atlanta home
®
FEBRUARY 2015
WWW.ATLANTAHOMEIMPROVEMENT.COM
M MPROVEMENT S M A R T
H O M E
I M P R O V E M E N T
S T A R T S
Teardown or Remodel?
H E R E
NEW! DIY Blogger Beat
Transform a vintage radio into a bar cabinet p. 70
Atlanta experts answer this big question… and many more! p. 38
NEW! Our Expert Panel Q&A
Outdoor experts tell you what you should be prepping right now p. 22 Annual
For details see p. 18
Pool
YOUR OPTIONS
Decking • Maintenance • Installation p. 24 This month’s cover project is presented by: Selective Designs To see more turn to page 33
Award-winning pool architect,
Shane LeBlanc
770-631-1550 • www.selectivedesigns.com 0215_cover-001.indd 1
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eautiful Kitchen Cabinets Influence the feel of your home!
10' x 10' KITCHEN CABINETS $ and up
All Maple Wood Cabinets ~Factory Direct~
1599
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NORCROSS MAIN LOCATION
770-680-4200
FAX: 770-680-4201 5845 Oakbrook Parkway, Suite E & F, Norcross, GA 30093 0215_cover-001.indd 2
25
% OFF
KITCHEN CABINETS Offer cannot be combined with any other offers.
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BUILDERS AND CONTRACTORS WELCOME 9:00 am - 6:00 pm Mon-Sat. Showroom opens to public
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$
starting at
99
PER SQ. FT. INSTALLED
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atlanta home
®
MPROVEMENT S M A R T
H O M E
I M P R O V E M E N T
S T A R T S
H E R E
PRESIDENT/FOUNDER
Sherri Adair
PREMIUM IMPORTED TEAK FURNITURE FOR LUXURIOUS OUTDOOR LIVING
AtlantaTeakFurniture NO Middleman • Wholesale Prices
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Patti Stephens ASSOCIATE PUBLISHER
Jennifer Prins
EDITOR AND SOCIAL MEDIA DIRECTOR
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Taylor Arnold
DIRECTOR OF CONTENT MARKETING
David Leonard
ART DIRECTOR
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Kathy Kantorski Amy Meadows
For print, web, email and social media advertising information contact us at:
Our products are made with the highest quality materials available in the world and are manufactured with the finest craftsmanship. Showroom open by appointment or during open house sales
Visit www.AtlantaTeak.com 5305 Peachtree Ind. Blvd., Atlanta, GA 30341 •
678.429.2814
80 West Wieuca Road, Suite 115 Atlanta, GA 30342 (404) 303-9333 x27 FAX (404) 303-0030 info@homeimprovementmag.com
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Inquiries and submissions regarding advertising and editorial should be directed to the address above. Atlanta Home Improvement does not knowingly accept false or misleading advertising or editorial content, nor does Publisher assume responsibility should such advertising or editorial appear. Readers are encouraged to notify Publisher when they suspect false advertising. Atlanta Home Improvement reserves the right to edit editorial for clarity and space availability. No content i.e. articles, graphics, designs and information (any and all) in this publication may be reproduced in any manner without written permission from Publisher.
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t l a n ta
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ATLANTA HOME IMPROVEMENT FEBRUARY 2015
5
1/16/15 9:18 AM
contents Photos courtesy of (left to right) Haven REI; MOSAIC Group [Architects and Remodelers]
Teardown or Remodel?
Atlanta’s remodelers, architects, realtors and builders help homeowners decide. PLUS: See real before and after photos of remodels and teardowns around town!
38 Keiffer Phillips and Patricia Brown, Keiffer PhillipsPatricia Brown Builders Inc.
Photos courtesy of Neptune Pools Inc.
features
6
24
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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24
Pool Your Options From decking to maintenance to installation, it’s all things pool
ON THE COVER: Absolute black tile was used to form this incredible perimeter-overflow pool. In perfect stillness, it appears to be a solid piece of granite awaiting the skilled hands of a sculptor. Yet when observed closely, a variety of elements appear. There’s a raised spa, stepping stones and the seemingly endless depths of the pool’s sparkling bottom. By Selective Designs. SelectiveDesigns.com. Photo courtesy of Digital Memories by Christy, photography by Christy Epperson. AtlantaHomeImprovement.com
1/19/15 12:54 PM
Small energy leaks can really add up. Do you know how much energy your home is wasting? The average home has enough air leaks to create an opening over 3 feet wide. So schedule a Whole House Energy Assessment, performed by a certified BPI contractor, to find out where your home is losing energy. Complete a BPI assessment and you’ll get up to a $225 rebate. And if you make the recommended energy improvements, you could get up to $2,350 in rebates. Learn more at georgiapower.com/wholehouse or call 1-877-310-5607. Š 2015 Georgia Power. All rights reserved. Certain restrictions apply. Must be a Georgia Power customer. Valid through December 2015. Rebate eligibility varies based on improvements made and energy reduction achieved. Rebate request must be submitted with receipt within 60 days of purchase or installation of qualifying improvements. Full details available online.
0215_006-009_TOC.indd 7
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contents Family Owned & Operated Since 1980
Frameless Shower Specialists
54 17
Photo courtesy of Atlanta Botanical Garden
Keep your shower glass looking clean with no soap scum or mineral deposits with
LIFETIME GUARANTEE
20 in every issue 10 Editor’s Letter 17 Home Front
Top trends, advice and events
20 Editor’s Picks
Eclectic Historic Roswell shopping
22 New! Our Expert Panel Q&A
Outdoor experts tell you what you should be prepping right now
63 Resource Finder
Find help with your home improvement projects
70 New! DIY Blogger Beat
VISIT OUR SHOWROOM
Transform a vintage radio into a bar cabinet
Monday-Friday 9-5
www.chattahoocheeglass.com
770.497.1977 10360 Medlock Bridge Rd. Johns Creek, GA 30097 8
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
0215_006-009_TOC.indd 8
Smart home improvement starts here. ➚
Visit our web site at AtlantaHomeImprovement.com AtlantaHomeImprovement.com
1/19/15 4:04 PM
WHY CHOOSE US? 5 Star rating All Employees Are Background Checked & Drug Tested We Service All Brands, Makes & Models EPA & NATE Certified Licensed, Insured & Bonded Free In-Home Consultation On The Spot Financing Available!
or
to schedule your free In-Home Consultation
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SERVICES INCLUDE: Air Conditioning Heating Maintenance Programs Service Repairs Indoor Air Quality Humidity Control Zoning Smart Thermostats Ductless Systems Duct Cleaning Water Heaters
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WINTER SPECIALS INSTALLED
INSTALLED FURNACE
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YOUR COMFORT IS OUR HIGHEST PRIORITY... 0215_006-009_TOC.indd 9
1/16/15 9:18 AM
editor’sletter A Better Way to Enjoy Outdoor Living
Are You DIY-ing? Sometimes when you publish a magazine, you wonder who’s out there. You try to
Complete Under Deck Ceiling Installed $8.49 Per Sq.Ft.
imagine what your readers
Exp 1.31.15
look like. What their jobs are.
