Makeover Madness

When Jacksonville" target="_blank">Duval County residents okayed a $2.2 billion civic improvement plan in 2000, it marked the first time in a dozen years that fiscally conservative Jacksonvillians had voted in favor of any measure that would raise taxes.

And they did it largely because former Mayor John Delaney played the New South trump card: Atlanta. "We can't let Atlanta happen here," cried ads for the aptly named Better Jacksonville Plan.

"Atlanta," as everyone in smaller cities knows, is code for hideous traffic, raging sprawl, two-hour commutes, natural-resource depletion, choking smog and every other urban ill you can conjure.

The plan funded new public buildings, roadway improvements and beautification projects that made Jacksonville's older neighborhoods more pleasant places to live.

As a result, more and more homebuyers are choosing to settle in the kind of mature, tree-lined old neighborhoods for which Jacksonville is justifiably renowned. And that, says Frank Rodgers, has been a windfall for builders who specialize in remodeling.

"What's driving our business is the desire to be closer to downtown," says Rodgers, owner of Finial Custom Builders and chairman of the Remodelors Council of the Northeast Florida Builders Association. "The growth Jacksonville is seeing downtown-the condominiums, the restaurants, the businesses-is making the areas surrounding downtown much more desirable."

Therefore, Rodgers says, older homes-especially those in charming historic districts such as San Marco, Riverside and Avondale-are not only holding their value, but appreciating at a spectacular rate.

Values have increased so rapidly, adds Rodgers, that some homeowners are doing renovations that cost more than the original prices of their homes. "We've been putting in 1,800-square-foot additions on homes sitting on one-third-acre lots," he says. "That means a lot of the time, we're building up as well as out."

But it's worth the effort and expense-especially as new home communities are built farther and farther from the urban core.

"In the neighborhoods near downtown, owners can often turn around and sell those properties when the work is completed and fully recoup their investment," Rodgers notes. "We used to say that you should plan to live in a house five years after a major renovation in order to do that."

Of course, master-planned communities in the suburbs have never been more popular. Many buyers simply prefer new homes and enjoy resort-style amenities such as fitness centers, water parks, golf courses and nature preserves-all of which are de rigueur in such projects.

Others, however, crave a more urban lifestyle and enjoy proximity to downtown nightlife, cultural venues and entertainment opportunities. And, while they cherish the funky character of older homes, they don't want to sacrifice new-home comforts and technologies.

Enter the remodeler.

"Most of the calls we're getting are for master suite additions and for kitchen renovations and additions," says Rodgers. "The older homes we're working on weren't built with the big master bathrooms or the open kitchens that people want today."

Larry Murr of Lawrence Murr Remodeling agrees. "People are spending more money on those kitchens and baths," he notes. "They want the granite countertops, the stainless steel appliances and the microwave that browns food. They want the big master bathroom with a separate shower."

They also want some guarantee that they'll be able to enjoy their upgraded homes for years to come, adds Murr, who has earned the designation "Certified Aging-In-Place Specialist (CAPS)" from the Remodelors Council of the National Association of Home Builders.

Consequently, some savvy baby boomers are now asking for modifications that will allow them to stay put, even when their knees no longer want to navigate stairs or shower curbs.

"Aging in place isn't just for the elderly," Murr says. "While you're working on a home, you may as well make improvements that will extend its useful life. It's hard for anyone to get in and out of a narrow doorway. Curbless showers mean you don't have to walk over a ledge. A lot of aging-in-place features work as universal design elements."

However, despite heightened awareness, aging-in-place features still aren't top of mind for most home?owners, according to Jim Lapides, communication director for NAHB's Remodelors Council.

"Unfortunately, our members aren't seeing a lot of pre-planning at the moment," Lapides says. "They're getting called in for immediate needs. Something happens and the home can no longer safely accommodate one of the parties who live there."

In any case, big bucks are being spent. Nationally, homeowners shelled out some $210 billion on remodeling in 2005, up from $199 billion in 2004. Kitchen projects accounted for $10 billion of that total, with bathroom work adding another $6.6 billion.

Lapides says that kitchens, bathrooms and room additions continue to be the most popular kinds of renovations. He also notes a national trend toward what he calls "selective luxury," when the features found in ultra-expensive new homes begin to turn up in more modest dwellings.

"We're seeing big spikes in real estate prices in many markets," Lapides explains. "People are saying, 'Maybe we can't have the exact house we want, but we're going to get a few of the things we'd really like to have.' Not everybody is going to put in an art gallery or a home theater. But maybe they'll splurge for a fabulous kitchen."

Meredith Himes, a Kendale project manager, says today's homeowners are remodeling kitchens in part to accommodate today's high-tech appliances and must-have gadgets, such as built-in coffeemakers.

"Plus, people congregate in the kitchen," Himes says. "So they want it to look as nice as any other area in the home where you'd entertain guests."

Others, however, are splurging on fabulous bathrooms.

Richard Prevatt, Kendale project manager, says many clients are moving away from big Jacuzzi tubs."Over 75 percent of the time, they're asking us to take the Jacuzzi out and just make a very large walk-in shower," he says. Homeowners also are asking for fireplaces, water fountains and TVs in their expanded bathrooms.

Closets are another popular remodeling project for Kendale.

Customers "like very large walk-in closets with counters in the middle where they can pack suitcases," Prevatt says.

