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January 14, 2021 Architect Blog by Katarina Skipic 0 Comments

Should I Add a Second Story to my House?

Horizontal expansion or add a second story to the house? In which direction to renovate?

Many bungalows or one-story homes around your neighborhood have been built mid-century. Their primary purpose was to fulfil the basic needs of occupants at the time when money was hard to come by, and mortgages were not a common thing. More often than not, the available space was not sufficient to secure proper comfort.

Now that money is so cheap, and almost everyone can take mortgages for renovations, it has become a sort of trend to borrow money for the purpose of improving. Creating a better living space, adding an extra bedroom, making the kitchen and living room larger or adding one bathroom or two have never been easier.

The question is: should you go horizontal or vertical?

Hard to say. In some cases, going horizontal is great; in many others, vertical is a much better idea.

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Coquitlam architect
Coquitlam architect

Why Going Horizontal?

A horizontal extension depends on the plot size: you need to make sure there is enough extra land on the plot. If its size is limited or the codes are too restrictive, then a vertical expansion is the only solution.

Going flat is a better option if you want to avoid stairs. Also, a broader floor plan with rooms further apart allows for a variety of designs and good separation between private and public zones. Horizontal expansion is a better solution for ageing-in-place, as it allows more freedom of movement. 

Ground floor extension can also prove to be a more affordable alternative, depending on your current roof structure. It allows for a better connection between indoors and outdoors, and it’s possible to reconfigure the floor plan to design the ideal rooms with a lot of open-plan space.

Why Going Vertical?

First of all: you can get a better view without losing your backyard, and maintaining the house would be much easier and cheaper. Next, going up will increase the floor area’s square metres without having to worry about the surrounding land.  

Many people are indecisive because of the footing, not knowing if it can take the load of the upper floor. No need to worry about that. A structural engineer knows how to investigate and to help us to create a point load. There is more than one solution available; for instance, we can enforce only some specific areas of the footing as a support and build the upper floor on it. 

You will get a new roof and a new lighting system. In some cases, we come up with a higher ceiling on the main floor, which results in brighter, more airy space. 

Coquitlam interior designer
Coquitlam interior designer

What Is the Typical Cost of Adding a Second Story to the House?

It depends on the house’s footprint, how many stories we are adding, and the condition of the footing. On average, the price will start somewhere around $200k and can go up as much as $500k or more (remember, you will end up doing some work on the lower floor as a result as well).

What Is the Price of Adding a Room Over the Garage?

Supposing that the garage is not too old, we would still have to do full insulation. This kind of renovation can cost from $40k up to $80k.

Some Factors Can Drive the Price Up

Demo, adding stairs, rearranging existing space, reworking plumbing/HVAC/electrical, and such. In most houses, the electrical wire and plumbing have to be altered to meet the new code. That is the main culprit of driving the cost up.

If we remove the existing roof, the new ceiling will sit on the existing wall, which then requires enforcement. In some other cases, we end up gutting the wall to the stud and applying new insulation. I don’t see any problems with rearranging as it does not present a significant factor. 

Are There Ways to Cut the Costs And Add a Second Story to the House?

A short term cutting cost might lead to long term pain of paying more on utility bills or maintenance. I suggest the best way to reduce the overall cost is to have a reasonable design and approach that will minimize the damage. Think ahead of time. A good designer’s work goes a long way when it comes to saving the construction cost.

Is It Cheaper to Build Horizontally or Vertically?

Absolutely it is cheaper to build vertically, 90% of the time.

1- the land is more expensive than air; by going up, you keep your valuable yard to entertain and enjoy

2- curb appeal, the house stands out much more handsome, and its full value will appear when selling the property

3- in many cases, you gain a better view with the upper floor

4- since the footprint stays the same, it’s cheaper to maintain, and the utility cost will be less

5- you save on digging and concrete works – instead, you get a brand new roof for the entire house

Modern home Coquitlam
Modern home Coquitlam

Should I Expect to Face Issues While Adding a Second Story to the House?

Weight out on the existing floor, lack of skill with some contractors, surprise costs…

Education is essential. The client should be prepared for the unknown and have the mindset to control their temper for unforeseen cases. An uneducated and abusive contractor can cause big problems, so make sure to hire an experienced contractor that doesn’t make a big deal out of every single issue. There will be many unexpected situations, but a smart contractor will solve them rather than use them as an excuse for a rip-off.

Generally speaking, is it worth it to add a second story to the house? Does it make more sense to sell and purchase an existing 2-story home? 