28 Colors Available Free Measure and Quote
What they do with their free time. If you publish a home
Engineered for Durability and Ease of Maintenance
improvement magazine, you try to imagine what their homes look like. Better still, you’re curious what they looked like before they were DIY’d a bit. Those before and afters are just fascinating to us. Although 95 percent of the projects we write about in these pages should be performed by an experienced professional, sometimes it just makes good horse sense to take matters
DIY Kits Available
into your own hands. Or at least, good economical sense. We know readers like to occasionally roll up their sleeves and play with a bit of paint or spackle. We do it too, with varying degrees of success. (Don’t ask my husband what he thinks about my surprise paint job on our guest bathroom.) But that’s the fun part of owning a home! If you’re going to pay all the taxes and do all the upkeep, the least you can do is make it your own. Especially with decor! That’s
TO RECEIVE THE BEST LONG-TERM PERFORMANCE FROM YOUR UNDERDECK SYSTEM, CONSIDER THE FOLLOWING:
why we are running a very fun contest called “Decorating
First, there are four basic types of material available to choose from, including: • Vinyl – a material that does not age well • Galvanized – is steel with a zinc coating that can rust from the edges • Galvalume – is steel with aluminum and zinc coating, but it could still rust from the edges over time • Aluminum – offers the best option to avoid rust and provide superior corrosion resistance
issue. Turn to page 18 for information. Deadline to enter is
ADDITIONALLY, TO HAVE YOUR SYSTEM LAST FOR YEARS TO COME, IT IS IMPORTANT TO:
• Use compatible fasteners to avoid galvanic action (or rust) • Have no obstructions which could cause water damming and buildup of trash • Have the ability to remove a single panel to access areas to maintain the system properly
on a Dime” and I want to personally invite you to enter. You could win a $1,000 prize package and a chance for us to feature your DIY pride and joy in the pages of our April February 15! What else is on my mind this month? Pools! We know you’re as sick of shivering as we are. So on page 24 we are going to at least warm up your imaginations with lots of gorgeous pool photos and expert advice. Also, as if you could miss it, our main feature begins on page 38 and is all about the great Teardown Vs. Remodel debate. Building new or remodeling an existing home is a big decision for an Atlanta homeowner, so we help you explore the pros and cons. Be sure to check that out and remember to... Show me your DIY,
770.309.3999
www.magnoliaoutdoorliving.com sales@magnoliaoutdoorliving.com 10
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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Jayne Hallock Editor & Social Media Director AtlantaHomeImprovement.com
1/19/15 1:19 PM
Craftsmanship…Remember Me?
JENNIFER’S GLASSWORKS Solid Timber Doors – No Veneers Fine Hardware & Locksets Hand Forged Wrought Iron Entries Custom Stained Glass Windows Design-Build-Install-Repair-Refinish
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404-355-3080
Buckhead Showroom: 761 D Miami Circle, Atlanta, GA 30324, 404.233.6131 | Marietta Showroom: 2932 Canton Road NE Suite 130 , Marietta, GA 30066, 770.426.0808 | Colonial Lighting Showroom: 120 Peachtree Industrial Boulevard, Sugar Hill, GA 30518, 770.932.3585 | www.builderspecialties.net | www.bsibargains.net | www.colonial-lighting.com
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9/24/14 3:19 PM
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
11
1/16/15 9:18 AM
Your ideas, OUR EXPERTISE… FREE KITCHEN OR BATH ESTIMATE
Use our Snappy Wizard to design your project and get an instant estimate.
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CLICK. DESIGN. RENOVATE.
atlanta@snappykitchens.com
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Call now for your free in-home consultation or call for an appointment in our showroom. CONTACT US TODAY AT
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• Garage • Workshop • Laundry
Call or Order Online Today! Sales@ShoreWallSystems.com (706) 883-6346 www.ShoreWallSystems.com 12
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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AtlantaHomeImprovement.com
1/16/15 9:18 AM
In this Issue 4 Things You’ll Learn This Month
1 2 3 4
Where’s the Painted Monkey? p. 20 How much does an average “in-floor” pool cleaning system cost? p. 30
Charles G. Crisp, President and Bella Lizasuain, General Manager
Which popular intown neighborhood began to develop back in the early 1900s? p. 46 What’s a compromised flue? p. 55
Coming in March Spring will be sprung… soon! So how’s your outdoor area looking? If things outside your window are looking a little grim, there’s still time to get your yard in ship shape for the coming summer. In our March issue, we’ll show you what’s possible with three different landscape budgets and we’ll even walk you through how to determine what your “outdoor personality” is! PLUS: The 37th annual spring home show directory
Splendor
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ATLANTA HOME IMPROVEMENT FEBRUARY 2015
13
1/20/15 10:30 AM
ATLANTA
969 Marietta Street NW, Atlanta, GA 30318
(404) 254-1928
www.ALNOAtlanta.com
NEW SHOWROOM
Come see the latest kitchen trends from Germany at ALNO Atlanta
Home may mean different things to different people, but you can find the right thing for all of them. One of Europe’s leading manufacturers, ALNO provides award-winning kitchens and support from initial design to installation and beyond.
Celebrating our grand opening at ALNO Atlanta: Free appliances with ALNO Kitchen 20% of the kitchen price will be applied for free appliances with a kitchen package. Contract must be signed by 3/31/2015. Please call or come by for details.
0215_014-019_home-fronts.indd 14
1/16/15 9:18 AM
We love what we do‌ and it shows!!
Totally Depending Contracting Services specializes in all areas of residential remodeling. Our family run business has taken pride in providing high quality design and renovation solutions since 1987. Call us for a consultation and see a showcase of our work on our website
www. totallydependable.com
770 509 7498
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1/16/15 9:18 AM
The KitchenAid brand has a complete line of products designed for cooks—offering virtually every essential for the well-equipped kitchen with a collection that includes everything from countertop appliances to cookware, ranges to refrigerators and more…
7455 Trowbridge Road NE • Sandy Springs, Ga. 30328 • 404.255.0640 • www.sewellappliance.com
16
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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AtlantaHomeImprovement.com
1/16/15 9:18 AM
homefront Expert Tips, News and Happenings from Atlanta’s Home Improvement Community Come on Down to the 18th Annual North Atlanta Home Show!
Save The Date! Join The Hunt Come join the fun on March 7th at the “Hunt for Inspiration” kitchen and bath showroom scavenger hunt. Touch, feel and interact with the products you have been considering...all while getting expert one-on-one advice from a certified NKBA (National Kitchen and Bath Association) designer!
Photo courtesy of SEMCO
Homeowners, start your engines. Or at least put on some comfortable walking shoes. Because from Friday,
D GRAN PRIZE
February 6 to Sunday,
February 8 over 150 home improvement experts will be gathered under one roof (The Gwinnett Center roof, to be exact). Come see the latest in everything from appliances to waterproofing, and get great one-onone advice from industry pros. See AtlantaHomeShow.com for more information.
Get a Flu-Free Home…The Natural Way! Did you know you can make your own eco-friendly, natural disinfectant solution to help cut down on illnessspreading germs in your home this winter? It’s easy. All you need is… • 1/2 cup tea tree natural castile soap • 1 cup distilled water • 1/2 tsp. borax powder • 1/2 tsp. tea tree oil • 1/2 tsp. lavender essential oil Combine all ingredients and shake bottle vigorously until powder dissolves. Spray surface and wait for one minute before wiping with a clean cloth.
germs!
