Blog
There is talk that North American toilets cause bowel problems because we need to squat for proper pooping. While any bathroom stool can elevate your feet to the suggested position, Squatty Potty looks pretty nifty, https://www.youtube.com/watch?v=YbYWhdLO43Q
Yesterday I met with Robert and Trish (names changed) to look at updating the kitchen in their recently purchased Gordon Head South home. It is a 2,600 square foot home built in 1980 in the popular style of the time with the main floor up to capture the ocean views. This home provides a good example of how one home improvement can lead to another and another! For example, they would like to change the aluminum windows. These windows are installed in vertically applied channel lap wood siding - with minimal flashing. To properly replace these windows the siding needs to be cut back, aluminum window removed complete with interior trims. the new window is then installed with proper flashing and new trims inside and out.
When one looks closely at this siding, especially on the south and west, one wonders the wisdom of leaving it in place, reworking it around new windows. A lot of work and cost for something that will soon need replacing. And, now we notice the fascia needs replacing too. To replace the fascia, the eaves-troughs need to be removed. Do we reinstall those old eaves-troughs? It does not stop there. we now see the there are several places where roof overhangs are sagging and need to be repaired especially so the eaves-troughs will drain properly.
Back to that new inside window trim. This provides an opportunity to update the trim style all round. The baseboard and door trim does not match the preferred new window trim. If replacing the baseboard and door casings, it makes sense to replace the floors when this trim is off. And, if we are installing new floor, this would be the time to remove the texture ceilings. It's all interconnected.
In early 2003, I was trying to come up with a name for our new general contracting business. When driving in an Oak Bay neighbourhood, I spotted a cardboard sign in black marker. It read, CONSTRUCTO PEOPLE with an underlining arrow pointing up a back lane.
Later, I told my teenage son Ward about the sign and asked him what he thought of Constructo for a name. He was still a moment, and then suddenly, fist clenched, stuck his arm into the air, saying "I, I am Il Constructo! And, you, you are my faithful helper." That was it. I added the word Group because it takes many people working together to make a successful project.
Stephen Lentz
Are you trying to decide whether to renovate your home or tear it down and build new? Comparing sale prices of homes in East Central Oak Bay, 2015, we found that properties with new/er homes sold for as much as 35% more than properties with older homes. That is 35% on the whole property.
In terms of cost, we estimate that if you are adding 40% space, plus replacing windows, kitchen, bathroom, siding, drains and water supply, then these improvements will be near or more than building new.
In terms of time, a whole-house renovation takes about 20+ weeks. A new build will take about the same. Both will require you to move out.
Redeeming architectural features and quality are compeling reasons to renovate. Plus, some clients have an affectionate attachment to their home. Customers tell us that they feel joy each time they see their home. If this is true for you, better not tear it down - renovate.
Last week my daughter convinced me to hike from our home near the Gorge to the train trestle bridge up West of Gold Stream Park - along the abandoned rail line. It was a long way, but the good thing was that Floyd's now have a branch restaurant right beside the rail line in Langford. Thank you Floyd's. As you may know Floyd's has a clever name and story for each menu item. Add to this that we have done three bathrooms in the two months since Christmas. One of which was for two children. It was so clever with a multitude of bright colours - all designed by the mother. Tah dah. Why don't we offer bathroom packages; each with set features that come together under a clever name and story! And, so we shall. To be continued....
A Cost-Plus Contract is most appropriate in situations where the owner wishes to move ahead quickly and/or where it is difficult to accurately identify what the work will entail. The concern about a Cost-Plus Contract is not knowing what the end cost will be. We work to reduce this risk by getting fixed price quotes as we move ahead, i.e. as soon as elements of the the work become identifiable and quantifiable. We find that working closely with you, even meeting each trade, builds trust, certainty and commitment all round.
