Before you Renovate your Kitchen

As most people know, the kitchen is now the heart of the home and one of the most important ways to raise the comfort, energy efficiency, value and desirability of your home

Reasons to renovate the kitchen are usually because of poor layout, inadequate lighting, outdated fixtures, small cramped spaces and dated cabinetry

Before you renovate your kitchen, its important to really definite the features you want in your new kitchen. Consulting a kitchen or interior designer such as Brian Paquette or Victoria Architect Randall Recinos would be a great idea ( we have used both of these talents on our projects ) If you do not wish to bring in a designer or architect at this time, you can certainly do it yourself, but make sure you get a thorough per-renovation inspection to identify any existing problems such as not only functional and aesthetic changes, but renovations that will make your home healthier for yourself and your community.

One of our kitchen renovations with gorgeous polished concrete sink and modern fixtures

Moisture control - plan on perhaps using low emission materials and products, ventilation for improved indoor air quality ( IAQ )

Energy efficiency - effective air barriers and insulation, energy efficient task lighting and appliances

Fixtures and Appliances - Water resource efficiency appliances and fixtures

Environment - Durable materials that will last much longer and will minimize future waste in landfill sites are a great idea. Perhaps your kitchen design can include a compost and recycling center,

Recycle Appliances - recycling fixtures and appliances to reduce construction waste

Kitchen Renovation is the most common renovation for a home

A renovation can be as simple as installing new flooring or as major as enlarging the space and replacing all fixtures and finishes.

Why would you consider renovating your kitchen?

Design and Size - your existing kitchen is most likely too small or poorly laid out.

Appliances and fixtures - the fixtures and appliances may be worn out, inefficient or outdated.

Cabinets and counters- cabinet finishes counter top or hardware may be outdated, need replacement or repair

Structural issues - Structural changes or repairs may be in order

Moisture damage - the floor, walls or finishes may be unsightly or damaged due to moisture problems.

Electrical or plumbing - Older kitchens usually don't have enough electrical outlet sand circuits. Older plumbing and fixtures may include lead or galvanized steel piping.

Ventilation and heating - older kitchens often have inadequate ventilation or heating systems. The kitchen may be poorly insulated and have a high degree of air leakage - both factors lead to high energy consumption.

Finishes - older finishes may be unattractive or not durable enough to withstand daily wear and tear.

HVAC - Kitchen renovations often include changes to HVAC equipment that can improve indoor air quality and moisture management in the house. Be careful choosing large volume exhaust fans because they can cause combustion heating equipment to back draft. Making important structural changes to your kitchen may give you a chance to improve air tightness and insulation which will of course incrse your comfort and the durability of your home.

Benefits

Repairing structural problems like fixing leaks and making sure that all services are adequate will prolong the life of your home and make the renovation look and work better

Painting - Try to use low odour and easy to clean finishes which will improve the IAQ of your home. Reducing condensation and controlling humidity will help or prevent mold growth.

Planning - Again detailed planning will result in a warm, comfortable, usable kitchen with good lighting and plenty of storage and work areas

Value of your home - if you take the time to think, plan and execute the renovation of your kitchen, carefully, it will most definitely increase the value of your home.

Life changes during renovation - Be aware, once you start your renovation, there's no turning back. Your life will be disrupted and any unexpected problems will lead to higher costs and delays in finishing the project. If you have thoroughly planned, this will help you to develop a realistic understanding of the work to be done and the costs involved. Hiring a qualified professional such as conradconstruction.ca who can deal with your unique situation ( as every situation is unique ) by doing a thorough investigation, find the problems and suggest the best solutions and design

Size and design

How much work space do you really need ? Do you want an eating area in the kitchen?

Is there adequate storage space?

What is the traffic flow of your kitchen like now and how do you wish to change it?

Does the kitchen meet everyone's needs in the home? Including any special needs of extended family and guests?

Options - Plan in details before you start. A clear space reorganization is sometimes very effective and may be all you need.

Consider adding space from adjoining areas to meet your space and function needs

A Designer can help you plan to best meet your existing and future needs. You will have to live with the results, so a perfect design will ensure they meet all your needs. A poor layout will seriously detract from your enjoyment of the renovation

Flexible layout - Flexibility of the design must be enough to meet existing or future demands for space, storage and anyone with special accessibility needs such as wheelchair access.

