate bid item to be approved by the owner if desired.
Replace all wall surfaces with new sheetrock and finishes according
to owner specification (Owner will list the type of wall and floor
finish desired). Install new counter tops, bottoms and upper cabinets.
The basic plan is shown in the sketch plan with finishes and colors
provided by the owner. Add new "garden window" unit
to exterior as indicated on the plan. Location is at the edge
of the joining of the new addition to the existing house.
Add electric outlets as needed to power the new appliances and
add outlets along the counter top according to owner plans. Remove
existing plumbing lines and replace with new lines to new fixtures.
Add new gas lines to new gas range. Vent exhaust fan to outside.
Remove existing hot water heater and install new water heater
in new location.
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EXTERIOR
Remove existing covered porch roof, ceiling and walls and dispose
of waste materials. Build a new addition to the roof structure
as shown on the plan. Consult with the owner regarding any need
for reroofing of the existing roof. Add new roof covering and
trim to match the existing house. Remove existing siding and trim
up to the edge of the existing shingle siding. Add new trim and
new siding with insulation to code. Owner will select type of
siding but a "hardiplank" type is recommended in this
application.
FOUNDATION:
Pour new concrete slap foundation with appropriate steel reinforcement
and perimeter beams per code for the area shown on the plan. Slope
and drain the utility room to prevent flooding in case of leaks
to appliances. Include a 4'x4' concrete porch landing at rear
door entry. This landing may be removed at a later date to accommodate
a new screened porch.
HVAC & ELECTRICAL
Extend new a/c ducts to the new rooms. Consult with the owner
regarding the installation of the existing a/c unit which was
to be appropriately sized to accommodate the addition.
Update the connection from electrical main feed to house breaker
box. Determine need for additional circuits to provide power to
the addition and recommend any electrical circuit additions required.
FUTURE ADDITION
While no final decisions have been made by the owner regarding
Phase II design, it can be anticipated this will take place in
the rear area (see site plan) therefore any plumbing, electrical
or gas pipes or wires should avoid this area as much as possible
unless the future addition will have no effect on them. Add 2
electrical outlets to outside back wall, install porch lights
at door and provide for electrical box at new eave corners. Lights
by owner installed at a later date. Wires currently going from
the house to the garage may need to be rerouted through the new
addition but will remain in basic configuration.
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SITE WORK
Other than the new foundation, there is no site work included
in this phase of the remodeling project except that all materials
shall be removed from the premises and the area both inside and
out should be restored and cleaned to its existing condition.
All permits required shall be posted by the contractor according
to code.
GENERAL COMMENTS:
This report is intended to assist the owner and the contractor(s)
to finalize cost estimates, establish size and type of addition
and remodel general descriptions. It should not be used alone
as a single instrument or as set of specifications for quality
of work or final contract approval. The owner may use this information
as necessary to make a final set of plans to be used in the estimation
process and submitted to the contractor.
OWNER CHECK LIST
Increase the plan scale of the kitchen to 1/2" = 1'-0"
and show measurements for each item and appliuance opening. Provide
specifications or photos of your selected appliances, fixtures
and colors. Indicate upper and lower cabinet types with notes.
If possible provide a photo of the type of kitchen finishes and
cabinets you desire.
Draw new floor plan at 1/4" = 1'-0" scale. Reduce to
1/8" scale for printing purposes. Use dotted lines for roof
lines. Show locations of light switches and electrical outlets.
If you want to describe something in more detail than you can
show in the plan, give it a letter or number and write a note
that references that number. Transfer overall configurations to
the site plan
Select wall and floor finishes for each room
(Get samples or describe to builder in writing)
Select new appliance, sinks and plumbing fixtures
(Get samples or photos or spec sheets)
Select countertop materials and colors
(Get samples)
Select floor material type and colors
(Get samples)
Gutters and downspouts?
(Recommended)
Walkway from rear door to driveway?
(Do it yourself later is possible)
Impervious cover restrictions from city staff?
(Probably not an issue since the addition area is already covered)
Select the garden window
(Get photo or spec sheet)
Select lighting fixtures and ceiling fans
(Get photo or spec sheet)
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