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Families are much like “chills”… they’re multiplyin’! Having a common area to spend time with your loved ones, that’s important. We have helped many Lancaster County, PA families realize their dream space.
The first thing you must ask yourself about a family room is – where do we put it?
When considering your home, you may wonder where the best spot is. Below we discuss your 3 main options:
Basement – For years, basements have been home to the family room area – a big TV and sound system to watch all the big games and blockbuster movies. You can practically double your livable square footage. Or, as MBC says, make your available space more livable.
Don’t Forget: You will need an egress window or door to the outside for fire escape, or be putting one in, to secure a building permit.
Addition – Family room additions come in many shapes and sizes; in-laws quarters added off the1st floor, build a 2nd story, or a family area above and garage below – you have many options to consider here. Your budget, your homes style and lot space will help determine the best choice for your situation.
Tip: Check our Addition Cost Calculator for some basic pricing ideas.
Take down an interior wall – is there a pesky wall between the dining and living rooms? We often take down walls to open up space. A header board will need to be installed if any of the walls are load bearing. This will allow you more space to entertain and always be in the same room.
Design tip: light colors & mirrors help open up a room visually.
Home addition, in-laws quarters, basement or taking down walls? MBC Building & Remodeling, LLC can help you figure out is best for your situation! Contact us for a free consultation! Serving Lancaster County, PA, including Manheim, Millersville, Lancaster, Manheim Township, Lititz, Landisville, Lampeter and everywhere in between!
After the hustle and bustle of
the daily grind, we all deserve to come home to a luxurious place to
unwind. Your home’s bathroom, although often overlooked, could be your
personal retreat.
While planning a bathroom makeover, it’s best to start from the ground up. The floor
is the priority, because it’s the most permanent part of the room.
Options range from luxury vinyl, to natural stone, to porcelain or
ceramic tile, to marble. Tiles and marble may have a higher price tag,
but they are durable and long-lasting. Vinyl on the other hand, is a
lesser expensive option for a remodel, especially coupled with the
intent to sell.
The right style and color of
flooring can also make a bathroom feel much larger than it is. A
light-colored marble floor with a thin, complementary-colored vein adds
luxury, while also keeping the space fresh and airy.
Cabinetry is
the next step in the remodel design and has the potential to be the
largest cost in your budget. A cost-saving alternative is to give your
current cabinets a facelift with a coat of bright, white lacquer.
Another option is to reface
your current cabinets. This involves replacing or upgrading the cabinet
door and drawer fronts and retaining the cabinet base. If the existing
cabinets can not be maintained, there are many styles to choose from,
including custom-made wood cabinets, oak panels washed in white,
mirror-on-mirror treatments, warm pecan-stained oak, contemporary metal
drawers or soft frosted glass panels.
Selecting the countertops is your next step. Often times, marble or granite can be purchased at a discount from a stone scrap yard.
Laminate or Formica are two
other great options, which will give you similar look to marble or
granite at a fraction of the cost.
The finishing details and accessories have the ability to take a nicely remodeled bathroom and make it into your luxury get-away.
Hardware is a
simple way to add your personal touch and style. Whether it’s modern
with clean lines or old and vintage, it’s about what makes you happy.
Let the sunshine in! A
skylight may be just what you need to allow natural light into your
space. A skylight is also quite private.
For windows that need a covering, bamboo or other natural fibers add tranquility and warmth, while allowing natural light to pass through.
Turning your bathroom into your
personal retreat is all about reflecting your style, attention to
detail and selecting the right materials.
DIY or OMG?
We spend a lot of time (and people spend a lot of money) fixing subpar remodeling work. You might be willing to do just about any home improvement project around your house... but before you tackle any major work, consider two things.
First, ask yourself if you can do the job right. Saving money is one thing, but are you knowledgeable enough about the task at hand to avoid major (and costly) mistakes?
Second—and perhaps more importantly—put yourself in the shoes of a potential buyer - even if you're not likely to sell for years. You might be proud of all your home improvements, but that won't stop the homebuyer from asking questions about the work. Fair or not, there is an inherent skepticism about homegrown handymen, no matter your talents.
Professionally done work, on the other hand, tends to have a certain "seal of approval" that assures the job was done properly. Plus, most pros guarantee their work for an extended time, which gives buyers even more confidence.
Just some food for thought!
Most Importantly… Do You Trust This Person?
When
it comes down to it, the most important thing to check is your own
instincts. How do you feel about this contractor working on what is
probably your single largest investment – your home? Do you trust this
person inside your home and around your children? Can you communicate
well with this person about the project? Are they ‘in tune’ to your
needs? Are they an expert and experienced in the type of project you are
envisioning? Don't throw away money on poor workmanship that will lower
the value of your home. And then cost more to be fixed.