Appliances and Fixtures

Do the existing fixtures and appliances have years of useful life left ?

Do you like the features and styles of your appliances? Are they energy-efficient

Is there adequate general and task lighting

Options - Replace or repair worn out fixtures and appliances

Familiarize yourself with available products and options

Choose efficient fixtures that will reduce electricity and water consumption s. New kitchen appliances carry an EnerGuide label identifying their energy efficiency rating.

Update lighting so that it provides the brightness you need. Compact fluorescent light fixtures are four times more efficient than standard incandescent bulbs, but there are also warmer, pretty lighting choices that are also energy efficient such as halogen.

Old fixtures may have to be replaced later and the new fixtures may not fit into the spaces allowed. This will probably involve further modification of the room layout tor cabinets. Recessed lighting around task areas is always a good idea

If you don't do your homework, you may find more appropriate, appealing appliances or fixtures after you have completed the reno.

Outdated lighting and appliances usually means higher ongoing energy costs and one way to make sure your renovation doesn't come to full fruition

Cabinets and counters

Are existing counter tops or cabinets damaged? Is there enough work and storage space? Repair or replace damaged or outdated cabinets or counters.

Install additional cabinets or counters to meet your work needs. Consult with a kitchen planner to organize storage and work space more efficiently. ( we have a kitchen planner on call )

Damaged, hard-to-clean counters can harbor bacterial . The kitchen may be less functional and unappealing work and living space

Structural issues

Are there any existing structural deficiencies in this are or nearby ares of the house?

Do any structural walls or lintels need to be removed?

Will special structural details be required for new installation of windows or doors

Are the ceiling, floors or basement area well insulated and air sealed to provide comfort and energy efficiency?

Options

Carry out a through inspection. You may want to hire an expert at this point, or of course, we will be doing this before any reno

Repair, replace or strengthen structural components so they can carry the new loads.

Remove wall coverings when possible, to properly insulate and install a sealed air and vapor barrier. The open wall cavities will also make it much easier to install new plumbing, wiring and other services.

Structural deficiencies can lead to cracked finished, bowing, floor vibration or displacement of walls, floors or roof structures which could possibly call structural failure

Insulate and air seal the building to provide warm interior surfaces and a draft-free space

Exterior walls that are poorly insulated and not air - sealed will lead to continued high energy costs, possible condensation problems and discomfort in the living space

Moisture

Check the finishes for moisture damage

Is there visible mold growth on any surfaces? Are there any water stains?

Check for blistering or peeled paint

Does any of the caulking or grout look cracked or missing?

Has there been any condensation on the ceiling, wall or windows?

Find out where the source of the moisture is. It could be from plumbing or building leaks or condensation of humidity on cold surfaces

Clean up visible mold growth ( check your local guidelines on this )

Insulate, air-seal and use energy-efficient windows to provide warmer inside surface temperatures

Replace or repair all deteriorated finishes or structural components

If you hide or do a superficial clean up of moisture damage behind new finishes, they will continue to deteriorate.

Mold growth caused by excess moisture can be a serious source of IAQ problems

Unsolved water damage problems will continue and lead to further deterioration of your newly renovated area, so be thorough and vigilant

Make sure you maintain all flashings, grout and caulking to prevent water access to the building structure

Heating and Ventilation

Is the room comfortable and easy to heat?

Do you see any excess condensation forming on interior surfaces or windows?

Is the air fresh and clean? Can you smell any mustiness?

IS there adequate heating to the area. Poor insulation levels and high air leakage will make the area hard to heat, uncomfortable and drafty.

Would there be danger of back draft with a large exhaust fan ( oil or wood stove, furnace or water heater)

Is there an exhaust fan that is properly duct-ed to the outside?

If you wish to install an exhaust fan with adequate airflow capacity, the fan should be quiet with a sound rating of 3.5 and a flow rating of 50 L/s. Make sure your ventilation appliances are certified by HVI ( Heating and Ventilating Institute)

Install an entire house ventilation system if possible. Consider one that includes heat recovery. Ensure the installation is done by a licensed installer for heating and ventilation work. By using a contractor like us, you can be sure that it will be installed properly by a licensed and trained technician

If you do not bring in proper heating or install it properly, the heating system may not be able to maintain a comfortable temperature during the cold, windy winter months and lingering odors and excess humidity in the house will always be an issue.

