For an average size kitchen of between 200-300 square feet you can budget a minimum of $25,000 for your Austin kitchen makeover. There are no larger DIY kitchen remodeling projects. Once the demolition is accomplished the inexperienced homeowner should consider his part in the remodel to be complete. It's time to get the building professionals involved to make sure that the resulting kitchen upgrade functions correctly. The correct electrical wiring with the new outlets and appliance rough ins should be installed within the kitchen's frame work. Dedicated circuits per the national electrical code should be wired by a qualified electrician. This will insure that two appliances can be running simultaneously without tripping any circuit breakers. The electrician will also install the needed GFI circuits that keep you safe around any wet areas. It's also a great time to install all the upgraded lighting fixtures with the new switching they require. Skimping on the electrical budget can cause many problems including an electrical fire.
To begin with, kitchen upgrades and bathroom remodels return the most money at resale on the initial investment of the remodeling project. National averages show that kitchen remodels recoup around 70% of the costs of the upgrade at the time of resale of the home. However, your Austin kitchen remodel costs should never exceed 15% of the total value of your home. Here is where you need to get your thinking cap on and plan for an affordable budget that is within your means. Your material choices are very important and if you need to stay mid-level to fit the budget then do so. The labor involved for the project will be around 1.6 times the cost of the materials used. The total budget should allow $150 per square foot for your kitchen upgrade project.
Austin kitchen remodeling will need to produce a better service or work triangle between the sink, refrigerator, and stove placement. The shorter the sum of the triangle legs the more efficient the layout. Twelve to fifteen feet is an optimum size for efficiency. Islands can also be incorporated into the design to increase your functionality. The prep sink within the island can become it's own focal point of the work triangle reducing the duties of the main kitchen sink. The orientation of the island toward the work triangle is very important making sure traffic can still flow freely within the designated triangle. Islands can contain all sorts of special storage areas. Mixer lifts, produce storage drawers, wine storage, and dough board pullouts are just a few of the many useful aspects that can be incorporated into the island.
Plumbing upgrades need to be addressed and the use of a master plumber will make sure that everything functions correctly. Moving a sink over a small amount can add an additional $2,500 to your project's hard costs as it affects both the plumbing and the floor. The plumber can be sure that you have adequate water volume for any additional fixtures that will be involved. The plumber will be involved through the setting of the sink, fixtures, and all appliances requiring water to operate. When choosing a kitchen sink, whether it is a drop in model or an under mount, you can never go wrong with a good grade of stainless steel. These sinks never go out of style and you can outfit them with any color and kind of faucet that you see fit.
Placing the dishwasher beside the sink and raising it up slightly obove the floor makes reaching in to load or empty the machine a more comfortable activity. Placing the spice drawers or shelves next to the cook stove also makes good sense. Storage of pots and pans must also be placed within the vicinity of the stove. Cooking and eating utensils must have their place between the stove and sink according to use. Task lighting is a concern making sure there is plenty of light to function properly as well as placing adequate light used over the main kitchen sink. Roll out trash bins or pull out shelves are a consideration during the layout process. Let's not forget ADA remodeling concepts for comfort if you are preparing for the future.
Moving on to the fine cabinetry for the project, you are limited by what you have budgeted for. Traditional face frame medium grade oak or maple cabinets will cost you around $160 per linear foot. Any exotic wood species are even more costly. Special cabinet amenities like pullouts beyond the basic drawer and shelf storage will add more to the total cabinet price. If the intent of your upgrade is to increase your accessibility via an ADA remodel as in wheelchair accessible, the new cabinets will most likely have to be custom made. These alterations should be done by a qualified residential construction contractor who is accomplished in dealing with the local ADA codes.
A traditional home builder has never truly considered the special needs of the disabled or aging within any home design. Unfortunately the design emphasis is always put on aesthetics and takes for granted everyone's mobility. There certainly are no guarantees or clauses within any home's sales contract that will prevent our future personal life experiences from introducing us to at least a temporary disability. Accidents will always happen and you could find yourself having to utilize a wheelchair or walker to facilitate your independence for mobility. Limitations in our mobility or constantly changing needs experienced by both the disabled and the elderly have sprung a new dimension in construction known as ADA remodeling to accomplish increased accessibility. Our homes have always been exempt from any and all of the accessibility regulations that have been put in place since 1968 when our Viet Nam veterans were returning home. The new evolving concept known as Universal Design for home remodeling is catching on nation wide and has been for several years as a sign of the times. Universal design techniques used in building makes a home more accessible to all regardless of their mobility or adaptive abilities. An evolution of new products used for disability home modifications is making those homes more accessible and has finally come about in the remodeling industry. These new advances in accessible home remodeling in Austin not only keep the living environments safer but will not compromise the home's aesthetics.
Kitchens have evolved because fewer cabinets are needed within the more open designs. Fewer wall cabinets are needed because of personal reach limitations. For those that are used, they can be installed at 14" above the base cabinet work top instead of the standard 18" spacing. The cabinet top is now lowered by two inches and installed at a universal 34" height. This makes a net 6 inch lower installation height for the bottom of the wall cabinet. All types of cabinet inserts like pull out shelves and specialized drawers are now available for installation in both base and wall cabinets. These devices will certainly help solve the reach problem. Base cabinet kick spaces can be raised to 9" and deepened instead of the standard 4" to accommodate wheelchair access. Knee spaces can be incorporated into the design for roll under access at the sink, prep area, and cook top.
The lack of bending motion and decreasing reach distances is changing the way we purchase and install appliances at comfortable heights. Placing dishwashers higher by a few inches to limit bending has become a reachable fad and the new height is changing the old look of our kitchens. Refrigerator drawers, dishwasher drawers, and double ovens that are no longer stacked are just a few changes within the present day appliance marketplace. Cooking ranges with the controls located on the front represents another metamorphosis helping with reach problems. Microwaves can be installed on the now lowered 34" height counter top or within the lowered base cabinet according to the consumers need for adequate reach.
The lack of doors represents a change in the cabinet market. The new open look lets homeowners access what is stored within the cabinet without an open door blocking their clear path for approach. No matter in what manner the doors are hung they always interfere with accessibility. The open cabinet look is seen in both the bath and kitchen.
The National Association of Home Builders, in partnership with the AARP and Home Innovation Research Labs, created the CAPS program, which includes training and education on the technical, business management and customer service skills essential to compete in the fastest growing segment of the residential remodeling industry--home modifications for aging in place and ADA accessibility in Austin, Texas. David L. Traut, CAPS the owner of T-Square Company in Austin, Texas is one of the select group of professionals nationwide to earn the Certified Aging-In-Place Specialist (CAPS) designation, identifying him as a home remodeler and builder with the skills and knowledge necessary to remodel or modify a home to meet the unique needs of the older population, disabled owners, or their visitors.
Finding a contractor familiar with the guidelines of accessibility can be quite difficult. Be sure to check out the credentials of any potential bidders you contact. Be sure they understand that the alterations you are seeking are for wheel chair accessible home remodeling and modifications. Furthermore be sure this person knows and practices both the federal and most importantly your state's requirements before entering into any contract.
Aging in place services are available through T-Square Company. We are a certified aging in place specialist. Each design/build situation will be customized to fit your personal needs. Call 512-444-0097 today to begin the accessible second chapter of your life while remaining safe and secure in your existing home. CAPS #1636580