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Substantial Completion, Punch List,  and Warranty are phrases we use to define the stages of completion of a project. Substantial completion is when the space is fully functional, the trades have essentially completed their work and the homeowner can move into the space and start living in it. There may still be a few items that still need to be addressed, such as installing a light fixture that might be on back order, touching up a piece of trim, or straightening a crooked outlet cover. These are generally small items that do not impact use of the space. These items are performed during the Punch List part of the project. After the project is 100% complete and the items on the Punch List are all checked off, you might think you will never see us again. Although we love to hear from our customers down the road that everything is going perfectly, occasionally, something needs to be addressed. This is the Warranty stage which lasts five years. 

What exactly is substantial completion?

In a nutshell, the work is complete but not quite 100%. I know this might sound incongruous, but it’s when you can fully move into the space and expect not to be tripping over workers, tool boxes, tarps, and plastic sheeting. There will be a few items that get noticed only once you are in the space and able to really take a good look around without the daily buzz of saws and banging of hammers. That leads us to the second phase of completion. 

Why do we need a punch list?

It seems like it shouldn’t be necessary if everyone finishes the job they start! Since there are so many pieces to a large project, the trades people focus on the work at hand and sometimes don’t notice a little drop of paint, or a missing nail in a piece of trim because they are focused on the bigger picture. Once the dust settles and the distractions are gone, the homeowner might notice a few details needing attention.

We set up a meeting to walk through the project with the homeowner after they have lived in it for a little while and we create a list of things that need to be addressed. That list is the Punch List. Once complete, with the homeowner’s approval, we declare that we are 100% complete! 

What does the warranty cover?

Down the road, sometimes something breaks, comes loose, of just doesn’t function properly. That’s where the Warranty comes in handy. The warranty covers everything that we supply and install for 5 years. Even if a manufacturer’s warranty is only active for a year, our warranty extends that to 5 years. In some cases, the manufacturer’s warranty will exceed our own, such as with roofing shingles, siding, or windows.

Generally, we have very few warranty issues. In some cases, we have extended the warranty period beyond 5 years. For example, if we think something really should have lasted longer, but didn’t, we will probably take care of it. We would review such situations on a case by case basis. We stand behind our work and will always take care of our clients. We want to make sure that our work lasts as long as it should last, and we always err on the side of the customer. 

Warranty Exclusions

Our Warranty exclusions are written into every contract in plain English. Additionally, we take the time during the pre-construction meeting to ensure everything is clearly explained. Following are some of the exclusions. 

Pre-Existing Issues

If you have a pre-existing conditions, like work improper done by previous contractors, termite damage, or humidity problems, we cannot be expected to remedy those issues under our warranty. 

HVAC System Exclusion

If your project includes connection of an existing HVAC system to a new renovation or addition, we cannot guarantee adequacy of heating or cooling unless we install new equipment. Although we design the ducting to be suitable for your project, in some cases, additional work may be required to supplement the system. 

Humidity And Water Exclusion

If your home has an excess of humidity during any season or experiences water infiltration, this may cause damage to some materials. If this occurs, the damage will not be covered by our warranty. If you know of any existing humidity or water infiltration problems, let us know right away so that we may propose a solution. 

Painting Exclusion

If painting was excluded from your contract, any warranty work will also exclude the paint. If drywall repairs are required, for example, painting of the repaired area remains the responsibility of the owner. 

Normal Wear And Tear Exclusion

Normal wear and tear are excluded from the warranty. Examples of this might be scratched or stained surfaces, worn finishes, changes in color due to UV light exposure, or normal expansion and contraction of natural materials.

Do you have any questions about the finish and warranty process? Reach out today and schedule a conversation. 

During any remodeling project, we expect there to be changes. We try to be sure that the scope of the work is clearly defined—in writing—from the outset, but there are bound to be things that come up that will require a change in scope. 

We handle changes in scope of work upfront and in writing so that there is full agreement on the planned new direction. These changes may alter costs, aesthetics, and function. In some cases, we need design input, and in other cases, we simply need to consult with the various trades to determine cost and schedule impacts. But in all cases, we reach an agreement before the changes take place! This avoids problems down the road.