Be careful with large volume exhaust fans which can cause back drafting ( smells, smoke or toxic gases escaping into the house ) of combustion equipment such as fuel burning fireplaces, furnaces, wood stoves and water heaters that use oil, natural gas or propane.

Finishes

What finishes will be durable enough for the intended use. For example counters, floor covering and wall finishes? A designer can help you with this or you can of course do your research. It needs to be functional, safe as well as aesthetically pleasing.

Are the planned materials and finishes low odour and low in chemical emissions such as volatile organic compounds

What prep is required for the new finishes? Do you need special skills to install the finishes?

Decide what finishes need to be repaired or replaced. Do your research. There are many new and different products on the market. Vinyl, ceramic and hardwood flooring all have different install requirements. We will be talking about this in our newsletter, so please subscribe

Choose products that are designed to meet specific needs - water resistance, durability or cleaning

Choose low odor materials finishes and adhesives to minimize effects on IAQ

Use a qualified installer for products that require special installation conditions or skills

Improper installation of finishes will void the warranty and may provide unattractive results

Cracked ceramic tile or grout are common problems resulting from in adequate sub floor strength and stiffness

Hardwood flooring can shrink or swell if it is not allowed time to condition of the humidity of the space before installation or if is not sealed properly

Potentially harmful emissions from new materials can linger for periods of time within the house. Take of of these into consideration

Skills you will need to do some of the work on your renovation

Remove old fixtures and finishes

Install insulation

Paint

Air seal the building

Caulk or repair roof and window leaks

All structural changes, finish work or to undertake the complete project management, really need to be done by a professional renovator such as ourselves

IF you are doing it yourself, you will still need to hire subcontractors to carry out most tf the electrical, plumbing, heating and ventilation work. IF the renovation is extensive, roofers, window and door installers, cabinet makers and installers, flooring or paining professionals . Remember to obtain all necessary permits, sign a written contract, ensure that workers are using safe working practices and have professional licenses where required and are covered by WCB.

Good luck and happy renovating

Installing wood paneling

Installing wood paneling in any room injects architectural detail, warmth, and character into your home. We use it often on our projects, cedar being our favorite since we live in the Pacific North West. The first nations consider Cedar to be a "healing wood" Cedar paneling does create a powerful ambiance, and a feeling of security and warmth. Cedar paneling is ideal for large or small homes

All you need is a wall and here are a few tips for success:

This is our Madrona Drive project, clad in Cedar paneling for walls AND ceiling

1. Choose Your Paneling: We recommend tongue-and-groove paneling, which is a bit more expensive and takes a bit more effort to install. It’s worth the investment, though: Tongue-and-groove paneling will look much better than sheet paneling and add more value to your home.

2. Create the Framework: Install wood paneling over one-by-two-inch furring strips installed horizontally at sixteen-inch intervals. Cut the furring strips to length and nail them to the joists. If you notice any unevenness in the wall, fasten scrap wood behind the furring in these areas in order to keep your tongue-and-groove planks in plane. Minor protruding areas can be sanded or flattened

3. Finished or unfinished ? Before you install wood paneling, first decide on a finish. While a paint finish can be added post-installation, it’s easier to apply stain and clear coat beforehand to get into all of the grooves, plus we like to use natural wood and let its beauty shine through. It’s possible to purchase pre-finished panels, but be very careful with it as it is prone to chipping and damage

4. Nail It. By starting with a single plank. WE use nail guns, but it is possible to do this manually if you are into self torture. We suggest renting an air nailer and compressor if you do not have one. Once you’ve made sure that it’s level and flush, nail the plank to the furring with finishing nails. Next, nail into the tongue of the plank at a 45-degree angle, making sure your compressor is set to sink the nail head just below the wood surface. Sliding the groove of the next plank onto the tongue of the first, rinse and repeat.

Good luck and do not hesitate to call us for a consultation and a free estimate ( 250 ) 508 - 6601

Choosing the right windows for your home

Windows are an important feature so choose carefully

Forget what the ads say. Saving money on your energy bill is not the reason to replace your windows. Replace and choose windows because you want to enhance the look of your home, complete the design theme and possibly frame the beautiful view you may be lucky enough to have. Bring the outside, in. On the west coast, we have such gorgeous views, that most people want to embrace that beauty and make it part of their home.

As far as energy saving, it could take decades to recoup the $8,000 to $24,000 you'll spend on new windows and installation. Its more advertising than reality. So do yourself a favor, and choose what you love, not what the Ads tell you, you need.

