Home Remodel Advice that I Might Pay You For! Part 1

[NB MTX]

Hello All-
First time to the forum and to post.  I'm not into life advice, but a friend said I had to read the MMM blog. Wow, it's great.  As it turns out, I've always lived my life by MMM sort of principles, and I was frankly surprised as hell that there is a whole cadre of people out there who aren't into consumer crap, cable TV, 4000 sq ft McMansions in the suburbs that require weeks of your life to commute to and from filled with things they probably don't use or care about, etc. etc.  It's so so great to know my wife and I aren't alone in the universe.

Alright, on to my issue.  I recently took a job across the state in Midland, TX (which will be my last) and my wife is wrapping things up at our previous home.  I bought a fixer upper house here.  She planned to move at the end of the year, but surprise- we're now expecting a kid.  So plans will have to be accelerated.

I am mildly to moderately handy and redid a house in Denver maybe 8 years ago.  It involved redoing all the electrical, some plumbing, some wall moving, new drywall, flooring, tiling, etc. etc.  See here:https://www.zillow.com/homes/for_sale/13736983_zpid/globalrelevanceex_sort/39.77602,-105.056374,39.773151,-105.060044_rect/17_zm/

I measured out everything and put the measurements into software from ChiefArchitect (great program for $99 by the way if you need plans for the city or whatever).  Attached are our revised plans with notes where the numbers correspond with the notes (EDIT: The file size at 2700 kb is too large to attach apparently, PM me and I can send it to you).  We're just planning on changing the west side of the house where the garage used to be.  I'm not entirely satisfied with what I'm planning on doing with the layout of kitchen area/utility room/pantry/master bathroom.

The house was built in '56 and remodeled in the '70s but hasn't been updated since, so I have no qualms about taking anything out.  The water is awful here and destroys water supply lines, so those will have to be replaced.  The drain/sewage pipes are galvanized iron and will be replaced.  I'm also going to replace all the flooring (previous owner had dogs who did a great job peeing on the wood floor in most rooms until it was ruined...).

I will pay (via paypal) whoever comes up with the best design that is functional and cost efficient (read, I don't want to tear down the west half and rebuild it all). I realize this is pretty open.  I've tried finding an architect for some consulting, but they either want thousands of bucks to do the project or they don't want to talk about it, or they won't return my calls/emails.  Labor here is excruciatingly expensive as the market is tight.  One contractor listened to what I had to say and said he could probably get it done for $140k. The others said they didn't have time, or didn't return my calls/emails. I'll make a follow up post to this with the HVAC/sewer/water/gas/rafter layout.

This is my most ambitious project yet, and I think I'm going to need some help in most phases, and unfortunately, I can't take as much time to do it all my self.  I'll likely need some construction advice too at some point.

Send me a message with any questions you might have.

Nate

[Papa bear]

Ahh. I played this game with a few of my home remodels. Except I used graph paper and a copy machine.  Had a bunch of friends over and told them to redesign my house! (Or floor, or kitchen, etc)

Good times.  And good luck with this.  I would love to see what everyone comes up with and posts back here.  Maybe I'll get bored at work and print it out and play around...


Sent from my iPhone using Tapatalk

[Systems101]

I've tried finding an architect for some consulting, but they either want thousands of bucks to do the project or they don't want to talk about it, or they won't return my calls/emails. 

They want thousands of dollars, because architecture isn't just drawing.  It's consulting with you to determine your needs.  "I want to talk about it" is "tire kicking" and they won't waste their time... there are too many folks willing to dive in and be full blown clients.  Architects ask a whole ton of questions in the process of what they do.  You are buying their expertise in asking all of those questions and processing the answers into a design.  You may have the impression that it's expensive because he or she is formally drafting things for you.  That is likely a convenient excuse to charge for his or her expertise, which is the real value.... so asking only for that expertise without paying the premium of $ is kind of like asking for something for nothing...

This is actually why what Papa Bear did was likely so effective... everyone that came over had an opinion, and in the process of those being evaluated, he could both analyze the opinion as well as decide what was so important.  So effectively a TON of questions got asked... and the more experience you have, the more you realize it's not about having the answers to questions, it's knowing the right questions to ask...

I will pay (via paypal) whoever comes up with the best design that is functional and cost efficient (read, I don't want to tear down the west half and rebuild it all). I realize this is pretty open. 

The main problem IMHO, is you aren't providing any lifestyle information to work with.  "Functional" is relative, so much like case studies here get fairly detailed, I suspect you will need to provide some additional information before you will get very many useful responses.

