This Old House

"He had reached an age where I felt he might need my help," says Taylor, who uses a wheelchair. "His house had stairs, so I couldn't get into it easily. This way, he had his own apartment and we both could come and go as we pleased. Toward the end, I was able to care for him."

Even with her father's health problems and her own mobility issues, Taylor never considered leaving the home she has occupied since 1966. Instead, she updated the structure to meet her changing needs. Since her father died at age 91, the addition has become Taylor's studio/office and a sometime guest wing for visiting friends and family.

Taylor isn't alone in her inclination to improve what she has rather than move. Throughout Northeast Florida and around the country, remodeling is hotter than ever, according to the National Association of Home Builders' Remodeling Market Index (RMI).

The RMI is based on a quarterly survey of remodelers who answer questions about current market conditions and expectations for the next three months. For the first quarter of 2004, the current conditions indicator rose to 59.0 versus 46.4 during the same period last year. The future expectations indicator made an even stronger showing, leaping from 50.3 to 62.8. Both numbers are record highs.

"When the RMI moves above 50, that means the industry is very healthy," says NAHB Remodelers Council Chairman Douglas Sutton. "And as for the coming year, in every region we're seeing record numbers of calls for bids and heavy job backlogs."

Jacksonville has been a particularly fertile market for remodeling over the past decade. Much new construction is occurring in outlying areas, making mature, close-in neighborhoods even more appealing. And, unlike most Florida cities, Jacksonville boasts a huge inventory of homes built between the 1920s and the 1960s.

Riverside/Avondale, Springfield, San Marco and Ortega are a just few of the places where local remodelers are keeping especially busy. Charming? Absolutely. Conveniently located? Unquestionably. But many homes in these and other venerable neighborhoods are burdened by Eisenhower-era bathrooms, dingy kitchens and tiny closets.

More and more, homeowners are deciding to remodel-particularly in desirable locations where the investment is likely to pay significant dividends over time. However, it's important to do your homework before leaping headlong into a remodeling project, say industry experts.

"We get calls everyday from people who are interested in doing remodeling projects," says Jacksonville contractor Tom Trout. "And sometimes I get concerned that what they want to do is too ambitious for the neighborhood. If you tell me you want to add a second story, I say first consider where you live and what your home is worth."

For example, if comparable homes in your neighborhood are worth roughly $200,000, then it would be difficult to quickly recoup the cost of a $50,000 renovation. In fact, most experts say you shouldn't embark on a major remodeling project unless you plan to stay in your home at least five years after completion.

"If you love the neighborhood and you plan to be there awhile, then doing a renovation for $50,000 or more might be worth it," says Trout. "But if you tell me you want to do a $75,000 or $100,000 renovation on that same home, I may advise that you're over-improving and you're better off buying someplace else."

Of course, there are some places in Jacksonville where such cautions can be ignored. "On the waterfront, you can pretty much do whatever you want and your investment will be safe," says Trout.

No matter where the home is located, Jacksonville remodelers say new kitchens top the list of customer requests. To some homeowners, a new kitchen means a basic upgrade of cabinets, appliances and flooring while others want a kitchen suite that includes spacious food preparation areas, a family dining area and an attached family room or an outdoor cooking and recreation zone.

"Yesterday, kitchens were utilitarian," says Dale Crisp of Jacksonville-based Kendale Design/Build. "Today, we entertain in our kitchens and spend time with our families in our kitchens. That's why the breakfast room, or casual dining area that expands into the family room, has become so important."

Expanded master bedroom suites, including huge closets with dressing islands and bathrooms outfitted with the latest spa amenities-steam, sauna, separate rainforest shower and whirlpool tub-rank just behind kitchen makeovers on homeowners' wish lists.

"The master suite is all about me," says Crisp. "It might have a contiguous sitting room or small office where one spouse can check e-mail before going to bed. Often, the suite has a nice view, even if it just overlooks a small garden."