The changes are written up in the form of a “change order”. There are generally 3 types of changes on any given project; things the homeowner wants to add, things the house itself requires, and adjustments to allowances for finish materials.

Many of our customers love the work we do and want to add things they think of as we go along. That’s always the best kind of change where the customer gets what they want.

Unfortunately sometime the house itself occasionally makes demands that end up as change orders. If we open up a wall and find a cracked soil pipe or termite damage, for example, you will probably want that addressed, though nobody will be too happy about it!

The third type of change order is when the customers have an allowance in the contract that needs to be adjusted to actual purchase costs. There might be an allowance for $5,000 in cabinetry, but the customer only chooses $4,000 worth of cabinetry. A change order would be issued for a credit of $1,000.

In summary we are always very clear about what the changes are, and in writing – in advance along with the exact cost. 

How many change orders should you expect?

There is really no way to determine how many changes you might have on a project. That said, the bigger the project, the more complex it is, the more change orders you are likely to see. If a project is small and fairly contained, there will probably be fewer changes.

What should you budget for change orders?

On average, changes typically amount to ten percent of project costs, but that’s just a generalization. We suggest that you go into a contract with a little bit of a pad. For instance, if you have $200,000 to spend, don’t design your project down to the last penny of that budget because you won’t have any wiggle room when you want to add something. In this sense, ten percent is a good average. 

The Impact of Change Orders on the Schedule

If there’s a significant schedule impact as a result of a change, we will include that in the change order. For instance, if a change is going to delay completion, we will make sure it’s noted on the change order before you sign.

In conclusion, we do our best to ensure our clients are as well-informed as they can be throughout the process. 

Are you thinking about a remodel for your Main Line home? We’d love to show you how we can help! Reach out today and let’s start the conversation. 

Before we get started on a new building project, clients often ask these questions:

•  “Do you give us a construction schedule?”
• “Can we live in the house while construction is happening?”
• “What measures do you take to maintain home security, and the security and safety of our children and pets?”

These are all very important things to know. In preparing for the Main Line remodel, we like to ensure our clients are well-apprised of every stage and aspect of the work before we start.

All of these items are discussed in detail with the client at the pre-construction meeting, which takes place before starting the job.

Can we live in the house during construction?

The determination of whether or not you will be able to live in the house is generally discussed at the outset. Depending on the scope of the job and your tolerance for certain types of work going on around you, it may not be possible. However, we will always try to accommodate your wishes with a particular focus on personal safety, security, and the protection of your belongings.

Temporary Solutions For Convenience And Safety

We want to make sure you and your family is safe at all times, and that they have access to the amenities they need, such as the laundry room, bathrooms, and so on. If the work is going to block these areas, we may be able to set up a temporary solution that will work while the construction is going on.

We will set up temporary barriers to contain dust, and if there are safety concerns or hazards, we will build temporary walls to prevent any children or pets from wandering in.

Security Concerns

In terms of security, we will discuss options and help you choose the one that is most comfortable for you, which might be as easy as installing a lockbox in a location that is convenient for everybody.

Keeping Your Family And Pets Happy

There are many details we will need to discuss beforehand, such as where to park, and how to keep things comfortable with kids, pets, and adults as we come and go.

In some cases, the noise of the work might cause some distress to the pets, so we can discuss the times when this is most likely to occur so you can plan for them to be away then.

As for children, we always find out the names and ages of all the kids in the family. We like to know who the nanny is and get emergency contact numbers for everybody, just in case.

Ultimately, we realize we’re in your home while you’re living there, and your comfort is every bit as important as the work being done. We like to avoid unpleasant surprises, which is why good communication is key to ensure all your needs and concerns are addressed right upfront.

How We Decide Whether You Can Live In The Home Or Not During Construction

To answer the question of whether it’s possible to live in the home during the work, we look at the size and scope of the job and how much of the house will be in disruption. In some cases, it will be impossible, or at least during parts of it.