Important Considerations:
•
Remodeling is NOT a commodity – you don’t decide on the project you want
done and, like a TV or Car, go bargain shopping on the internet or
around town. This effects your family’s wellbeing for an extended period
of time, the value of your home and your hard earned dollars.
• No two Remodelers are the same.
• Every project is custom.
• You must thoroughly review each proposal to get an understanding of what each contractor is presenting a bid for.
•
Your prospective Remodeler’s should be consulting with you to create
your project, not selling you on what they think should be done.
1. Will they provide their Contractor Registration info (1)?
2. Do they offer Full Health Insurance to their employees?
3. Do they have Liability Insurance?
4. Are they Lead Paint Certified (2)?
5. How much will Change Orders cost / change the original quote?
6. Do they guarantee their proposal price? Or is it just an 'estimate'?
7. Are they experienced in home remodeling or new home building (there is a HUGE difference)?
8. Have there been any complaints to the BBB (3) about them?
Does the contractor, price and contract include?
• Designs/Plans/Permits
• Realistic Allowances for your fixtures, cabinets, flooring, etc?
• All required legal documents – 3 days to cancel clause, Arbitration clause, etc
• Do they require no more than 1/3 down payment (excluding special order items), as required by PA law?
• Is
there a clear listing of all of the specific details involved,
including design, permits, electrical, plumbing, HVAC, inspections?
• A workmanship warranty?
There are two ways a contractor can earn your business. He can try to be the lowest price or the best value. (4)
The lowest price
typically comes with a large amount of risk. A low price typically
means the following: no experience, low overhead (lack of capital, needs
large down payment), no workers compensation insurance, no general
liability insurance, no business license, and no contractor’s
registration. The more items on the above list that applies, the greater
the risk to the homeowner.
The best value
is typically achieved when the customer knows exactly what they are
going to receive (detailed specifications) from a company that has a
solid reputation built on years of experience with the type of project
you are having done. They will supply a large reference list of previous
customers in your area, require no more than 1/3 down payment (PA State
Law, excluding special order items), provide proof of insurance with a
contact and phone number, proof of business license, and a state
contractor’s registration and EPA lead paint certification. They will
also offer a Warranty on their workmanship.
Resources:
(1) PA Attorney General Contractor Registration Search
(2) EPA RRP (Lead Paint) Certified Firm Search
(3) Better Business Bureau (BBB)
(4) Remodeling Magazine 2011-12 Harrisburg, PA Cost vs. Value Report
Many Lancaster County, PA home buyers find themselves torn when they are about to decide on which house to buy. We often here from potential clients "I LOVE the location, but we NEED to do something about that bathroom"; or "If it only had a finished basement..."; or "a home addition would make this our DREAM home".
The Federal Housing Administration (FHA) offers a loan specifially for situations like the ones mentioned above - the 203k Rehab Loan. Here is some important answers and general info from the Housing and Urban Development's website regarding eligibility, how to apply and all things 203k.
Program Overview
The purchase of a house that needs repair is often a catch-22 situation, because the bank won't lend the money to buy the house until the repairs are complete, and the repairs can't be done until the house has been purchased.
HUD's 203(k) program can help you with this quagmire and allow you to purchase or refinance a property plus include in the loan the cost of making the repairs and improvements. The FHA insured 203(k) loan is provided through approved mortgage lenders nationwide. It is available to persons wanting to occupy the home.
The downpayment requirement for an owner-occupant (or a nonprofit organization or government agency) is approximately 3.5% of the acquisition and repair costs of the property.
For a list of lenders who are offering the 203(k) Rehabilitation Program, please see the 203(k) Lenders List. The interest rate and discount points on the loan are negotiable between the borrower and the lender.
Program Questions
What is the minimum amount of rehabilitation required for a non-streamlined Section 203(k) mortgage?
There is a minimum $5,000 requirement for the eligible improvements on the existing structure on the property. Minor or cosmetic repairs by themselves are unacceptable; however, they may be added to the minimum requirement. Under the Streamlined 203(k) program, a minimum repair/improvement cost requirement is not applicable.
What happens if the cost of the rehabilitation increases during the rehabilitation period?
Can the 203(k) mortgage amount be increased to cover the additional expenses? No. This emphasizes the importance of carefully selecting a contractor who will accurately estimate the cost of the improvements and satisfactorily complete the rehabilitation at or below the estimate.
