Prioritizing Repairs | Aesthetics

As far as prioritizing the things you need to do to your home, repairs are essential. But you still need to be comfortable in your living space. After all, it’s where you spend most of your time each day.

One great way to address the aesthetics of your home is to do so right after buying, before you move in. You want to make everything as livable as possible, even when it comes to how it looks. Take down outdated wallpaper, paint and replace old carpet prior to bringing in furnishings. Because, the truth is, you’re less likely to change the things you want to once you’re settled (it’s just so darn inconvenient).

But what if you’re long since moved in already? Then you need to prioritize your cosmetic projects based upon a few factors:

Need

In a house with an average of 2 to 4 residents, carpet that is simply vacuumed regularly will “last” about 3 to 5 years. But that number is certainly negotiable. It can be less if you have animals and young children, as they put more wear and tear on a carpet. But it can also be extended if the carpet is properly cared for, such as addressing stains immediately when they occur and having the carpet professionally cleaned every 6 to 12 months.

What it comes down to is just how bad the carpet looks. If it’s stained and frayed and nothing will change that, then it’s time to have it replaced. The same goes for painting. If you can’t use soap and water – or that handy Mr. Clean magic eraser sponge – to get the scuff marks off the walls, then it’s time for a coat of fresh paint.

Time

Putting down laminate woodgrain flooring is going to take much longer to accomplish than painting a room.  Additionally, scraping the popcorn ceiling or painting the kitchen cabinetry is going to take a day our two (and some sore arms). Keep these things in mind if you’re planning a bunch of DIY updates around the house.

That is, assuming you want to do it yourself. Installing carpet, vinyl or even laminate flooring is better left to the professional – there are just too many factors at play, too many difficulties and too many tools required. Besides, with a professional handling a flooring project, what might take you several days (a week?!?) to complete can be accomplished in one, especially if you remove the old carpet for them (which will also save on labor costs).

Budget

Painting takes less time than changing the floors, and is also much cheaper. If you’re looking for an inexpensive way to update your living space, then fresh paint is the answer. On average, a gallon of quality interior paint costs $15-$25. A gallon of primer typically covers 200 square feet, while a gallon of paint covers about 350 square feet. This paint calculator will help you to determine how much paint you need for the space you’re looking to tackle so you can budget accordingly. 

Other inexpensive updates may include:

• Changing out light fixtures or adding ceiling fans
• Painting trim and/or doors
• Changing door hardware
• Changing cabinet and drawer hardware in the kitchen
• A new faucet in the kitchen (just turn the water line to the sink off first!)

Alternatively, the budget for flooring can vary tremendously depending upon what type of flooring you have installed and how much square footage you need. It’s best to consult with a professional to get an idea of all available options and prices, but look to spend (at the low end) $1,000 for vinyl flooring installed in a rather small room to upwards of $10,000+ for hardwoods installed in a large space.

As always, HA Construction is here to help you in whatever capacity you need. Give us a call and we’ll help you prioritize your home repairs and renovations so that you can make it your ideal living space.

Prioritizing Repairs | Home Efficiency

You have a home that needs some repairs. Whether minor or large scale (home flippers have our utmost respect), sometimes it’s hard to prioritize what needs to be done first. For this portion of our What Projects First? series, we’re going to address the things in your home that affect efficiency… and your wallet.

Proper Insulation

Is your home (or a room in your home) exceedingly cold in the winter and hot in the summer? There could be an issue with insulation. Do your pipes freeze if it gets too cold outside – like the horrible winter we had this go around? This is also an insulation issue.

First step is to check the insulation in your attic for a cold room, because this is the easiest to address. If the insulation there is in adequate, you can have blown insulation added to the attic at a relatively inexpensive cost (in fact, you can rent the blower and save on labor because this is a pretty easy DIY project). Just be sure not to overdo it – if you put in too much insulation, it will close off air circulation through your soffit and roof vent, which will overheat your roof in the summer time (i.e. bad news).

Of note, it’s not necessary to insulate crawl space. It won’t really make a difference. Not enough to offset the cost of adding the insulation anyway.