Bye-bye,
Oh—and we did we mention—
you can register to win a Grand Prize Package, valued at $3500 from Dacor Appliances and MTI Bath? To register, stop by the following showrooms: Noland, Howard Payne Company, DCD Kitchen and Bath Design Studio and Speciality Tile Products! For more information about the Scavenger Hunt turn to
Photo courtesy of Enhance Floors & More
AtlantaHomeImprovement.com
0215_014-019_home-fronts.indd 17
page 68. ATLANTA HOME IMPROVEMENT FEBRUARY 2015
17
1/20/15 10:32 AM
homefront Want to Win a $1,000 Prize Package? …just by showing off your Mad
DIY Skills? If you have a DIY decorating
project that cost you less than $1,000 to complete, enter
our “Decorating on a Dime” contest today! Two winners
will be chosen (one professional/blogger and one non-pro!) and great prizes and free advertising packages will be awarded. Deadline is midnight, February 15 so enter soon! For details visit http://bit.ly/decordime
Time for Orchid Daze: Pop! This month the Atlanta Botanical Garden kicks off a series that’s sure to banish the winter blues and wake up our sleepy, chilly senses. Exotic celebrities of the plant world get 15 minutes of fame with a bold,
colorful showcase inspired by famed Pop artists Andy
Warhol, Keith Haring and Roy Lichtenstein. Step inside the tropical warmth of the largest orchid center in the United States for a special exhibition of thousands of gorgeous orchids.
Kitchens • Baths • Basements • Whole House Room Additions
BEFORE
Call Today for Your Free Initial Consultation
770.565.8999 • AtlantaDesignBuild.com Helping You Live, Work and Play At Home 18
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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AtlantaHomeImprovement.com
1/19/15 4:39 PM
THE SWEETEST DEAL OF THE YEAR IN FEBRUARY NEW LOCATION—CORNER OF ELLSWORTH INDUSTRIAL & OLD CHATTAHOOCHEE AVE.
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Hours MON/SAT 10am to 5pm
www.greatvaluefurniture.com 0215_014-019_home-fronts.indd 19
1/16/15 4:48 PM
editor’s The Historic Roswell Collection
editor’s
picks
New and notable home improvement products
It’s a little like shopping in a time warp. Park at one end of Canton Street and take your time wandering around these unique shops and restaurants.
3
studio A2
architecture + interiors
1
Shawn Alshut 770 861.8008
Edward Alshut 678.640.7298
www.studioa2-design.com
20
2
5
1. Gifted Boutique
2. 9 Design Home Décor
3. Roswell Provisions
4. The Chandlery
5. Painted Monkey
With exquisite
You’d think a
Is it a décor shop
One word
A funky store
works of art like
shop as chic as
that thinks it’s
describes The
with a great
this star lantern
this would be
a bistro, or vice
Chandlery:
reputation. We
floating over
intimidating.
versa? Whatever
sprawling. This
were told “you
your head, Gifted
Yet 9 Design is
you call it, we
shop is packed
have to visit the
surrounds you
anything but
call it love at
with so many
Painted Monkey,”
with beautiful
cold. Offering a
first sight. This
wonderful items,
so we did! The
works of art.
variety of items
restaurant/shop
you can lose
unusual works of
When you enter
from furniture
also sells many
yourself there for
art, antiques and
Gifted, prepare
to accessories,
of the lighting
hours. (Tip: Don’t
the pretty home
to linger. Let
9 Design also
fixtures and wall
miss those little
décor (like this
your eyes travel
invites home-
art that create
gems tucked far-
darling wooden
all over this
owners to take
its moody
ther back on the
angel) are all
beautiful shop
advantage of
Gallic charm. We
shelves. That’s
surprisingly easy
until you find
their full service,
loved this “en
where we spied
on the wallet as
that one perfect
but affordable,
Francais” script
this adorable
well. Call
gift. For someone
design center.
pendant lamp.
metal sculpture!)
(770) 993-2470 or
else, or for you!
Stop by or visit
RoswellProvi-
ChandleryGifts.
just stop by!
GiftedMarket.
9Design-Home.
sions.com
com
com
com.
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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expertpanel
JACKIE PAULSEN Belgard Hardscapes
Dreaming is the first step toward doing! February is a great time to start dreaming about a backyard renovation project. Living in Atlanta, we are fortunately able to enjoy much more time outdoors than many other parts of the country. No matter the size of your backyard, getting started can seem a bit intimidating. At this first stage, don’t get too bogged down in the details. Simply take a deep breath and take some time to truly dream about what you want. Perhaps it’s a patio for entertaining or an outdoor kitchen to expand your culinary repertoire. Once you have your dream, then you can begin to break it down into a tangible plan.
22
SCOTT CHATHAM
Chatham Landscape
Prune! Prune woody ornamentals (crepe myrtles, hydrangeas, and burning bush among others) while they’re dormant. Prune heavily to structure, shape and reduce the size of established ornamentals; prune lightly if you want them larger but still wish to increase bloom yield. Prune back grassy ground covers, specifically liriope. (Do not prune mondo grass until late spring.) Apply pre-emergent weed control to planting beds. Mulch! Fresh pine straw dresses your landscape, sharpens lines, retains moisture and creates a consistent temperature for plants. Plant trees. There’s still time before their sap flows. Complete landscape plans. Discuss your plan with a designer for a spring planting.
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
0215_022-023_ yard prep-expert panel.indd 22
MATT KNIPFER CTI of Georgia
SHANE LEBLANC
HOLLY BROOKS
Selective Designs
King Landscape
If you have a pool in your backyard (and the pool deck requires refurbishing or a color touchup and re-sealing) now is the time to have it inspected and the project scheduled.
It’s now the perfect time to start the planning and design process for your pool and outdoor living space in preparation for the spring and summer time.
Is the current surface delaminating or cracked? Is the color fading? The options for revitalizing your pool deck are almost limitless. Patterns and colors can be incorporated with existing landscaping and home surrounds, providing a bright and fresh look for many years to come.
Taking into account the property as a whole and incorporating a pool and outdoor living space that complements the existing structure will lead to a higher return on investment. Having a professional design will allow you to get price comparisons on the work to be performed.
Folks tend to wait until the cold weather breaks and spring is in the air before making decision on their pool deck repair and often times schedules are set. The earlier people decide what their pool deck requires, the earlier the project can be completed...and pool fun can begin!
The worst time to start planning and building your pool project is when the warm weather arrives. Pricing and demand tend to rise in the spring and summer months. So now is the time to start designing and planning your project to lock in pricing and have it built before swim season arrives.
February is a great time to pressure wash decks, arbors, patios, outdoor steps and outdoor furniture. Reapply sealers and stains once washing is complete. Check your outdoor appliances, clean them, replace grill burners and touch up paint if necessary. Inspect crawl space vents, air intake on your AC units, and basement window wells to make sure they are free of leaves and excess mulch. Finally, ensure your roof gutters are clean and your downspouts are working properly, inspect and clean out catch basins and in-ground drains; all of these systems work together to keep water away from your foundation and are usually tied together.
