"How much will my _______ remodel cost?"

Understand the pitfalls with “Ballpark Figures” in remodeling.  
by Matt Blank  

Curiosity led to some of the greatest discoveries mankind has known… and it also killed the beloved cat. Many Lancaster, PA homeowners have thought about remodeling projects for their home, finishing the basement, kitchen renovations, adding a bathroom or family room; but they rarely have any idea what the price tag will be. This isn’t a bad thing. Someone without construction experience rarely understands the remodeling process puzzle, and more importantly, how the pieces fit together: design, selections, demolition, framing, drywall, electrical, plumbing, inspections, etc, etc etc.

 This leads to the inevitable question: “How much will my bathroom remodel cost?”. If not their bathroom, then remodeling their kitchen, finishing their basement, adding a room addition… The difficulty with ballpark figures is the idea that a remodeling project is an item like a car or computer – one product sold by many vendors. Carpentry is a custom art, not just a skilled trade. A company may sell a new bathroom “system”, but that isn’t a custom renovation project.
   

Custom: No two projects or remodeling companies are the same. The design you choose and the selections you make will determine the cost of your project. A general contractor may be able to give you an average price for similar jobs; unfortunately “average price” for all of their kitchens, etc, does not mean the same thing as the “ballpark figure” for your specific project. A price range is a reasonable request, just understand what those numbers mean. 

  Understanding "Ballpark Figure" Ranges:  

-Low Price – You think this price is great! However, keep in min this is the bare bones, everything goes right price. Until we actually get in there and see what's going on, we never really know what work will be involved. Beware when the actual proposal comes back and you are shocked to find the price higher than this. Or worse, the contractor gives you a lowball “estimate” just to get the job, then you steadily watch the price rise. Learn the warning signs of these Horror Stories.

 -High Price – This is usually for a higher end, more expensive selections and design. Beward that you are not scared off from the project before you even discuss what can be done within your budget.

 Where to start: Cost vs. Value for Harrisburg/Lancaster/York. This guide will help you begin to understand the average cost of several different project categories and how much you can expect to recoup in home value on your remodeling investment. 

  Click here for tips on how to find and interview experienced contractors.  

About: Matt & Mike Blank of MBC Building & Remodeling, LLC have been making homes happy since 1999. We have hundreds of satisfied remodeling clients across Ephrata, Lititz, Landsiville, Millersville and everywhere else in Lancaster County.

  Meet Mike Blank, CGR CAPS, President of MBC  

Apples to Apples? How to Compare Remodeling Proposals

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.

8 Questions to Ask:

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?

VALUE is KEY.

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

Choosing a Top Deadbolt Lock for your Home

(This is a guest post from Madison Parker.)
One way to keep your home safe from would-be intruders is to install effective dead bolts on your doors. However, it’s important to look at what type of dead bolt to buy and what makes certain dead bolts even more effective - and discouraging to burglars - than others.

In general terms, as part of any basic security plan, homeowners should install what is known as Grade 1 or ANSI-designated deadbolt locks on every exterior door, including those between garages and home interiors. Burglars would of course prefer that you not use a deadbolt at all, and instead install an easy to pick spring lock. In fact, they’ll often avoid buildings with strong dead bolts in search of an easier target.

Since most area building codes do not require dead bolt type locks at all, the task of selecting an appropriate lock falls on the homeowner.  Start your selection process by looking at a lock that’s a deterrent to burglars: one that can’t be picked, pried, hammered or drilled out easily. That means a lock that has an ANSI Grade 1 specification, which means the dead bolt has been tested to show that it can withstand up to ten hammer blows, and can effectively open and close two hundred and fifty thousand times, and project itself one inch into the door frame. Grade two dead bolts are also considered recommended for home use, but the grade one specification means it’s the sturdiest by far.

You should also look at what is called the UL or underwriters laboratories listing standards. The sturdiest locks have a UL listing of four hundred and thirty seven, meaning the lock meets the highest standards for security locking. And, once you’ve found an ANSI Grade 1, UL 437 lock, you’ll need to decide if you want a single or double cylinder lock. A double cylinder requires a key to operate even from the inside, which can make usage a bit more complex for your family. A single cylinder is the type of dead bolt most of us use, and it requires a key to lock and unlock from the outside, but operates with a twist of the wrist from the inside.