Is there a time period on the rehabilitation construction period?
Yes, the Rehabilitation Loan Agreement contains three provisions concerning the timeliness of the work. The work must begin within 30 days of execution of the Agreement. The work must not cease prior to completion for more than 30 consecutive days. The work is to be completed within the time period shown in the Agreement (not to exceed six months); the lender should not allow a time period longer than that required to complete the work.
Does HUD always require a contingency reserve to cover unexpected cost increases?
Typically, yes. On properties older than 30 years and over $7,500 in rehabilitation costs, the cost estimate must include a contingency reserve. The reserve must be a minimum of ten (10) percent of the cost of rehabilitation; however, the contingency reserve may not exceed twenty (20) percent where major remodeling is contemplated. If utilities were not turned on for inspection, a minimum fifteen (15) percent is required.
Eligible Improvements
Can a detached garage or another dwelling be placed on the mortgaged property?
Yes, under the Standard (k) program, however, a new addition must be attached to the existing dwelling, and must comply with HUD's Minimum Property Standards in 24 CFR 200.926d and all local codes and ordinances.
Can a dwelling be converted to provide access for a disabled person?
Yes. A dwelling can be remodeled to improve the kitchen and bath to accommodate a wheelchair access. Wider doors and handicap ramps can also be included in the cost of rehabilitation.
Application Process
This describes a typical step-by-step application/mortgage origination process for a transaction involving the purchase and rehabilitation of a property. It explains the role of HUD, the mortgage lender, the contractor, the borrower, consultant, the plan reviewer, appraiser and the inspector.
A. Homebuyer Locates the Property.
B. Preliminary Feasibility Analysis. After the property is located, the homebuyer and their real estate professional should make a marketability analysis prior to signing the sales contract. The following should be determined:
1) The extent of the rehabilitation work required;
2) Rough cost estimate of the work; and
3) The expected market value of the property after completion of the work. Note: The borrower does not want to spend money for appraisals and repair specifications (plans), then discover that the value of the property will be less than the purchase price (or existing indebtedness), plus the cost of improvements.
C. Sales Contract is Executed. A provision should be included in the sales contract that the buyer has applied for Section 203(k) financing, and that the contract is contingent upon loan approval and buyer's acceptance of additional required improvements as determined by HUD or the lender.
D. Homebuyer Selects Mortgage Lender. Call HUD Field Office for a list of lenders.
E. Consultant Prepares Work Write-up and Cost Estimate.
F. Lender Requests HUD Case Number. Upon acceptance of the architectural exhibits, the lender requests the assignment of a HUD case number, the plan reviewer, appraiser, and the inspector.
G. Fee Consultant Visits Property. The homebuyer and contractor (where applicable) meet with the fee consultant to ensure that the architectural exhibits are acceptable and that all program requirements have been properly shown on the exhibits.
H. Appraiser Performs the Appraisal.
I. Lender Reviews the Application The appraisal is reviewed to determine the maximum insurable mortgage amount for the property
J. Issuance of Conditional Commitment/Statement of Appraised Value. This is issued by the lender and establishes the maximum insurable mortgage amount for the property.
K. Lender Prepares Firm Commitment Application. The borrower provides information for the lender to request a credit report, verifications of employment and deposits, and any other source documents needed to establish the ability of the borrower to repay the mortgage.
L. Lender Issues Firm Commitment. If the application is found acceptable, the firm commitment is issued to the borrower. It states the maximum mortgage amount that HUD will insure for the borrower and the property.
M. Mortgage Loan Closing. After issuance of the firm commitment, the lender prepares for the closing of the mortgage. This includes the preparation of the Rehabilitation Loan Agreement. The Agreement is executed by the borrower and the lender in order to establish the conditions under which the lender will release funds from the Rehabilitation Escrow Account. Following closing, the borrower is required to begin making mortgage payments on the entire principal amount for the mortgage, including the amount in the Rehabilitation Escrow Account that has not yet been disbursed.
N. Mortgage Insurance Endorsement. Following loan closing, the lender submits copies of the mortgage documents to the HUD office for mortgage insurance endorsement. HUD reviews the submission and, if found acceptable, issues a Mortgage Insurance Certificate to the lender.
O. Rehabilitation Construction Begins. At loan closing, the mortgage proceeds will be disbursed to pay off the seller of the existing property and the Rehabilitation Escrow Account will be established. Construction may begin. The homeowner has up to six (6) months to complete the work depending on the extent of work to be completed. (Lenders may require less than six months.)