For instance, if we’re building an addition, we might be working outside the house for quite a while, but when we’re ready to break through, that’s when you will have to move out. If we’re putting in a new kitchen and you decide you want to stay, we might be able to set up a temporary kitchen to get you through. However, if it’s a whole-house renovation or remodel, we may suggest you find a short-term rental or stay with family for a while.

You might want to stay in the home for most of the work but leave for a few days while we refinish the floors. It really depends on your tolerance to disruption, odors, and inconvenience.

For larger jobs, however, it’s often more cost-effective to vacate the home for a while as some of the costs can run higher. Dust barriers need more maintenance when people are living on-site, and often our processes end up being lengthier than they would be otherwise for several reasons.

For instance, we may need to shut the water off for a few days. The less frequently we have to turn it on and off, the less potential there is for aggravation. In many cases, we can even quantify how much you can save on the job by moving out. 

The Pre-Construction Checklist

During our pre-construction meeting, we go over a detailed checklist of items we need to talk about. For instance, we might ask if anyone in the family has allergies to dust, VOCs, chemicals, formaldehyde, and so on. If we know this, we can set up specific ventilation when these items may cause exposure, or we can arrange for the family to be out of the house when we are doing that work. Even things like nut allergies – we can address this by making sure nobody packs a peanut butter sandwich for lunch during the course of the work. 

The Construction Schedule

Once we have a rough schedule for the work to be done, we discuss it in detail with the client. We will go over it, line by line, to make sure everyone is aware of critical phases and milestones and show them how easy it is to follow along with the work.

We send out the construction schedule by email, and we’ll also print it out. That way, if the client wants to coordinate their calendar with the schedule, they’ve got all the information we have. We try to accommodate the client’s need for information according to how they like to be informed, so if that’s through weekly progress meetings or text or email, we’re happy to accommodate.

In the end, it’s all about making you comfortable, so if you have specific concerns, we like to address them right away. Whether it’s a health concern, safety, security, or personal comfort, the pre-construction meeting sets the precedents that we live by as the work is completed.

Are you thinking about a remodel to your Main Line home? We’d love to hear about it! Call today to schedule a conversation and let’s talk about how we can help. 

Large kitchens can be seen as a luxury. However, finding the right layout can be a challenge. You want to organize your space in such a way that the room is both functional and beautiful. Adding banquette seating is an approach we sometimes suggest as it not only helps to break up a challenging space, but it also adds terrific functionality.

Kitchen Banquette Pros And Cons

You’ve likely seen banquettes before, like bench seating in either a restaurant or an office. They can be one long, straight bench, or they could be curved, like a booth. A banquette can give you a lot of bang for the buck, but it’s not for everyone.

On the plus side, a banquette can maximize your seating without taking up a lot of space. It can also beautify and add functionality you wouldn’t have otherwise. For example, your banquette could provide you with extra storage space beneath the seats. As the seats themselves can be upholstered, they can also match your décor very nicely.

In short, a banquette is versatile and design-friendly. It can be as plain or fancy as you like, and it can add a new dimension to your kitchen. For example, a banquette would allow you to delineate a formal dining area within the kitchen, breaking up the open space and making it look like two separate rooms.

On the downside, because they are a built-in feature, they are generally not moveable. So, if you’re the kind of person who likes to change things up now and then, a permanent fixture like a banquette might not be for you. 

Banquette Ideas

A large multi-use kitchen is a great place for a banquette, adding seating around one side of a kitchen island, or off to one side to create a separate eating or work area. It’s a more informal look, so it wouldn’t necessarily replace your dining room.

Odd-shaped rooms are also great for banquettes. If you have an alcove, for example, you might think about putting in two facing banquettes with a dining table in the middle.

Additionally, since the banquette is placed against the wall, you will still be able to maintain a good flow of traffic around the kitchen. If you have stairs in the kitchen, for instance, the banquette could be placed in such a way that the staircase looks like it has a better flow with the rest of the room.

