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The Difference Between Lump-Sum and Cost-Plus Construction Contracts

Our team does in-depth planning and design before pricing a project and presenting a contract to our clients. In order to present an accurate cost, we must have all the planning done and included in the scope of work.

We get a lot of questions from homeowners about how to price their construction project.  When it comes to custom home building, there is no “one size fits all,” cookie-cutter costing system.  Every single project is unique and different – which means it involves its own design, its own construction practices, and thus its own unique price.  But did you know that there are many different ways to get bids on your construction project?  In this article, we will discuss two of the most popular kinds of construction contracts: lump-sum and cost-plus.  It is important that you understand the difference, including the pros and cons of each, so that you can make the right decision when it comes to requesting financial information on your project.

           Construction Contract #1: The Lump-Sum Model

              A lump-sum contract is one in which the homeowner pays the contractor an agreed-upon price for a specific result.

            Examples:

            “Building and installing a set of custom cabinets for your kitchen will cost $25,000.”

            “The cost to fabricate and install your countertop will be $6000.”

            “This home addition will cost $150,672.50.”

            “The cost to build this custom home, based on the blueprints you have provided, will be $750,000.”

            Think of a lump-sum contract as similar to going to the store to purchase something.  Items are marked with their prices, and that is what you pay.  You do not need to know all the details of how the manufacturer and retailer valued their product – you just know what the price is.  It is the same with a lump-sum contract in construction – you do not need to know all the details of how the contractor came up with his price, because you would need to understand the entirety of a construction project in order to do that.  The contractor’s job is to understand the value of each one of his trades, from site work and masonry through framing and roofing and finishes, put his mark-up on the project based on the value of his service to you, and present you with a total price.

            Here are a few pros and cons of the lump-sum model:

  Pros:

  A lump-sum model makes it easier for you to get your project done under a certain budget. As long as you do not change anything during construction, or as long as there aren’t any unforeseen conditions, then the contractor is obligated to deliver what he promised for the price he gave you.  Even if his tradespeople raise their prices, or his staff take longer to do their work, it will not affect you – he must still deliver the agreed-upon scope of work for the exact price he quoted.  This minimizes your financial risk.

  You do not need to learn all about construction in order to understand the cost. Most homeowners do not need or want to know every single detail that goes into their construction project – that is the job of their contractor.  They just want to know what product they will get for a certain price.

  Cons:

  It is very difficult and costly to make changes to your scope of work after construction has begun. If you are the type of homeowner who likes to continue designing a project while it is underway, and will be requesting changes from your contractor, then you can expect a number of change orders – which add cost and time to your project. 

  It is necessary to have every detail planned out before beginning your project. If you are in a hurry to get started, then the lump-sum model may not be for you.  On a lump-sum contract, the planning and design phase can take a number of months or even a year or more, depending on the size of the project.

  We built a custom home on this lot for one of our clients using a lump-sum contract.

              Construction Contract #2: The Cost-Plus Model

              The cost-plus model presents a greater financial risk to the homeowner, but it also allows them to be more intimately involved in the accounting on their project.  This is also known as the “open-book” method.  In cost-plus, every single cost associated with the project gets charged to the client, plus an agreed-upon fee or profit markup on top of that for the contractor (usually a percentage).  This means less risk for the contractor, but a tighter relationship between the contractor and the homeowner when it comes to managing the finances.

            Here are a few pros and cons of the cost-plus model:

  Pros:

  You can be more involved in decisions such as using the highest-quality materials, since you are paying for them directly and it is not coming out of the contractor’s paycheck.

  You can continue to change and develop the design of your home along the way, since you and the contractor both know that all costs are being paid by you.

  You can be the final say on which subcontractors and vendors are hired on your project. On a cost-plus contract, your contractor will be presenting you with multiple bids on each trade.  You will be able to select a tradesperson/subcontractor based on price and  In other words, you have more control over your project.  (You still have to conform to building codes and the laws of the land when it comes to hiring licensed companies with workers comp, insurance, and so on.  Your contractor will ensure this is done properly.)

  Cons:

  Greater financial risk to you. If bids come in higher than expected, or prices of materials go up, or a subcontractor has to be fired and replaced with a new company (which is always more costly), or any of the other myriad of things that can come up on a construction project, you will be expected to pay for them.  This is different from a lump-sum contract, in which this financial burden is placed on the contractor, thus insulating you from it.

  You will have to spend more time being involved in the project. Since you will be expected to approve bids, materials costs, and otherwise participate in the accounting and money management of your project, you will need to be a lot more involved than if you hired a contractor under a lump-sum contract.  If you are a designer or have done construction yourself, however, you may prefer it this way.

  In the end, the type of construction contract you and your contractor choose will be based on the scenario, and how involved you want to be in the financial management of your project.  In either case, it is important to choose a contractor who will work with your needs and wants in a way that results in a true win-win. 

  This custom home we are building on the Intracoastal in Clearwater is being done using the cost-plus model.

  If you’d like to see more videos on construction, construction tips,  renovating, remodeling home additional, design-build and design tips subscribe to our YouTube Channel!  

  Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page

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Five Tips For Working with a Custom Home Builder

A custom home built by Nelson Construction and Renovations.

When building a custom home, nearly everything pivots on your relationship with your builder.  You need someone who is more than just a contractor or designer – you need someone you can trust.  Reversely, your builder will rely on you for many things throughout the course of the project.  Understanding the relationship and working together as a team will determine how smoothly your project goes.  To help you with this vital aspect of your project, here are five tips for working with a custom home builder.

Get the planning completed before construction begins. If you are working with a Design-Build contractor, this step will be much easier than if you are working with a separate designer or architect.  In Design-Build, the planning is done by or under the umbrella of the builder.  This should include floor planning, 3D renderings, and architectural blueprints – but it should also include full specifications on your finishes, such as electrical and plumbing fixtures, flooring and tile, doors and windows, trim details, and even paint colors.  To the degree that these details are all worked out before you even break ground, the project will be able to flow smoothly from start to finish without any delays.  But if you are still deciding on which style of countertop you want while cabinets are being installed, for instance, this will likely slow your project down due to materials lead times and re-scheduling of trade professionals.

  Another custom home built by Nelson Construction and Renovations. The planning and specifications were worked out by our team, which resulted in the project being done two months ahead of schedule.

  Have a clear contract. Your contract with your builder lays out all your agreements on things such as the project schedule, payment draws, communication and updates, and even how you will handle disputes.  It is important to have a clear contract that both parties agree on, as this will help weather any storms that may come up over the course of the project and keep you both on the same page.

  This custom home we built in Crystal Beach had to be raised to be FEMA compliant, due to its elevation.