Nobody can make a home of your house except you. You are the decision-maker when it comes to the future of your living space and your mental health. Hire the right professionals and lead the team to make it happen. Financially, the renovation you do in your existing house is more valuable than buying another one that could turn to be a sack of surprises. If there is a bit of spark in you, then have no doubt about enhancing an inspirational home of your own in the lot where you have lived and grew already.

 

 

By Aryo Falakrou (My Home Designer)

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November 19, 2020 Architect BlogCodingLaneway HomeSenior life by Katarina Skipic 0 Comments

Renovation or Building a New House: Ernest Story

Ernest is a 61 year young who lives with his wife in a spacious house which, at the moment they come to our story, has long begun to show signs of ageing. Little by little, problems kept getting bigger, and the house needed a major repair. The question was, how to decide between renovation and building a new house.

One day, Ernest had decided to finally do something about it. He asked himself: Is it a good idea to repair the old house? How much a full renovation would cost? Is there a better solution? What would be more beneficial – renovation, or building something new?

Ernest realized that it would be best to investigate all options first. He started by asking neighbours and friends for opinions. Naturally, everyone had their own idea about what should be done.

The problem here is an utterly personal perspective. People have good intentions, but they can’t know what’s best for you, especially when it comes to your home. It’s all about different lifestyles, different habits, different needs. And when it comes to the matter of aging in place—different health. 

One idea started to make sense, though. Why spending a significant budget on a renovation if it’s possible to build a new house instead? But then again, could such an investment really pay off? 

What Ernest didn’t think of, at first, was consulting a design professional. He did make a call to the municipal hall in order to find out regulations that would help him decide. Mostly he was interested in how many square feet of a new house he could build.

New-Westminster-Renovation
New-Westminster-Renovation

Renovation or Building New, Ernest Couldn’t Decide

He discovered that it was possible to build a duplex house with two laneway houses, and two secondary suites on each side (ADU). This way, he could live on one side of the duplex and have a laneway house and the suites for renting. Naturally, a secondary suite sounded like a great way to secure some passive income for his retirement. Ernest realized that if he could also manage to sell the other side of the duplex, it would pay off the construction cost.

But as we are getting older, we start craving more quietness, peace, and privacy. Ernest understood that, very soon, he might come into a situation to regret the original idea. Having too many people roaming around his property sounded tiring by itself. Having the same but with a bunch of strangers on top…well, let’s say he cooled off the idea pretty fast. 

Yes, it would be great to have a new house, and even better if the project could pay itself off—but not at the cost of his privacy. After reviewing all options once more, it was clear that he and his family would do better if they build a duplex without any ADU’s.

Once again, Ernest picked up his phone and called several local builders for an interview. He thought it would help him choose which one to hire. Then was the moment to meet Aryo, whom he found by filling an online form.

The first question he asked Aryo was if he had any experience building duplexes in the area. Of course, the answer was positive.

“But, before we go further about my experience, let’s talk about your project and your goals.”

Master Bedroom
North Vancouver home design

Aryo Knew Better

After a long conversation, Aryo found out a lot of interesting facts. First of all, it turned out that Ernest did not really think his project through, not nearly enough. He failed to consider the age he was approaching and too many difficulties it will gradually bring. Moreover, he planned to build a tri-story duplex on each side, featuring less than 600 square feet on each floor.

Like many others, Ernest believed that living in a brand new, beautiful, and shiny house would be enough. The truth beyond, however, was different. Just any kind of new, shiny house wouldn’t bring the kind of happiness he imagined.

Aryo explained to Ernest why it’s good to have a proper, thoughtful plan. He elaborated on the significance of hiring a professional designer – and not just any. What he needed was a designer who takes into consideration the occupant’s lifestyle so that the final project would maximize personalized functionality. That way, the outcome would be much more beneficial for Ernest and his wife in the long-term. 

Such kind of consultation is rarely, if ever, offered by a builder. Not that the builders don’t care—on the contrary. But there’s a difference in knowledge and approach. A good builder knows how to build a sturdy, reliable, good quality house that the homeowner has ordered. But what if the homeowner doesn’t know what he wants, or what is good for him/her in the first place? Then a proper consultation can make all the difference between a disaster and a happy ending.

Maple ridge modern architect renovating or building a new home
Maple ridge modern architect

Renovation or Building New: Deciding Together

Aryo and Ernest talked for many hours. Their brainstorming paid off, and the plan slowly started to come up. Ernest was surprised to find out just how many small but significant details he was missing to consider. 