A client started our initial meeting with "I'm not looking for a magazine renovation or something for you to enter in an awards competition. I just want the place to be functional and attractive and no maintenance." Truth is, this is more difficult to achieve than the simplicity of the statement alludes. Take for instance a shower. A fiberglass shower stall seems simple and minimal maintenance. However, some may find it works for them, but there are others who will not. And so it goes, the reality is that you have to decide on the specific elements, one by one. It is a lot of work on your part, but we will help you to whatever extent you want assistance.
Recently I met with a father who was contemplating finishing the basement into a secondary suite for his daughter. I reviewed a concept with him based on matching the fixtures and finishes to the upstairs living space. Then, we reviewed my cost estimate of $85,000. His immediate response was, "Can you do it for $60,000?"
If you are considering a basement suite for a family member, there are several realities worth considering. If the basement suite is noticeably less inviting than upstairs, the family member will probably spend more time in your space than their's, potentially defeating its purpose. Secondly, when your family member moves out, you may want to rent out your suite. Research shows that tenants pick an area to live because they share the same values as the people who live there. This is doubly so for airbnb rentals. So it is probably wise that your suite fit with your neighbourhood and your home in terms of style and finish.
The Building Code and WorkSafeBC require that we investigate for asbestos before having workers onsite. This applies for homes built before 1990. Previously, we relied on cutting access holes to see what is behind the drywall to reduce surprises. Because we are now unable to do this until after testing, the decision to move ahead with planning and design is either made with less information or the asbestos survey needs to be done right at front end.
The WorkSafeBC website has a brochure entitled "Safe Work Practices for Handling Asbestos."
Last Sunday, I attended the Capital Unitarian Universalist Congregation in James Bay and had the incredibly good fortune to hear the guest speaker, Dr. Trevor Hancock, giving his homily: Creating Healthy Communities.
Dr. Hancock message inspired me to look again at my role in the home renovation industry and re-commit to doing things future generations will approve of. Certainly healthy building, lots of natural lighting and providing ways to connect to neighbours fit the bill. Even more was how beauty affects our well-being - I like that. Seeing the built environment in this light gives permission to build more for oneself, than for resale.
For more about Dr. Trevor Hancock, check him out on Wikipedia and the University of Victoria. Especially his work on the Healthy Cities project "...that is continually creating and improving those physical and social environments and expanding those community resources which enable people to mutually support each other in performing all the functions of life and in developing to their maximum potential"
When a young contractor of 27, I was awarded the concrete contract for our new municipal building. When the prime contractor's superintendent called that the basement slab was ready to pour, I went for a look. Inspecting the sub slab prep with the superintendent, I commented that, "Come spring this floor will be six feet below the water table and that granular A road-base fill will never handle the drainage needed - this will leak like crazy." The superintendent (super) looked at me with open rage and said to follow him through gritted teeth.
Following the super into the job-site trailer, he took his hard hat off and hurled it across the room into the wall. Turning on me, he said, WHO THE HELL DO YOU THINK YOU ARE! The architects and engineers for this building are top notch. Don't you ever ... talk to me like that again! That clay hard-pan will never let a drop of water through! You will pour that slab when I dam well tell you to and keep you ... mouth shut! I was intimidated and I poured the slab. As ashamed as I was to have poured that slab even though I knew better, I was even more ashamed that I did not come forward when the municipality spent hundreds of thousands on lawyers and remediation from the flooding.
Since that time, I would say that my number one pursuit has been to produce excellent work - without using threats and intimidation.
When a young apprentice carpenter, my carpenter mentor, Eric Hollett, demonstrated how to hang a door. This was when a chisel was used to set the hinges, a brace and bit to drill the holes and an actual screwdriver to install the screws! In all the years since, I have never witnessed any carpenter who worked as quickly and accurately as Eric. When he had hung the door and gently closed it, click, I exclaimed "Holy Smoke. That is perfect Eric. The door is perfectly flush and the spacing around it is just perfect!" Eric responded, "it is not perfect. You nor I, or anyone will ever achieve perfection - EXCELLENCE YES."