Other trends include reconfiguring interior space to give older homes a more open layout-a popular feature of most new construction-without adding significantly to the square footage. That can be tricky to accomplish.

Remodeler David Wilderman, owner of Bowen-Wilderman, specializes in renovations that are historically correct and compatible with existing architecture.

"No matter how nice the original design was, most of these homes don't suit current tastes," says Wilderman. "The home probably had three bedrooms and one bath, which these days doesn't cut it. Or it may have a compartmentalized floorplan, which worked once, but now the owners want it to be more open."

Wilderman says the solution almost always involves some sort of addition, usually at the rear. "But you don't want it to feel like you have a gymnasium stuck to the back of your house," he adds.

So, even if an addition is large, Wilderman generally segments the space with dividers or double doorways so rooms can flow into one another while remaining proportional.

"Keeping the rooms proportional really helps you with all the other issues, such as the size and spacing of the windows and the roof line," Wilderman says. "Once you start with rooms that are the right scale, everything else becomes more manageable."

The most successful remodeling jobs, he adds, are ones in which the additions and alterations appear to be original to the home.

Of course, not all remodeling projects are happening in vintage neighborhoods surrounding downtown Jacksonville. For example, real estate values at the Beaches have spiked so high that some buyers are building additions that triple the size of the original home.

Even in less expensive neighborhoods, rapid appreciation, combined with low interest rates, is making home equity loans attractive vehicles for financing home improvements.

According to the Jacksonville Community Council (JCCI), more than half of Jacksonville" target="_blank">Duval County's housing stock is more than 39 years old. That makes much of the city prime territory for such basic improvements as new roofs, new flooring, new paint and new appliances.

How do you pick a good remodeler? NAHB offers a brochure, viewable online, with tips. Go to www.nahb.org/remodel to peruse a copy. You can also call NEFBA at (904) 725-4355 for a list of Remodelors Council members or visit www.jaxremodelers.com.

But remember, even in today's market not every remodeling job is a dollars-and-cents decision. For example, you may never recoup the cost of that custom sauna and hot tub. The good news is, you'll be too relaxed to care.

REMODELORS COUNCIL

2005 First Coast Remodeling Awards Winners

Residential Addition or Renovation
Under $50,000
Winner: The Turnage Company
Runner Up: Lawrence Murr Remodeling

Residential Addition or Renovation $50,000 - $150,000
Winner: Finial Custom Builders
Runner Up: Lawrence Murr Remodeling

Residential Addition or Renovation $150,000 - $250,000
Winner: Finial Custom Builders
Runner Up: The Turnage Company

Residential Addition or Renovation
Over $250,000
Winner: The Turnage Company
Runner Up: Bowen Wilderman, Inc.

Bathroom Renovation
Winner: Lawrence Murr Remodeling

Residential Design/
Build Under $50,000
Winner: The Turnage Company
Runner Up: Finial Custom Builders

Residential Design/
Build $50,000 - $150,000

Winner: Finial Custom Builders

Residential Design/
Build $150,000 - $250,000
Winner: The Turnage Company

Residential Design/
Build Over $250,000
Winner: The Turnage Company
Runner Up: The Turnage Company

Commercial Historic Restoration
Winner: Finial Custom Builders

Commercial Addition or Renovation
Winner: The Turnage Company
Runner Up: The Turnage Company

Custom Architectural Details
Winner: Finial Custom Builders
Runner Up: The Turnage Company

CERTIFICATION 101

In addition to being licensed by the state as contractors, some professional remodelers have completed specialized training to earn the designation Certified Graduate Remodeler (CGR) or Certified Aging-in-Place Specialist (CAPS).

CGR certification requires that graduates meet prescribed standards of business practice, have proven track records of successful project management, complete a comprehensive training curriculum and pledge to uphold the program's rigorous code of ethics.

Graduates of the CGR program must also meet recertification criteria every three years. Requirements include attendance at remodeling-industry trade shows, business-related seminars and continuing education workshops, proof of insurance and letters of recommendation from suppliers and financial institutions.

CAPS certification encompasses the technical, business management and customer service skills essential to completing home modifications for "aging-in-place."

Aging-in-place means living in one's home safely, independently and comfortably, regardless of age, income or physical disabilities. It offers homeowners the reassurance of being able to call a house a home for a lifetime.

The Remodelers Council of the Northeast Florida Builders Association is collaborating with the NAHB Seniors Housing Center, NAHB Research Center and the AARP to bring the CAPS program to Jacksonville.

NEFBA is not currently offering CGR courses, but may in the future. In the meantime, local remodelers wishing to receive CAPS certification may attend courses at other builder associations and at national and regional conventions.

For more information about selecting a remodeler, call NEFBA at (904) 725-4355 ext. 229, or e-mail ttaylor@nefba.com.

COST VERSUS VALUE

Remodeling Magazine lists the cost versus value of remodeling projects by national average as well as by major markets.

The cost of a midrange master suite addition in Jacksonville comes in just under $65,000, and the return on investment after four years is 83 percent, according to the publication's research staff.

An upscale bathroom renovation-including whirlpool tub, separate shower, heated towel bars, ceramic tile and other niceties-costs an average of $43,350, and the return on investment is 91 percent. Spend $40,669 on a moderately improved kitchen and the return is 95 percent.

For more details, go to www.remodeling.hw.net.