Other popular additions and upgrades include recreation rooms-which can be giant playrooms for the kids, game rooms for shooting pool and playing cards or full-fledged home theaters-as well as backyard makeovers that convert run-of-the-mill porches into mini-resorts complete with custom-designed pools, summer kitchens and wet bars.

"We're all living at warp speed now and people want to be able to enjoy life without leaving home," says Crisp. "Backyards are becoming very important in that equation."

Builders are loathe to quote prices for renovation projects because so much depends on the customers' tastes, the condition of the original structure and other variables. In Jacksonville, costs can range from $100 to $250 per square foot of an addition or makeover. According to Trout, $15,000 will buy you a basic bathroom upgrade with new fixtures while a new master bath with all the bells and whistles plus a dressing area and polished stone surfaces could run $100,000 or more.

The important thing, say local renovation specialists, is to know where you ultimately want to go with a home before you invest $15,000 or $150,000.

"Dream the dream," says Crisp. "In twenty years, what do I want this house to be? What would it need to have to satisfy all my desires? Then plan improvements in phases, always keeping the final plan in mind."

Larry Murr, president of Lawrence Murr Remodeling in Jacksonville, offers other reasons for planning ahead.

"The hottest thing now is remodeling for accessibility," Murr says. "Baby boomers are looking to stay where they are, and they're renovating their houses with an eye toward aging comfortably. That might mean putting in a first-floor master suite or putting in a bathroom with recessed showers and supports in the wall for grab bars. If you're building a second-story addition, it might mean leaving room for an elevator."

To help remodelers learn to meet the needs of a generation of customers contemplating an active retirement, NAHB and the American Association of Retired Persons have developed an Aging-in-Place certification program. Murr, among others, has earned the designation Certified Aging-in-Place Specialist (CAPS).

"The point is to set things up for future change, so when the time comes, you don't have to get into a lot of additional cost," Murr says.

Whether a homebuyer is shopping for a house that can evolve to meet his or her needs for the next few decades, or just looking for a place that can be made comfortable for the next few years, builders say Jacksonville has a lot to offer.

"Jacksonville is not your average real estate town," says Trout. "Things are moving very quickly here. If you buy a home in the right location and solve architectural problems or floor plan problems, you can't go wrong."

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 competing in the fastest-growing segment of the residential remodeling industry: 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.

WHAT WILL IT COST?

The generally accepted edict that you should request three bids for any job isn't always applicable in remodeling, say local experts, because so many remodeling projects are rather nebulous. In fact, asking how much remodeling a bathroom will cost is like asking how much a bag of groceries is going to cost. The answer is: "It just depends."

The only time competitive bidding is feasible is when a job has been designed by an architect and there are uniform specifications that each bidder can follow. Lacking that, the pros suggests that you first find a contractor with whom you are comfortable based upon on such factors as licensing, reputation and quality of work.

Dale Crisp, owner of Kendale Design/Build of Jacksonville, agrees. "Unless you can make real apple-to-apple comparisons, then interview companies and find one you want to work with," Crisp says. "You can't make a decision based only on price because there are so many variables."

Larry Murr, owner of Lawrence Murr Remodeling, says most top remodelers won't bother to bid on projects in which it appears that price will be the only criteria. Others will charge for bids, with the cost to be deducted from the final fee if the company is hired.

"Most anyone who considers himself to be a professional remodeler feels the same way," says Murr, who adds that less qualified remodelers will always win a bidding war-although the cost to the homeowner may ultimately be much greater when inferior work has to be repaired.

So how do remodelers charge for their work? For large jobs, many use a "cost-plus" formula, in which actual hard costs (including labor and materials) are calculated and a fixed percentage for profit and overhead is added. For a quality remodeler, cost plus 25 percent to 35 percent is typical. Others simply charge a flat fee.

When a lending institution is financing remodeling work, the remodeler is typically paid in five biweekly or monthly "draws" as the work progresses. Other times, the remodeler may be paid as specific milestones in the project are reached. In any case, Murr says, the contract between the remodeler and the homeowner should specify the payment schedule.

