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Michael Lohman

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Additions

Additions

Additions come in all shapes and sizes. The smallest one we’ve done was a mere 8 by 10 feet. The largest one was over 3,000 square feet.  We have done many in the 2,500 square foot range, too.

People ask me what the average square foot price for an addition will be, but the answer depends on what you are building. A simple sun room and a master suite addition have completely different square foot prices, because there are a LOT of variables involved.

A few peripheral things that can also affect the price include whether the addition will be built on a slab, whether it will have a crawl space, whether it will have a basement, and so on. What level of “finishes” will the addition have? Will it have hardwood floors? What type of windows and siding will it have? What about standard millwork or custom woodwork? These are all factors.

The single best thing you can do is to establish a budget for your addition. Find a contractor you like, check references, and visit at least one of their jobs. Choose an architect or have your contractor suggest one. Then your project can be accomplished within your budget (or it can’t, in which case you’ll have some choices to make).

I do some of my best work when I have the opportunity to confer with both the owner and his or her architect. My experience helps, too. If I’m involved from the earliest stages, I can make sure you don’t design a job that demands work outside your budget.

front and deck2

The Good, The Bad, and the Ugly About Outdoor Decks and Decking Materials

Do you have a deck? Are you considering building one? Do you have one in need of repair? There are some things you need to consider if any of these apply to you. We’ll take them one at a time.

First, let’s talk about the “good” where decks are concerned. A deck is a great way to enhance your enjoyment of your home (or even an office). Having a place that you can enjoy the outdoors without getting all of the outdoors on your shoes — and standing or sitting in an elevated location where you can enjoy your property or the views afforded by it — is a source of great satisfaction for many property owners. Decks are a great way to make efficient use of space (by affording storage beneath), provide a level seating and outdoor area despite changes in elevation, and expand the usable “civilized” portion of your property compared to the lawn (or whatever environs surround your structure).

Next, let’s talk — out of order — about the ugly: A deck that is in disrepair, or a deck that falls into disrepair too quickly, is a quick route to dissatisfaction with your property and its presentation. A poorly built, sagging, or discolored deck will reflect poorly on your home or business. Depending on how it’s built, the deck might even present a safety hazard if people start stepping through its sagging surface. Even a structurally sound deck that discolors unevenly can make a nice building or home look cheap and unpleasant. You cannot, therefore, afford to let your deck look bad. Evaluating whether a deck should be repaired is pretty straightforward, but to get the most useful life out of a deck in the first place, you should consider the “bad” ahead of time.

By “bad,” I mean the cons of each material you might choose. For example, many decks are made of wood, frequently pressure-treated yellow pine wood. The problem with wood is that it can stain or crack depending on how it has been finished and/or treated. The type of wood makes a difference, too. If you go with an exotic wood, the cost can be as great as some other materials. Yes, it’s true that exotic woods such as Ipe, cedar, redwood, and various others can be expensive. These add a warmth to your your deck, however, that is unmatched by composites. The downside is the maintenance. You’ll want to plan on having the deck finished when it is new. Thereafter, you’ll have to seal it every couple of years.

Now let’s talk about composite materials. In today’s market, there are quite a few brands. Composites come in multiple colors and textures, so you have many choices. The primary drawback is the higher cost. I’ve found that most homeowners are willing to spend more for these quality materials when they realize there is very little (or no) maintenance. You sweep the composite clean and give it a light wash from time to time… and that’s it.

What about railings? Each deck component manufacturer has its own style of railings. Some of the options include white, black, square balusters, or round balusters. Some of these are composite type materials and some are painted aluminum pipe. There are even stainless steel cable types. These can be costly, but they again have the advantage of being largely free of maintenance.

Whatever you choose, consider the material costs and the durability of the deck as well as how the look will complement your home. You want to make sure that your deck enhances your home’s value, rather than detracting from it. Choose wisely and do some research ahead of time. Your contractor — like me! — can help you decide. If you take all this into consideration, you can build a deck (or repair an existing deck) that makes you happy and reflects well on your structure.

While we’re on the subject, take a look at these deck pictures. One is a large that received a makeover. We saved a lot compared to building from scratch by using the existing framing.

The next picture is a cedar deck on which we used galvanized goat fencing for railings, combining these with cedar posts and trim. There are still quite a few purists out there who insist on wood. I have been a carpenter for most of my life, so if you like wood and don’t mind the drawbacks that come with it, I’m happy to help you.

