Have you finally reached the point where your existing kitchen just doesn't blend with your current lifestyle or it simply doesn't have the efficiency that you require?  Your appliances have become personified with all their special noises and their lack of efficiency.  Don't forget that their electrical power consumption is definitely inferior to the norm of today and that your old appliances are wasting energy.  Perhaps your gas stove's burners aren't as efficient as they once were adding an addition of carbon monoxide to the air you breathe within your home's confinement.  Maybe your stove's hood vent, which hasn't worked in quite some time, needs to be upgraded with a more efficient and certainly a more quiet unit.  How about the cabinet drawers that that have come apart or no longer freely run on their guides.  And don't forget about the missing cabinet bottom under the sink because of an accidental plumbing leak that occurred months ago or the old original cabinet doors that no longer shut or perhaps have hinge problems.  Many problems or a combination of certain defects can cause you to reach that threshold and begin to get serious about a kitchen upgrade.

     If you are considering replacing your old cabinets during a kitchen makeover with some fine cabinetry or perhaps you are just needing an updated work surface,  there are a few choices that need to be considered before making your final decision.  Plastic laminates, solid surface material, granite, quartz, stainless steel, wood, and concrete are the most popular choices today when considering new or replacement counter tops for a fine kitchen upgrade.  Each surface has it's own set of pros and cons to take under advisement before a conclusion is reached making sure your selection blends with your lifestyle.  Remember that any samples of materials you see are only small representations of any larger piece when choosing products.  Furthermore trivets and cutting boards should always be used no matter which top you choose.   Ktchen 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.  However, your kitchen remodeling 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.

     Basically, for an average size kitchen of between 200-300 square feet you can budget a minimum of $25,000 for your kitchen upgrade.  There are no DIY Austin 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.

     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.

     An Austin kitchen remodel 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.

     Whatever your situation please rely on the experiences of a local building professional.  Check out their credentials and references over merely price checks against other bidders.  Don't make the mistake of letting a cabinet making subcontractor or tile installer play the part of a general contractor because his knowledge will be limited to that of the cabinets or tile and not much else.  You get what you pay for with proper planning and using an experienced and qualified contractor.

Kitchen Makeovers Can Streamline Your Lifestyle

     The published guidelines for ADA accessibility for buildings and facilities is a great resource for ideas on how to make a home safer and easier to live in.   Homes can become more accessible to people as they age. Many of these published guidelines, particularly requirements for corridor and door widths, safety bars and proper access to different types of facilities can go a long way in extending the amount of time an elderly or physically impaired individual can live independently. 

     Preparing in advance for an event involving someone in your home needing living space modifications for even a short time while recovering from a surgery is a smart move.  A new concept in home remodeling began to gain popularity over the years known as universal design and with it came an abundance of new products for room modifications making homes more accessible.  These universal designs are merely a way to make homes more inhabitant friendly no matter what the circumstances.  Most seniors will reach a time in their lives when they require specialized living environments to safely maintain their independence.

     There are a surprising number of home improvements you can perform that will help make life easier and more secure for both yourself or an elderly family member. These home improvements range from major projects like installing safer slip resistant tile flooring to small improvements as simple as rearranging furniture into safer configurations.

     Bathroom accessibility modifications for disabled clients contain designated accessible routes created by hiring a knowledgeable residential construction contractor in Austin, Texas holding a CAPS certificate.  The experienced builder you contract with must be skilled in both home remodeling and all ADA accessible guidelines.  The noted accessible route will first provide ways to accomplish any elevation changes in your yard that once required using stairs  leading up to your front door.  A correctly angled ramp following ADA guidelines will help you gain access into your home.  Perhaps the front door itself needs to be widened or additionally equiped with an electronic opener. 

     Problems encountered while accessing your home when you are wheelchair bound generally begin before or at the front door.  Given that you can reach the front porch approach without obstruction is a great start.  The stairs leading onto the front porch are yet another matter all together.  A correctly designed ramp having the correct slope can adequately solve this problem.  The use of grab bars and any railings will be dictated by the ramp's design and the regulations involved.   Once your safely upon the porch, your home's front door width can become an issue.  The front door itself alongwith the rest of the doors along the accessible route should be 35"-36" in width.  Any entry doors less than three feet in width will cause a problem in maintaining a required 32 inch clear entry way along the new accessible route within your home. 

     Once inside the structure a new set of problems concerning your accessibility will be discovered.  The accessible route will continue into all the rooms increasing their accessibility.  Handicap accessible bathroomswith grab bars all around for safety and hand held shower heads should also provide roll under capability for wheelchairs at the lavatory.  Bathroom sinks can be wall hung to save space in the accessible bathroom.  A required underneath clearance and scalding protection below these sinks must be observed for the end user with special needs.  The correct single lever handles must be used to control all sink faucets assisting those with limited mobility.  Reach limits must not be exceeded above any new 34 inch high accessible cabinet top.  A clear barrier free space of 30" by 48" should be associated approaching all bathroom fixtures making them accessible.  The associated clear spaces can overlap within the room.