DO YOUR HOMEWORK

At its best, remodeling can be stressful and inconvenient. Various tradespeople will be your constant companions for weeks or months, and the cost for a substantial home overhaul can run into six figures.

That's why you don't want to rush into decisions about who to hire. Certainly you don't want to entrust your savings and your sanity to just anybody, least of all a guy whose office address is his pickup truck.

So where to begin? Experts recommends that you first seek referrals from friends, family, neighbors, coworkers and others who have had remodeling work done-then visit and see how the job turned out. Also:

ß Talk to independent trade contractors, building materials suppliers, architects, engineers, home inspectors and local lenders. What names are continually mentioned as being among the best?

ß Look for professional certifications like Certified Graduate Remodeler (CGR) and Certified Aging in Place Specialist. (CAPS). There are certainly good remodelers who have, for whatever reason, chosen not to seek these certifications-but those who make the effort are at the very least committed to strengthening the industry and their own professionalism.

ß Contact the Northeast Florida Builders Association's Remodelors Council. The council consists of contractors and suppliers who specialize in remodeling. Although it is no guarantee, active involvement in a trade association is generally indicative of contractors who have the industry's image at heart.

Once you've identified some strong candidates, do even more checking to ensure that these are the kinds of remodelers with whom you would like to do business.

Call the Better Business Bureau to find out if there are any unresolved complaints filed against the remodeler. You should also contact Florida's contractor licensing agency and state and local building inspectors to verify that the remodeler has the appropriate licenses and a clean record.

Once you're prepared to interview a select list of remodelers, there are additional very specific questions you'll want to ask. For example:

ß Does the remodeler maintain a permanent mailing address, a phone number and a pager or answering system? You'll want to be able to reach the remodeler quickly and easily - especially at critical times.

ß Does the remodeler carry insurance that protects you from claims arising due to property damage or jobsite injuries? Ask for a copy of the remodeler's insurance certificates.

ß How long has the remodeler been in business? Longevity usually suggests financial stability. Ask for a list of building materials suppliers and call to see if the remodeler has an account or pays for materials on delivery. Most suppliers are willing to extend credit to financially sound companies.

ß Does the remodeler have a working knowledge of the many types and ages of homes in the area? Sound structural and architectural grounding helps the remodeler provide reliable estimates. Extremely low bids may reflect a poor understanding of the actual costs involved.

ß Does the remodeler arrange for the building permit? Remember: the person who obtains the permit is the contractor of record, and is therefore liable for the work.

ß Does the remodeler offer a warranty? If so, what kind and for how long? What is covered under the warranty and what is not?

Remodeling is a very personal process. The remodeler you hire will be your partner in a significant venture with both financial and emotional implications-so it's important to make certain that you're personally compatible.

If, for example, you want to know every detail as the project progresses, you probably won't be happy with a remodeler given to gruff, one-word answers. Hey, you're paying the bills-you shouldn't be uneasy about asking questions.

Also important: Who will supervise the work? The remodeler may well have other jobs in progress and won't be a constant presence at the site. If so, you'll want to know who's managing the job on a day to day basis. For particularly large jobs, a full-time superintendent is preferable.

Some buyers ask for a remodeler's evaluation of an older home before they buy-and most are glad to oblige. Some will do so gratis and some will charge a fee, which is deducted from any work you ultimately hire the remodeler to do.

THE HOT LIST

Hardwood floors or tile? Natural stone counters or synthetic? Garden tub or clawfoot tub? Every homeowner brings his or her own tastes and preferences to a remodeling project. Builders say these are some of the most popular features and amenities being requested now:

Beadboard wainscoting

Crown molding

Granite countertops

Saturnia or travertine tile floors

Hardwood floors

Tumbled marble backsplashes

Stainless steel kitchen fixtures and appliances

Rollout trash receptacles

Recessed showers

Multihead showers

Pendant lighting

Under-counter lighting

Summer kitchens

Dressing islands

Home office areas

Functional shutters