If adding insulation to the attic doesn’t make much of a dent, you may need to check the windows and exterior doors (where applicable) in the room to make sure there aren’t any air leaks around the seals. This can be addressed with insulation added and sealed around the seams, or older doors and windows may need to be replaced with more energy efficient options. Also check outlets on outside walls – they may need an insulator (an inexpensive product) between the wall and the cover to keep air from escaping.

If all else fails, there may be insufficient insulation within your walls – and addressing this can be a challenge. It may require removing sheetrock to insert additional insulation between wall studs – either rolled or expanding foam insulation (which is the ideal, but more expensive, option). Of note, expanding foam insulation completely seals off air infiltration and increases the R-Value of your walls. It’s a cumbersome project, but worth it in the end if it saves on your electric bill and keeps you comfortable.

Another approach to adding insulation in the walls is to blow it in. This option is utilized in older (turn-of-the-century) homes that have no insulation at all in the walls. The procedure to cut a hole in the top and bottom of the wall between each stud. Insulation is pumped in from the top hole, and the bottom hole allows air to escape until the wall is full. Then you patch the holes and, of course, paint.

In regard to freezing pipes, you’ll need to address the insulation in and around the area between the ground and where the pipes enter the home. You can purchase pipe insulation at any hardware store and, while it’s a time consuming and tedious task, wrap the pipes in the crawl space (and anywhere you have access to them) starting at where they meet the ground. It’s probably not a bad idea to wrap the pipes inside cabinets as well – wherever you have access to exposed pipe line, insulation certainly doesn’t hurt one bit. Afterall, a busted pipe can cause you worlds of financial hurt.

HVAC System

If you have a 2200 square foot home and a mid-sized HVAC system… well… that doesn’t add up. The system simply won’t have the capacity to heat or cool a home of that size. This means:

• An uncomfortable living situation
• Higher utility bills because they system is always going
• Frequent and expensive repairs to your system because it’s wearing out

So, while it is a significant investment, upgrading your HVAC system and air conditioner to units that can handle the capacity of your home is a really smart idea. This HVAC load calculator can help you to estimate the size unit you will need, but it’s best to have a professional verify that calculation.

Keep in mind that the insulation issue plays a major factor in how hard your HAVC system works to make your home comfortable. They work together, so you’ll likely need to address both in order to make your home as energy efficient as possible.

Prioritizing Repairs | Home Protection

Damaged hardboard siding

Continuing our series on What Projects First?, today we’re going to look at protecting your home from future damage. This will not only help you retain the value of your home (or even increase it, depending on what repairs you make), but will also ensure your family’s safety in the long run.

Siding

Take the time to examine the siding on your home. Find out how old it is and how long that particular type of siding is supposed to last. For example, hardboard siding (a.k.a. masonite siding) can last several years, as long as it’s properly cared for, such as painted with a sealant regularly. But it’s quite susceptible to water damage. Alternatively, vinyl siding can last from 20-40 years, with many manufacturers now offering lifetime warranties. Our Evolution of Siding article will give you more insight into the wear life of the various siding options. 

The most important thing here is to purposefully take care of the siding you have – repair or replace any worn or broken pieces and be diligent with the rest. Cleaning the siding once a year will help you to examine each piece for damage. With painted or stained siding, annual touch ups will keep you from having to address all of it at once (that is, unless you want to change the color). HA Construction can certainly help you with any major overhaul to your siding.

Roof

The most common type of roof in our area, asphalt shingles, lasts approximately 20 years. However, it could be less in consideration of the extreme weather that sometimes hits us in Missouri (such as hail storms, strong winds or ice in the winter). As such, it’s also important to have it examined by a professional annually to check for roof damage and repair loose or missing shingles. Otherwise you’ll have to deal with leaks and the damage they can cause as well.

Landscaping

No, we’re not talking about curb appeal here. The grade of your yard is a valuable way for directing runoff and water drainage away from your home. A slope of the landscape that causes rain water to pool around your home can – you guessed it – be a source for water damage and flooding.