  Decide which kind of project contract you are using. The two most common (and very different) construction contracts are cost-plus and fixed price.  Cost-plus is an open book project, which means that your contractor shows you all his bids and detailed costing and earns a set markup on top of that.  This method is usually more expensive, and it requires a lot more work from you, since you will be expected to understand and approve every bid.  The other method is fixed price, which means that your contractor agrees to deliver a specific scope of work for a set price.  The only time the price would change would be if you requested additional work that was not on the scope of work that was sold.

  The master bathroom of a custom home we built in Clearwater.  This project was done under a fixed price contract. 

  Ask for regular updates. Building a custom home can seem complicated, with many intricacies that you may not understand.  It is important that your builder keeps you updated regularly, so that you are not in mystery about what is happening with your project.  At Nelson Construction and Renovations, our project managers are required to provide daily updates on our online portal, so that our clients understand what work occurred that day, any materials or scheduling delays, any RFI’s (requests for information), and change orders that may be needed.  This kind of communication is absolutely essential to a smooth project.

  A craftsman-style custom home built by Nelson Construction and Renovations on the Intracoastal in Clearwater.

  Resolve disputes in person. It is not uncommon to have bumps in the road while building a custom home.  You are dealing with so many moving parts and pieces, sometimes things don’t go as planned.  You may have moments of frustration, confusion or upset.  This can all be resolved easily with in-person communication.  Do not try to work out your dispute with your builder through distempered emails or texts – request an on-site meeting, and you will find that face-to-face communication can usually resolve anything.

 Hopefully you find these tips useful on your custom home project.  Creating a successful relationship with your builder will mean a smoother, faster project, so that you can have fun with the excitement and creativity of building your dream home.  Enjoy!

  If you’d like to see more videos on construction, construction tips,  renovating, remodeling home additional, design-build and design tips subscribe to our YouTube Channel today!  

  Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page

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5 Design Tips for Creating a Modern Kitchen

Whether you love a clean, minimalistic design or you’re the crossover type going for a transitional style, you need to know what makes a modern kitchen.  It’s not just cutting-edge technology, and it’s not even straight lines and minimalism.  Modern design is a philosophy centered on function.  This could never be truer than in a modern kitchen, which tends to be the center of the home, where function and flow lines are absolutely essential.

In addition to function, there are a few basic design elements that can make a kitchen feel more contemporary.  This can help you steer your design in the direction you want, so read on for our top 5 design tips for creating a modern kitchen.

  Lay your backsplash tile in a straight stack pattern.

  There are many different patterns you can follow when laying tile:

  brick pattern:

    herringbone:

    chevron:

    horizontal straight stack:

    vertical straight stack:

    …and many others.  If you are trying to achieving a more contemporary look to your kitchen, we recommend using a straight stack as opposed to a more staggered pattern.  Not only is it sleeker, it is easier to install, usually has less lipping, and typically requires fewer cuts.  This is in keeping with the modern philosophy of form being based on function.

  Upgrade your appliances.

  There is a wide variety of appliances on the market today.  While Subzero and Wolf are America’s Sweethearts, many companies have top-of-the-line appliances that don’t have to break the bank.  GE, Samsung, Thermador and even Frigidaire make top of the line products with popular features like:

WiFi Connect options which enable you to receive alerts on your phone if the fridge door is left open, if a water filter needs to be replaced, or if the dishwasher is running low on pods or if a leak is detected.

Induction cooktop technology.

Convection oven capabilities, which helps to lock moisture in and create a more uniform and consistent temperature.

Microwave drawers.

Climate controlled and customizable drawers and compartments.

Countertop depth refrigerators that still have lots of interior space.

LED lighting.

We love all the bells and whistles out there, but the truth is, even a simple upgrade to matching stainless steel appliances will give your kitchen that modern “refresh” it needs.

  The Wolf gas range helped to add a simple, beautiful touch to this custom home.

  Keep your lines simple. 

  The kitchen of this modern-style home we remodeled in Sand Key features flush panel cabinets and quartz countertops with an eased edge.

  When it comes to a modern kitchen, less is more.  Cabinet profiles, hardware, fixtures and countertops should not be too ornate.  Opt for a straight or eased edge on your countertops, as opposed to an ogee or beveled edge.  Select straight bar cabinet pulls, or a simple knob.  Choose a flush panel or Shaker style cabinet, as opposed to a more traditional style door.  Use open shelving instead of upper cabinets.  Keep it simple, smooth and functional.

  The kitchen of this home we remodeled in Treasure Island features concrete countertops, Smart appliances, contemporary light fixtures, and straight bar pulls on the cabinets.

  Use geometric light fixtures. 

  The front entry of this custom home we remodeled in Brandon, Florida, included a geometric light fixture to give it a modern touch.

  Pendants, chandeliers and sconces can be the finishing touch on a modern kitchen, if done right.  Fixtures with geometric shapes are very popular, but you can also add some round elements if you wish to soften the straight lines and square edge of the room. 

  This luxury condo that we remodeled on Sand Key Beach included many modern elements, like this dining room light fixture.

  Either way, stay away from traditional light fixtures such as those with candelabras and cloth lampshades.

  Let your décor tie it all together. Select bowls, vases and candle holders with minimalistic lines and modern materials.  Put up some abstract art in rectangular frames.  Choose some retro furniture if you’re going more Mid-Century Modern.  Your furniture and home décor should pull the look together with subtle sophistication.

  While this St. Pete home had the bones of a traditional home, the client added a number of modern design features, making it a transitional style in the end. The decor brings elements of both modern and traditional styles into balance.

  Retro-style furniture and modern looking light fixtures and decor create a transitional style in this St. Pete historic home which was a full gut and remodel.

  Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page.

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source https://nelsonconstructionrenos.com/5-design-tips-for-creating-a-modern-kitchen/

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Why Do Florida Homes Have Textured Walls, and How Do I Make My Walls Smooth?

This St. Pete home we remodeled last year featured smooth finish walls. This made wallpaper application possible in the stairwell and other parts of the home. 

Have you just moved to the Sunshine State from somewhere like California or New England?  Then perhaps you are surprised by the number of homes that feature textured walls.  Whether it’s the small, rough specks on a popcorn ceiling or orange-peel walls, or the more sweeping texture known as knock-down, texture can seem rough and strange when you’re used to smooth finish walls.  So why do so many Florida homes have textured walls?  And how do you make your walls smooth if you don’t like the texture?  Read on to find out.