     Handicap toilets should never be placed in small alcoves. They should have a minimum clear width of 60" optimally and sufficient space to accommodate the wheelchair to the sides of the toilet or in front.  Use comfortable height toilets with the seats between 17"-19" above the finished floor.  The flush control lever should be placed on the open side of the toilet.  

     The kitchen is one of the most used rooms in the house.  Wheelchair accessibility clearances of no less than 27" high by 30" wide should involve a lowered sink, a front controlled cooktop, and a food prep area.   A 9" tall by 6" deep under cabinet toe kick clearance should be observed for adequate foot clearance while in the wheelchair.  Adjustable shelving is helpful and door placement should be determined by the user.  Appliances are another consideration when modifying a home for accessibility.  Lowering the location of the microwave or raising the dishwasher for easier access to the bottom rack needs to be considered.

     Whatever your situation please rely on the experiences of a local building professional.  Check out their credentials and references over merely price checks against other bidders.  Don't make the mistake of letting a cabinet making sub play the part of a general contractor with accessibility experience because his knowledge will be limited to that of standard cabinets and not much else.  You get what you pay for with proper planning and experience.

A Wheelchair Accessible Kitchen

    Whether you're looking for a local residential construction contractor to accomplish a kitchen remodel or a construction professional to complete an entire gutting and remodel of your entire home including a home office transformation,  the final accenting finishes most likely will include the use of fine cabinetry. The choice between frameless European and Northern face frame cabinetry styles will highlight any design.

     When the time finally arrives for remodeling an Austin kitchen,  there are many choices to be considered concerning the new kitchen cabinetry.  Frameless European full overlay style cabinets are a type of fine cabinetry having either a painted or stained wooden exterior or one with the exterior  totally covered on all exposed surfaces in plastic laminate per your choice of color, pattern, or manufacturer.  The laminated exterior application provides a much cleaner and more modern look for easier maintenance.  The doors and drawer fronts on all European cabinetry are flat having no crevices to conceal grease and grime and directly overlay the cabinet box. Each door is mounted on the inside of the box using fully concealed and adjustable two part hinges.  The frameless European style is represented only by the cabinet carcass or box, composed of the walls, bottom and top (if needed), and back without any face frame components yielding only a 3/4" outward appearance for all the stiles and rails.  This European style which eliminates the usual two inch face frame gives full access to any stored contents with more usable room.  These frameless cabinets limit the amount of exposed stile and rail surface area between the door and drawer faces.  The exposed cabinet area is normally limited to 1/8-3/16 of an inch.  This holds true between any two finished faces coming together presenting a half overlay situation on either a horizontal rail or vertical stile; hence, exhibiting the full overlay method.  This clearance is also typical at the juncture toward the outside walls beside the cabinets. One other characteristic of the European design lies in the adjustable shelving.  A series of 5mm holes are repeatedly drilled in 32mm increments (approximately 1 1/4") continuously at the front and back of all vertical cabinet pieces receiving shelves.  This configuration allows for shelf supports to be inserted to adjust the shelves.  In time, the shelf supporting "dogs" might wear out the holes and become loose causing the shelves to collapse.  The retro use of metal pilasters will remedy the problem.

     Following cabinet installation,  there is no room for the application of wall trim in the European method.   Spaces against the walls should be caulked in place to seal the carcass to the walls.  If the gap toward  the side walls is greater than 1/8 inch preventing a reasonable caulkable joint, a laminated filler must be constructed.  This new filler should be cut and sanded to fit the taper tightly filling the gap. As mentioned above, the narrow but typical gap from the side of the cabinets to the wall can and will be a problem when European style cabinets are specified for a remodel. 

     Don't forget that the 1/8th inch spacing rule means that no passage door or window trim can be any closer to the new cabinet faces than the cabinet drawers themselves are deep.  Any such trim will always be 1/2 inch or more in thickness thus impedes cabinet function.  By practicing this rule of thumb you will allow the drawers to fully extend. Cabinet doors will also have a clear swing radius and not be wedged against any perpendicular entry door trim.  If the above needed clearance from the cabinet faces to the door trim is nonexistent the entry doors themselves must be relocated.  This aspect will include any wiring for light switches or outlets and should be done by a qualified electrician.