Let's start off with a few questions:
(1) You are proposing to reclaim the garage. Where will you park?
(2) Where will you enter the home most frequently?
(3) What is the design of your current home? (Describe your current home)
(4) What do you like most about your current home?
(5) What is missing from your current home?
(6) What don't you like about your current home?
(7) Are there any specific home plans you like (and why?)
(8) Are there any particular hobbies that require specific spaces in the home?
(9) Is there a home office and/or where is the home PC kept?
(10) Do you work at home?  If not, what do you carry to work?
(11) Do you entertain often?  If so, what does this require for you?
(12) How important is it that the main space be one completely open room vs having some interruption?  (What sight lines are critical and what are not?)
(13) How important is the kitchen and pantry space?  Do you do a lot of cooking?  How critical is the island? (versus, say a peninsula)
(14) Do you want a formal dining space and a breakfast nook? (or do you want a boosted area on the island for breakfast, et al?)
(15) How important is the contents of the master bathroom (e.g. shower and tub), and are any items not negotiable?
(16) How many linear feet of hanging space are you hoping for in the MBR closet?
(17) Is there a minimum dimension of the master bedroom?  (you have it mostly square, would you live with a 13' min dimension, for example?) (Why dresser and WIC?)
(18) Where is the laundry in the current design?
(19) How critical is the (double) sink in the laundry room?
(20) Are there other lifestyle items we need to know? (are there, for example, sets of sports equipment that need storage?)
(21) Are there any other specific design constraints we must know about?
(22) Please verify the front of the house is South? So we know where most of the light is coming in...

[Cowardly Toaster]

I'd say you need to knock out some of those wall to maximize space. If possible, that is.

In the process of designing a kitchen now. The best thing to do I think is to just stand in it, visualize it, imagine yourself cooking, what you would need at arm's length, distances etc.

[Le Poisson]

I've tried finding an architect for some consulting, but they either want thousands of bucks to do the project or they don't want to talk about it, or they won't return my calls/emails. 

They want thousands of dollars, because architecture isn't just drawing.  It's consulting with you to determine your needs.  "I want to talk about it" is "tire kicking" and they won't waste their time... there are too many folks willing to dive in and be full blown clients.  Architects ask a whole ton of questions in the process of what they do.  You are buying their expertise in asking all of those questions and processing the answers into a design.  You may have the impression that it's expensive because he or she is formally drafting things for you.  That is likely a convenient excuse to charge for his or her expertise, which is the real value.... so asking only for that expertise without paying the premium of $ is kind of like asking for something for nothing...

This is actually why what Papa Bear did was likely so effective... everyone that came over had an opinion, and in the process of those being evaluated, he could both analyze the opinion as well as decide what was so important.  So effectively a TON of questions got asked... and the more experience you have, the more you realize it's not about having the answers to questions, it's knowing the right questions to ask...

I will pay (via paypal) whoever comes up with the best design that is functional and cost efficient (read, I don't want to tear down the west half and rebuild it all). I realize this is pretty open. 

The main problem IMHO, is you aren't providing any lifestyle information to work with.  "Functional" is relative, so much like case studies here get fairly detailed, I suspect you will need to provide some additional information before you will get very many useful responses.

Let's start off with a few questions:
(1) You are proposing to reclaim the garage. Where will you park?
(2) Where will you enter the home most frequently?
(3) What is the design of your current home? (Describe your current home)
(4) What do you like most about your current home?
(5) What is missing from your current home?
(6) What don't you like about your current home?
(7) Are there any specific home plans you like (and why?)
(8) Are there any particular hobbies that require specific spaces in the home?
(9) Is there a home office and/or where is the home PC kept?
(10) Do you work at home?  If not, what do you carry to work?
(11) Do you entertain often?  If so, what does this require for you?
(12) How important is it that the main space be one completely open room vs having some interruption?  (What sight lines are critical and what are not?)
(13) How important is the kitchen and pantry space?  Do you do a lot of cooking?  How critical is the island? (versus, say a peninsula)
(14) Do you want a formal dining space and a breakfast nook? (or do you want a boosted area on the island for breakfast, et al?)
(15) How important is the contents of the master bathroom (e.g. shower and tub), and are any items not negotiable?
(16) How many linear feet of hanging space are you hoping for in the MBR closet?
(17) Is there a minimum dimension of the master bedroom?  (you have it mostly square, would you live with a 13' min dimension, for example?) (Why dresser and WIC?)
(18) Where is the laundry in the current design?
(19) How critical is the (double) sink in the laundry room?
(20) Are there other lifestyle items we need to know? (are there, for example, sets of sports equipment that need storage?)
(21) Are there any other specific design constraints we must know about?
(22) Please verify the front of the house is South? So we know where most of the light is coming in...