Whatever you choose, make sure your contractor is qualified to do the work and has a PA license. Insurance is another big factor. Your contractor must have adequate liability insurance. If he works by himself, he’s not required to have “workman’s comp” by Pennsylvania law, but as soon as he has a helper or helpers on the job, he needs this insurance in place to cover employees.

Pennsylvania law also requires that your contractor provide you with an adequate contract. This must include the language specified in the Consumer Protection Act. To see this for yourself, take a look at the PA Attorney General’s website. It will not only help you make sure your contractor is on the level but will also help you understand contract language before you sign.

Architect at work.

Why Do You Need an Architect?

You already know that, if you’re smart and want your project completed in a timely fashion with the best results, you should hire a general contractor (like me, hint, hint). But did you also know you should consider hiring an architect? It may strike you as an additional expense and you’ll be tempted to skip it — but trust me, you’ll save money and be happier overall if you bring an architect into the team from the start.  Note the word “team,” good teams work more efficiently than the sum of the individuals.

Architects are first trained structural engineers who continue an education to become Architects.  They try to improve our world.  They are master planners.  They interpret and satisfy building life-safety codes.  You are hiring professional design and engineering to benefit your project.

The architect can design your house from the ground up, but for a remodeling project or any other building project, he can evaluate what it is you want, examine options, and then tailor a solution.   Architects draw construction plans, also called blueprints, and work with the contractor to make your project a reality.  There is an old saying: “if you have ten minutes to cut down a tree, spend nine minutes sharpening the saw.”  Architects sharpen that saw.

Architects and General Contractors working together produce the best results for you.

Does engaging an architect save you money?  Remember the expression, “Pay me now, or pay me later?”  In a construction project, ultimately somebody must do all the things the Architect does; it just gets done in disjoined pieces.  An Architect communicates it all in one cohesive set of instructions significantly helping the General Contractor communicate with, and coordinate his team.  These same drawings provide the tool for pricing and budget management.

Because architects bring clarity to the project, I share the opinion that the architects fee is more than offset during the pricing.  When the trades see clarity, they see a smooth job, requiring less contingencies.

Architects are asked “why such big clumsy drawings?”  Construction sites can become chaos.  Contractors are visual people; the industry communicates graphically.  Big drawings, which tell a big story, helps avoid costly miscommunications.  Architects provide the trades with information they require to do the job.  Everybody can see the whole job, and their part in it.

All projects go through evolutions as they are value engineered.  It’s all about communicating the concept, design, and specifications — which your general contractor will then implement.  It takes a team, working together, to ensure that you get what you want, how you want, within a budget you can afford.

That is why you want to hire an architect. In fact, that is why you can’t afford not to hire one.

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Thanks to Eric C. Van Reed, RA; Principal at Architectvision.com for the editorial assist.

 

Construction Design Project Renovation Concept

Top Ten Don’ts of Remodeling, Part 2

As we discussed in our last post, every homeowner contemplates remodeling projects from time to time. There might be a remodeling project you’ve always wanted to do, but haven’t yet “pulled the trigger on.” Maybe you have in mind  a project intended to fix something you don’t like about your house or business.  Whatever the project, remodeling is common, but it is almost always very important to us. So what should you keep in mind when it comes to remodeling so that you have the best possible chance to be happy with the job before and during work? What guidelines will help ensure that the results are something you’ll enjoy for years to come? Last time, we talked about the first five “don’ts” of remodeling project. This time, we’ll cover five more.

6. Don’t always go with the low bid.
Last time we talked about the importance of keeping your budget in mind. Well, there’s such a thing as going too cheap, too. There’s an old joke about government work always going to the lowest bidder. You can’t expect great things from government when they always do things as cheaply as possible, right? Well, your remodel project should be reasonably and competitively priced… but choosing the absolute low bid might mean sacrificing quality. That sacrifice could end up costing you more money in repairs and corrections later on.

7. Don’t lose your temper.
It’s easy for tempers to get frayed when a job runs long. There are a lot of factors in any remodel project. Be patient, stay calm, and try to look at things objectively. This will ensure the best possible result for everyone involved.