Reason Number 1 to Texture Walls: It is More Economical

Anyone who has installed and finished drywall knows that smooth-finish walls are very labor intensive.  For the homeowner, this means it is more expensive.  In order to understand this, you should understand that drywall finishing has been categorized into different levels:

Level 0 Drywall Finish: No finishing of any kind has been done. Drywall sheets have been hung, and that’s it.

Level 1: Joints have been taped, nothing more. This may be used in a garage, workshop, or a space that will never be seen.

Level 2: There is a skim coat of joint compound over the tape, and drywall screw holes have been covered.

Level 3: A coat of joint compound is applied over tape and screws. If the wall is to be textured, stopping at Level 3 would be sufficient.

Level 4: A standard drywall finish, meaning a third coat of joint compound is applied, and the wall is sanded when the compound is dry.

Level 5: The highest level of drywall finish, which involves applying another skim coat and sanding until the wall is perfect. Level 5 finish should be applied if the final paint will be high-gloss, or if the lighting is such that imperfections in the wall would be highlighted.

As you can see, a smooth-finish wall (Level 4 or 5) means that you are applying more layers of drywall mud and sanding and re-finishing until it is perfectly smooth.  When we do Level 5 finish in our homes at Nelson Construction and Renovations, we use a high-powered halogen light to ensure there are no areas of imperfection.  In essence, this means more man-hours, more materials – and thus, a higher cost than just spraying texture on a level 3 wall.

  Reason Number 2 to Texture Walls: It Hides Imperfections

Anyone with any experience painting walls understands how much easier it is to paint a textured wall versus a smooth-finish wall.  On a textured wall, paint touch-ups are as simple as dabbing a few brush marks on a damaged area – whereas you pretty much have to re-paint the entire wall if it is smooth finish, to avoid lines and spots.

This can be very desirable for a homeowner wanting low maintenance walls.  This is also desirable for an investor wanting to flip a home fast.  However, when it comes to a high-end, luxury home, where your wall finish can make or break a room, texture is the last thing you want.

                                                             We did a smooth finish on the walls of this St. Pete home when we did a full gut and remodel on it last year.

  How to Make Your Walls Smooth

If you are building a new home from the ground up, the formula is very simple: tell your contractor you want Level 5 finish on your walls (or Level 4, if you can tolerate some imperfections).  If you are renovating an existing home, however, this process will be more involved (and thus more expensive).  Your contractor will have to:

Apply a bonding agent over the texture (since you now have to apply drywall mud over paint);

Apply a skim coat of joint compound over the texture (we recommend using all-purpose mud, not hot mud);

Let it dry, at which point the joint compound will shrink;

Apply another coat of joint compound;

Sand thoroughly;

And so on and so forth, layering it on like an onion, until the texture is completely encapsulated.

(If you are dealing with a popcorn ceiling, this requires even more labor, as you have to remove the popcorn before applying smooth finish.)

The above work does require a drywall finishing or plaster expert, as there are many specifics to the application process that only a professional and experienced drywall technician will understand.

Fun Fact: If you have asbestos in your walls, you can safely encapsulate it using the above process!  It will completely seal your wall and keep you and your family safe.

As you can see, creating smooth walls in your home is not the fast and easy way to go – but it does, in our opinion, create an aesthetic ambiance that is inimitable.

Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page.

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source https://nelsonconstructionrenos.com/why-do-florida-homes-have-textured-walls-how-to-make-walls-smooth/

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The New Shape of Home Design: 2021 Design Trends We LOVE

When it comes to home design, 2021 is the year for turning a new leaf.  Favored design trends from the last decade are fading fast, being replaced by a bold sense of adventure in color, texture and style.  Read on to find out what’s “in” and “out” in 2021:

  #1: Goodbye Shiplap, Hello Plaster

Nearly every home improvement TV show over the last decade has used shiplap to create a cozy, rustic look somewhere in the home.  While these seaside-cottage-inspired planks have served us well, we are pleased to see designers turning to the myriad of other ways to create texture in a room.

One of the upcoming trends that makes our creative cup runneth over, is old-world plaster walls.  We’re not talking drywall and mud – we mean authentic, lime-based plaster, applied with a burnishing trowel to bring out a texture reminiscent of the great halls of the Italian Renaissance.  Want to take it a step further and really bring on the “wow” factor?  Try Venetian Plaster, an old technique using glistening plaster from the mountains of Venice.  You may pay a pretty price, but consider it a work of art for your walls – and, as an added bonus, it is completely mold-resistant.

  #2: Stark Winter Colors Are Out; All Hail the Greens and Blues of Nature

The minimalist look of all-white and gray interiors is rapidly becoming dated; instead, home designers are craving colors that pay homage to nature.  Case in point, Benjamin Moore’s Color of the Year is the soft, soothing Aegean Teal, and their Color Trends palette includes the earthy Potters Clay and sunshiny Chestertown Buff.

Rather than all-white or all-gray cabinets, why not try a rich green with brass accents?  Nostalgic metals lead us to our next point…

  #3: Granny Chic is Definitely a Thing

Also known as Grandmillenial style, this trend takes vintage to a new level.  You know it well – think patterned wallpapers, floral patterns, and other design elements taken from yesteryear.  You don’t have to do it to quite the extent that granny did it, however.  At Nelson Construction and Renovations, we like a light touch of vintage – a splash of floral print behind open shelving in the laundry room; a brass light fixture here; a glass knob there.  Certainly when it comes to metals, we recommend opting for aged brass over shiny gold, or a bit of patina to your silver, for a softer, more authentic design.  Even that touch alone would make granny proud.

  #4: Bring Trees Inside

One of our all-time FAVORITE design trends is the recent fancy with foliage.  I’m not just talking houseplants – I mean full-fledged TREES.  Do you have high ceilings?  Fill all that head space with branches.  And if you don’t have the space for a tree, just fill a vase with long, leggy branches clipped from your yard (for inspiration on this gorgeous design technique, check out one of our favorite designers on Instagram, Athena Calderone at @eyeswoon).

Here are a few of our favorite trees to grow inside:

European Olive Tree

Fiddle leaf fig

Weeping fig (especially in low-light conditions)

Umbrella Tree

Birds of Paradise

Madagascar Dragon Tree (especially if you like low-maintenance)

Parlor Palm

    So there you have it.  Some inspiration for you to play with in 2021.  With more and more people working from home, we expect to see a lot more indoor creativity and outdoor activity, with a merging of the two in home design.

  Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page.

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How Design Trends Have Changed in 2020

A lot of things have been affected by the Covid-19 pandemic, and construction and design are no exception.  Here are three ways that design trends have changed in 2020.