Photo courtesy of (left to right) Jackie Paulsen; Chatham Landscape Services, photography by Chris Voith Photography; CTI of Georgia; Digital Memories by Christy, photography by Christy Epperson; Holly Brooks
Yard Prep
“It’s February. What should most Atlantans be doing right now to prepare for a great spring and summer in their yards?”
AtlantaHomeImprovement.com
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Pool YOUR Dive into a summer of swimming By Amy Meadows
ith the mercury barely rising above freezing this month, lounging by the pool is probably the last thing you’re thinking about right now. (Or maybe it’s the only thing you’re thinking about!) Either way, the time to plan your long, hot days by the pool is now. We’ve gathered some helpful advice from the experts to help you start making your summery pool-related plans, whether you’re ready to have a new pool installed or need to find the best way to maintain or upgrade the one you already have. So grab an umbrella drink and get ready to ask yourself some important questions about creating the pool of your dreams.
What Kind of Pool Do I Want? Above ground vs. in-ground Above ground pool or in-ground pool? That is the question. “Above ground pools are a lower cost option to get water in the backyard, and although a good quality pool can last a long time, these are often more of a temporary installation,” says Evan Horning, partner and director of sales for Neptune Pools, Inc. 24
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POOL TYPE: In-ground, concrete TILE: Raku-Cobalt (National Pool Tile) PATIO TYPE: Natural Flagstone
Photo courtesy of Neptune Pools Inc.
AtlantaHomeImprovement.com
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ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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POOL TYPE: Perimeter Overflow TILE: Glass PATIO TYPE: Synthetic Turf and Stone
Photo courtesy of Selective Designs
While some homeowners may consider
A saltwater pool employs a generator
Concrete pools are the most expensive,
an above ground pool installation to be
to break down the salt molecules
but the options are plentiful. He
a DIY project, professional installation
into sodium and chlorine. According
continues, “Concrete pools are, on
is available and recommended,
to Horning, the process provides a
average, the most costly up front, but
especially since proper permits and
constant and uniform application of
they can be custom designed and
fencing are still required for this option.
chlorine to the pool while saving on
custom built, have high durability and
Of course, an in-ground pool requires
chemical costs. Renken adds that a
are the most aesthetically flexible.
saltwater pool is safer for children
We believe that concrete pools are
and pets because there are fewer toxic
also the most attractive.” In addition,
chemicals to store. As an added bonus,
Horning points out that concrete pools
a salt system tends to be easier on the
can feature attached spas, grottos,
eyes, skin and hair.
sun ledges, vanishing edges, raised or
professionals and is a more permanent alternative. It will also become an integral part of your landscape design so you need to decide how much you want to transform your backyard living space.
exposed pool walls and more.
Concrete vs. vinyl liner vs. fiberglass
Chlorine vs. saltwater
The key to this decision involves the
This one’s actually a trick question.
amount of customization you want
“This is one of the most common
for your pool. “If someone just wants a
misconceptions that I come across
good recreational pool, a vinyl lined or
when I speak with potential clients,”
fiberglass pool may be a good choice,”
explains Brad Renken, Assoc. AIA, CBP,
Horning notes. Vinyl liners are the
owner and founder of Hearthstone
least expensive, Renken says, yet they
Environments, LLC. “Saltwater pools
require more maintenance, are the
are technically chlorine pools. The
most fragile and have designs limited
key difference is in the way that the
by templates; fiberglass also is limited
chlorine, which is the sterilizing agent,
in terms of design choices but can be
gets added to the water.”
installed quickly and is fairly durable.
AtlantaHomeImprovement.com
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How Can I Make the Surrounding Patio Stand Out? These days, the pool itself is just part of the overall design. The deck or patio is equally important—not only for aesthetics, but also for function. “Some things to consider when choosing a deck material are whether or not it will be hot to walk on with bare feet, if it is prone to cracking and if it needs to be sealed,” Horning says. Two of
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Design and Renovation
From Conception to Completion
770-443-1917 |
28
ccdesignatlanta.com
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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When contacting CTI please use reference code CTI 1001
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POOL TYPE: Gunite with Blue Pebble Tech Finish TILE: Veranda Tile PATIO TYPE: Gray Flagstone Coping & Tumbled Pavers
Photo courtesy of Landscape Studio and Satori Homes
the most common materials used today are pavers and concrete.
Pavers According to Horning, pavers, which are made of sand, come in a variety of shapes and styles and provide a very durable finish. Of course, pavers can settle and move over time if not installed correctly; also, the sand that holds them together can get into the pool and be difficult to get back out.
So How Hard is it to Keep a Pool Clean?
Shape Up
“Pools have come a long way over the years, and although they aren’t quite maintenance free just yet, they don’t have to be a burden either,” Horning observes. “As with anything else, proper maintenance and preventative care can provide a pool that will give you and your family years of enjoyment.” And that begins with the cleaning process.
Manual cleaning vs. automatic cleaning Concrete
“As a former lifeguard, I will do anything
Concrete is another popular option.
to get out of vacuuming a pool manually,”
Renken prefers stamped concrete in
Renken muses. While time consuming,
particular because it provides a high-
traditional pool vacuums do have their
end look. And while concrete can—and
place in the cleaning process. In fact, they
often does—crack, SUNDEK coating can
actually can be perfect for quick cleaning
help immensely. The decorative concrete
needs, given the right circumstances. “If
coating makes concrete slip-resistant,
you’re getting ready for a party and a storm
cooler on the feet and easy to maintain;
blows through, the automatic cleaner may
it’s also a cost-effective choice that
not be fast enough to get the pool clean,”
will allow you to repair and update old
Horning notes. “That’s where the old school
concrete.
pool vacuum comes in handy.”
AtlantaHomeImprovement.com
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The shape of your pool can be a direct reflection of your personality, as well as the architecture of your home. In fact, the options are limitless— especially when you choose a customizable concrete pool. Just be sure to keep in mind what you plan to do with the pool, Brad Renken notes. Do you want to swim laps for exercise? Choose a simple shape and don’t put benches or steps in your path. Do you want to include a spa in the design? Make sure it’s easy to access from your back door (instead of on the other side of the yard). Do you plan to sunbathe? Consider adding tanning ledges to the design. According to Evan Horning, your designers will be able to provide you with excellent guidance.
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Can I Update My Existing Pool?
Add new features
An in-ground pool is a pretty
To give a pool a new look and feel,
permanent feature, but it doesn’t mean
Renken has added everything from
it has to stay the same as it’s always
raised spas and spillover water features
been. Upgrading your pool is possible
newly constructed pools and others
to benches and sun shelves. The
as long as you keep some things in
that are great for existing pools.
possibilities are virtually endless. And if
mind. “My best advice for updating an
Horning recommends researching
you’re upgrading the aesthetics of your
existing pool is not to be penny wise
your options based on the pool you
pool, don’t forget how it works as well.
and pound foolish,” Horning suggests.
have. Renken suggests considering an
“Cutting corners to save a little money
Horning recommends updating your
in-floor cleaning system. “An in-floor
can often cost more in the long run.”
