Archive for Uncategorized
Is your budget in line with your Home Improvement Project?
Posted by: | Comments
I’ve written about the need to evaluate your budget with a Seattle home improvement contractor in the past and feel it is worth visiting the subject again. Whether you are using an architect or interior designer to design a project for you or just doing it on your own you will be well served having a Seattle home remodeling contractor give pricing feedback. Designers usually have some sense of cost that is limited to order of magnitude. Most Seattle home improvement contractors will offer their value engineering expertise for free or at a modest cost than can be applied to the construction of your project should you go forward.
With the ability to borrow money for home remodeling/addition projects it is more imperative than ever to design your project within the constraints of your budget. It doesn’t do anyone any good to 
spend the money developing plans with a designer if the project exceeds what you are willing to spend. That’s why it is important to get a Seattle home improvement contractor on board early in the design phase to avoid designing outside of your budget. Too often I run into a home owner that has spent money on plans and permits and then contacts us for a bid on their project. We develop a budget for the project and the owner is shocked by how much more the project costs compared to their budget. Basically there are two outcomes that result from this scenario. The project is abandoned and the design and permit fees are wasted. Or the project gets effectively redesigned with the help of the Seattle home remodeling contractor which takes time and may require more design and permit fees to fit the owners cost constraints.
Even if you are doing the design work on your own it is still a good idea to align with a Seattle home remodeling contractor early in the process. The contractor will have advice to help your self performed design efforts as well as providing cost feedback.
It believe there is great value in employing professional design service for your home improvement projects. However that value is lost if it is done in a cost vacuum and your project never goes to construction. Contacting a reputable Seattle home improvement contractor can help you keep your project on track while rounding out your construction project team.
Seattle/Bellevue Home Renovator Rule
Posted by: | CommentsEPA LEAD PAINT RULE IS IN AFFECT FOR HOME RENOVATORS
For those of you that aren’t in the know the EPA has come out with a new rule that affects home remodeling contractors that perform renovation projects on houses built on our before 1978. In a nut shell the rule stipulates various methods that home remodeling contractors need to follow for dealing with lead based paint in older homes when it is disturbed by construction activities. It also requires that general construction firms engaging in renovation work of these older homes be certified and have EPA “Certified Renovator” personnel monitor and document the lead clean up.
I recently became a “EPA Certified Renovator” by attending an 8 hour training class and passing a multiple choice exam. The main message of the class is to underline to general contractors and home renovators, the health risk lead dust has to children and how sloppy housekeeping by home remodel contractors can contribute to contamination and put families at risk of exposure to this harmful element. The class also involves some hands on training setting up containment, testing for lead based paint, cleaning and verifying a clean site before allowing the general public to inhabit it again.
Most home renovation contractors already know the value of good house keeping and dust control. With or without lead, nobody wants to live in a cloud of dust over the duration of their remodel projects and being a clean and conscientious home remodel contractor will get you referrals. Most good home renovation contractors already do most of the things the EPA rule asks of the remodeling contractor as a matter of good business practice. So it seems the EPA rule seeks to standardize the methods in which lead based paint is handled and punish the bad actors in our general contracting industry that have not and will not deal with it properly.
The new rule will add cost to home renovation projects in homes older than 1978. Even though many home renovation contractors already implement many of the techniques the EPA rule lays out as best practices for dealing with lead based paint in home renovation projects there is still the added cost of: Home remodeling firm certification, employee certification, cost of documentation and document management and storage. Not to mention the miles of plastic this rule requires renovation contractors to use. The rule is new enough that the insurance industry has not really come down on the cost to insure a EPA Certified home renovation contractor firm that will be coming in regular contact with lead based paint. It’s quite possible that there will be insurance cost implications as well.
The EPA rule is well intentioned in that it seeks to reduce exposure of lead in children where they are most at risk to its effects. Unfortunately the same bad actors in the home renovation business that do not practice good housekeeping and dust control on their projects will likely not bother to get certified. These unscrupulous home renovation contractors will ultimately gain an advantage by undercutting the pricing of the above board remodeling contractor. That is why the only way for this rule to have its desired affect and be fair to the industry is to have rigorous enforcement to keep everyone on an even playing field.
Medical office Tenant Improvement
Posted by: | Comments
As noted in an earlier post, Magnolia Chiropractic and Massage tenant improvement project has been completed. Please click the picture above or here to be directed to the picture portfolio for this project. The office build out turned out very well. The space is stunningly beautiful and calming simultaneously. The custom artwork through out the space reflects the work that is being done inside. I encourage anyone that’s interested to stop in, take a look and meet Dr. Penner.