  Open Floor Plans are Off the Table

  We all thought that open floor plans were here to stay.  When the pandemic hit, however, most Americans became confined to their homes – and that means work, school, exercise and more now take place in the same space.  For most homeowners, an open floor plan is simply impractical.  Imagine trying to do a Zoom meeting with your co-workers with your kids and dogs playing in the background.  There’s only so much you can do with partitions and backdrops.

While homeowners still love an open floor plan in the kitchen and living areas, dedicated spaces are now a must when it comes to a home renovation.  Floor plans now involve home offices, exercise rooms and homeschool spaces.  Homeowners aren’t skimping when it comes to interior design, either.  After all, home is now where we spend the majority of our time.  That leads us to our second point…

  Home Décor is In High Demand

  Anyone in the home goods industry will tell you that orders have hit unprecedented levels.  It seems that homeowners are finding their joy in creating beautiful spaces (we love hearing that)!  Here are some ways people are getting creative at home:

With beautiful wallpaper from places like York Wallcoverings;

Changing out flooring or backsplash using tile from our FAVORITE online store, Tilebar;

Adding custom details such as wainscot, shiplap or crown molding;

Painting the interior or exterior of their home (bold colors such as accent walls are totally in);

Giving kitchen cabinets a facelift, either with a new paint job or changing out the doors.

If you are one of the lucky people who has found happiness in re-designing your home – we get you!  It’s our happy place, too.

  Indoor-Outdoor Living is Where It’s At

  Most people would go mad being stuck inside all day.  That’s why outdoor spaces are so important in 2020.  Not just decks and patios, but landscaping.  Believe it or not, one of the most popular activities in 2020 is edible landscaping – in other words, growing your own food.  More and more homeowners are discovering the joy of growing things on their own land, whether small or large, and harvesting the fruits of their labor in true farm-to-fork fashion.

Just like interior design, edible landscaping should include space planning, taking into consideration location, colors, textures, as well as the practicality of what you want to grow.  Homeowners should measure and plan their gardens just like they would the rooms in their home.  Here are a few tips when planning your home garden:

Perennials should make up most of your landscape. Perennials are plants that come back year after year, so they require very little maintenance, aside from watering and fertilizing them.  Most fruit trees are perennials.  (If you are in Florida, you will love the abundance of exotic fruits you can grow!)

Be sure to plant native trees and flowers. These will thrive in your area, have fewer pest problems, and will require very little maintenance in general.

Think ahead with plant growth. Be sure to plant trees and large bushes with enough girth, and research trees that have wide root systems so that they don’t interfere with the foundation of your home.

Having a thriving garden means having the right soil. Successful gardeners “feed” their soil and focus on life underground, which results in beautiful, abundant plant life that will make your home the most beautiful in the neighborhood.

    Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page.

The post How Design Trends Have Changed in 2020 appeared first on Nelson Construction & Renovations, Inc..

source https://nelsonconstructionrenos.com/design-trends-2020/

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How to Create a Custom Range Hood in Your Kitchen

The custom range hood of this black-and-white kitchen in one of our custom home remodels is the perfect focal point for the room.

More and more homeowners are steering away from industrial-grade, stainless steel range hoods and are opting for custom millwork to complete their kitchens.  If your stove is the focal point of your kitchen, then the range hood should complement it accordingly.  But installing a custom range hood is not just a matter of building a wood box and painting it.  As in all things construction, you can’t forget about the logistics behind the finish piece, and that often involves multiple trades.  Here are a few tips to help you when considering a custom range hood for your kitchen.

You Need a Hood Liner Insert

  When creating a custom range hood, you are not going to be using a standard range hood fan.  You are looking for something called a hood liner.  This is a specific piece of hardware designed for those building a custom range hood.  Most appliance stores sell these separately.  You do not necessarily have to find a hood liner to match your range, since the liner will be covered up by millwork.  You just need to make sure it includes all the features you want, and that the dimensions match the width of your range.

  You Need to Know What Size Duct Your Home Needs

  The air duct that runs from your hood to the exterior of your home needs to be a specific diameter, in order to account for the amount of air flow which will be affecting it.  Ventilation power is measured in cubic feet per minute, also known as CFM.  Every range hood has a different CFM, which depends on a variety of factors:

  How many BTU’s of heat your stove uses. BTU stands for British Thermal Unit and refers to the amount of energy required to increase the temperature of a pound of water by 1 degree Fahrenheit.  Every product generates a different quantity of BTU’s, depending on its size, the number of burners, whether it has a grill, and so on.  Essentially it is going to depend on how much heat your stove generates.  If you have a heavy-duty, industrial-grade range, for instance (such as Wolf, Viking, top-of-the-line GE, Thermador, etc.), you are likely to have higher BTU’s.  Thus, you will need a larger duct in order to remove the higher levels of exhaust fumes.

  How many turns your duct has to make when it is installed. We all know that the shortest distance between two points is a straight line.  However, what if your line has to be bent and turned half a dozen times in order to make it through wall cavities, up through a second and third story, and out the roof?  Your exhaust fumes are going to have a much longer journey out of the kitchen.  Therefore, you will need a larger-diameter duct (higher CFM) in order to help the fumes escape. 

  This 8-inch diameter duct has been installed in this ceiling cavity in preparation for a custom hood over a gas range.

How much heavy cooking you will be doing. If you are at professional chef status in your home, and that stove is going to be generating a lot of steam and/or strong smells, then you will need a larger duct size in order to prevent grease build-up in your kitchen. 

  The size of your kitchen. Yes, it’s true – the size of your kitchen does affect the size of the air duct in your range hood.  Larger kitchens contain more air to circulate through the space, which requires stronger fans. 

  Whether your stove is electric or gas.

An electric stove typically calculates its CFM based on the width of the range.  To guide you, consider that you will need roughly 100 CFM for every 10” of width on your electric range.  So if your stove is 42”, you will need at least 420 CFM.

A gas stove, on the other hand, is a bit more complicated.  They produce a lot more fumes and a lot more heat than an electric stove, so they require higher CFM’s.  When searching for a gas range, look for the number of BTU’s advertised in the product information.  It is usually given as the per-burner BTU (typically somewhere between 400 and 18,000 BTU’s).  Simply add up the BTU output of each burner and divide by 100.  That will give you the correct CFM requirement for your range.  For instance, if the total amount of BTU’s on a cooktop was 45,000, then you would need a range hood with at least 450 CFM. 

  The best way to ensure you are purchasing a hood liner with the correct CFM is to consult with an HVAC contractor (or your general contractor) before ordering.  Your HVAC contractor knows how to ensure he installs the correct size duct for your range.