Now lets deal with the lot, landscaping and neighbourhood...

(23) Are there any trees or gardens which are to be protected
(24) Are sightlines from teh street into the house to be opened up or shut down. Do you value privacy or a view?
(25) Where are adjacent houses and what are their views into the property.
(26) Does the lot slope? If so in what direction? Related - how good is drainage, and in what direction?
(27) Will you be storing any large vehicles outside the house and need to protect sightlines to them? (RV? Boat? other?)
(29) Are there any neighbourhood covenants on windos size, shape, or placement?
(30) What is the foundation type and are you averse to changing the footprint?
(31) Related to 30 - If the house is slab on grade, cost to move plumbing fixtures will be very high. Are you averse to breaking up the slab?
(32) Related to 30 - is the slab a heatsink for a radiant heat system?

Etc.

Were I in your place, I would at least sit down for a one hour consult with a professional. At best this would be an archy, at worst an interior designer.

[NB MTX]

I've tried finding an architect for some consulting, but they either want thousands of bucks to do the project or they don't want to talk about it, or they won't return my calls/emails. 

They want thousands of dollars, because architecture isn't just drawing.  It's consulting with you to determine your needs.  "I want to talk about it" is "tire kicking" and they won't waste their time... there are too many folks willing to dive in and be full blown clients.  Architects ask a whole ton of questions in the process of what they do.  You are buying their expertise in asking all of those questions and processing the answers into a design.  You may have the impression that it's expensive because he or she is formally drafting things for you.  That is likely a convenient excuse to charge for his or her expertise, which is the real value.... so asking only for that expertise without paying the premium of $ is kind of like asking for something for nothing...

This is actually why what Papa Bear did was likely so effective... everyone that came over had an opinion, and in the process of those being evaluated, he could both analyze the opinion as well as decide what was so important.  So effectively a TON of questions got asked... and the more experience you have, the more you realize it's not about having the answers to questions, it's knowing the right questions to ask...

I will pay (via paypal) whoever comes up with the best design that is functional and cost efficient (read, I don't want to tear down the west half and rebuild it all). I realize this is pretty open. 

The main problem IMHO, is you aren't providing any lifestyle information to work with.  "Functional" is relative, so much like case studies here get fairly detailed, I suspect you will need to provide some additional information before you will get very many useful responses.

Let's start off with a few questions:
(1) You are proposing to reclaim the garage. Where will you park?
(2) Where will you enter the home most frequently?
(3) What is the design of your current home? (Describe your current home)
(4) What do you like most about your current home?
(5) What is missing from your current home?
(6) What don't you like about your current home?
(7) Are there any specific home plans you like (and why?)
(8) Are there any particular hobbies that require specific spaces in the home?
(9) Is there a home office and/or where is the home PC kept?
(10) Do you work at home?  If not, what do you carry to work?
(11) Do you entertain often?  If so, what does this require for you?
(12) How important is it that the main space be one completely open room vs having some interruption?  (What sight lines are critical and what are not?)
(13) How important is the kitchen and pantry space?  Do you do a lot of cooking?  How critical is the island? (versus, say a peninsula)
(14) Do you want a formal dining space and a breakfast nook? (or do you want a boosted area on the island for breakfast, et al?)
(15) How important is the contents of the master bathroom (e.g. shower and tub), and are any items not negotiable?
(16) How many linear feet of hanging space are you hoping for in the MBR closet?
(17) Is there a minimum dimension of the master bedroom?  (you have it mostly square, would you live with a 13' min dimension, for example?) (Why dresser and WIC?)
(18) Where is the laundry in the current design?
(19) How critical is the (double) sink in the laundry room?
(20) Are there other lifestyle items we need to know? (are there, for example, sets of sports equipment that need storage?)
(21) Are there any other specific design constraints we must know about?
(22) Please verify the front of the house is South? So we know where most of the light is coming in...

Thanks for the reply!

RE cost.  Yeah, but really I don't need to pay thousands for drawings or thousands for advice about how to lay things out. I did find a guy who refused to charge me because I took up so little of his time. He had some stellar suggestions.