Medical Office – Seattle, Tenant Improvement
Posted by: | CommentsKeever and Associates, Inc. a Seattle builder has recently completed a tenant improvement for a Seattle Chiropractic Office. As the tenant improvement general contractor for this project we provided services including: Matching the owner with an appropriate architect for his project, value engineering and turn-key general construction services that met the owner’s dead lines and got his business up and running fast. You can view pictures of the project by clicking here. I will be updating later with pictures of the completed construction project. The art the owner is having installed is worthy of being posted. Stay tuned to this Seattle builder blog.
Keever and Associates, Inc. Seattle builders – Residential and commercial construction services.
Why Hiring Home Improvement Contractors is Beneficial
Posted by: | Comments
Some projects are too big for a do-it-yourselfer. Here are some reasons to hire a Seattle home improvement contractor for your home remodel.
The average homeowner can do a variety of small home improvement projects. When you decide to take on home renovations, however, it’s a good idea to go to a professional. Home renovations and room remodeling are projects that require experience and expertise. If they’re not done right, they can cause a number of problems from electrical and plumbing mishaps to just plain unattractive results. Hiring a Seattle home improvement contractor for your project can help prevent any unwanted outcomes and can ensure the success of your remodeling.
Seattle Home improvement contractors can give you direction when planning your project. They can help you determine the best design and layout choices for your home and the room you’re choosing to renovate. They can offer options and advice on materials to enhance the final product and they can help you create a realistic budget. And once the planning is done and you’re ready for the work to begin, not only do they know the best subcontractors to do the best work possible, but they are insured which will protect you from any liability issues while the project is in progress.
Seattle home improvement contractors will save you time. They act as project manager for your Seattle home renovations. They manage everything from contracts and budgets to laborers and installers to purchasing and delivery of all of the project materials. Imagine doing all of that yourself! In addition to being project manager, your contractor will obtain the building permits you need. You won’t have to try to figure out what permits are required or where you need to go to get them or what it takes to get them issued. The contractor can do all of that for you. They’ll also be able to get the best materials from the best manufacturers for the best prices. You won’t have to shop around and try to wheel and deal with suppliers.
Because your home renovations are important to you, you want a guarantee of the work. Making sure the job is done right is up to your Seeattle home improvement contractor. You can include in the contract a guarantee of the materials, the workmanship and the completion of the project
Seattle builder – Tenant Improvement
Posted by: | CommentsTenant Improvements need good general contractors
Things to consider:
Whether you’re a doctor, dentist, restauranteur, or retailer, getting ready to implement a tenant improvement is an exciting endeavor for your business. The tenant improvement is a chance to craft a space that is tailored to fit your business needs and enhance your business. There are many things to consider from the time you identify the space you like to the time you open your doors for business.
Of course having a competent commercial leasing agent is important in finding the right space and negotiating the terms of the lease. It can also be helpful to consult a lawyer to review any leases you may consider entering into. Also acquainting yourself with the landlord or building owner is a good idea as you will essentially be in business with that person. Speaking with other tenants can also give insight into how the responsive the landlord or building owner is to her tenants.
Another detail to consider; what is the condition of the building and the circumstances of the overall building construction. In these tough economic times many Seattle general contractors have gone out of business and you should know what kind of support there is for the systems that are included as part of your lease. This usually includes: fire suppression system and alarm, electrical service, plumbing provisions and HVAC
system. Not to mention the overall structural condition of the building you be locating in. In Seattle a 9 year old building is being demolished due to failing post tension slab cables. The tenants will likely be out their tenant improvement costs and forced to re-locate their businesses. This is an extreme example but you see the point. We are currently involved in a tenant improvement for a client where the original building general contractor has gone out of business. This has resulted in difficulties getting the “vanilla shell” completed and caused scheduling delays and is ultimately costing our client time and money to get the issues resolved.
Once you’ve done your homework and you sign the lease you will likely get the best use of your space by hiring an architect and Seattle general contractor that has experience with tenant improvement projects. The architect will take your ideas and translate them to drawings that can be used by your general contractor for construction. Having a tenant improvement contractor involved is important to get pricing feedback so you can stay on budget.
Being systematic about choosing your new space and general contracting team when approaching your tenant improvement will greatly reduce the stress of the construction process. This will allow you to focus on the business that will live in the new or renovated space.
Custom Building – Cost vs. Value
Posted by: | CommentsDo it right the first time.