  Design and Build the Right-Sized Box

  Now that you’ve removed the old cabinets or hood from above your range, installed the correct ducts, and installed the right hood liner for your stove, you are ready to build the custom range hood.  Remember to design your custom hood before you build it!  Now you can flex your carpentry skills and build the box in the right shape and size, then trim it out with finish pieces to match your cabinets.  Caulk and fill nail holes, paint or stain your hood, and suddenly, your kitchen will be totally transformed!

  Greg Nelson, Building Contractor, and Kevin, our Senior Cabinet Maker, go over designs for a custom range hood at our shop

  For more information on construction, construction tips,  renovating, remodeling, home additions, design-build and design tips subscribe to our YouTube Channel today!  

  Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page.

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What Reclaimed Wood Can Bring to Your Design

Reclaimed wood fireplace mantel made from wood salvaged from the Belleview Biltmore Hotel that opened in Clearwater, FL in 1897.

Using reclaimed wood is a large part of sustainable design for those wanting to re-purpose and reuse materials. That said, there is so much more reclaimed wood can bring to your home.

Using reclaimed wood is exciting and can bring character, interest, warmth, and texture to a room.  Weathered boards and old beams can add a sense of history to new homes or contemporary spaces. Ceiling planks can help add charm, warmth and a European feel to a kitchen or home.

Where to put it.

 Reclaimed wood can be used a myriad of ways limited only by the imagination.  Here’s a few ways you can used reclaimed wood and examples of how we’ve used them.

Wood headboards can set a tone for the bedroom

Beams can be used as a mantel piece

Kitchen or bathroom counter-tops

Stunning reclaimed wood countertop in this renovation project.

Island sides

Walls

Hardwood floors

Ceiling Beams

Tables

Beautiful refinished hardwood floors in our 1928 historic home renovation project.

                    Reclaimed wood used to create a dining room table for this remodel project.

Dramatic reclaimed wood ceiling beams.

                                                                Where to find it. 

Old barns are one source of wood that immediately comes to mind. These boards can also come from torn-down homes, hotels or even factories. If you own an older home, you may already have some beautiful wood behind the drywall or on the attic floor.

Another source is from boards found when removing a roof to add a second story.  When bumping up an attic to make a second floor a gold mine can be found – well a “wood” mine actually.  

We also have a wonderful source for reclaimed wood our Millwork Shop uses so if you’re interested in using this material, call us, we can help.

Our Millwork Manager, Kevin, selecting reclaimed wood for a remodeling project we’re currently doing at the beach.

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Exposed Bulb Lighting – A Very Popular Lighting Choice

Exposed bulb orb pendant lighting over a kitchen island in one of our home remodel projects.

Exposed bulb lighting has become increasingly popular and looks like a trend that is here to stay. Rather than hiding the bulb behind an opaque shade, exposed light fixtures put the simple, sculptured form of the bulb on display, creating an outstanding point of interest.

For those captivated by the look, there are a remarkable variety of options. Pendant lights are one of the most popular and widely available forms.  They are being chosen to replace chandeliers and track lighting and work wonderfully well over kitchen islands.  

An example of the popular exposed bulb pendant lighting over a kitchen island.

You’ll also find exposed bulb lighting in everything from fixtures that are just a socket and a cord, to bulbs that sit inside a clear class shade, to chandeliers. Scones, flush-mount fixtures, floor lands and table lamps complete the category.

Exterior scones using exposed bulb lighting.

And, if you’re wanting that mixed-metals look, metal finishes range from a quietly classic look of the oil-rubbed bronze to brighter tones like silver, copper and brass.

When deciding if this lighting look is right for your home, you might consider the following:

Do you like an industrial look that hearkens back to factories or schoolhouses?

Is your home a traditional style? This is a great way to update your style and infuse some new life and light into it.

Do you like Urban-Chic? It’s great for this style.

Ultra urban chic exposed bulb lighting.

Love the look, but your style is modern, transitional, Key West Beach or Craftsman?  Have no fear, there are exposed bulb lights that are tailor-made for these styles as well.

Key West design using exposed bulb lighting over the bar.

We like the feature in a cluster together as in a series of simple drop pendants or in chandeliers, using different shape bulbs to add interest.  Below area some more photos we just had to share. What’s your favorite?

                                                  For more information on construction, construction tips,  renovating, remodeling home additional, design-build and design tips subscribe to our YouTube Channel today!   https://www.youtube.com/user/NelsonConstReno

Wondering what  your tradesman just said?  Get your Construction Terms Simply Defined Dictionary TODAY!  Click here – Order Now

          Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page.

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Traditional or Modern Style? Can’t Decide? Then Transitional Style Is for You!

This Transitional Style home we built in Clearwater includes quartz countertops, Shaker-style cabinets, unique light fixtures, and a variety of modern and traditional elements.

Are you planning your new home or a major renovation but can’t decide on the style you want? Is it a tug of war between going with a traditional style of comfortable furniture and classic designs or a modern style of sleek, clean lines?  You will be happy to learn that you can have them both in the trending transitional style.

The eloquent luxury transitional style gives you the freedom to pick your favorite elements from both traditional and modern resulting in a harmonious fusion that is comfortable, classic and chic.

When well executed, one of the major benefits of building a custom transitional home is the freedom to choose your favorite elements from each style without sacrificing the aesthetic, worth, or quality of the final product.

So, how can you do this and what are the elements to consider?

To start, here are simple definitions for traditional and modern style.

Traditional style is a design and architectural style based on the classic styles of old Europe.  It uses such elements as crown molding, wainscot, chair rail, coffered ceilings, as well as natural materials such as wood.  

Modern style is all about minimalism, clean-sleek-lines, tapered legs and crisp angles to create an open, airy feel.  It leans on using man-made materials such as glass, metal and concrete. 

The transitional style is a hybrid, inviting the soft lines and comfortable furnishings of the traditional style without the fuss while keeping the color palettes and sleek modern styling.

Here’s a list of some elements you can consider when creating your transitional style:

Choose a neutral color scheme of grey, sand or white which follow the traditional style, but consider adding some bold accents to create some contrast. 

This transitional-style home blends a neutral palette with a subtle splash of bolder colors.

  2. Don’t overdo it on fancy woodwork.  In keeping with the modern influence, avoid ornate crown molding or wainscot.  Keep it simple. 

This transitional-style room uses smooth walls sans crown molding and a simple baseboard over wood-look tile, keeping the look clean and simple.

  3. Transitional style lighting uses contemporary lighting and is an exciting way to transform your home. Lighting can have a wondrous impact on a room and fixtures are becoming prominent as the offerings explode. Choose an inspirational contemporary chandelier or molecular light as an eye-catching focal piece.

Shaker-style cabinets and classic subway tile balance the man-made materials such as glass and quartz in this transitional-style kitchen.