The idea of having to climb endless stairs, many times a day, suddenly exploded in all colors. Indeed, his original ideas were very fashionable, and those floating staircases could have been gorgeous. But now Ernest also realized that he would probably end up establishing a mini studio on the ground level in just a couple of years, merely to eliminate the need for endless climbing. 

Aryo knew that sooner than later, the couple would probably regret the decision. When your knees are hurting, and your muscles are weak, the last thing you want is a challenge in maintaining personal hygiene. There was no reason why Ernest’s wife should give up her dream of a fancy new tub. The thing was to have a proper one, as functional and approachable as striking in design. 

In the end, Ernest decided to build a house quite different from what he originally intended. But he was delighted to do so. The new project was smart, thoughtfully designed, and full of handy amenities that would add to the quality of their lives in fifteen years just as much as they do now. 

senior living
senior living

What Can a Professional Designer Do, That I Can Not?!

An outstanding design professional will compose the house that fits the homeowner’s lifestyle of today, as well as ten years or more in the future.

A designer who thinks outside the box doesn’t focus solely on what a client desires today. Many times, the homeowner is simply not aware of what lies ahead or even what would be best for him/her. Both renovation or building a new home can bring significant overall improvements if done correctly.

A good designer should really get to know his client. He will think about the homeowners’ present lifestyle as much as about all changes that will come to their life. Often, these changes involve newcomers (babies, in-laws) or a need for rental income, lifestyle improvement, even upgrading to catch up with new trends.

As homeowners, we often think that we are the only ones who know what is best for us and our houses. Some even believe that a professional designer is a redundant category, who will do the same as we would, but also charge for it. The truth, though, is somewhat different. 

You certainly know what your needs are….right now. Aging brings challenges that we might not be aware of until we face them, and that moment might not be the best time to do something about it. Thinking ahead is the key, but how to think ahead if we don’t know what will come? And if we don’t know what is ahead of us, then how could we even think of preventing the issues?

modern-architecture-home1

Don’t Wait, Prevent!

That’s where a good designer comes to the scene in full glory. A good designer has abundant experience in preventing issues. Not because he faced all of them, but because his clients did. One by one, they kept facing and solving different problems, learning a lot in the process. That is why a designer might know some things better than you. In a certain way, he was already there.

Before you start a major renovation, building a new house, making a considerable investment, dig deep down all the challenges that might come to your life. Pinpoint them and design your house with the future in mind. And the moment you find an obstacle, ask for professional assistance that will help you determine all necessities and come up with the appropriate solution that matches not only your lifestyle but your personality as well. 

By Aryo Falakrou (My Home Designer)

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October 31, 2020 Architect BlogBylawsCoding by Katarina Skipic 1 Comment

Where to Start a Renovation: With a Contractor or a Designer?

“Remember that free advice, no matter from whom it is received, will bear the closest of examination before it is acted upon as safe. And, generally speaking, this sort of advice is worth exactly what it costs.” -Napoleon Hill 

If you only knew how many times I have heard from my clients that they asked a builder to give them a quotation or even a ballpark price for a remodeling job. It would have been an extension by adding a floor above the existing house or spreading existing footage to the yard. Sometimes it’s converting their unfinished basement to a suite, or anything like that. What do you think, how many times the received estimation was even remotely right?

Renovation professional
Renovation professional

When it comes to the game of guestimation, everyone has something to say, and everybody wants to give you free advice. In many cases, just like Napoleon Hill said, free advice is worth just as much you paid for it. It’s a risky game with your hard-earned money as the investment. Asking a contractor to give you a guesstimate quote without a clue about your plan, is not a good idea. To start a renovation without any professional input is even worse.

Don’t Trust Anything That Can Think, Until You See From Where Its Knowledge Comes

The best way to get a precise estimation is to hire a professional designer or architect familiar with local construction costs and building codes. What you’ll get is a professional opinion based on real knowledge, which includes checking the zoning and possibilities and potentials of your property. Remember, the contractors build whatever you tell them to build, and they are trained to produce well—but not to design. It will cost you more money and possibly a lifetime of regret, too, if you don’t take the wise direction.

Every property, as well as owners’ needs and the situation, is unique. If your idea is to ask questions and get free advice from a couple of contractors, and then hire one of them, be sure that he will eventually hire a professional to help him out. That way means you are heading to a long process, probably more expensive in the final outcome. 