     Kitchen remodel ideas in Austin, Texas like most other cities includes many of the same aspects.  Be sure to choose a local qualified remodeling contractor whose personality and qualifications are agreeable with you personally.  You are about to undertake a very important short term relationship in your life with someone you may know by reputation only.  The relationship needs to be comfortable and free flowing thus enabling the contractor's creativity level to be at it's highest during your remodeling project. Look at it as a partnership between your needs and the remodeling contractor's abilities.  This is not new construction and the use of the European cabinetry must be accomodated for.  His professional remodeling experience will include his capacity to identify many construction limitations and hazards.   These variables underlie the major pitfalls that can be avoided while enabling a remodeling design to come to reality.  His experience can also aid you in accomplishing remodeling upgrades that include dissability issues.  The job needs to flow between the various trades involved to produce a better final outcome.  This too is a reflection on his remodeling experience for which there is no substitute.

A Frameless European Kitchen Design

    Austin homeowners are always looking for ways to bring their existing older home's kitchens and bathrooms up to date.  Bathroom remodels for any smaller baths can incorporate a number of  items to fit any budget.  Larger bathrooms lend themselves to more extravagant designs.  Using beautiful ceramic tiles in an interesting design, updating plumbing fixtures, upgrading the cabinet tops and the use of neutral colors can create a bathroom with a "wow" factor. It is quite possible to produce a small but charmingly remodled bath on a budget.  A project that is affordable plus the fact that it will add resale value to your home cannot be denied.  Check out all the options before committing to a plan and then stick to it.  The replacement of the tub with a new walk in shower can create a bold  look but will run you around $10,000.  There are no spending limits for bathroom remodels.   You can plan on spending around $12,000 to $15,000 for a hall bath remodel.   The price tag can approach or exceed $35,000 for a complete master suite remodel.  The type of fixtures and building components chosen alongwith the labor will compose the overall cost of the remodeling project. Always hire a local and professional builder.  Remember that producing change orders because "no one thought of that" become expensive. Create the style for your Austin kitchen or bathroom remodel that best gives you a feeling of pride!

    If you are considering replacing your old cabinets during a kitchen remodel with some new fine cabinetry or perhaps you are just needing an updated work surface there are a few choices that need to be considered before making your final decision.  Plastic laminates, solid surface material, granite, quartz, stainless steel, wood, and concrete are the most popular choices today when considering new or replacement countertops for a fine kitchen upgrade.  Each surface has it's own set of pros and cons to take under advisement before a conclusion is reached making sure your selection blends with your lifestyle.  Remember that any samples of materials you see are only small representations of any larger piece when choosing products.  Furthermore trivets and cutting boards should always be used no matter which top you choose.   Kitchen upgrades and bathroom remodels return the most money at resale on the initial investment of the remodeling project.  National averages show the cost of kitchen remodel recoups around 70% of the costs of the upgrade at the time of resale.  However, your kitchen remodeling 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 $100 per square foot for your kitchen upgrade project. 

    Finding help to remodel a home can be time consuming and should be undertaken only by those builders possessing a wide array of remodeling experience.  All builders certainly are not remodeling contractors.   The finale of new construction is by far more foreseen because of the known and predictable  path the work schedule will follow.  During remodeling, first there is the demolition work and the costs involved to dismantle a certain existing area in your home prior to beginning the construction of a new project. Knowing the best way to accomplish this aspect is why you need to hire a remodeling contractor.  This type of building professional will base his results on his capability of blending any new work done within the home with the existing design and elevations.  The expenses of this new construction represent the second set of costs involved for any residential remodeling project. 

    Whatever your situation please remember to rely on the experiences of a local building professional.  Check out their credentials and references and don't limit yourself to only price checks against other bidders.  Don't make the mistake of letting a cabinet making subcontractor or tile installer play the part of a general contractor.  Their knowledge will be limited to that of the cabinets or tile and not much else.  More importance needs to be given to the reputable contractor's personality and knowledge and how well you two communicate.  You are making your choice for a professional to lead the way enabling your dream to be realized.  You get what you pay for with proper planning when using an experienced and qualified local contractor.                                                                                                             

The Formation Of A New Walk In Shower During A Bathroom Remodel

     With increasing age, simply maneuvering around within our home becomes more difficult.  Some debilitating diseases slowly take over our bodies completely reducing mobility and independence over time.  The situation is complicated further once we are forced to use any device for increased mobility.  That's when we find ourselves asking how we are to negotiate a set of stairs or a doorway that is too narrow to allow entry into a room or even the entire house.  These types of overpowering circumstances can certainly make life terribly difficult to deal with at times.  Who would ever have imagined that just passing through a doorway we had negotiated many times could now present such a problem within our private life? This situation reminds us of the need for more handicap bathrooms.