  4. Metallic elements are much sought after in today’s popular transitional style for the reason that they work seamlessly with any design style. Incorporate gold, bronze or copper through faucets, lighting, side tables, and accessories.  Also check out our blog, The Art of Mixing Metals in Your Home. 

This transitional-style kitchen incorporates Shaker-style cabinets, coffered ceilings and marble with modern mixed metals such as glass, oil-rubbed bronze and stainless steel.

  5. Adding carpet for texture is very much a part of the transitional design. They anchor the furniture in the room, add color, and offer soft luxury underfoot. You can add texture and pattern with a traditional woven or knotted carpet, and it is recommended to pick neutral colors to complement the design.

This transitional-style home combines soft textiles and unique carpet with modern-looking black doors.

  6. Modern art can also be used to shift from traditional to transitional. A transitional style home is very focused on accents and the accents can shift the design either to modern or traditional. Select your favorite contemporary artwork to create a striking focal point. And, to not overdo the look, best practice is to take a minimalist approach.

For more in-depth help watch our latest video, How To Get Started On Designing Your Home.

Our advice…  Get your create on and have fun!!

  If you’d like to see more videos on construction, construction tips,  renovating, remodeling home additional, design-build and design tips subscribe to our YouTube Channel today!    https://www.youtube.com/user/NelsonConstReno

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Spring Show Stopping Kitchen Inspiration for 2020

An award-winning show stopping kitchen.

Show-stopping kitchens are the top amenity asked for by homeowners.

Designing a stunning kitchen is more than just updating an old counter-top and appliances and putting on a fresh coat of paint. To truly create a show-stopping kitchen you need to consider all the details that will help bring everything together to make an aesthetic space both you and your loved ones can enjoy time in together.

And what are “all the details” that you should consider when wanting to create a show-stopping kitchen?  To answer this question, here is a list of some of the top details you can consider adding to your kitchen design.

Quartz Kitchen Countertops with Veins

Kitchen Larders

Handmade Kitchen Tiles

The 5th Wall (The Kitchen Ceiling)

Kitchen Wallpaper

Mix-and-Mach Kitchen Metals

Hidden Kitchen Appliances

Standout Sinks including Farmhouse/Apron Sinks

Natural Wood Tones in the Kitchen

Tons of Texture

Swoon-worthy Ceilings

Two-tone Cabinets

Colored Stoves/Ovens and appliances

Below are some photos of projects we’ve done to help illustrate what kitchens look like with some of these details incorporated.

The details incorporated in this award-winning kitchen are: mixed metals, a stand out sink, custom cabinets and knobs in mixed colors, countertop and island top with veins, stunning chandelier, and swoon worthy ceilings.

This award-winning kitchen features: two tone cabinets (Elephant Ear on the island and cabinets and Manor House on the back wall cabinets) plus a third grey (Agreeable Grey) on the walls,  a bright green planter sits in a Kohler ice sink,  Statuario colored Pompeii Quartz on the back-splash and counter-top, and mixed metals.

This award-winning kitchen features veined quartz countertop, mixed metals, stand out sink, custom cabinets and orb pendant lighting.

This award-winning kitchen incorporated the following design features: veined countertops, natural wood on the bar stool seats, wood plank porcelain tile floors, custom oven hood, custom cabinets, white cabinets and contrasting dark island cabinets and orb pendant lights.

This award-winning kitchen is designed around this eye-popping Italian blue gas oven, stove, and matching hood.

We hope you find these photos inspiring.  Should you find you’d like some help designing your show-stopping kitchen and building it we’d be happy to help.

Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page

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The Art of Mixing Metals in Your Home

We love to see more and more homeowners jumping on the mixed metals bandwagon.  Gone are the days of monochromatic finishes, when interior designers and homeowners were limited to a single metallic finish in their faucets, light fixtures and hardware.  Combining a variety of metallic hues like copper, bronze, gold and silver is a trend we can definitely get behind, for not only does it add texture and depth to a space, it gives us a diverse color palette with a ton of room for creativity.  Like anything, though, this design technique can be misused and end up looking more like an afterthought than an aesthetic feature.  Here are some guidelines to help you understand the art of mixing metals when selecting the finishes and fixtures on your home.

Have a plan. Mixing metals does not mean you’re picking a “little of this, little of that,” and going where your whim takes you.  You still need to plan out the overall look you are going for and the effect you are trying to achieve with your finishes.  Do you want the room to feel cool and open?  Warm and quirky?  Are you into vintage, or do you prefer a modern style?  Create a unified plan for the room, and then stick to it.

Gold faucet, chandelier and accents with stainless steel appliances help add texture and interest to this kitchen.

Choose a dominant color. Select a feature finish for the space, and then add two or three metals to complement it.  For instance, you might have oil-brushed bronze on all your kitchen hardware, faucets, and the room’s door handles and hinges, but then you can add some brass light fixtures and copper cookware for warmth.  Or perhaps you love the look of stainless steel, but a brass chandelier adds that contrast and texture for a true “wow”

  Brass on the oven, gold faucets and gold in the chandelier make this kitchen.

  Don’t overdo it. The last thing you want is the overwhelming chaos of the entire color spectrum in your home.  Choose two or three metals that complement and contrast, and space them out so that it creates a unified look.  Consider the other materials in the space, as well.  Do you have dark veins in your marble countertops?  Dark-colored cabinet hardware such as oil-rubbed bronze would pull the look together nicely.  Do you have touches of red in your back-splash or flooring?  Brushed nickel, which has a slightly pink hue, will complement the look and tie it all together. 

Mixing the metals with the appliances, faucets and chandelier make a sticking kitchen.

The long and short of the mixed metals story is that you want the space to look well thought out.  Choosing finishes that are similar but not identical is the surest way to botch this technique, because at that point, “eclectic” will become “chaotic,” and your home will look patchy.  Plan your finishes, have fun with the contrast, and enjoy this beautiful design trend!

  Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page

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5 Construction Tips When Building or Remodeling Your Home In Florida

When Building or Renovating Your Home in Florida, Consider These 5 tips.

Renovating a house in Florida is not like construction in the rest of the country.  Not only do you have to deal with the humidity (hello, mold), there’s also the hurricanes, termites, frequent rainstorms and beating sun (which lead to dry-rot).  It’s no wonder the construction industry is so heavily regulated down here. 

So what do you need to know to properly navigate the ins and outs of a renovation in Florida?  Read on for five important tips. 