A u-shaped banquette can double as a window seat. The colors and fabric you choose for the cushions can add a layer of texture to your décor. A banquette in a corner, whether right-angled or curved, can give you a diner-style retro look.

If you or your kids do a lot of projects in the kitchen, a long banquette is great because it encourages collaboration. Your children can work and play side-by-side.

To change up the look of the banquette, add some throw cushions in contrasting colors.

Install a banquette with a kitchen dining table on one side of your island to create a seamless flow. Loose chairs can be placed on the opposite side.

Cost Considerations For Banquettes

Banquettes can be simple, plain, and unadorned, or, you can upholster it to match your interior décor. If you choose fancy finishes, like high-end seat cushions or fabric, custom drawer inserts, or intricate trim, you will likely see a higher cost.

Depending on where it is located in the room, you will likely need to build panels around it to make it look like it is built-in, and this may drive your costs a little higher.

Creating Zones In A Large Kitchen

Designing a large kitchen isn’t always an easy task. If you’ve still got a lot of space to fill, you still need to make sure the layout still provides good traffic flow and a workable kitchen triangle.

Creating zones within the kitchen gives you better functionality. Zones deliver a visual impact and having a banquette can help. You can still have your kitchen island with a few stools around it for when friends drop by, and your banquette and the table that goes with it can be where you go to sit and enjoy a meal, help the kids with their homework, or do arts and crafts projects.

Have you been wondering whether a banquette would be right for your large Main Line kitchen? We’d love to help you decide. Reach out today to learn more about what we can do to help. 

Every remodeling project we take on is unique in its own way. While some processes remain consistent from job to job, we always consider the needs of the client first. Once we have a good idea of the overall vision, we look at the budget and work closely with you to reach a consensus on how we are going to meet those expectations.

In any case, there is a lot to consider. You may have some ideas up front, but sometimes you need to dive a little deeper before making a decision that can’t be reversed.

For instance, one of our clients was thinking about knocking down his home and starting from scratch with a new house on the same lot. Coming up with a design would have been like putting the cart before the horse as certain decisions would have to be made first. Our suggestion was first to conduct a feasibility study to help us better understand the zoning requirements for his property before we moved forward to the design phase.

For other clients, we might go straight to the schematic design, which is a level of design that tells us whether we can create something that fits your vision and your budget, but does not go to the level of detail required for permits At the early stages it’s a waste of your time and money to create permit drawings if the decision to build is not yet determined.

In other cases—say if a client was pretty sure about the direction and we knew we were going to move forward regardless—we might combine the schematics and the construction documents into one package and just get the project in motion as quickly as possible. This is best if you know the budget is adequate and you want to move into construction as quickly as possible.

Depending on the size of the project, we might go directly to the interior design, especially if everything is going back into the same places and we’re not moving walls. Then, we can jump straight into choosing tile and fixtures. Interior design is very different from architectural design.

The Design Process Starts With You

Your deliverables will vary based on the types of design services you need. It could be drawings, it could be interior selections, or it could be a report on the feasibility of your project. You may receive construction documents that are ready to build, or you may only get some schematics that are used to price out the project. These deliverables are all forms of design. What we provide for you depends on the project itself and are generally determined during our first meeting.

Working With Interior Designers

We work with several different interior designers and tend to connect them to projects based on personality or style. Some designers will bring samples, while others prefer to do things digitally up to a point. Others will be keen to take the client to showrooms. Whatever the client’s needs, whatever they feel most comfortable with, that becomes part of the process.

Cost Of The Design Process

The more complex the design, and the more services required, the more you would expect to pay in design costs. Either way, we take the time to explain exactly what you are going to get, so there won’t be any surprises.

On the lower end of the scale, say if you were committed to choosing all the fixtures and finishes yourself, we might just do a floor plan to tie everything together. This could cost in the realm of $1,000 to $2,000. If we need elevations or 3D perspective drawings, that will cost a bit more.

We don’t produce just one plan, we create several options to choose from and to mix and match features. Our goal is to deliver on your vision, so whatever that is, we’re going to do our best to make it happen.