     Designated accessible routes can be created by first hiring a knowledgeable residential construction contractor in Austin, Texas.  The experienced and CAPS certified handicap remodeling contractors in Austin that you contract must be skilled in both home remodeling and all ADA guidelines to perform CAPS certified remodeling.  The noted accessible route will first provide ways to accomplish any elevation changes in your yard that once required only stairs  leading up to your front door.  A correctly angled ramp following ADA guidelines will help you gain access into your home.  Perhaps the front door itself needs to be widened or additionally equipped with an electronic opener. 

     Once inside, the accessible route will continue derived from wheelchair remodeling into all the rooms thus increasing  accessibility.  Kitchen upgrades and handicap accessible bathrooms will provide roll under capability for wheelchairs at all sinks.  A required underneath clearance and scalding protection below the sinks must be observed for the end user with special needs.  The correct handles must be used controlling all sink faucets assisting those with limited mobility.  Reach limits must not be exceeded above the new 34 inch high cabinet top.

     During bathroom accessibility remodels, roll in or transfer showers equipped with adequately placed grab bars will lessen injury from falls while entering the bathing facility.  Further outfitting these areas with hand held shower wands that can be temporarily mounted on adjustable slide bars will also be of assistance.  Hallways need to be wide enough for wheelchair clearance and all entry doors at each room must be at least 36 inches wide for unobstructed wheelchair entry.  A clear and unobstructed five foot wheelchair turning radius will be built into the design for increased accessibility to facilitate leaving a small room as in the bathroom. Lowering the light switches in certain rooms may be a requirement to help with decreased mobility to below 48 inches.

     There are basically two styles of ADA vanities that comply with an unobstructed roll under area below the sink.  This capability has everything to do with both the water supply lines and the main waste line connecting the sink.  There must be provisions made to protect the user from being scalded when coming into contact with any one of the plumbing pipes serving the sink.  These connecting pipes may become heated merely by the water passing through them creating the problem.  The open type model should always receive both waste and supply insulating jackets applied directly to the pipes providing protection for the wheelchair user.  The closed model concealing the pipes will be equipped with a removable face or face board covering the pipes.  This pipe concealing panel must be installed at the correct angle.  This allows for the needed unobstructed legroom required for the  user.  The vanity can extend beyond the sink but the area containing the sink is required to have this roll under capability.   This section of the vanity must not be any taller than 34 inches above the finished floor with sufficient lower clearance.  Clear unobstructed reach distances around the counter top area must be observed.  Any motion controlled sensors integrated into the various dispensing devices and/or plumbing fixtures throughout the restroom present a true hands free benefit to all the restroom users.  If these aren't in the budget then at least wrist handles used for controlling the faucet can be incorporated into the design of the vanity.  Furthermore, automatic flush valves should be used on all toilets and urinals that provide for hands free use.

     There is nothing strange, different, or out of the ordinary to consider when shopping for ADA kitchen cabinetry. The specialty cabinetry can be composed of any materials that currently make up standard off the shelf or custom cabinetry. It's all about the agreed upon cabinet industry standards for heights and distances being incorporated into the cabinetry designs . This allows the consumer with special needs a more comfortable experience while performing the kitchen's daily duties. Architectural barriers have been removed allowing for the proper legroom clearance, reach distance, and cabinet height. Upper wall cabinets are installed four inches lower providing for a comfortable reach distance above the cabinet top, installed at 34 inches above the finished floor, for the perfect height that is totally useful. The ease of operation of the new cabinetry is more favorable and convenient and certainly user friendly. 

     And now for the layout of your new ADA compliant kitchen.  First you should try to maintain the five foot turning radius within your kitchen if you require the use of a wheelchair or other assistive mobility device. You will need to have your plumbing attachments brought into compliance to enable your freedom and safety.  The installation of grab bars where needed within the kitchen can be very helpful for insuring your safety for maneuverability.  These should be installed at 34 inches above the finished floor to safeguard your use of them.  Having roll under capability for the new kitchen sink can be very helpful while you are utilizing the wheelchair.  Exact clearances should be complied with for width and clear unobstructed legroom underneath the sink.  The proper safety equipment should be installed on the plumbing pipes that prevent scalding of your legs.

      Whatever your situation please rely on the experiences of a local building professional.  Check out their credentials and references over merely price checks against other bidders.  Don't make the mistake of letting a cabinet making sub play the part of a general contractor because his knowledge will be limited to that of the cabinets and not much else.  You get what you pay for with proper planning.

     Many options are available when selecting what type of commercial office glass wall system that will best fit your needs.  Each design option will vary in the amount of total allowable visibility through the glass panels that one sees from any adjacent part of the common area.  Commercial window walls in Austin can create an invasion of privacy within an office if a proposed design is not totally taylored and understood.  A newly highlighed room's function and privacy can be maintained simply by varying the amount of glass area used, it's degree of transparency, and the locations of the glass panels within the office walls.  The end use of the new office and its inhabitants must be taken into account before adding any type of glass wall system.