Other points:
1. Street! Eventual garage/workshop addition on back plans
2. Front
3. In part 2 post
4. It has been the same for nearly 40 years and I don't mind smashing the old stuff to bits
5. It needs updated and I hate paying contractors to do it
6. See 5 and 4
7. I'm trying to generate them. I'm not married to anything... other than my wife.
8. Workshop, but for later
9. I'll probably use on of the rooms
10. I try not to, lunch.
11. Yes I do entertain/cook a lot. I think the island/dining will work well for that.
12. I appreciate the question, it was too open. But I've fixed that.
13. I hate the pantry but my wife insists on it.
14. We'll go with eat at the island and a "formal" dining area.
15. Meh, tiled shower is nice, anything else is not required really (I mean apart from a toilet/sink)
16. We don't have much clothing. That'll be big enough.
17. We own the dresser already. That space seems large enough without being overly large.
18. Utility room.
19. Not critical, but nice
20. Not really, also eventual garage will hold that.
21. Save $!
22. "Up" on the drawings is indeed north.
23. Pecan tree in rear, not an issue.
24. They're pretty open in the front. I'll leave them that way.
25. Fences. Not an issue.
26. No, decent drainage N from the N 1/2, S from the S 1/2
27. God no.
29. Also God no. HOAs can eat a bag of wieners.
30. Slab, don't really really want to, but could.
31. Kinda expensive, no. I've already ripped up all the flooring.
32. In my research, radiant heat will be nice in the bathroom, but not functional for the rest of the place.

[NB MTX]

Fortunately, I found an architect who was willing to help me out.

I added a reading nook and I think that'll make things look a lot better in terms of flow in the big kitchen/living/dining room.

I also started on some wiring diagrams.

I planned a jut-out from where the garage used to be on the SW corner to hide the fact that there will no longer be garage doors there. I've heard it's damn difficult to match the masonry to make it look like the wall was original. I am considering siding that, and it'll involve a small new foundation for the jut out.

I meet with inspectors/city planning next Tuesday. Wish me luck!

[Systems101]

Going to limit my reply a bit since it seems you have what you are looking for... but wanted to put in a few thoughts to make sure you have thought through some considerations...

(2) Where will you enter the home most frequently?

2. Front

2. This question was also related to #10 in my original list.  Where are you putting down anything you carry in from work or from a post-work shopping trip?  Where do you drop your keys and wallet?  Do you hang up a coat.  Personally, your current design would drive me nuts because you have no front hall closet, and no entry table/shelf/whatever on which to drop stuff.  The exacerbating problem is that you are using the south face of the home as effectively a hallway, meaning putting something to the left of the entry door is basically a non-starter.  You should think about how important this type of thing is to you.

(3) What is the design of your current home? (Describe your current home)
(4) What do you like most about your current home?
(5) What is missing from your current home?
(6) What don't you like about your current home?
(7) Are there any specific home plans you like (and why?)

3. In part 2 post
4. It has been the same for nearly 40 years and I don't mind smashing the old stuff to bits
5. It needs updated and I hate paying contractors to do it
6. See 5 and 4
7. I'm trying to generate them. I'm not married to anything... other than my wife.

3.-7. I think you've misinterpreted these questions.
3-6 refer to your existing non-Midland TX home.  The one you refer to in the OP as your "previous home".
7. Has a similar issue in that I know you are looking to modify the existing design, but have you looked at any on-line home plans to understand how they are designing ranches?  This will give you a sense of how a house generally "flows".  Having said that, I think the implied answer here is: no, haven't looked at any.

(17) Is there a minimum dimension of the master bedroom?  (you have it mostly square, would you live with a 13' min dimension, for example?) (Why dresser and WIC?)

17. We own the dresser already. That space seems large enough without being overly large.

Well, I asked because I have a bit of an agenda in asking.  Your walk in closet is narrower than any walk in closet in any home design I've ever seen... by a pretty measurable margin (8-12").  You will *always* be brushing up against clothes in the closet as it was originally laid out by you.  That may not bug you but it would drive me insane.  This is also related to my question #15 on what space can be best traded off...

(18) Where is the laundry in the current design?

18. Utility room.

18.  I don't see a utility room in the pre-reno design.  I was asking where it is right now, not in your design.

[NB MTX]

*** First, thanks for the reply, and you raise  bunch of good points!

Going to limit my reply a bit since it seems you have what you are looking for... but wanted to put in a few thoughts to make sure you have thought through some considerations...

(2) Where will you enter the home most frequently?

2. Front

2. This question was also related to #10 in my original list.  Where are you putting down anything you carry in from work or from a post-work shopping trip?  Where do you drop your keys and wallet?  Do you hang up a coat.  Personally, your current design would drive me nuts because you have no front hall closet, and no entry table/shelf/whatever on which to drop stuff.  The exacerbating problem is that you are using the south face of the home as effectively a hallway, meaning putting something to the left of the entry door is basically a non-starter.  You should think about how important this type of thing is to you.