Of course, an automatic cleaning system is ideal. “Automatic systems are great for keeping a pool clean,” Horning adds. There are many options available—some which work best for
pool equipment too. He says, “It is more cost effective to replace everything
cleaning system consists of a series
together and get new warranties rather
of mechanical water jets (similar to
Fix what’s there
a sprinkler head) strategically placed
According to Renken, once you check
throughout the pool, which keep
to make sure that your concrete pool is
water moving so that dirt and debris
structurally and mechanically sound, you
can be pulled out through the main
should replace the water-line tiles to give
filter,” he explains. “These in-floor
it a facelift. “To add a touch of luxury,
cleaning systems can eliminate up to
consider using glass tile in your design,”
90 percent of the everyday cleaning
he says. He also recommends upgrading
maintenance of owning a pool, but
to a Pebble Tec finish, which can provide
Landscape Studios | LandscapeStudioGroup.com
they come at a high price tag.” Be
a natural and artistic look. You can
Satori Homes | SatoriHomes.com
prepared to spend between $5,000 and
even upgrade your pool’s coping using
Selective Designs | SelectiveDesigns.com
$8,000 depending on the size of your
contemporary materials like flagstone,
pool.
pattern concrete or travertine.
Neptune Pools, Inc. | NeptunePools.com
than to keep paying for service calls just to keep things running.”
RESOURCES: Hearthstone Environments, LLC | HSEnviro.com
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Modern Pool Design Trends Entering Georgia Award-Winning Pool Designer Shane LeBlanc Transforms Atlanta’s Outdoor Living Spaces
“
Inspired by Frank Lloyd Wright, LeBlanc’s definition of modern pool design is “the characteristic of contemporary styles with a hint of experimentation from an individual who thinks outside of the box.
”
Modern pool design trends are entering Georgia and there is one award-winning pool designer in Atlanta who is transforming the face of the luxury pool landscape — Shane LeBlanc. LeBlanc has been designated one of the Top 50 pool designers in the world, bringing high-end luxury designs to his clients. His success can be attributed to a number of elements: talent, an understanding of the customer’s wants and needs and creating a custom pool that is not like any other he has built for previous customers. He believes in customization based on customer preferences that coincide with the property layout. The end result is a luxury pool that has never been seen anywhere else and it is this originality that has defined true innovation within the industry. This innovative excellence is what is contributing to the latest modern pool trends that are entering Georgia. Infinity pools, spas, outdoor kitchens and fireplaces, and anything the customer can dream of can be made a reality with the right tools, experience and design capabilities. As more highend customers learn of the possibilities, more backyards in Georgia are transforming into luxurious and highly functional spaces that simply make life a little easier.
This article is brought to you by Selective Designs | (770) 631-1550 www.selectivedesigns.com
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What You Need To Know Before Building A Pond Nothing says tranquility quite like a well-designed koi pond. That is...if it’s installed correctly! There are many things to consider when starting a pond project. First, it must be decided whether or not the pond will actually include fish. This will affect the entire installation process. Fish require specialized equipment built to break down the waste they produce, and this equipment must be installed during pond construction. A fish pond also needs to be much larger and deeper than a fishless water feature, to provide room and protection for the fish within. The expected maintenance differs between fish and fishless water features as well: a fish pond will need to be cleaned every week, while a fishless water feature can be left alone for a month in between cleanings. The time and cost of the project must be considered as well. Ponds can be expensive, and it is important to carefully plan your budget before construction begins. Installation can take several weeks, depending on the size and scope of the project. During this time, contractors will dig the area of the pond, lay down watertight liner and install any equipment needed.
ABOUT SPLENDOR KOI AND POND Splendor Koi and Pond is the state’s premier source of pond and water garden services. We are a full-service company, specializing in everything related to koi ponds and water features. This includes, but is not limited to: design, installation, maintenance, filtration and fish. Whether you are just starting to consider your pond project or have been keeping koi for years, we strive to be your primary resource for all things pond related. Building and maintaining a pond or water garden is no easy task, but we will make the process as effortless as possible. Splendor Koi and Pond offers professional, at-home consultations, during which we will answer any and all questions or concerns you may have. In addition, our showroom in Marietta, GA offers a wide range of products, including an astounding selection of stunning Japanese koi.
Pond construction can be daunting, but the end result is very rewarding. A pond can provide an endless source of tranquility to your garden.
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Get a $550 rebate when you switch from a gas water heater to an energy-efficient heat pump water heater. Hot water is hot water. So why pay more for it? A heat pump water heater is 2 to 3 times more efficient than a standard water heater. Georgia Power will give you a $550 rebate to switch from a natural gas water heater to an energy-efficient heat pump water heater. Get details at georgiapower.com/hpwh. Must be a Georgia Power customer. Rebate offer runs through December 31, 2015. This rebate cannot be combined with the MarathonŽ water heater rebate offer. For more information call 1-800-524-2421. Š2015 Georgia Power. All rights reserved.
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Teardown or
Atlanta’s remodelers, architects, realtors and custom bu
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o which will it be: home remodel...or home start-all-over-again-from-scratch? Some of the top movers and shakers in the Atlanta industry help homeowners make this big decision by considering budget, lifestyle, neighborhood and more!
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or Remodel?
m builders share practical advice and real-life projects By Kathy Kantorski Photography of industry experts by The Headshot Guy, Laurence Devall, photographer
Left to right: William Bartlett - Home Rebuilders Inc, Keiffer Phillips and Patricia Brown of Keiffer Phillips - Patricia Brown Builders, Inc., Rob Smith - Keller Williams Realty Intown Atlanta, Carl Mattison - Balustrade Properties, Bryan Eastman - Stokesman Homes, Harry Beecham - Beecham Group LLC, Stokely Weinberg - Stokesman Homes, Ian Anderson - Blue Door Homes, Rick Glisson - Haven REI, Bulent Baydar - Harrison Design, Garrett Daniel - Blue Door Architecture
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AFTER
TEARDOWN & REBUILD
Photos courtesy of Haven REI
J
ohn and Kate are in their thirties, and they’re starting a family. They love the charming bungalow they purchased a few years ago, but it doesn’t fit their long-term plans.
So they call a local architect and/or remodeler to explore what it would take to renovate and expand the home. A wonderful plan is created to
BEFORE
Brookhaven SemiTeardown Project Cost: $294,000 (not including lot price)
Haven REI
In 2012, the owners of this Brookhaven home purchased it from foreclosure and wanted to tear it down and build a new house, but they weren’t able to pay the large down payment that was required for new construction at the time. “So we put our heads together and came up with a plan,” says Rick Glisson with Haven REI. “We removed almost all of the existing 1,000-square-foot home, except for a few walls, and turned it into a 3,300-square-foot ‘renovation and addition.’”
transform John and Kate’s bungalow, but the price tag of the renovation is just outside their comfort zone. They contact their real estate agent for advice, and find that if they were to take the renovation money and build a new home, the long-range value of the home may be higher than if they were to renovate. The couple is not alone in their dilemma: since the economic downturn, many Atlanta homeowners have opted for renovating an old home because of poor financing options for new construction, and also because construction costs were low and property values were low. According to Rick Glisson of Haven REI, that period ended in 2013. “From 2009-2013, our clients ended up restoring or adding onto an old home,” she says. “But from 2013 to present, we are tearing down 80 percent of the homes and building new instead of restoring because property values are on the rise and there are more financing options for new construction homes again.” Besides what the real estate market says to do, there are several other considerations for homeowners to take into account when deciding whether to renovate or rebuild—including neighborhood, architectural character, historic value and more. “There is no ‘one side’ [to choose in this debate],” says Harry Beecham with Beecham Builders. “Every case deserves an investigative attitude by the owner as well as the builder/designer.”