     Glass wall systems can be as simple as the use of a sidelight next to the office entry door to verify if a meeting is in progress to utilizing a full height glass wall offering total visibility and openess to the office.  Modesty concerns can be accomplished by incorporating half glass wall designs or by the use of transom windows located above doors into the design but still maintains the open feeling.  Translucent applications such as etching or films applied directly to the inset glass can retain the security of total privacy however still providing a feeling of open confinement due to the presence of natural light.

     Clear glass panels can be totally divided using wood or metal framing components or each of the glass panels can be chemically attached for a free flowing look.  Glass blocks can also be used as a means to provide privacy given their translucent characteristic and they can be installed in interesting patterns.  Just be sure your design fits the need because glass walls are much more expensive than their drywall counterparts.

     Work areas hold the most importance since they are tied directly to the income of any business.  Private offices will be assigned as needed.  Larger open spaces for setting up cubicles or multiple work stations can take up the majority of your new floor space.  Storage areas for office supplies and even shipping areas will take up space as needed by the occupant according to the type of business they are in.

     Conference rooms can be placed either off to the side or within the very center of your space.  Ceiling,floor, and wall treatments can be upgraded here because they will help define this room as being special.  Installing commercial window walls or even half glass walls can highlight any conference room within your space and still provide privacy for business meetings.  Window treatments like blinds or drapes can be added to increase the room's privacy when needed.  Be sure to prewire for any devices used during presentations and don't forget about controlling the room lighting. 

     Reception areas make the first impression on the people coming into your office for the first time.  Careful consideration must be given to their presentation.  Are there enough seats for the amount of people who will drop by at any one time?  Are there accessible writing surfaces for anyone who enters even if they are in a wheelchair?  Does the room provide comfort to those who are waiting for an appointment?  Remember this room could set the tone for a very important future meeting involving your business.

      Breakrooms need to be sized according to the number of people using the facility at any one time.  All care should be taken for providing ADA accessible routes throughout any of the shared usage areas.  ADA compliant kitchen cabinets should be used within the break area that provide sink space at the proper height above the finished floor and the proper clearances with protection below the sink area.  If you were fortunate enough to have private restroom facilities installed be sure they fall within ADA compliance.  Special vanity and fixture requirements for height, clearance, and reach must be observed throughout the restroom.  You never know when you might hire a person with special needs.

Commercial Office Glass Wall Systems

    If you have recently replaced your old cabinets during a kitchen or bathroom remodel with some new fine cabinetry or perhaps you are just needing an updated work surface there are a few choices that need to be considered before making your final decision.  Plastic laminates, solid surface material, granite, quartz, stainless steel, wood, and concrete are the most popular choices today when considering new or replacement countertops for a fine kitchen upgrade or bathroom makeover.  Each surface has it's own set of pros and cons to take under advisement before a conclusion is reached making sure your selection blends with your lifestyle.  Remember that any samples of materials that you see are only small representations of any larger piece when choosing products.  Furthermore trivets and cutting boards should always be used no matter which top you choose.

     Nonporous plastic laminates have been around for many years which is a testament to their durability.  They represent the most affordable choice for your money and appear seamless.  We've come a long way since the days of harvest gold and avocado green but some of this original material still exists in kitchens today.  We now have different grades of laminate and the HD grade offers interesting designs and textures that help to hide scratches but be advised--they will scratch and the glossier the finish the worse the scratch shows.  Heat should never be introduced and the use of hot pads is a necessity.   Color caulks offered by the laminate manufactures matching their laminate colors are used where the top meets the splash for flexibility or integral splashes are also an option.  Drop in sinks are preferable when using plastic laminate but now there are some under-mount units available. There are also many edge profiles produced today to enhance the look of your new laminate surface.  Never use abrasive cleaners on any plastic laminate surfaces because they dull the existing finish.