8. Don’t assume.
Remember that old saying, “Trust, but verify?” When you are looking for a general contractor, you want someone who is reputable and established. A person who represents himself as a GC but who is not licensed or who lacks other necessary credentials may be able to do a fine job on your remodel… but then again, he might not. Do you want to take that risk with your time, your money, and your project? A reputable contractor will also have appropriate insurance, something you can’t afford to be without. Don’t assume. Always verify that your contractor has the necessary credentials and insurance in place.

9. Don’t be too rigid.
In any project, you may have to be flexible to a certain degree in order to bring the remodel project to completion. You may have in your mind an idea of what you want the project to be… but realities of construction logistics, time, resources, and even legal and design considerations may force your contractor to adapt your concept to reality. Be prepared to be flexible, within reason, when approaching your remodel.

10. Don’t forget that you’re not the only one involved.
When remodeling homes especially, it isn’t unusual for all parties in a family unit to have different ideas about what they want. Discuss those ideas ahead of time and make sure you, your spouse, and your other family members are on the same page. This will save time, confusion, and regret later on.

Every remodel project is different. An experienced general contractor can make all the difference. Contact me today to find out what can be done with YOUR project.

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Couple relaxing during home renovation

Top Ten Don’ts of Remodeling, Part 1

There isn’t a single homeowner who hasn’t contemplated a remodeling project. Maybe it’s a project you’ve already done that you’re happy with it. Maybe it’s a project you’ve wanted to do, but haven’t yet attempted. And maybe it’s a project that is intended to fix something you’re not happy about with your home. Whatever the reason, lots of us consider — and then eventually turn to a general contractor for — remodeling work. Most of that time, that remodel work is very important to us.

So, what should you keep in mind when it comes to remodeling so that you have the best possible chance to be happy with the job before and during work? What guidelines will help ensure that the results are something you’ll enjoy for years to come? In this post and the next, we’ll cover our top ten “don’ts” when it comes to remodeling.

  1. Don’t expect it to be perfect.
    Remodeling may be expensive. You should be getting value for your money, yes, and your general contractor should be able to explain what your money was used to do. Don’t think, though, that even at that price, the job will be utterly, completely flawless. No project goes exactly as planned and there may be issues that must be addressed. Feel free to discuss how to address these with your contractor, but don’t go into it expecting that everything will be absolutely picture perfect from the outset. Every remodel project has a lot of moving parts and there are many things that can go wrong.
  1. Don’t forget the appropriate permits.
    A lot of homeowners and business owners think that because they own a piece of property, they can do what they want. Don’t fall into that trap. Always look up the necessary permits and any applicable building and zoning codes. You don’t want to get into the middle of a project and then realize you’ve overlooked something like that, as it can cost you serious money.
  1. Don’t get crazy with your design.
    We all have an idea of the “perfect” space or remodel project, but remember that whatever you create has to work in the real world. You’ve got to be able to live in it and/or use it. Keep realistic and practical concerns in mind when designing your remodel.  A door shaped like an hourglass might sound very stylish to you until you actually try to install it and weatherproof it, for example.
  1. Don’t forget the risks.
    Every remodel project has risks. Keep these in mind. You don’t want to start the project and only then realize you’re not comfortable with some part of it.
  1. Don’t forget your budget.
    It’s easy to start digging a big hole for yourself, or your contractor, when remodeling. Always keep your budget in mind. You may need to factor in some funds for overage, as projects don’t always go as planned. Keeping your budget in mind from the beginning will help make sure you don’t run too far over and then regret it.

Next time, we’ll cover 5 more “don’ts” of remodeling. Feel free to contact me with any questions you might have about your prospective project.

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Why “Saving Money” By Not Hiring a General Contractor Actually Costs More

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A lot of people believe that hiring a general contractor for their home repair or improvement project will be too expensive. They think that if they do the work themselves, or they coordinate the work themselves by hiring various subcontractors for the components of large projects, that they can avoid what they see as the added expense of hiring a general contractor, GC. The thing is, when you decide against a GC, you may actually incur greater expenses in the long run, especially in the form of “hidden costs” like your time.

One of the things a general contractor does, for larger jobs, is coordinate the efforts of all the subcontractors who do specific parts of the work. For example, an electrician is not a plumber is not a mason. Depending on how extensive your project might be, you could need the work of several specialists. They can’t all show up at once and, in some cases, shouldn’t all show up at once. Certain tasks have to be done in a specific order. (You can’t do the wiring after the drywall is up, for example.)