Burnaby architect
Burnaby architect

If you hire a professional, make sure it’s a building designer, a home designer, or an architect. Sometimes an experienced interior designer can do the job as well. Start by asking them to prepare a report. It should provide you with the possibilities and scenarios that your property has to offer, together with your options based on the budget available. That kind of service is called Low-Cost Consultation, and its price depends on the project, ranging between $500- $1500.

Why Start a Renovation With an Architect/ Designer?

To make a simple comparison: the architects’ duty is to create designs that contractors will implement. Architect’s scope of work is a combination of artistry and engineering. Many of them will offer a whole range of convenient services, like building permit drawings for custom homes or renovation, city follow-ups for permit application, rezoning and subdivisions, and more. After that, contractors come to the scene to carry out the hands-on work defined by the architect’s plan.

You know what you want and need. An architect/ Designer will take those ideas to turn them into a design that meets the requirements. Moreover, he will know how to improve them. In the whole process, he will find solutions that can cost more or less, depending on what you prefer. The scope of the project can be small or massive, and the prices can change accordingly. This is exactly the place where the former game of guestimation becomes obsolete. 

start a renovation company surrey
Renovation Company Surrey

An architect or building designer must ensure to deliver a project that will not only satisfy your needs but comply with all building codes as well. He/she should also secure the appropriate permits for the project. The job doesn’t end there, as they will work along with contractors to ensure that the design solutions will be implemented according to plan. That means, by hiring an architect/ designer, you will secure the consistency of the whole remodeling process, having the same responsible person supervising the delivery from start to finish.

In short, an architect/ designer will upgrade the work of your contractors with industry credibility and technical expertise.

In the next blog we discuss more detail about: When Should a Contractor Join to Start a Renovation Task?

Meanwhile you can learn more about your project planning in the following links:

Project Planning Pack   
Ask The Expert   
Our Dream Team Directory  

By Aryo Falakrou (My Home Designer)

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October 7, 2020 Architect Blog by Katarina Skipic 0 Comments

Age-Friendly Home: More Renovation Tips

In the previous article, we have covered the topic of age-friendly home remodeling, and the ways proper adaptations can enable safe and comfortable aging-in-place. Here we will highlight some details that require special attention.

Age-Friendly Home Bathroom: Walk-in Bathtub or Walk-in Shower?

A walk-in bathtub is a favorite among some seniors who experience fatigue often and prefer to sit and bath over standing in the shower. Both solutions have their pros and cons, though. While a walk-in bathtub might be a more comfortable and more affordable investment at the start, it also costs more to use long-term.

west Vancouver bathroom project
Age-friendly home: west Vancouver bathroom project

A walk-in shower with an energy-efficient showerhead will not just ease your life. It will also save you some money on your water bill, up to 30%. Furthermore, it will make your property more competitive in the market, if you ever decide to sell. A renovated, modernized bathroom adds value to your home. 

For seniors with demanding physical conditions, there are also hands-free shower chairs that fit into a walk-in shower.

Grab Bar for Shower/ Tub

Installing grab bars in the right places all around the bathroom is obligatory for an age-friendly home. Equally important is to make sure they are installed correctly and sturdy enough to support sudden shocks and substantial weight. 

Safety bars can help people move around the bathroom more securely. It supports the body in case of sudden fatigue and protects you from injuries if you slip on the wet floor. Properly installed and conveniently positioned safety bars can help prevent bathroom accidents or even death.

Permanently installed safety bars must be anchored to the wall and made of durable materials like stainless steel. Don’t confuse them with suction cup bars, as those are intended only to provide limited assistance with balance.

Age-friendly home, grab bars
Image source: Flicker

Ideally, there should be a vertical entrance bar on a wall opposite the faucet wall, and another one on the faucet wall. For additional safety, one or two horizontal safety bars should be on a side wall, too. That way, you’ll have a bar available in any situation or position. 

Grab Bar for Toilet

Grab bars for the toilet, ideally, come as a pair that surrounds both sides and hosts both arms for proper support. Those are fixed to the wall behind, at one point each. Adequate installation is obligatory to ensure full safety. 

If your bathroom is small and you also worry about aesthetics, opt for multifunctional bars, like 2-in-1. These can also serve other practical purposes, such as holding hand-towels or toilet paper. Other options are wavy bars or long corner grab bars. The latter is a continuous rail that can stretch from the toilet to the door and makes an ideal solution if you need both vertical and horizontal support. 

Age-friendly home, toilet grab bars
Image source: Flicker

Finally, there are moveable grab bars. Those can be hinged to the wall and swiveled or folded out of the way when not in use. These types of bars are ideal for larger toilet areas and people who don’t require bar support all the time. 