The next time we have a heavy rain, watch the way the water flows around your home. Does it pool in areas or drain? Does it steer clear of your home entirely, or flow next to it? Does the ground stay wet for a long period of time near your home, or dry out quickly? Do you have a sub-pump in your basement or crawl space and is it working properly to drain water (basically, that area should always be dry, even in a heavy rain)?

If water sticks around, then you likely need to address the landscaping around your home. This may require bringing in gravel or dirt to change the grade of the landscape and redirect water flow. You may need to replace or upgrade guttering to direct water off the roof more effectively so it doesn’t create a moat around your home. HA Construction can help you determine what options are best.

Speaking of Water Damage

The most common issue when dealing with siding or roof damage is a water leak. Leaving these elements under-protected and worn means water damage to the rest of your home, compromising structural integrity, and makes your home susceptible to bugs (and we’re not talking a few marching ants here).

The water damage really is of the biggest concern, because that can lead to the growth of mold, a fungus that can cause severe health problems in those exposed. This is not something you want to endure, both physically and financially. The costs for the removal of mold in your home can be devastating to your check book.

If you suspect that you have water damage – or problem areas that can lead to water damage – contact HA Construction for an assessment as soon as possible. The longer you wait to address it, the more expense you will likely incur. 

Prioritizing Repairs | Personal Safety Projects

As a follow-up to our What Projects First? post, we’re going to look at personal safety issues when considering what repair and renovation projects needs your attention in a fixer-upper.

That old adage “you can never be too careful” certainly applies when it comes to your safety in an older home. Start by bringing in a certified home inspector to look for problem areas. Home inspectors will find things you never thought to look for, but be sure that you mention these specific areas so you know they’re addressed.

Electrical

If your home is one of those eclectic structures built before 1930, then there are probably some remnants of outdated wiring still hanging around. Old electrical systems are not equipped to handle the output of today’s modern conveniences, and an overload can spark a fire. Additional electrical issues that are of concern include:

• Missing breaker panels
• Outlets located in the bathroom, kitchen or exterior that are not GFCI
• DYI electrical alterations done incorrectly
• Junction boxes left open in the attic
• Improperly sized wiring

If you have any of these issues within your home, don’t try and take on the repairs yourself. Only a licensed electrician can properly address such concerns and drastically reduce the risk of fire. By trying to fix these problem areas on your own, you may actually increase that risk.

Carbon Monoxide Leaks

Until units are updated, older homes have older furnaces, water heaters and stoves, many of which may be gas powered. According to CNN, common sources of carbon monoxide in the home include:

• Poorly vented kerosene and gas space heaters
• Leaking chimneys and furnaces
• Back-drafting from furnaces
• Gas water heaters
• Gas stoves, wood stoves and fireplaces
• Generators and other gasoline powered equipment

A leak in one of these units, even a small one, or ventilation problems can produce lethal amounts of carbon monoxide over time. Additionally, carbon monoxide poisoning can result from gas appliances failing to burn correctly or an incomplete burning, which is evident with a yellow flame, rather than a blue flame.

As such, another top priority when you purchase a fixer-upper is to replace a furnace, water heater or stove that’s more than 15 years old. And even if the units don’t quite hit that benchmark, you should have them checked for leaks. Also, just as you have smoke detectors, every home should have carbon monoxide detectors installed near stoves/furnaces and bedrooms.

Structural Integrity

When you hire a certified home inspector to look at the place, he’s going to tell you when something is not built to suit the local building code. The City of Springfield, Missouri adopted the International Building Code 2012 for residential and commercial structures. The City of Nixa, Missouri has its own building code regulations for single and two family residences. It’s important to note that, before you have anyone make changes to the structure of your home, you need a permit from whichever municipality you reside in.

Suffering structural integrity may also be the result of water or insect damage, which an inspector would likely discover also. Everything needs to be examined, including a deck – make sure its attached to the home properly and the boards are sound. The last thing you want is your child’s leg going through a board that looked okay, but turned out to be mush from years of water damage.

Next week we’ll address protecting your home from future damage. In the meantime, contact HA Construction for assistance if you need to get started on the personal safety issues you need to address in your home.