As you can imagine, it can be difficult, if not exhausting, to coordinate the work of all these people. Thus, you’ll end up using up a lot of your time trying to act as your own GC. That is time you could spend doing almost anything else, and there is a cost associated with that lost time. Also, it will probably take you longer to coordinate the job than it would take an experienced GC, so your project will drag on longer and you’ll have to wait that much longer for its completion.

The other thing you have to understand is that projects can sometimes be complicated. Some are so complicated, in fact, that they give even experienced general contractors cause to worry. If a problem comes up, how likely are you to know what to do to deal with it? If a subcontractor does his or her job poorly, will you know how to address that? What if some of your assumptions about the nature of the job turn out to be incorrect? What then?

An experienced general contractor will know how to handle all of these things and will be able to bring his or her years of experience to bear. That’s what I do for my clients. It’s my job to coordinate all of the issues that can, might, or do come up… and in the long run, the greater quality of work and greater efficiency that results will pay for themselves.

The reality, then, is that when you don’t hire a GC in order to “save money,” you often end up costing yourself that much more in the long run. Especially for complicated jobs, but even for smaller ones, you’re much better off with a general contractor in your corner.  Contact me today for help with your project.

Before You Remodel with Michael Lohman General Contracting

You probably already know that we do top-of-the-line remodeling projects here at Michael Lohman General Contracting. If you’re reading this, chances are good you’re contemplating your own project. There isn’t one of us who hasn’t thought about how much we would appreciate and enjoy the home of our dreams, prepared to our specifications. Buying or building the right home can get you there, or at least take you most of the way… but sometimes, the absolutely perfect environment is one remodeling project away. Large or small, remodeling projects should be considered carefully before they start. This ensures that everyone involved is on the same page and there are no surprises. The result should always be a home that is closer to what you desire for your life. That is what Michael Lohman General Contracting exists to provide.

Get It In Writing
Your written contract is the guide to what you are asking your contractor to do and what your contractor is promising to provide. If it’s not in writing, there’s  no way to prove that it exists. That means there’s no way to refer back to it if there is any question about what’s expected of the job. A detailed written record is an essential reference for both you and the contractor when embarking on any remodel project, so make sure all the details of your remodel are specified and agreed. If you look over your documents and you don’t see something you expect, or you see something that doesn’t work, talk to your contractor and revise the written documents. This protects both of you. 

What Permits Do You Need?
You’d be surprised how many people don’t know that you very likely need a building permit — or more than one of them — for your remodel project. Depending on the project, a permit might not be necessary, but the bigger it gets, the greater the likelihood you’ll need that paperwork. Interior work, for example, rarely requires a permit, but expanding your home, constructing an outbuilding (or constructing an outbuilding beyond a certain size), and significantly changing a structure’s appearance or composition will probably require permits. Your local government should be consulted regarding permit requirements before you start any remodeling project. If you’re not sure, ask your contractor what’s required. A good contractor will help you understand what paperwork must be obtained before the project can begin.

Are You Getting Your Money’s Worth?
Every remodel is fueled by money. Your budget is extremely important because it determines the scope of the project. You’re paying your contractor for the work, yes, but you’re also paying for the materials used to do the work. Where are you buying those materials? Are the costs for them competitive? Are you sacrificing quality for cost? A good contractor will help you to understand not only the work to be done, but the materials you should use to have that work done. Unlike some contractors, Michael Lohman General Contracting won’t just expect you to buy the materials and then leave you to figure them out on your own. We’ll work with you to make sure all the components of your project are properly in place.

You should also consider the scope of your remodel from the standpoint of what it does for you and your home. You may have plenty of money for a project, but just because you can spend that money doesn’t mean you necessarily should. Again, working with your contractor to determine the scope before the project starts will ensure that you get not just what you want, but what you actually need.

Be Prepared To Be Flexible
Finally, before you start your remodel, remember that you may need to be flexible. Every job starts out with a plan… and plans sometimes need to change. There are always unexpected issues or even costs that may come up. Budget for these ahead of time — and remember that time is part of that budget. As the old saying goes, you can have your work done well, cheaply, or quickly… but you can only have two of the three. When it comes to remodeling, it’s best to budget both plenty of time and funds for the best outcome, but as always, your contractor acts as your guide to make sure you get the best possible work within your budget and according to a timeframe that works for you both.

"Saving Money" By Not Hiring a General Contractor Will Cost You More!

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