Whether it’s a commercial or residential construction project it seems there is more of a tendency to go with the lowest cost general contractors. That mentality is understandable in these lean economic times. However the old adage that “you get what you pay for” still holds true for general contracting services.
Clearly construction costs have come down in this economic downturn. This doesn’t mean that the most qualified custom general contractors will suddenly become the least expensive. Their costs have decreased proportionally due to the slack labor market and decrease in some building materials.
In construction the best way to control cost is to have effective management that inspires efficiency. Getting each aspect of your construction project right the first time is always the goal of a competent general contractor. Construction can be a very complicated process especially on larger projects. With many moving parts and human beings working together mistakes will inevitably arise. The trick is to identify the potential problem areas and mitigate their likelihood to harm the project. With proper construction management by an experienced general contractor this can be done effectively and efficiently.
I’ve seen too many owners make their custom general contractor decisions based on price alone. When choosing a custom general contractor based on cost the value delivered is commiserate with the price. Evaluating your general contractor selection on other criteria such as experience, referrals, etc. will help you get your project done right the first time. Re doing things not only cost more but adds stress and inconvenience.
To Bid or Not to Bid – Residential General Construction
Posted by: | CommentsSeattle General Contractor’s perspective on bidding.
So your wife is pregnant and the influx of baby gear has just begun. This is about the time that the little Seattle home you’ve lived in comfortably starts to feel a little cramped rather than cozy. You’ve thought of buying a new house but in these tough economic times that may not be an option. Besides you probably love your neighborhood and are on a first name basis with the local barista. At this point it makes sense to consider remodeling, renovating a room or constructing an addition. So whether or not you use an architect to design your project or are handy with google sketch up you have some design drawings… What’s the next step?
Many people decide to solicit competitive bids from residential remodeling contractors. The theory at work in soliciting competitive bids is to have general residential remodeling contractors compete against each other and in doing so get the lowest price for the remodel or addition project you wish to accomplish. Sounds like a good plan…What could go wrong?
Remodeling older homes is similar to an archeological dig. Every layer that’s removed reveals treasure and folly from past events. The difficulty with bidding a remodeling 
project is there are usually many unknowns that can’t be quantified by a residential remodeling contractor until they are exposed after the project has begun.
Let’s say you’ve decided to go with Mad Mike’s Construction Co., a residential remodel general contractor, because they were the lowest bid. They begin the process of remodeling your bathroom and adding on a nursery when the plumbing inspector shows up and notices that the existing plumbing is not to code and must be re piped to pass inspection. If that wasn’t bad enough there’s a mess of electrical wiring running right through the location of the new closet area. Mad Mike sees dollar signs. Hopefully Mad Mike will be fair with the extra work he needs to perform but all too often we hear horror stories of extra charges that are exorbitant. Over charging for extras is usually the result of the “low bidder” bidding the project below the true cost knowing that they will be able to recoup the money in change order work. Or the “low bidding” residential remodel general contractor just didn’t have the experience to bid the project appropriately and is looking for a way to correct his mistakes.
At this point your house is a mess and you don’t have much of a choice so you authorize your residential remodel general contractor to perform the extra work and the project budget spirals out of control. When the dust clears Mad Mike’s Construction Co. cost you 30% more than the high bidder wanted to charge when you began. How can this situation be avoided?
Instead of bidding out a residential remodel/addition project interview reputable custom residential remodel general contractors and find someone you can work with and trust – a good fit for you. Then negotiate the project and in doing so find out what the general contractors price includes and doesn’t include. Identify the potential unknowns and build in a contingency for 
those items. You should agree on labor rates and mark up and build them into your agreement with the building contractor.
You will never eliminate the potential costs of unknown conditions in a residential remodel project but negotiating rather than bidding fosters a dialogue between you and the residential remodel general contractor that will help the project run more smoothly and ultimately save you money. This will make it a positive experience and get you the product that you hoped for.
Seattle General Contracting Projects
Posted by: | CommentsWhat are the options for contracting with a building contractor?
When embarking on a construction project with Seattle general contractors you will be entering into a contract. Typically all Seattle builders have their own contract documents for you to sign before the work begins. Contract agreements are important for both parties. The contract document provides the framework for the working relationship between the two parties (owner and general contractor). There are many different ways to structure a contract. Three of the most common are “time and materials”, “time and materials with a guaranteed maximum” and fixed bid.