If your exterior door has a window in it, you may want a double cylinder, as an intruder could potentially break a window, reach inside, and simply turn the single cylinder lock. However, if there are no windows on your door, the added complication of using a double cylinder lock is probably not worth it. They can also be dangerous if you’re trying to exit your home quickly in the event of a fire or another emergency. In general, a single cylinder lock is strong and safe if you have a solid door.

Select your dead bolt lock by choosing one that features steel bolts or steel inserts with a one inch throw or more. What is a one inch throw? It’s the one inch of bolt that extends past your door’s edge, making it more difficult for an intruder to pick your lock.

Other facets to look for: a striking plate that’s steel with screws at least three inches in length.
Select a leading brand such as Master Lock, Schlage, or Baldwin.

Some Examples:

• Schlage B60 609 Grade 1 Single Cylinder Deadbolt or the Kwikset 99800-092 Signatures 980 Grade 1 Security Single Cylinder SmartKey with a customized security system that allows easy re-keying if a key is lost.
• Medeco Maxum 11WC60L, one of the toughest out there.

Electronic keyless deadbolts
When selecting an electronic model be sure to find one that prevents lock bumping which is one way dead bolts can be broken. The Sunnect AP501AB and the Schlage BE365VCAM619 Camelot Deadbolt Keypad are both excellent keyless dead bolt models.

Madison Parker is a security expert whose interests range from personal to home security systems. Get more tips and advice on her Home Security blog!

Deck Cleaning Tips

Lancaster County, PA homeowners are often curious the best way to keep their new deck or porch looking beautiful for the long term. Different types of decking material need different types of techniques to be cleaned properly. First things first, inspect your deck before cleaning it. If something looks amiss structurally, call a contractor to take a look!

Here are some tips for cleaning a Wood, Composite or Cedar/Redwood deck:

Using that Power Sprayer - A power sprayer is a huge time saver when cleaning a deck; but before you hook it up and dial in a laser beam of water consider that you may do more harm than good. Using a narrow, high-pressure stream of water can wash off paint, and even gouge the wood so badly you couldn’t even hide it with a new coat of paint. It can also ruin the surface integrity of composite materials. By breaking the surface you are inviting mildew and grime.

It is best to hold the nozzle about 2 feet above the deck surface while swinging the nozzle back and forth like a pendulum. You may not be able to remove every stain with the power sprayer – and that is ok! Leave them to be finished later with a deck cleansing solution and a small brush.



Cleaning a Wood Deck - Make sure you first get all the needles or other debris out from between the deck planks. You don‘t want to be sealing in those needles and the moisture that can come along with them. You can usually just use a hose or power washer to clean out hard to reach places. For what the water doesn’t get, a putty knife or other thin blade is usually your best bet.

To clean the wood there are multiple deck cleaners out there. Always read carefully to make sure you have the correct cleaner. Don’t forget to cover all that stuff you have under the deck, like plants and your lawn furniture.

Cleaning a Composite Deck - Despite their well-deserved reputation for being low-maintenance, composite decks are not completely maintenance free. The good news is dirt and debris usually wash away easily with a garden hose.



However, a deck cleaner will probably be needed to get rid of stains and heavy mildew. If you’re not sure where to start, you can contact the manufacturer of the decking material. Usually their websites provide cleaning tips and advise you as to which cleaners are best. When using a deck cleaner, the usual procedure is to spray it on (you can use a cheap hand pumped sprayer), let it sit for about 20 minutes, then wash it off with a garden hose.

It is not recommended to sand composite decks to remove a tough spot or stain.

Cleaning a Cedar Or Redwood Deck - Cleaning a cedar or redwood deck is similar to cleaning a composite deck in many respects. Cedar and redwood, and most treated woods, are decay resistant, and also have less of a tendency to harbor mildew, although in areas receiving heavy moisture, mildew can still be a problem.

Cedar is a soft wood and could too easily be damaged if you attempt to power wash it. There are specific cleaning solutions in stores for cedar decks. Consider applying a brightener after everything has dried to help restore the natural wood look.

If you have questions or are looking for a beautiful Lancaster, PA deck of your own - please give us a call!