     Solid surface materials like "Corian" or "Gibralter" are composed of nonporous plastic where the color is continuous throughout it's thickness.  This material will stain and scratch but due to their makeup the solid surface tops can be reworked by professionally buffing out the affected areas and repairs are a possibility and is a great choice for Austin kitchen cabinets.  Remember that the darker the product the more evident the scratches.  These tops do appear seamless and are more bacteriostatic than stone.  The pricing varies for groups A-E with the solid color A group being the least expensive.  The higher priced groups give you many more color choices and variations.  A matte finish with a low sheen verses the higher glossed finishes found on granite is typical. As with the laminates above there is usually no variance in color between like samples. There are no limits for the edge profiles and different colors can also be used as an accent. The use of trivets to protect from heat exposure is advisable.  (see photo below)

     Granites are a natural stone coming right out of the mountain so no two slabs are exactly alike. Pitting and veining are inherent of mother nature and lend to any slab's beauty.   Many natural colors are available and usually lighter tops are preferred over darker stained fine cabinetry and vice versa holds true.  The stones are cut and polished to a high gloss finish but this can be altered to produce a more dull surface by a process known as honing.  There are different edge treatments available limited only by the fabricator.  Seams are visible and accepted and only avoided by using  larger pieces to limit the number of joints.  One downfall of granite is it's porosity.  Granite tops require maintenance and must be sealed frequently.  The duration between coats is directly proportional to the amount of use your top gets.  A good rule of thumb is to see if water continues to bead up when you place it on the surface.  If not, reseal.

     Quartz is a man made product consisting of 93% stone pieces held together by resin and dyes.  It is the newest and the best rated material available today having bacteriostatic qualities.  It is technically maintenance free due to it's nonporous surface and the best choice for a bathroom vanity.  The colors are consistent and a uniqueness due to a natural occurrence of color concentration known as pooling can be observed.  The use of this material is on average a higher cost surface.  In its beginning this product contained small pieces of stone but now larger pieces are being used to create more interesting patterns.  The overall look is a more uniform pattern than that of granite.  It is the most scratch resistant choice out there but things do happen.  The joints are not seen.  Like granite there are no limits to the sinks that can be used.

     Stainless steel used on counter tops has the same smudging disadvantage as is seen on appliance faces.  The surface is seamless when utilizing custom welding.  The typically used 16 gauge product can be configured into any shape.  It is impervious to both oils and acids.  It is also a higher cost option starting at around $65 per square foot.  The use of cutting boards is highly advised.  Standing water can cause a permanent mark.

     The use of wood represents the certified green choice with no two pieces alike.  Wood is  both renewable and repairable.  It is gentle on glassware and can be used as a cutting board. It's main drawback is the natural porosity of wood.  This will cause darkening when water is left standing along with the fact that food odors are constantly being absorbed.  Trivets must be used because wood expands and contracts with temperature changes.  And do not forget about splinters when you aare cleaning up.

     Concrete tops are poured in a mold outlining the face and edge profile.  The varying colors of the substrate are accomplished by adjusting the variables within the mix like cement colors, the type of sand(s), or by the add mixes used during the mixing process.  Many factors can produce shade, hue, and tone contrasts like acid etching stains used on the  surface once it has been poured and set.  More creative and interesting contrasts can be acheived by using additives in the mix like stainless steel filings, glow in the dark materials, or colored glass chips.  Once the slab is polished it must be sealed at the rate needed per use.  This process lends itself to a patina with age. 

A Typical Solid Surface With A Colored and Routed Edge

     Have you finally reached the point where your existing kitchen just doesn't blend with your current lifestyle or it simply doesn't have the efficiency that you require?   Are you ready for a kitchen remodel Austin?  Your appliances have become personified with all their special noises and their lack of efficiency.  Don't forget that their electrical power consumption is definitely inferior to the norm of today and that your old appliances are wasting energy.  Perhaps your gas stove's burners aren't as efficient as they once were adding an addition of carbon monoxide to the air you breathe within your home's confinement.  Maybe your stove's hood vent, which hasn't worked in quite some time, needs to be upgraded with a more efficient and certainly a more quiet unit.  How about the cabinet drawers that that have come apart or no longer freely run on their guides.  And don't forget about the missing cabinet bottom under the sink because of an accidental plumbing leak that occurred months ago or the old original cabinet doors that no longer shut or perhaps have hinge problems.  Many problems or a combination of certain defects can cause you to reach that threshold and begin to get serious about a kitchen upgrade.

     Kitchen remodeling in Austin Texas is no different than anywhere else.  For an average size kitchen of between 200-300 square feet you can budget a minimum of $25,000 for your kitchen upgrade.  There are no 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.

     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 undermount,  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.

     Any kitchen remodel 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.  Islands can also be incorporated into the design to increase your efficiency.  The prep sink within the island can become it's own focal point of the work triangle redocing 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.

     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.

     Whether you have replaced your old cabinets with a set of new fine cabinetry or just need an updated work surface atop your existing setup there are a few choices that need to be considered before making your final decision.  Plastic laminates, solid surface material, granite, quartz, and concrete are the most popular choices today when considering new or replacement countertops for a fine kitchen upgrade.  Each surface has it's own set of pros and cons to take under advisement before a conclusion is reached when remodeling an Austin kitchen.  The final choice must blend with your household's lifestyle.  Remember that any samples of materials that you see are only small representations of any larger piece when choosing products.  Furthermore hotpads and cutting boards should always be used no matter which top you choose.