A “time and materials”(T&M) contract is usually structured in the following way: The owner and the Seattle builder agree on a general scope of work. They agree on labor rates and a general contractor fee or mark up. When invoices are generated for work completed, craftsmen’s hours are billed at the agreed to rates, materials and sub contractors invoices are passed on with the agreed to general contractor fee or mark up. T&M contracts offer flexibility to the owner in that they only pay for work that is done. If the owner deletes a portion of work, that work will never get invoiced and the money budgeted for that work is instantly saved and can be spent elsewhere in the project. If the owner adds to the scope of work the Seattle general contractor can implement the change without going through a formal change order process that can often lead to delays. T&M contracts are also very transparent because the client see’s all the material suppliers and sub contractors invoices and can easily track the project costs. In order to avoid the objection of “less efficiency = more money to the general contactor” there needs to be a basic level of trust between the owner and the Seattle builder.
A “time and materials with a guaranteed maximum” contract is similar to the T&M but includes a maximum value for the scope of work. If the budgeted cost for the project exceeds the guaranteed max then the Seattle general contractor is responsible for the overage. Conversely if the project is completed for less than the guaranteed max there is typically language in the contract for
the Seattle general contractor and owner to share in the savings. To use this type of contract the scope of work needs to be well defined. Since there is a guaranteed maximum cost for the project that applies to a certain scope of work changes in the scope effect that maximum cost. While the T&M with a guaranteed max contract still offers the benefit of transparency they require more detailed project documents to clearly define the scope and are more cumbersome to administer with changes in scope.
A fixed bid or lump sum contract is where the Seattle general contactor agrees to do a project at a lump sum price. For this kind of contract it is most important to have a clearly defined scope of work. With a poorly defined scope of work there is the possibility of change orders to cover work not anticipated that will drive the cost of the project up. In my opinion fixed bid contracts are only reasonable on new construction or very simple remodel/renovation projects.
Participating in a contract when hiring general building contractors in Seattle or anywhere is an important part of the construction process. Both parties should understand the terms and be prepared to be bound by them. The contract exists to help lessen the ambiguities that might otherwise exist without it. The T&M contracts above are usually a good fit for remodeling, addition and renovation projects where the fixed bid contract usually works well for straight forward simple projects or new construction. A handshake is a nice gesture but a contract is necessary to define the terms of the project for the Seattle builder and the owner.
Residential building foreclosure – flipping
Posted by: | CommentsBuying real estate site unseen is risky business.
With the large a
mount of distressed and foreclosure properties on the market right now there are many opportunities for builders to make and lose money. The most common way for a builder to aquire distressed residential properties is to either buy at the county auction, buy in the REO (real estate owned ,AKA: bank owned) market or through a short sale.
Buying at auction can provide great investment opportunities for builders however there is significant risk. Typically you will not have much information on the 
property. Are there back taxes owed, utility bills etc? In most cases there is no opportunity for a builder to inspect the property. Often the most information you can glean is by driving by the property for a quick look at the exterior. It may be hard to tell if the property is vacant or occupied. If it is occupied, are they renters? The answer to that has significant implications if you end up owning the property. Buying at the county auction requires cash as well which can be an obstacle for most people and builders. There are foreclosure investment groups that charge a fee for helping interested investors navigate this market. For those starting out utilizing a foreclosure group is a good way to get started even as a builder.
If a property doesn’t get sold at the auction and the bank takes back the property they will often list it through the regular real estate channels like the MLS. With these REO properties a builder can get inside the properties to inspect and learn much more about the property you are thinking of buying. These properties are usually sold “as-is”, so any problems like a bad sewer line will not be disclosed. It’s a buyer-builder beware situation. When shopping in this market conventional financing is available. This increases the competition for the really discounted properties and cash is king when competing on a great property deal.
Another way for a builder to acquire distressed property is by buying a property in short sale. A short sale comes about when the borrower can’t make thier payments and the house will likely sell for less than what is owed on it. The bank and the borrower agree to a short sale to avoid foreclosure. In this situation it is possible for a builder to pick up a property at a discount. The major drawback to short sales is with the shear volume of homes in jeopardy of foreclosure banks are unable to respond to offers in a timely manner. I’ve heard of people waiting to hear about an offer they made on a short sale house for 6 months only to find out it was rejected by the bank.
Using any of these methods to acquire a discounted property you will need to have some experience in the building residential trades. In today’s market it almost always takes some building improvement to successfully sell the home for a profit. Whether the property is in need of a simple room renovation or needs an addition and renovation it will help to have a Seattle general residential contractor on board to offer advice, cost data and building services.