Raised Toilet Seats

One of the significant challenges that come with age is bending down safely. An age-friendly home should feature modifications that bring things closer to a senior resident, eliminating most of the bending need. By raising the toilet seat up higher than a traditional toilet, we reduce the chance of an injury and minimize the pains.

Apart from helping seniors who suffer bending or standing difficulties, a raised seat also provides extra support while rehabbing from a surgery or an injury. The hinged toilet seat risers can add over three inches of height to a toilet and support up to several hundred pounds. Those are easy to install and present an excellent solution when buying a whole new toilet isn’t an option.

Age-friendly home, luxury bathroom design
Luxury bathroom design

An age-friendly home should feature bathroom faucets that require no tight grasping, pinching, or twisting of the wrist. Ideally, those should be easy to operate with one hand and require very little to none force to activate.

Touchless faucet technology is one of the best innovations for age-friendly homes. Even if your existing manual faucet lever meets all the safety criteria, you can still see plenty of benefits after replacing it with a sensor-controlled alternative. Start from eliminating the need to turn a lever every time, especially with sore, arthritic hands.

Hand-Held Shower Head

Hand-held showerheads are recommended bathroom features for age-friendly homes to help safeguard bathing activities. Those bear the additional advantage of being affordable: a hand-held showerhead costs only a fraction of the price compared to a complete valve hand shower system. 

Furthermore, if you opt for a tub instead of a walk-in shower, a hand-held showerhead will allow you to wash in any position you prefer, including seating.

Age-friendly bathroom
Image source: Flicker

In the tub area, safety and body control can heavily depend on the position of the showerhead. If it stands too high, it may present a challenge to reach. If it’s too low, it may require bending and uncomfortable body positioning. Both options can have an advert effect on balance, leading to scalding or slips and falls. That is another example of why it’s best to skip DIY for an age-friendly home and hire professionals to do the work.

Age-Friendly Home Requires Improved Lighting

Some studies found that a 60-year-old senior needs a double amount of lighting compared to adolescents. While adding more light is the solution, it still needs to be followed by proper customizations. Distribution is important, as well as sources and locations. An ambient LED lighting setting will secure uniform distribution without increasing power consumption. It is also an excellent way to equalize lighting transitions between rooms and eliminate sudden flashes and contrasts. 

master bathroom
Richmond master bathroom

Shielding is good, as it prevents issues that can come with glare, so don’t avoid them in an attempt to secure more light. Keep in mind that quality is crucial, which sometimes also means that less is more.

Enclosed environments like showers can easily trap moisture and become prone to mould and mildew. Bathroom exhaust fans use electricity and aren’t always practical. A better way to increase air circulation is by raising the ceiling level, where possible. If you can follow that by replacing the windows, you could also secure a maximal amount of available daylight.

Slip-Resistance Flooring

One of the essential things to pay attention to if you make an age-friendly home is a floor. That particularly applies to bathrooms and walk-in showers. Opt for small, textured shower tiles rather than large, glazed ones. The abundance of grouting, together with the texture, will keep your feet from slipping and help you to move safely once the floor gets soapy and wet. Look for tiles that are easy to clean and resistant to mold, humidity, and stains.

Reduce Hot Water Tank Temperature

Adding a simple thermostatic valve to the fixture that keeps the water is a wise move. It allows maintaining a safe, consistent temperature within a few degrees and prevents shower water fluctuations from warm to cold or hot without warning.

While steady water temperature is something we can all appreciate, in an age-friendly home, it’s a must. Aging brings mobility challenges, and that means a senior’s muscles move and react progressively slower. Sudden temperature changes come as a shock, without any warning to get out of the way. That triggers impulsive reactions, putting a senior in several potentially dangerous situations that could result in an injury.

Avoid Sharp Edge Countertops

Laminate or quartz countertops are a common remodeling solution for bathrooms and kitchens. In an age-friendly home, those need to stand at the optimal height to provide additional safety. Installing one lower countertop or several countertops with varying levels allows for the diversity of use.

Regardless of countertop materials, it would be best if you make sure to avoid sharp edges. Those typical 90-degree angles can prove seriously problematic for seniors since a single false move can result in a painful injury. Avoid the risk by rounding off all countertop edges, either as a simple curve, bullnose, or a double-bevel.

Aging in place requires a properly adapted age-friendly home. To avoid the risk that comes with mistakes and lack of the right information, schedule a free professional consultation, and see what we can do for you.

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