**Excellent point. I'll have the wall for hooks, and I could add a bench as shown in the attached picture but that area will become somewhat cluttered.  I'm not really sure what to do about that in terms of changing the layout, any suggestions?

(3) What is the design of your current home? (Describe your current home)
(4) What do you like most about your current home?
(5) What is missing from your current home?
(6) What don't you like about your current home?
(7) Are there any specific home plans you like (and why?)

3. In part 2 post
4. It has been the same for nearly 40 years and I don't mind smashing the old stuff to bits
5. It needs updated and I hate paying contractors to do it
6. See 5 and 4
7. I'm trying to generate them. I'm not married to anything... other than my wife.

3.-7. I think you've misinterpreted these questions.
3-6 refer to your existing non-Midland TX home.  The one you refer to in the OP as your "previous home".
7. Has a similar issue in that I know you are looking to modify the existing design, but have you looked at any on-line home plans to understand how they are designing ranches?  This will give you a sense of how a house generally "flows".  Having said that, I think the implied answer here is: no, haven't looked at any.


***Ah, I'm in the "new" place already. My previous abode was missing a lot and didn't have a whole lot that I really liked about it functionality wise other than the neighborhood.  I have looked at a couple of plans for a modern ranch and the issue I have run into is that I do not want to change the exterior wall if I can help it as that adds a lot of expense.  The layout I have doesn't have a totally functional entryway, but I couldn't come up with a way to configure the interior space to create something close to the front door without moving quite a few additional walls.

(17) Is there a minimum dimension of the master bedroom?  (you have it mostly square, would you live with a 13' min dimension, for example?) (Why dresser and WIC?)

17. We own the dresser already. That space seems large enough without being overly large.

Well, I asked because I have a bit of an agenda in asking.  Your walk in closet is narrower than any walk in closet in any home design I've ever seen... by a pretty measurable margin (8-12").  You will *always* be brushing up against clothes in the closet as it was originally laid out by you.  That may not bug you but it would drive me insane.  This is also related to my question #15 on what space can be best traded off...

*** Excellent point to consider. There's an existing closet that is 5'11" wide and with clothes hanging on both racks, I have clearance on both sides walking through.  I figured 6'2" ought to be sufficient.

(18) Where is the laundry in the current design?

18. Utility room.

18.  I don't see a utility room in the pre-reno design.  I was asking where it is right now, not in your design.

****Sorry, I was learning the program and hadn't figured out labels for the original. They're roughly in the same spot in the far upper left also NE corner of the house, only it's not as wide.

[intellectsucks]

Regarding the issues with the pipes: there is a company called progressive pipeline management here in the Philly area that lines the inside of existing pipes with a super hard resin without digging. We had it done a few years ago and it came with a fifty year guarantee at that time. Since then I've seen probably around 10-15 houses within a three or four block radius with their front lawns dug up to replace their drains/sewer line.
It's way cheaper than paying contractors to replace the pipes. Probably won't be cheaper than a diy replacement but it'll be a hell of a lot less work/headache.
I don't know if they operate in Texas but if not there may be a similar company out there.

[Le Poisson]

Regarding the issues with the pipes: there is a company called progressive pipeline management here in the Philly area that lines the inside of existing pipes with a super hard resin without digging. We had it done a few years ago and it came with a fifty year guarantee at that time. Since then I've seen probably around 10-15 houses within a three or four block radius with their front lawns dug up to replace their drains/sewer line.
It's way cheaper than paying contractors to replace the pipes. Probably won't be cheaper than a diy replacement but it'll be a hell of a lot less work/headache.
I don't know if they operate in Texas but if not there may be a similar company out there.

Trenchless pipe lining is a good thing. It is not unique to your area. Saves a lot of headache.

[Systems101]

Excellent point. I'll have the wall for hooks, and I could add a bench as shown in the attached picture but that area will become somewhat cluttered.  I'm not really sure what to do about that in terms of changing the layout, any suggestions?

I'd recommend considering a (short - maybe 30-36"?) "room divider bookshelf" (this is a "term of art" - Google it or just visit a related Pinterest page to get the idea: https://www.pinterest.com/explore/room-divider-bookcase/ ) just to the left of the hallway in your attached (actually just to the left of the light switch near the hallway - unless there is net a better place for the light switch), jutting out into the main room.  That gives you some additional shelving, and the shelves at waist height could be left empty as the permanent place for keys et al.  This also gives you just a hint of separation between the TV room and the entry way.