Tip 1. Use Timbor, a non-toxic salt treatment, to protect wood from termites. Timbor is an insecticide used to treat wood  and wood products the prevention of termites, powder post beetles and wood decay fungus. It is  is applied to indoor and outdoor wood surfaces to protect the wood from water and insect damage.  It will not stain wood surfaces and poses little to no threat as it has a low toxicity and is almost odorless.  It has to be applied when the wood is exposed, however, so what better time to do it than during a renovation or new-build?

  Tip 2. Check to see if your home is in a flood zone before starting your project – the amount of improvements cannot exceed 50% of the value of the structure, according to FEMA, or you may need to raise it above the floodplain.  You can find more information at our blog post “How to Renovate Your Florida Home If You Are In A Floodplain.”

    Tip 3. Only purchase materials for the home’s exterior that have a Florida product approval number, so they will withstand a hurricane.  Windows, doors, siding and roofing with Florida product approval numbers have been tested with low-missile impact procedures to ensure they can stand up to Category 5 winds and flying debris. 

    Tip 4.  During the design process, don’t forget to consider energy efficiency – include proper insulation, HVAC cooling equipment, and other amenities such as mini splits or air ducts that fit with the design of your home.  For more information on energy efficient systems called Mini Splits, check out “New Air Conditioning Solution for Historic Homes” and this blog about building a new energy efficient home, “The Awesome Benefits of Building a New Energy Efficient Home.”

  Tip 5. Make sure your contractor is licensed and insured!  Florida law heavily regulates the construction industry, so don’t be caught unawares – there is very little that a handyman can do without a contractor’s license, aside from minor aesthetic upgrades and repairs.  Even changing your front door or painting your home requires a license, and there are heavy fines and penalties if not followed.  If in doubt, visit your local municipality to get all the information before beginning your renovation. 

  https://nelsonconstructionrenos.com/wp-content/uploads/2020/02/83163295_173197217115060_4545927457840501592_n-2_Slomo.mp4

  Check out our video blog on YouTube for more details about construction and design in Florida!  

  Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page

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Tips and Pitfalls of Buying Land to Build Your Dream Home

Beachfront Property

Not a week goes by that we don’t get calls from people looking for property to buy so they can build their dream home.  They are hungry for information and want to know what is involved and the process to get their custom home built.

When looking for a vacant lot or land for sale, the following tips will help you make your buying decision. Considering these before you buy can save a lot of unwanted surprises later and make for a happier experience building your new home.

Find out if the property is in a flood zone which requires meeting additional FEMA construction regulations when building your custom home. Your realtor should be able to provide this information.

Custom Home Built FEMA Compliant

If you’re feeling adventurous and know your way around the internet, you can look up the address on the property appraiser’s website, either the Pinellas County Property Appraisers website or the Hillsborough County Property Appraisers website depending on which county you live in. Or, you can ask us.

   Ask for a current Property Survey that shows the setbacks for that specific piece of land.

Sample Property Survey

A property set-back the distance from a curb, property line, or structure within which building is prohibited. Setbacks are building restrictions imposed on property owners. Local governments create setbacks through ordinances and Building Codes, usually for reasons of public policy such as safety, privacy, and environmental protection.

You want to be sure that the home you want to build will fit within the setbacks of the property you want purchase.  It would be a shame to buy a property and learn later that the area you can build in is too small to accommodate your plans.

If the land is virgin and has never been built on, review it for any endangered species that will require additional funding to remove or relocate.

 A recent example was a property where the clients found Gopher Tortoises living on it.  These require being relocated before building can start or the location of the home may need to be moved.

Wooded Vacant Lot

Review the location of any trees that may need to bee moved and the expense of moving them. This may require planting new trees elsewhere.

Ask the realtor if you are close enough to city utilities to easily tie into sewer, water and electric. The property may be too far from the nearest city to use their utilities so you will need to add a sewer and a well.

Depending on the road access into the property and the distance from the nearest fire station, building codes for the property may require sprinklers in the home.

Gathering the information for each point will give you much needed information to consider when making your buying decision. Each one, depending on the answer, require additional funding that would be added your budget.

Buying land and building a custom home is often one of the largest expenses people have in their lifetime.  Having all the information you need to make an informed decision can help make the process of buying land and building your dream home less stressful and more delightful. 

Another Option

If the 6 tips above seem daunting or you can’t find land for sale in the area you want, there is another option that might give more property opportunities. 

This option is finding a property where the home is in disrepair. You can demo the home and build your dream on that lot.  You will already have sewer, water and electric.

These two blogs provide additional information you may find useful.

Finding the Perfect Land to Build (on) Your Dream Home On

How to Renovate Your Florida Home if You are in a Floodplain

New Custom Home

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“Can You Actually DO That?” Tales of Wonder in Construction

From the Great Pyramids of Giza to the cathedrals of Europe, construction over the ages has been a source of wonder and amazement.  Whether dealing with plumb-bobs and rugged stone or lasers and steel, builders and tradespeople are viewed with a sort of awe, as they carry a wisdom and courage about the material universe that seems several notches above the average person.  

Although we are not building cathedrals or pyramids, today’s builder or remodeler is still accomplishing feats that often go un-acknowledged, because all people see is the finished product.  Until one experiences or hears the tale of the barriers one had to overcome (and there are many), it seems that building or remodeling is routine and mundane, as if one need only stack up some lumber and slop on some mortar to build a house.  The truth is, no one construction project is the same, especially when it comes to custom home building and remodeling, and we’re here to share some stories (and Before and After photos) of construction projects we’ve done that were, each one, an adventure in itself.

2017 © Nickolas Sargent Photography

The Steel Beam Escapade

This stunning kitchen (above) was part of a historic home restoration and remodel we did in the Harbor Oaks district of Clearwater.  While the finishes and fixtures are jaw-dropping in themselves, there was some serious structural work that had to be done to prepare the space.

The “Before” consisted of two rooms, with one of the walls being load-bearing – meaning it was holding up the two stories above.  The homeowner wanted the room to be an open floor plan, without that unsightly beam in the middle of her kitchen.  The architect, however, was requiring that the load-bearing beam stay.

Putting our heads together with our engineer, we came up with the idea to install a long, steel beam across the width of the room, strong enough to hold the weight of the house but narrow enough to fit within the ceiling.  It would require proper shoring, new concrete footings strong enough to hold the weight of the new steel beam, and on-site welding, but it would give the client that smooth, open look that she really needed to feature the centerpiece of her kitchen.

  Pouring new concrete footings while the house was shored up.

              Installing the steel beam (it was over 1100 pounds!)

  This is the view from the kitchen into the ceiling.  The crew on the second floor used a wench to help pull the beam up.  The posts were welded to the beam on site, with a fire safety crew watching. 