      Whatever your situation please rely on the experiences of a local building professional.  Check out their credentials and references over merely price checks against other bidders.  Don't make the mistake of letting a cabinet making subcontractor or tile installer play the part of a general contractor because his knowledge will be limited to that of the cabinets or tile and not much else.  You get what you pay for with proper planning and using an experienced and qualified contractor.

A Newly Remodeled Kitchen For Today's Activities

     Most people remember how the old style bathtub/shower combination was a standard part of any bathroom design.  Some residential showering areas were enclosed using the multicolored vinyl shower curtain option while others had bi-passing or sliding shower doors on tracks.  The doors were framed with either chrome or gold colored aluminum matching the sliding tracks.  Modern bathroom designs have become much more sophisticated because the many available bathroom products are easier to be discovered by the homeowner.  There are millions of pictures representing fine bathroom upgrades or bathroom remodeling all across the internet.

     Young Austin homeowners are always looking for ways to bring their existing older home's bathrooms up to date.  Bathroom remodels for these smaller baths can incorporate a number of the items listed above in moderation to fit any budget.  Using beautiful ceramic tiles in an interesting design, updating plumbing fixtures, and the use of neutral colors can create a small bathroom with a "wow" factor. It is quite possible to produce a small but charmingly remodled bath on a budget.  A project that is affordable plus the fact that it will add resale value to your home cannot be denied.  Check out all the options before committing to a plan and then stick to it.  Always hire a local and professional builder.  Remember that producing change orders because no one thought of "that" can be expensive. Create the style for your Austin bathroom remodel that best gives you a feeling of pride! 

     What about the costs involved?  In general, typically projects undergoing Austin bathroom remodeling can run you about $16,000.  However a large master bathroom makeover can push up your budget to around $26,000 as an average.  Don't forget that these are average costs and the client is limited only by their bank account totals.  Just the conversion of a tub into a walk in shower design can set you back around $9,000 as a good medium price range.  But what makes the costs appear so expensive?  Basically time, the difficulty of the job and the actual labor costs performed by all the trades involved plus the expenses for purchasing the products chosen to complete the project.

     If you are benefited by having a larger space to deal with there will be increased costs due to the larger area to finish -as in more tiles for a bigger area and the labor to install them.  Your costs may go down per square foot but you are certainly dealing with more square feet and increased costs.  You need to consider that plumbers, electricians, tile setters, framers, drywall workers, carpenters, and insulation installers, just to name a few trades, will be involved in your bathroom remodel.  Now how about the demolition that will be involved before the actual construction begins?  Sometimes the preparations behind the scenes take longer than building the new bathroom remodel itself.  Perhaps there isn't enough water volume to supply your chosen bathroom fixtures requiring a pipe to be upgraded or there just isn't sufficient fall for a gravity drain to work naturally that necessitates a lift pump system be installed.  What are the new electrical requirements and layout and do these require dedicated or GFI circuits and will the existing electrical panel handle the new circuit breakers?

     Considering a new walk in shower design?   You can design the space so it doesn't require a door for splash protection or you can take the route of a clean looking frameless glass shower enclosure.   This will surely set you back at least $700.  The end result will be a sophisticated  clean look of beauty enclosing your new shower.  Whether the door sits upon a curb or you have a specific need for a curbless situation you will be satisfied with your choice.

    Let's say your tile choices include glass and marble instead of ceramic or porcelain and you choose to accent your bath with a glass block design.  All these premium finishing choices will drive up your project's bottom line well above the averaged costs mentioned above as a rule of thumb.

     Proper lighting is always an important aspect to be installed during a bathroom remodel.  It can be broken down by task.  Recessed cylindrical can lighting is used today to provide the overall luminescence for the room.  Trims with lenses can be installed above baths and showers by code to brighten darker areas.  Light strips or single wall fixtures can be designed around the new framed beveled mirror that you have chosen.  The choice of bulbs utilized is yours for now at least.  Try using dimmers to control your new lighting creating mood. 

     Ventilation is so important when planning a bathroom upgrade because of the humidity involved.  Too many times a single exhaust fan is installed above the toilet, or what is much worse, in the center of the room.   Heat and humidity naturally rise and will overtake the entire room if given a chance. Today's quiet bathroom exhaust fans should be sized according to the room's air volume.  They should be located above any bathing or showering facility and above the toilet.  Conditioned air along with adequately sized duct work supplied by your central unit will further accentuate a pleasant feeling within the bath.