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what the experts say… “There can be what we call a tipping point,” says William Fadul of MOSAIC Group Architects and Remodelers. “This is a point at which, even if the new home is going to require greater investment over extensive remodeling by 15 to 25 percent, the eventual
William Bartlett, Home Rebuilders “With their larger lots, reasonable basements, and often good first-floor structure, ranch homes present a good base for a significant renovation.”
equity of the new home— coupled with having highperformance construction, an open layout and amenities expected in today’s residence—wins out.”
Bruce Meller, Home Forge “The key is to build a new home that fits the needs of the family while complementing the architecture of the surrounding neighborhood.”
The hard part is determining your “tipping point.” Here are some insights from local experts to keep in mind.
Investigate the Possibilities “The first question in a teardown versus restoration/
Stokely Weinberg, Stokesman Luxury Homes “The most common reason we hear for tearing down and building new is,‘It will be easier to get exactly what we want if we tear down versus trying to restore.”
renovation/addition is really if there is any value,
“Everyone has heard the real estate adage, ‘location, location, location.’ This is the primary reason that a buyer may choose to tear down a property.”
especially historic value, to the existing residence,” says Bulent Baydar with Harrison Design Associates. “If there are features and/ or construction details that would be expensive or difficult to duplicate today, then it is typically worth
Jennifer Pino,
Atlanta Fine Homes Sothebys
Carl Mattison, Balustrade Properties “Draw inspiration from items original to the home and the final product will be much more inspiring for others to see.”
trying to save the home or at least parts of the home.” Of course, if the home is in a neighborhood that’s on the National Register of Historic Places, tearing it down may not even be an option, which leads us to the next item to investigate: construction setbacks. “If the home has been grandfathered AtlantaHomeImprovement.com
0215_036-061_Teardown-remodel.indd 43
Keiffer Phillips and Patricia Brown Keiffer Phillips-Patricia Brown Builders Inc. “If the neighborhood is in decline and there is no evidence that the market in the neighborhood will support recouping a significant investment, then I might slow down and reconsider remodeling within a pre-determined budget.”
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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AFTER
REMODEL
Photos courtesy of MOSAIC Group [Architects and Remodelers]
into regulations regarding setbacks on the property, it may behoove the owner to keep at least part of the house that is built over the setbacks to maximize their use of the site without having to request a variance,” Baydar explains. He adds that a site may also be in a flood zone, where tearing down and rebuilding wouldn’t be an option.
BEFORE
Berkeley Heights Bungalow Remodel Project Cost: $400,000
Beyond these considerations are two overarching factors: budget and functionality. “Often, if the house needs so much work or the footprint of the house is not up to today’s standards, it may be more cost-effective to tear down the current house,” says Meredith
(not including original purchase price)
Mansfield Durrett with the Buckhead Northwest office of Harry
MOSAIC Group [Architects and Remodelers]
or 2 bedroom, 2 baths) in Buckhead that sit on a gorgeous lot, but the
Originally an 800-square-foot bungalow that was built in 1910, this home was in need of more space. The homeowners loved the neighborhood, and many other homes in the area had been remodeled at the time of their decision, so they chose to stay in the home and build an addition. The project, completed by MOSAIC Group Architects and Remodelers, increased the home’s conditioned space to 2,000 square feet.
an older house in Buckhead, Druid Hills or Morningside that can be
Norman, Realtors. “We frequently see 2/1s or 2/2s (2 bedroom, 1 baths house itself has become functionally obsolete. However, you may find restored and keep the wonderful character of how it was originally designed. This may just call for opening some walls to create larger rooms and a more open floorplan.” Eric Rawlings with Rawlings Design explains the budget factor with a metaphor: “Think of an old house as an old car,” he says. “If you have what appears to be a fender bender but your airbag deploys, the insurance company may say it’s totaled. The cost of repair exceeds the market value of the car.” He notes that homeowners can choose a sort of middle ground between building new and restoring old. “The name of the game is balancing the amount of house you can save with adding enough new construction to offset the difference in old versus new values.”
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AFTER Photos courtesy of Keiffer Phillips-Patricia Brown, Builders Inc, photography by Patricia Brown
Consider the Neighborhood Ask nearly any home expert—whether in real estate, building new or remodeling—and all will say that a major factor in the restore versus rebuild decision is the neighborhood. “The teardown versus restore [determination] is absolutely determined by the neighborhood,”
BEFORE
Virginia Highlands Rebuild Keiffer Phillips-Patricia Brown Builders Inc. This family needed an expansion, with two kids about to enter high school and more space to work from home and entertain. They loved the neighborhood so staying on their property was a no-brainer. “The changes they wanted to make were too numerous and all-encompassing in nature to consider doing a whole-house renovation,” says Patricia L. Brown with Keiffer Phillips– Patricia Brown Builders Inc. So they rebuilt! Today, the new home offers a family room with wood-burning fireplace and built-in shelves, a large kitchen for entertaining, a master suite with spa-like bath plus bedrooms and baths for both children.
Glisson says. “Teardowns only make financial sense if comps in the neighborhood for new construction are equal or greater than what the property, financing costs and construction costs total.” Bill Bartlett of Home Rebuilders also notes that the areas of town that are more likely to have teardowns will have larger price variations and variety in types of homes. He then points to the history of Atlanta home development. “As a city develops, it starts with a neat tightly packed center based upon pedestrian travel, like Inman Park and Midtown. As it grows, it develops rings of homes from different eras of development, like Ansley Park in the early 1900s, then Virginia Highlands from the ’20s and Morningside into the ’30s. After the war, the car expanded the distance between homes and villages and people wanted more room for their homes and families. The ranch became popular, and Buckhead and the surrounding areas of Atlanta grew. At first there was a large exodus to the new suburbs, but then in the late ’70s and ’80s a tipping point was reached and people brought their families back into the city. This has created a landscape where ranch homes are next to Buckhead mansions and ‘McMansions’ are next to Virginia Highland bungalows.”
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what the experts say… However, in some Atlanta neighborhoods, variance is less common, as the area is protected by a
William Fadul, MOSAIC Group [Architect and Remodelers] “There is a tipping point where rebuild wins out over remodel. The hard part is finding it!”
historical designation. Such neighborhoods include Druid Hills, Inman Park and Grant Park. “It is more challenging to tear
Bulent Baydar, Harrison Design “The first question is really if there is any historical value to the existing residence.”
down and build new in these neighborhoods because of their rules and regulations,” says Jennifer Kjellgren with RE/MAX Metro Atlanta Cityside. “Other neighborhoods—like Ansley Park, Morningside and Midtown—currently do not have these historical designations, so it’s easier to build there.” Aside from the historical designation of the area, the land value plays a large part in the teardown versus restore decision. “When the dirt has value, for example in the Chastain Park neighborhoods in
Rhonda Duffy, Duffy Realty “A teardown offers peace of mind to a homeowner because it allows all aspects of the home to be addressed. However, when components of the home are not in doubt, a teardown feels wasteful to most.”
