203(k) Rehab featured in Home & Design Magazine

By Mylene Thomas and Jessica Cannon

Your 203(k) renovation can still meet your style standards.
This renovation was an overhaul of the entire home including, but not limited to, the plumbing, electrical, dry wall, painting, existing bathroom, kitchen, and exterior. What made this job particularly interesting was the installation of a full master bathroom within a master suite in what was originally just an attic space. The additional challenge for this 1946 South Arlington Cottage style home was that this property had been vacant for over a year and was then purchased by a 1st time homebuyer with a FHA 203(k) loan. We now had a challenging design concept for a crumbling home to create a luxury space on a significant budget.

The attic space was a 9’x 11’ open room with a window and ceiling fan. A lot of research had to go into this project to accommodate the contemporary sense of style the homeowner had and the budget we had to work within. We closed in the existing window to use the area with the full height ceiling for the shower space and installed a full bathroom with standup shower stall, vanity and toilet. My favorite design feature was the ceramic floor tile that looked like the hardwood with gray undertones you found in the rest of the home. We also maintained the integrity of the original Cottage style home by adding shutters on the exterior of the window we had closed off.

At the end our client, Rachel Dendui, had this to say, “FA Design Build helped me navigate the 203(k) Renovation process. Their designer [Jessica Cannon] provided expert advice, and drew the plans for a beautiful bathroom out of a tricky floor plan.”

What Kind of Fixer-Upper Did I Get Myself Into?

By Mylene Thomas

FHA’s 203(k) loan for your fixer upper that you’ve either just purchased or you already own falls into one of 2 categories: Streamline or Standard. “Standard/Rehab (minimum $5,000 up to 110% of the improved appraised value) & the Streamline (work is less than $35,000…up to 110% of the improved appraised value).

Example: Purchase price is $100,000. Upgrades/Repairs/Improvements will cost $15,000. Borrowers loan amount is $115,000 (max 110% of after fix-up appraised value).”*

The good news- we handle them both. It’s often a difficult task to find a qualified Class A General Contractor with the ability AND willingness to sign on for either one. We are experienced and qualified to handle 203(k) projects and that alone can make a world of difference to you and the lender when going through the administrative processes as well as the obvious remodel. If we as your contractor do not meet the approval of your underwriter based upon the standards set out by the lender and the FHA program then we aren’t your contractor and you’re stuck up a creek without a paddle.

Thankfully that’s never happened to any of our homeowners and the 203(k) renovations were a success. Our most recent rave comes from a client’s lender who is known for his expertise in navigating the 203(k) process. Nice to know the experts approve of us too!

“Hope to refer you more business.  Great service!  Thanks, Bob” (Bob Miller, Southern Trust Mortgage) – January 19, 201

* www.203kcontractors.com

Copyright 203KContractors.com®

Want a Fixer-Upper?

Courtesy of Hud.gov

FHA has a loan that allows you to buy a home, fix it up, and include all the costs in one loan. Or, if you own a home that you want to re-model or repair, you can refinance what you owe and add the cost of repairs – all in one loan.

The Federal Housing Administration (FHA) – which is part of HUD – insures the loan, so your lender can offer you a better deal.

  • Low down payments
  • Low closing costs
  • Easy credit qualifying

FA Design Build has a dedicated team to help you through the 203(k) remodeling process.

Contact Mylene Thomas for details.

 

Mold. Ewwwww….

By Mylene Thomas

You’re approved for your 203(k) loan and you’ve picked a contractor and you’re ready for the inspection prior to signing all the paperwork and starting construction. Then there’s mold. The big national contractor of all people has said, “No way. No how. No mold abatement or remediation here.” Well, heck, now what? You’re supposed to go to closing in a week and this was the contractor and this was the inspection and who’s going to provide a proposal and do the work and can navigate the 203(k) process with you and your lender? You are going to lose this opportunity if you don’t find a qualified Class A General Contractor.

Call me. We don’t mind getting dirty with some mold. We’re certified for that sort of thing.

My counter is NOT a cutting board

By Mylene Thomas

If your teenager, or significant other for that fact, is anything like mine then they have a built in filter that blocks any noise coming from your mouth. I don’t have nice countertops for that exact reason. I have a dedicated space just for cutting boards. Small cutting boards, medium cutting boards, large cutting boards, cutting boards for meat with a draining system, cutting boards for vegetables with a built in colander…you get the idea. However, when my 15 year old daughter makes her lunch salad the only thing she cuts on is my kitchen island counter top. It drives me crazy.

Since my voice apparently comes out sounding like Charlie Brown’s teacher I have decided to change my surroundings rather than fight the laws of a teenager’s nature. I’ve always thought I’d wait until all my kids were out of the house to do this upgrade, but by then I’ll be blogging about which hover round model is the best. Thankfully there’s Cambria. Honestly the upfront costs are pretty comparable to granite countertops. The real cost savers are in the maintenance. It can withstand the wear and tear and stains associated with my destructive family. Plus, since it’s a quartz product like granite, it mimics a lot of the same aesthetic qualities of granite. Let’s face it who has time to refinish their countertops when last week’s clean laundry has made its way back into the dirty pile…and it’s still clean. Grrrr… At least I won’t be scrubbing my countertops with a toothbrush to get the yuck out of the knife grooves inflicted on it anymore. Ahhhh….