If we see roadblocks, we will bring it up in the initial meetings – say, if it’s going to be much higher than your budget, or if it’s going to require a zoning variance that’s more involved.  

To give you some choice, we generally like to present at least three options: the most economical one, something with a little more pizzazz for the middle-range, and one with all the bells and whistles. That way, you can pick and choose. We’ll keep working your designs until we arrive at something everybody loves.

Are you getting ready to remodel your Main Line home? We’d love to hear what you’ve got in mind! Call today to schedule a conversation and let’s talk about what’s possible.  

Question from the homeowner: There are so many products that we need to choose. The number, type, and cost variations are completely overwhelming. How do we figure out the pros and cons of each product and their value to our home?

We hear this from our clients quite a lot, especially the ones who choose to make product selections on their own. It may sound like a fun thing to do at first, but the truth is, there are hundreds, if not thousands, of products to choose from. Where do you even start?

If you are overwhelmed, you can choose to have us help you select products. If you like putting together pictures of items, styles, and looks that you like, that can be a helpful start. If not, we begin with conversations about the style you like and what interested you in the things in your home that you love. From there, we can get a sense of your taste and style. This is something our interior designer will guide you on.

On the other hand, if you decide you want to do the product selection yourself, we will point you in the right direction. We will suggest showrooms to visit and specific reps to speak with because we are confident about the service they deliver. Whether we are involved in the process or not, we like to ensure that you are well cared for and utterly comfortable with the process.

Even though choosing products yourself is a lot more work, it can save you on designer fees, which might run anywhere from $1,000 to $5,000, depending on the scope of the project.

If you do choose to work with an interior designer, however, here’s what you can expect:

• A professional designer that is hand-picked for you
• Someone who will come to your home and meet with you at your convenience
• Selections narrowed down to three or four ideas – instead of the 100 ideas you might come up with on your own
• Cohesive ideas that make sense with the rest of the design

By having another person do the legwork, it helps you focus on your life while getting what you want in your home without feeling overwhelmed. It saves a lot of time, but it does cost money. In the end, it’s about what delivers the most value for you. 

What kinds of products need to be selected for a remodel project?

Typically, the kinds of products you will need to select are cabinets, plumbing fixtures, tile, windows, flooring, colors, and paint colors. These are the significant items. We also might be involved in selecting lighting, sound systems, and appliances, although we typically have specialists who focus on those items. 

How do you help determine whether or not my choices will add value to the home?

We address value concerns in our initial conversation. If you have some notions that don’t make sense—for instance, if you say you want to do an addition because you are going to sell the house in a year—we won’t hesitate to tell it like it is. In this scenario, you’re just not going to get back what you’re putting in, and if that’s the only reason you want to do it, we’ll try to discourage it.

On the other hand, you might want something new and modern in an old, Victorian home, like adding an ultra-modern kitchen. This is perfectly acceptable.

If a client comes to us liking the 70’s vibe—shag carpets, mirrored walls, and all that—no matter how crazy a client’s tastes may be, we certainly don’t discourage them from having what they want. But what we do want to know is what they’re trying to get out of it. You don’t do things like that if your focus is on resale. 

The Process: Understanding Lead Times For Certain Products

During our first meeting, the goal is to figure out the scope of the project, if it makes sense, and if the budget is there. We also like to know the “why” behind your decisions because ultimately, it helps us deliver the results you want.

As for product selection, this is something we may begin early, or once construction is already underway. We don’t like you to choose certain products too early in the process because sometimes, you’ll pick something and then by the time you’re ready for it, it’s on backorder, and you’re back at square one.

There are different lead times for different things. For instance, cabinetry lead time is six weeks. A lot of times, we’ll start building the addition that the kitchen is going into, but we might not need the cabinets for another ten weeks. This means there is plenty of time to finalize the cabinet order, so you’re free to change your mind right up until it’s time to place the order.

Do you have any questions about product selection for your Main Line remodel? We would love to help! Reach out today to schedule a conversation.