Shawn and Edward Alshut Studio A2 LLC “To determine whether to teardown or rebuild a home look at...
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dramatically), teardown fever can ensue, especially when renovations and expansions would cost in the high six figures,” Fadul says.
A Return to Glory
Quality of the original home: authenticity of the architecture
Garrett Daniel, Blue Door Architecture ”Live with certain quirks in the house…or invest a little more for a new home exactly as you want it.”
Context of the property: homes within the existing neighborhood Owner lifestyle: Does the home support their life: traditional, transitional, contemporary?”
No matter what the real estate market says, there’s something fulfilling about restoring an old home to its former magnificence. Maybe it’s that you can’t get the same architectural elements or charm in a newly built home as you
Bryan Eastman, Stokesman Luxury Homes “We are inspired by the history of the neighborhoods that we build in.”
can in an old home. Or perhaps it’s about being AtlantaHomeImprovement.com
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REMODEL
AFTER Photos courtesy of Harbour Towne Construction, Inc., photography by Tom Dwyer
green. “I try to encourage renovations,” Rawlings notes. “If you only save the floor system and foundation, you are diverting the majority of material from the landfill.” Bartlett agrees. “Most often, we try to restore homes through
BEFORE
Candler Park Second-Story Addition Project Cost: $220,000 (not including purchase price)
Harbour Towne Construction When you can’t expand the footprint of a home, build up! This is often the case for smaller, in-town lots, such as this home in Candler Park. “A client came to me and asked me to design a second story addition,” recalls Tom Dwyer of Harbour Towne Construction. “They loved their neighborhood...I was able to keep the look of the house in scale with the neighborhood.” The renovation also added a master suite,... another bedroom, a laundry room and a study. The existing living room’s ceiling was raised to nine feet, and much of the first floor was renovated.
renovations and additions,” he says. “Typically, you get more value by retaining some part of the original home versus building completely from scratch. It is also the ‘greener’ solution, plus … I do find it personally satisfying to take an old home, renovate it and modify it to provide the old lady with another 100 to 200 years of proud existence.” So how do you know if you should renovate your existing home rather than tear it down and build an entirely new structure? Patricia L. Brown with Keiffer Phillips–Patricia Brown Builders Inc. identifies two reasons: “If the neighborhood is in decline and there is no evidence that the market in the neighborhood will support recouping a significant investment, then I might slow down and reconsider remodeling within a pre-determined budget appropriate to the neighborhood and an anticipated return on investment,” she says. The second reason: “If the home has good bones, historical credentials and/or elements that have architectural significance, I would consider finding a good architect that could help make alterations that make the home fit the growing needs of the family within a stated budget.” Bartlett also notes that ranch homes, “with their larger lots, reasonable basements, and often good first-floor structure, present a good base for a significant renovation.”
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AFTER Photos courtesy of Balustrade Properties, LLC, photography by Josh Vick, Home Tour America
That said, you should be prepared for the harsh realities of a wholehouse remodel. First, there’s the displacement factor. “When you rebuild you must be willing to find alternative living arrangements during the time it takes to build the home,” Brown explains. She outlines a number of other potential challenges in the Behind The Walls sidebar.
BEFORE
“Difficulties are inherent in remodeling, mainly because of the unknown factors that cannot be seen or evaluated without invasive
Renovating a Queen Anne Cottage
exploration,” she says. “We often find that many prior renovations
Project Cost: $227,000
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(not including purchase price)
Balustrade Properties/ Round Here Renovations In 1980, the longtime owner of this Grant Park Victorian cottage passed away, and the home hadn’t seen much care since. Fast-forward three decades: Balustrade Properties and Keller Williams Realty Intown Atlanta put in an offer to buy the little blue house and each of the nine homeowners accepted. Thus began a full “gut job” by Round Here Renovations and Carl Mattison Design, which gave it 60 percent more living space while keeping the facade in line with the Grant Park Historic District regulations.
were done on a shoestring budget by the home handyman and/ inspections—inspections that would have flagged violations and led to better outcomes.” But there is a silver lining: you don’t have to do all of the renovations at once, which allows you time to save up for the next phase of construction. As Tom Dwyer with Harbour Towne Construction Inc. puts it, “tearing down a house to rebuild is a huge undertaking. Often, a whole-house renovation can be phased in over a number of years if the budget won’t allow for a complete rebuild.”
Start Anew On the other side of the coin is the teardown and rebuild decision, which results in a home that is built to fit your family’s needs. “The most common reason we hear for tearing down and building new is, ‘It will be easier to get exactly what we want if we tear down versus trying to restore’,” says Stokely Weinberg with Stokesman Luxury Homes.
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AFTER (REAR VIEW)
REMODEL
Photos courtesy of Jennifer Kjellgren
Makenna Yeargain with Blue Companies (Blue Door Architecture, Blue Door Builders, Blue Door Interiors, etc.) reiterates this point, but adds that structural soundness is also a big factor. “Although we do love to keep the character of an old home, restoring an old home has many obstacles and often surprises in the bones of the structure,” she explains. “We want to make sure a custom project is structurally sound and fits the lifestyle of
BEFORE (REAR VIEW)
Midtown Craftsman Revival Project Cost: $500,000 (not including purchase price)
RE/MAX Metro Atlanta Cityside For her own home, realtor Jennifer Kjellgren of RE/MAX Metro Atlanta Cityside knew she wanted to retain the turn-of-the-century architectural elements (original stained glass, heart pine floors, stripped moldings and original fireplaces), but the floor plan needed to change. “We love to entertain!” she says. After 11 years of living in the home, Kjellgren and her husband were ready to turn the house into their dream home. “We really wanted to preserve all of the great architectural features and create an addition that was seamless so that it was hard to tell where the old ended and the new began.”
our clients.” And then there’s the real estate market. “In this current market, we advise our customers to tear down the old home instead of renovating it or adding onto it, in good areas of Atlanta,” Glisson says. “Because material and labor prices have gone up so much (more than 30 percent) over the last two years, it makes it difficult to do a substantial renovation or addition.” He offers this example: If you spend $300,000 on construction costs for the addition of a second story and wholehome renovation, then the majority of the equity in a property is spent updating an old home, “and one can’t typically sell for much more than the money that is now in it,” he explains. However, if you spend $350,000-$500,000 on the construction costs of tearing down the home and building a new home, then “typically, the property and new home are worthy substantially more money because the home is new,” Glisson says.