We have a great selection of Cambria samples in our Fairfax showroom. Come check it out and while you’re there win a gift card to Palio’s Restaurant and let someone else cut up their kitchen counters!

Like granite but less maintenance – Cambria!

Do you seriously expect me to remember when, where and how I’m supposed to treat my countertops? Have you seen my indoor plants? No? That’s right. Because if I could remember to water them they would still be here alive adorning the foyer with their beautiful fauna.

How about Cambria kitchen countertops? It’s 93% quartz, a natural stone and with FA Design Build’s new resources they can offer more style choices that look like granite but don’t require the up keep. Maybe with all the time I’ll save not worrying about how to treat and seal granite I can buy that beautiful palm tree again and water it, too.

P.S. If my husband is reading this I would like the new kitchen in Shirebrook and the master bathroom in Praa Sands.

By Mylene Thomas

A man designed my bathroom

By Mylene Thomas

A man designed my bathroom. He didn’t realize that in order to achieve the Victoria’s Secret model bed head sexpot hair it required an arsenal of curling irons, brushes and hair products with names that sound like they belong in a romance novel. This man didn’t realize the amount of creams specified for daytime protection ONLY to fight off the signs of aging from the cleaning up after 3 children, the dog and his muddy boots. These daytime creams will do absolutely NOTHING for the insomnia, and, so, I need the night time creams to ward off the bags and wrinkles. So, I will NOT apologize for the bathroom counter covered in my beauty war zone.

If you choose to enter the battle zone then come prepared.

Remodel my bathroom with Medallion’s Simplicity Storage Solutions. Save me from the counter burns from my curling irons for each perfectly sized curl and buy the salon styling cabinet with the various shaped salon grade metal canisters.

 

Help me organize the many shades of pink blush designed to adapt to each season and shade of white or tan I may be and get the custom drawer inserts.

 I forever promise to cherish you and do my best to keep my girlish glow for you and for my sake, but please for the love of God give me the bathroom to do it and I promise I will not infiltrate your garage for my storage solutions.

Email Jessica and she will take the work out of it. Don’t worry; you can still take credit for it and the thank you for it afterwards.

Safe Living

When you are planning a home entertainment area it is important to not only make it a comfortable place for your family, but also a safe one.  It is common to use glass in cabinetry housing a television, game console, and home theatre system. Be aware that unless it is tempered glass, it can cause serious harm if broken.

Base cabinet doors are required to have tempered glass. I recommend that upper glass doors also receive this treatment so you can enjoy a safe happy home.

Plain glass breaks easily and shatters into sharp shards. Tempered breaks into tiny little bits that are much less dangerous (why it’s required in car windows). It is much stronger, but is also vulnerable to sharp taps. The higher price for tempered glass is because it has to be heated to almost melting then cooled after it has been cut to size.

FA Design Build carries 3 lines of kitchen cabinets: JSI, Wellborn Forest and Medallion.

jkaiser@fadesignbuild.com

One Bathroom Renovation

How do you renovate your bathroom when you only have one? Renovation in a one bathroom home, a situation that many of us here in the DC area encounter, can be a tricky situation and a major disruption to your usual lifestyle. It’s important to know what to expect prior to your contractor ripping your bathroom apart…instead of realizing after the fact that you don’t have a place to do your “business”.

As someone who has been in this position (renovating my one bedroom / one bathroom condo in Del Ray, Alexandria), I have some tips and tricks to share, many of which I wish I knew about prior to my renovation, but we live and learn so I thought I’d share this valuable info:

1. Plan ahead and talk with your contractor.

Make sure your contractor knows that this is your only bathroom and discuss how long the renovation will take. Not only will you not have a bathroom, but the contractor also will not have a bathroom on site. Remind your contractor of this so he can make other arrangements if necessary – - like a port-a-john or public facilities close by.

2. Talk to your friends, family, and neighbors about sharing their bathroom.

Many of us have friends, family, or neighbors that would be happy to share their facilities. This situation is ideal, but not always possible – - see below for more tips on how to make do with what you have…….

3. Don’t remove the toilet until you are ready to install the new one (if possible).

If you are doing tile work on the floor, your contractor will have to remove the toilet to install the new tile. Worst case scenario is you will be without a toilet for two days. The toilet is the most difficult convenience to do without, don’t try and get creative on this one, plan ahead and make sure you have somewhere to go.

4. Use the kitchen sink instead of your bathroom sink.

The kitchen sink is great for tooth brushing, face washing, and a general (showerless) clean up. I even used my pull-out kitchen faucet to wash my hair in the sink.