     Fine cabinetry is a must for any bathroom makeover.  As for the vanity, you can work your way down from the upgraded cabinet top that has been installed at the correct height for you.  The vanity should have adequately accessible storage satisfying your needs.  Incorporating  easy operating and properly sized drawers and pull out shelves within the design can be very beneficial.  Linen, medicine, and "over the potty" wall cabinets need to be well thought out. The correct species of wood used for the construction of your fine cabinetry and the style of you cabinet doors are two very important factors to consider.  Remember, you do have a choice and you are going to be looking at these new cabinets for a while.

     Bathroom plumbing fixture choices are numerous to say the least.  Select reputable companies offering the best warranties especially when considering finishes used on control valve trims and the fixtures installed in the project.   Larger walk in shower designs should have seamless fiberglass liners to avoid leaks if the house ever shifts.  Using natural stone or glass tiles while additionally designing in glass blocks will certainly be an upgrade. 

     Colors for bathrooms today are natural and earthy creating a calming effect.  Accents of color reflected from the tiles, paint, fixtures, and woodwork are used to make things a little more interesting compared to the room's overall vanilla tones within your design.  Help is just a phone call away but be sure the one who answers has the qualified experience you need for completing your new bathroom transformation.

Bathroom Remodeling With Style In Austin

     Typical commercial tenant improvements Austin involve a different type of construction techniques that you won't find in your home's construction.  The beauty of metal stud walls below a grid ceiling is the ease of altering a given situation or floorplan.  It is easier to add or remove these walls than it is the ones within your home because of the way wooden framing is tied together.  Electrical devices can be easily added or a lay in light fixture placed within the grid for additional lighting.  That is why the systems were created since not every office configuration will work for every tenant.   The door and window systems are normally formed using aluminum extrusion materials clip together so that they can change locations without being destroyed. They look clean and are architecturally pleasing to the eye.

     Tenant finishes can vary from merely a paint job to demolishing the entire space and starting over to better utilize the square footage.  Utilization requires planning in advance and knowing all your business's operational needs.  Work areas will always be defined per function.  Storage areas, breakrooms, conference rooms, and reception areas should be considered so that the entire office flows well during hours of operation.  Shipping can definitely be a consideration even if it doesn't play a major part in your business.  Maybe your space is large enough to include the addition of private restroom facilities in addition to those located within the common area?

    Many options are available when selecting what type of commercial office glass wall system best fits your needs.  Each situation will vary in the amount of total allowable visibility as seen from any adjacent part of the common area.  Commercial window walls can create an invasion of privacy within an office if a proposed design is not totally taylored and understood.  A newly highlighed room's function and privacy can be maintained simply by varying the amount of glass used, it's degree of transparency, and the locations of the glass panels within the office walls.  The end use of the new office must be taken into account before adding any type of glass wall system.

     Glass wall systems can be as simple as the use of a sidelight next to the office entry door used to verify if a meeting is in progress or utilizing a full height glass wall offering total visibility.  Modesty concerns can be accomplished by incorporating half glass walls that still maintain the open feeling.  Translucent applications such as etching or films applied directly to the glass can retain the security of total privacy however still providing a feeling of open confinement.

     Work areas hold the most importance since they are tied directly to the income of the business.  Private offices will be assigned as needed.  Larger open spaces for setting up cubicles or multiple work stations can take up the majority of your new floor space.  Storage areas for office supplies and even shipping areas will take up space as needed by the tenant according to the type of business.

     Breakrooms need to be sized according to the number of people using the facility at any one time.  All care should be taken for providing ADA accessible routes throughout any of the shared usage areas.  ADA compliant kitchen cabinets should be used within the break area that provide sink space at the proper height above the finished floor and the proper clearances with protection below the sink area.  If you were fortunate enough to have private restroom facilities installed be sure they fall within ADA compliance.  Special vanity and fixture requirements for height, clearance, and reach must be observed throughout the restroom.  You never know when you might hire a person with special needs.

     Conference rooms can be placed either off to the side or within the very center of your space.  Ceiling,floor, and wall treatments can be upgraded here because they will help define this room as being special.  Installing commercial window walls or even half glass walls can highlight any conference room within your space and still provide privacy for business meetings.  Window treatments like blinds or drapes can be added to increase the room's privacy when needed.  Be sure to prewire for any devices used during presentations and don't forget about controlling the room lighting. 

     Reception areas make the first impression on the people coming into your office for the first time.  Careful consideration must be given to their presentation.  Are there enough seats for the amount of people who will drop by at any one time?  Are there accessible writing surfaces for anyone who enters even if they are in a wheelchair?  Does the room provide comfort to those who are waiting for an appointment?  Remember this room could set the tone for a very important future meeting involving your business.

     Be sure you get the experienced help you need and always hire a local tenant improvement contractor to help you make the decisions that will need to be made in order to create a successful project.

Tenant Improvement and Renovation