Our Madrona Drive remodel has a facade of picture windows to bring in the stunning view

Hung and casement style windows

Which ones keep you more comfortable and dry? There are significant differences between brands in types and frame materials. Given the high cost of replacing windows, the more you know, the better.

Save on partial window replacements

You can save money on materials and labor, by using partial replacement units ( pocket replacements ) when the existing frames and sills are sound and square. Otherwise, full replacement windows are in order. These include the frame, sill, jambs, and usually a nailing flange that attaches the window to the outside wall around the opening. We can show you catalogs of window styles or if you are doing the remodel or build yourself, you can go to stores and check out the windows, inspect the frames, try the handles and compare prices.

Installation is key

Even the best windows won't deliver the look or comfort you expect if they're installed poorly. Using us for purchase and installation can minimize the chances of problems arising later. We are happy to include specifics such as window brand, number of windows, size and type, plus any add-on features. Installation details will be noted, and labor and material costs will be broken out.

Types

Wood window frames and all-vinyl are popular, fiberglass are less popular. You may still find some all-aluminum windows, but their popularity decreased with the development of vinyl. There are excellent and mediocre double-hung wood-frame and vinyl-frame windows. Following are material types and styles

Wood-frame windows

Most are solid wood, though some may include composite materials (plastic with wood fibers embedded in it). Today's wood-framed windows are clad in aluminum, vinyl, or fiberglass to protect the wood from the elements and eliminate painting. They tend to be the most expensive but are more attractive than other materials. Many brands offer various wood types, such as pine, maple, and oak, for the interior and it can be painted or stained at the factory or you can add it to your to-do list. You can choose from a variety of hardware finishes, allowing you to pick a style that matches your home.

Vinyl-frame windows

They're typically the least expensive and do not need to be painted or stained, but most are white and usually they can't be painted and there are fewer hardware options. Among casement windows there is little difference between vinyl and wood frames.

Double-hung windows

A popular choice, especially for full screens, the lower inside sash slides up and an upper outside sash slides down, improving air circulation. Double-hung are easy to clean. Some double-hung are better at keeping out cold air or water. That's important if you live in a chilly, windy, wet area like Vancouver Island, BC.

Single-hung windows

They look like double-hung but usually cost less and only the bottom sash moves. The top sash is sealed to keep out cold air and water but without the ventilation benefits of double-hung windows

Casement-style windows

Casement windows are hinged on one side, like a door, and a crank lets you open them outward. Aesthetically, they do not obstruct ones view. When fully open casements allow for good ventilation and easy cleaning. They're usually more airtight than double-hung because the sash locks against the frame to close. They excel at keeping out cold air and rain and can be used in any area of BC

Awning-style windows

They're hinged at the top and open outward. Like casements the sash presses against the frame so they close very tightly. They also offer better ventilation than other windows the same size and can be left open when it's raining since they deflect rain, but they're harder to clean

Hopper-style windows

The opposite of awning windows, they're hinged at the bottom and can open either inward or outward. They're often installed above a door or another window to improve ventilation. You ewill definitely get less air leakage than with sliding and single- or double-hung windows because the sash presses against the frame when locked.

Fixed picture windows

These are used where lighting but not ventilation is important. These windows are airtight and are available with decorative glass accents or in unusual shapes. But fixed windows do not open, so they provide no ventilation but give unobstructed viewing and beautiful design features

Cladding

Vinyl, aluminum, or fiberglass covers the exterior of a wood-frame or composite window, which eliminates painting.

Double or triple glazing

Double-glazed windows have a sealed space between two panes of glass filled with air or gas. Gas provides better insulation and is standard on many windows, but the energy savings won't justify paying more for it. Triple-glazing adds a third layer of glass, which reduces noise significantly. Energy savings are improved, but not enough to justify cost in all but extremely cold climates ( like Alberta ) or where there is a constant and very loud noise

Low-E coating

It's transparent and improves the efficiency of the glass by reflecting heat yet letting light in. The coating is applied to the outside glass in warmer climates to reflect the sun's heat out and in colder climates it's applied to the inside glass to keep heat in. But keep in mind that any coatings applied to glass, no matter how transparent, reduce the visibility.

Tilt-in sashes

On single and double-hung windows the sashes can be tilted in for easy cleaning.

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