The Tipping Point If you are on the fence between renovating your existing home or tearing it down and building a new home, it seems the real decision lies in how much work needs to be done to get the current home to
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what the experts say… Behind the Walls “Never has the statement, ‘they don’t build them like they used to’ been more true!” Brown says. “And in many cases we can say, ‘Thank God for that.’” Here, Brown outlines common challenges encountered when restoring an old home. Energy efficiency standards, if they existed at all, were likely very low when the home was built as compared to today’s stringent standards. For example, windows in older homes are usually single pane and many walls either don’t have insulation or the insulation has become compromised due to moisture infiltration or pest infestations. Termite damage is prevalent in older homes and often results in structural damage. The integrity of the foundation is usually sub-standard in a home built 40 to 50 years ago or more. Weightbearing walls begin to break down, causing walls to crack, floors to sag and window and doorjambs to rack out of square. As a result, the doors and windows do not close properly. The mechanical system (electrical, HVAC and plumbing) in an old home is often sub-standard: wiring lacks insulation and grounding, electrical panels don’t meet today’s standards and the electrical service may be undersized and unable to safely handle the load of today’s appliances and lighting. Most homes that were built prior to 1950 have fireplaces with compromised flues. This makes them unstable and unsafe to use without re-lining the flue. Also, the flues are often tapped into improperly for water-heater venting purposes.
3
The likelihood of finding asbestos and lead paint is very probable in older homes, and the abatement of problematic materials is often expensive and complicated. Some old homes have galvanized pipes for their main water supply, which corrodes and chokes off water flow. Crawlspaces and attics in older homes are often not adequately ventilated; as a result, mold, mildew and radon emission have gotten the upper hand. AtlantaHomeImprovement.com
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Rick Glisson, Haven Real Estate Investments ”Material and labor prices have gone up so much over the last two years, it makes it difficult to do a substantial renovation or addition.”
Randy Glazer, Glazer Design & Construction “It is usually more cost effective to remodel an existing home and keep the existing structure rather than tear down and rebuild.”
Harry Beecham Meredith Mansfield, Harry Norman “Often, if the house needs so much work or the footprint of the house is not up to today’s standards, it may be more cost-effective to tear down the current house.”
Beecham Builders “There is no ‘one side’ [to choose in this debate]. Every case deserves an investigative attitude by the owner/builder/ designer.”
Ian Anderson, Blue Door Homes “Restoring an old home, although it keeps its character, has many obstacles and often surprises in the bones of the structure.”
Rob Smith, Keller Williams Realty ”Take the RAD approach: talk to a Realtor, then an architect, and finally, a designer. In that order.”
ATLANTA HOME IMPROVEMENT FEBRUARY 2015
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WHOLE-HOUSE REMODEL
AFTER Photos courtesy of Rawlings Design, Inc., photography by Eric Rawlings
where you want it. “Many clients that would like to do a renovation are usually doing interior work, such as opening up a family room or dining area to the kitchen, or gutting a kitchen or bathroom to update cabinetry, finishes and fixtures,” Bartlett explains. The “next level” of renovations, as he puts it, is to do the aforementioned interior work,
BEFORE
Make it Modern Project Cost: $450,000 (not including purchase price)
Rawlings Design Inc. & Professional Interiors Contrary to popular belief, you don’t have to build new to get modern design. Case in point: this ranch remodel by Rawlings Design Inc. “The homeowners were very interested in modern design, and it’s difficult to find modern houses for sale in the Atlanta area,” says Eric Rawlings. He explains that the homeowners also couldn’t secure funding for building a new modern home, so they found this wide ranch-style home and set about a whole-house renovation. “No one could get the project to appraise and the banks were uneasy about its modern design as there are no examples of this style in the area,” Rawlings says. Ultimately, the owners financed the project themselves. The entire floor system and foundation were repurposed and most of the exterior walls were saved as well. Some of the original brick exterior was removed and replaced with stucco, and the remaining brick was repainted to match new brick. A garage was added to the front of the home, as was a bedroom wing in the back.
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but also add a new space, such as a large family area or a master bedroom suite. Then, there’s a step further. “The point where it becomes more of a question as to whether to tear down or renovate is when they would like to add a significant amount of space (sometimes an upper level) and/or raise ceiling heights of the existing spaces on the main level,” he says. As with many home projects, there is no one-size-fits-all solution to the teardown versus renovate debate. In the end, the decision is yours to make, and it revolves around what is right for the prosperity of your family. RESOURCES: Balustrade Properties, BalustradeProperties.com Beecham Builders, BeechamBuilders.com Blue Companies, BlueCompanies.com Carl Mattison Design, CarlMattison.com Glazer Design & Construction, GlazerConstruction.com Harbour Towne Construction Inc., HarbourTowne.net Harrison Design Associates, HarrisonDesign.com Harry Norman, Realtors, Buckhead Northwest Office, HarryNorman.com Haven REI, HavenRei.com Home Forge Remodeling, HomeForgeRemodeling.com Home Rebuilders, HomeRebuilders.com Keiffer Phillips–Patricia Brown Builders Inc., KeifferPhillips.com Keller Williams Realty Intown Atlanta, RobSmith.biz MOSAIC Group Architects & Remodelers, MosaicGroupAtlanta.com Rawlings Design, Inc., RawlingsDesign.com RE/MAX Metro Atlanta Cityside, IntownExpert.com Round Here Renovations, RoundHereRenovations.com Stokesman Luxury Homes, Stokesman.com Studio A2, Studioa2-Design.com Special thanks to: Sub-Zero and Wolf showroom for hosting the event Maranda Felner and Amanda Dickey from Shear Salon for our photo shoot hair and makeup AtlantaHomeImprovement.com
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Hunt Hunt For For Inspiration! Inspiration! Working on a Kitchen or a Bath Project?
Get the assistance of an NKBA CertiďŹ ed Designer! The NKBA Georgia Chapter invites you to join us for the HUNT FOR INSPIRATION as we explore four of Atlanta’s premiere kitchen and bath showrooms. Each showroom will feature NKBA Certified Designers to help you: *Determine your timeline *Review your budget *Understand the selection process *Discover new trends, products and materials
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diybloggersbeat Transform a Vintage Radio Into a Bar Cabinet We stumbled across this wonderful project on Jenna LaFevor’s blog, Rain on a Tin Roof and knew at once that we wanted to share it with our readers. If you don’t have a vintage radio available, you can still use these techniques to transform any older pieces you might have hiding in your basement or attic.
E
BEFOR
5
Simple Steps
1
Wipe away all dirt and dust. If necessary, cut out a piece of thin plywood and attach it to
the back of the cabinet to cover any gaps. Pry open any glued-shut doors and discard any mesh type fabric to make the doors see-through.
2 3 4
Prepare the piece with primer. I used “Ready” by Velvet Finishes, a primer that you
just spray on and let dry. Spray paint the moldings on the drawers and the decorative woodwork on the doors with
gold spray paint and let dry.
AFTER
Using a good quality paintbrush, paint the piece. Take care not to paint over the
gold spray painted moldings. I used three coats of a bold blue color— Velvet Finishes Modern. Let it dry.
Jenna LaFevor is a lover of Conway Twitty, spray painting, 80’s rock, Grunt Labor, her little circus, country music, basketball and Goodwill 1/2 off days. She has two college degrees in education, which now collect dust. If she isn’t plotting out her next room makeover, she can found in the middle of her current makeover painting something with one hand and a cheap beer in the other. You can find her rambling on at her blog, rainonatinroof.com.
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5
Once dry, protect against spills and scratches by adding a coat of Protect, a non-yellowing
polyurethane that is also by Velvet Finishes. I simply brushed it on with a high quality paintbrush.
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