P. Releases from Rehabilitation Escrow Account. As construction progresses, funds are released after the work is inspected by a HUD-approved inspector. A maximum of four draw inspections plus a final inspection are allowed. The inspector reviews the Draw Request (form HUD-9746-A) that is prepared by the borrower and contractor. If the cost of rehabilitation exceeds $10,000, additional draw inspections are authorized provided the lender and borrower agree in writing and the number of draw inspections is shown on form HUD-92700, 203(k) Maximum Mortgage Worksheet.
Q. Completion of Work/Final Inspection. When all work is complete according to the approved architectural exhibits and change orders, the borrower provides a letter indicating that all work is satisfactorily complete and ready for final inspection. If the HUD-approved inspector agrees, the final draw may be released, minus the required 10 percent holdback. If there is unused contingency funds or mortgage payment reserves in the Account, the lender must apply the funds to prepay the mortgage principal.
Visit the HUD 203k FAQ page for more questions and answers.
If you're looking for your own Lancaster County, PA contractor, look no further than MBC Building & Remodeling, LLC! Please, please, please contact us with any questions you have regarding home renovations, rehabs or 203k loans.
We are often asked what we mean when we say we are a Full-Service remodeling contractor here in Lancaster County, PA. Full-service means understanding that every project is unique. And it means working with each and every customer in whatever capacity they need us. Don't like drywall (who does?) but love to paint? No problem. We can leave finished drywall in a home addition or basement remodel and you can paint to your heart's delight. Find an AMAZING deal on flooring online? We can install products for you without ordering them. Or we can take care of everything if that's what you want.
Kind of reminds me of this song...
Is your Lancaster, PA home remodeling contractor Full-Service? Any way you want it, MBC Building & Remodeling, LLC will take care of it!
Thank you for reading!
Matt & Mike Blank
MBC Building & Remodeling, LLC
[717] 371.5136
The new year is quickly approaching! In the spirit of change, we decided to put together a list of some of the kitchen remodeling trends that are in store for 2012. The general contracting we do here in Lancaster County, PA brings us into a variety of kitchens every year. We get to experience first hand these growing trends, and have decided to discuss the following topics - Design Styles, Appliances, Colors, Cabinetry, Countertops and Lighting.
Design Styles - A recent survey done by the National Kitchen & Bath Association (NKBA) has shown that remodeling clients really are looking for "a multi-functional space, which reflects their individual style. One component of this trend is the integration and concealment of appliances, which opens the kitchen floor plan, embracing adjoining areas of the home, rather than becoming an intrusion into them. The economy continues to encourage homeowners to consider products and designs that are affordable and deliver long-term value."
Traditional style remains the most popular kitchen design, although it has dropped slightly in popularity compared to last year. Shaker style, which is characterized by its simplicity, un-ornamented yet functional, finely crafted style, overtook 'contemporary' style in 2011 as the No. 2 most popular kitchen design style, and that trend should continue into 2012.
Appliances – Concealed appliances, such as warming drawers and steam ovens are more popular than ever. By hiding appliances away during your kitchen remodel, you allow more space to incorporate multiple guest functionality. Kitchens are fast becoming a warm gathering place for the clients family and friends.
Colors - Stainless steel will continue to be a favored choice for your kitchen appliance finish. It has been used in kitchens for over 100 years. This is due to its universal appeal, its ability to provide a sterile surface and its shiny appearance. All of this has helped forge its association with luxury.
The next most used color is currently black. It usually gives the space a more formal appearance in relation to the rest of the common areas of your home. The top 5 colors list is rounded out by grays, beiges, and bones.
Cabinetry - Maple cabinetry looks to be the front-runner in 2012. As for finishes, various shades of white/off-white hues, some finish distressing or glazes remain popular. Dark natural finishes also have been trending. Light natural and colored painted finishes also remained fairly common.
Any of these finishes can help contribute to a comfortable and relaxing kitchen many homeowners and buyers are looking for.
Countertops - Natural stone and quartz counters remain remodeling prospect favorites, but other renewable and recycled materials, such as laminate, concrete, paper, glass and stainless steel are seeing increased interest. Consider a low-maintenance surface to help cut down on cleaning and disinfecting time!
Lighting - LED energy-efficient lighting options continue to rise in popularity. Not only do they offer fresh, modern designs, they also help you save money and energy!
Thank you for reading our blog! I hope these trends will give you some fresh ideas to spice up the new year. If you have any questions or are thinking it is time to remodel your kitchen in Lancaster County, PA, please give us a call!
-Matt Blank
MBC Building & Remodeling, LLC
[717].[371].[5136]