5. Do you belong to a gym or does your office have shower facilities?

Gyms or the office are often a good place to get cleaned up while your bathroom is under renovation. After a workout at the gym in the morning get showered and dressed for work. Or, if you dare, head into the office in your pajama’s and use the office’s shower facilities.

6. Make sure all materials/products needed for the install are onsite prior to demolition starting.

If all material is on site, there is less likely a chance that there will be issues or delays along the way. The quicker the install goes, the quicker you will be back to your normal routine.

Universal Design Showers: Safety and Luxury

Here is a great post by Wendy Jordan of HGTV about how Universal design makes bathrooms work for everyone, regardless of age, size and ability…read on!

The telephone booth-size shower is going the way of the telephone booth. And why not? With so many great shower features out there, people want big, beautiful showers where they can soak in comfort and style. Of course, once they pour creative thinking — and dollars — into a dream shower, they want it to serve them well for a long time. Universal design, an ingenious approach that makes sure designs work for everyone, regardless of age, size, ability and changing needs, helps ensure that the shower will do just that.

When it comes to showers, universal design and luxury have a lot in common. Some of the hottest design trends — large, walk-in showers with no doors; boutique tiles; versatile shower sprays — fit right in with designs that make showers safe, accessible and enjoyable to use.

As for size, your shower should be at least three feet square and have a wide entry, so there’s ample room to get in and move around. Designer Mary Jo Peterson, CKD, CBD and a universal design specialist in Brookfield, Conn., says 42 by 60 inches is even better, particularly for showers that have no door or curtain. The larger space helps keep the water from straying out and allows someone in a wheelchair or walker to maneuver with ease.

Curved or angled shower walls have both design panache and universal design advantages, helping keep water inside and offering privacy even if the shower has no door. If you do have a shower door, make sure it swings out of the traffic pattern.

No room for a big shower stall? You can turn the bathroom itself into a “wet room,” another hot trend these days. In a wet room, the shower and bathroom share one big, open space that has an extra floor drain and slightly sloped floors for drainage.

Still trying to figure out how to fit a bigger shower into your small bathroom? Universal design expert Cynthia Leibrock of Easy Access to Health, Livermore, Colo., has a solution: Remove your bathtub and install a shower where the tub was. Most people prefer showers anyway, and they are generally safer and easier to use. The tub space will work fine for an accessible shower. Your contractor will have to make the shower entry barrier-free and level with the bathroom floor. Instead of a solid rim at the threshold to contain the shower water, Leibrock recommends a compressible plastic strip; it holds in the water but is easy to roll over and won’t be a tripping hazard.

A Universal Shower

Okay, you’ve carved out the space for a universal design shower. Here’s a checklist of features to make the shower work well for the whole family.

Seating. Some people want or need to sit in the shower, and some don’t. If you recess a bench into the shower wall or install a fold-down seat, everyone will be happy.

Sprays and controls. An adjustable handheld shower spray is the way to go for maximum flexibility. It slides on a wall-mounted rod, and can be locked into place or pulled out on a retractable hose. In other words, it’s where it needs to be, whether the person in the shower is tall or short, standing or seated.

Put the controls where they can be reached from the shower seat and from outside the shower. Leibrock advises choosing a lever or other style that’s easy to grasp and turn. You’ll need valves to keep the water temperature safe; as Peterson points out, controls for these belong out of reach of children.

It’s a good idea, adds Peterson, to install a second shower spray overhead. That lets the kids take a shower even if Dad or Mom left the adjustable spray too high for a child to reach.

Wall niches. You’ll want at least two wall niches for soap and shampoo: one by the seat for kids and seated bathers, and another up higher for standing adults.

Flooring and walls. For a non-slip floor, go with tumbled stone or non-glossy ceramic tiles, preferably mosaics or other small pieces that are embedded in a dense network of grout. Grout lines are good because they add texture, but they should be thin to keep the surface smooth.

Leibrock recommends tiling all the way up the shower walls and even across the ceiling. After all, a handheld spray can shoot water everywhere. But those swaths of tile don’t have to be monotonous. Add decorative accents that look great and help orient people who may need a few visual cues as to what’s where.

Lighting. You’ll want good lighting in the shower and at the entry — no surprise here. But the best place for overhead lighting in the shower may not be dead center. Peterson suggests getting into the proposed shower area to figure out where to locate the light so it won’t be blocked by a bather.

Grab bars. Grab bars have a bad reputation. People think they are ugly and belong only in hospitals. But grab bars now come in wonderful colors, chic shapes and elegant finishes, often coordinating with other bathroom accessories.

It’s best to put grab bars at the shower entry as well as in the shower at various heights to provide welcome handholds and prevent falls. If you don’t want grab bars now, at least add blocking for them while the walls are open for construction of your shower. That way, when you decide to put in a few grab bars, the job will be inexpensive and easy.

Wendy A. Jordan writes about residential design and remodeling. Her book on universal design was published in 2008.

      
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