While, I have not delivered excellent work as often as I wish, excellence works very well to gauge the quality of any installation. From my experience, the worker must be in 'a good place' to produce excellent work. Therefore, we endeavor to employ people who love what they do and want to be working on your/our job - it makes the difference.
-- Stephen Lentz
Our first IKEA kitchen, nice, okay lovely, but not all that easy.
Read MoreWe get key trade contractors involved in planning as early on as possible. Last week we met with a couple who wanted to replace their en-suite soaker tub with a large shower. In looking around, the Tile contractor said to the Clients, "Your en-suite fixtures and finishes look fairly new, maybe 10 years old? But, the guest bathroom looks 30 years old, so what about remodeling it instead? Take out that steel tub and put your shower in there?"
And, that is what we are doing. This will bring the Clients' home more up-to-date overall. Plus, the space under the guest room is unfinished making it much easier to plumb than the en-suite which is over a finished space. This shows that having trades in early can be fun, plus very wise.
We spend a huge amount of time in our home. Improvements to that space where so much of our life is lived can benefit us enormously. We are always told that home improvements add to the value of your home if you decide to sell, but their greatest value is their improvement in our own life.
Stephen Lentz
We truly enjoy the challenges our clients come up with, such as: importing hot water radiators from Italy; wool carpets from New Zealand, and hand made tiles from a little island off the coast of Mexico. We have learned how to deal with customs, getting one-off items CSA approved, and even having missing plumbing fixture parts custom made here. Unique needs; bring them on!
Stephen Lentz
We recently met a very upset couple who had taken the traditional design-bid-build approach. After months in design and paying over $40,000 in design fees, they received 'working drawings' which they took to market, getting contractor quotes that were more than double their stated budget of $300,000. Now the designer was going to charge them further design fees to rework the plans to get costs down.
In the design phase, we bring key trade contractors, experienced experts, into the process at the earliest opportunity. This brings realism into the planning process, so you can make informed decisions - earlier rather than later.
Stephen Lentz
Yesterday, I met with James Latham, Capital City Construction to discuss new developments in general contracting and how they serve homeowners. We found that a repeated theme was how much up front work, such as planning, estimating and design concepts, are expected to be free. Free because, the homeowner can only commit to the next step of process once it has been 'figured out.' A new concept is the Agreement for Preliminary Work which sets out the preliminary services the contractor will supply with a fee for these services. We agree this is a great way to go because the owner gets valuable information from an expert to make decisions on how to proceed and the contractor gets paid for his assistance which goes a long way to his/her truly looking out for the owner's best interests.
At a job meeting the heating contractor who was replacing the boiler and piping informed us that he had not included the removal of the existing boiler or steel piping in his quote. After the meeting, the contractor and I went to the basement and looking at the pipes and boiler, the contractor suggested that he could, at no charge, include cutting the old system into lengths which one of my men could take to the recycle and the metal would probably bring enough money to cover our labour costs, thereby no cost increase to the owners.
Later, one of the owners confided that she was disappointed I had not fought for her on the piping removal issue. A light went on for me!
From experience, I found that going head to head with specialty contractors is not productive. Now, I privately discuss issues with the contractor, asking questions instead of making demands - asking for help. The contractor invariably comes up with an excellent solution in minutes if not seconds. From now on I plan to get news of specialty contractor solutions to the owner ASAP so that the contractor receives appreciation and also the owner will increasingly come to trust getting solutions with peacible, face-saving methods.
Stephen Lentz, general contracting over twenty years and still learning!
As you may know, it takes multiple specialty contractors and multiple suppliers for even a modest renovation. It benefits all these entities to closely work together, however they are not in the same organization. There is no coordinating mechanism. The general contracting firm brings everyone together under one organizational umbrella enabling overall co-ordination to everyone's benefit.
Full Service Renovation Contractors, Victoria. BC. since 2003. Call or email to book consultation (250) 414-6246 info@constructogroup.ca
Constructo Group | 3067 Balfour Avenue, Victoria, BC V9A 1R7