  A view of the room after the steel beam and posts were installed and the temp wall had been removed.

  After framing, mechanical, electrical, plumbing, drywall, flooring and cabinet boxes.

  After carefully installing the oven from Officine Gullo (imported from Italy)

  AFTER

And a few more final photos, after job completion:

2017 © Nickolas Sargent Photography

2017 © Nickolas Sargent Photography

        The House Without a Foundation

Completed guest house and exterior renovation

While remodeling this backyard guest house in Clearwater, we pulled up the floorboards to discover… nothing but dirt! 

Guest house “Before”

  This 100-year-old home had been built without a foundation.  A way to save money during the Great Depression, perhaps?  

  Before

  Needless to say, we had to shore up the structure, pour a new foundation, and continue the renovation once the structure was on firm footings.  We built a covered walkway from the guest house to the main home, maintaining the same historic look but giving the homeowners a considerable upgrade.  We created a climate-controlled garage for the man of the house, a car lover, and a beautiful herb garden for the lady of the home, along with a number of personalized features.  Here is the final result. 

  After

  After

  Interior: After

After

          Another Foundation-less Structure With Settling Issues

While remodeling this charming house in Clearwater, we discovered that the detached garage in the back was also missing a foundation!  This structure had major settling issues and was seriously out of level.  

Again, we had to lift the house, shore it up, pour a foundation, and make a number of careful adjustments to get the house back to level before setting it back down. 

Once the structure was sound, we were then able to proceed with remodeling the interior.

        More Before and Afters

  Here are a few more Before and Afters from various projects we’ve done throughout the years.  While the story of each project is enough to fill a book, we’ll let the photos speak for themselves. 

Oldsmar home addition and whole home remodel

  Oldsmar home addition and whole home remodel

  Tampa second story addition and whole home remodel

  Island Estates whole home luxury remodel

  Clearwater historic home remodel interior and exterior

  Clearwater historic home remodel

    Clearwater whole home remodel

  Brandon whole home remodel

  Clearwater waterfront home tear-down and new build

  Crystal Beach custom new-build

  Treasure Island Condo Gut and Remodel

  Clearwater New Home Build

    Nelson Construction and Renovations, a family business founded in 2006, is a design-build company that specializes in high-end remodels, home additions, and custom homes. With our headquarters in Clearwater, Florida, we serve homeowners all over Pinellas and Hillsborough Counties. We are an award-winning member of the National Association of the Remodeling Industry and have an A+ rating with the Better Business Bureau.  

Creative Commons Attribution: Permission is granted to re-post this article in its entirety with credit to Nelson Construction and a clickable link back to this page

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How Design-Build Helps You Save Money

You have probably heard that if you want to build a custom home, the first place to start is with an architect.  Even Contractors will refer you to an architect if you don’t have blueprints done, because they need plans in order to give you a proper estimate.  The trouble with this is that most architects are going to draw you whatever you want and will not give you much guidance on what things cost.  So if you have a budget, you will likely experience sticker-shock when you bring your completed blueprints to your Contractor and find out it will cost you far more than you expected to build what you want. 

At our company, we saw many tears and much frustration in our conference room when homeowners discovered that they could not afford to build what their architect had drawn them.  Since our purpose is to make the building and renovating process less stressful and more enjoyable for homeowners, we decided there had to be a better way to help our clients create their dream homes within their budgets.  Because, let’s face it, not everyone has the cash flow of Warren Buffett – and even Warren runs a tight budget.

That is when we discovered Design-Build.  Design-Build is a project delivery system in the construction industry in which one entity handles both the design and the build aspects of a construction project.  This means that one company (in our case, the Contractor) runs the design and planning portion of the project in addition to the construction.  Not only does this give both the Contractor and the homeowner more control, it saves the homeowner a ton of money.

The Tale of Two Construction Projects

            Here are two different scenarios to help explain the difference between the conventional way of doing construction, and the Design-Build method.

            In our first story, our homeowner (let’s call her Mrs. Jones) calls an architectural firm and tells them she would like to build her dream home.  She pays them $30,000 and for that price they provide a complete set of blueprints drawn to her specifications.  She tells them she wants a two-story, post-and-beam, craftsman style home with wood siding, a metal roof, specialty windows, custom-sized doors that look exactly like one she found on Pinterest, a large kitchen island with quartz countertops, a Wolf stove (which requires gas), wall-mounted faucets in every bathroom, and hardwood flooring throughout the house.

            Her architect will draw her exactly what she wants, stamp and seal those drawings, and send them off to her.

            Then Mrs. Jones will take those blueprints to all the local Contractors and discover that the price is shockingly more than double what she expected!

            So, she will return to her architect, tell them the home is too expensive, and ask them to scale back on some things so she can afford to build her dream home.

            They will do this, of course – for another fee.

            By the time she gets those drawings done, doing her best to select what she thinks is less expensive than her first choice (and spending hours doing research on her own), she discovers from the local Contractors that it is still $100,000 out of her budget.  By this time, she has spent tens of thousands of dollars on architectural fees and still doesn’t have completed planning done.  She gives up on her project and decides to just buy something already existing, even though it is not her dream home.        

   In scenario B, Mrs. Jones goes to a Design-Build Contractor and tells them she would like to build her dream home.  She pays them $30,000, and their team of designers and architects do the following:

Establish the scope of her vision for her home (called programming);

Create a schematic design based on her specifications and present it to her with a rough price;

If the schematic is not what she envisioned, or the rough price is too high, then revisions can be made in a manner that is far less expensive than changing a set of completed blueprints.

Once she approves the schematic and the rough price, design development continues. Revisions are made and Mrs. Jones may decide to go with a shingle roof rather than a metal one; she may choose a less expensive set of windows and doors; and she may opt for engineered wood as opposed to authentic solid wood floors.  She may decide to keep the Wolf stove but go with granite instead of quartz.  Or perhaps she may decide on the more expensive options, but she will be making an informed choice – knowing and choosing to increase her budget.

CD’s (Construction Documents) are then finalized, stamped and sealed by a Florida licensed architect, and presented to her with a full price for the project. Pricing and estimating would have been done along the way and the final price will be exact.  Jones then has a usable set of drawings and her completed planning is done and ready to be executed.

The Design-Build team then proceeds with the project, getting the blueprints submitted for permits and launching the construction part of the project. The only change orders she would receive would be if she changed her mind about something or if there was an unforeseen condition (as in the case of a renovation).  Because the Design-Build Contractor is responsible for the design and planning and the construction, then the responsibility for the entire project lies in their hands.  The homeowner will not have to go back to her architect with questions or costly revisions if things come up during the project.

Scenario B is how we like to do things at Nelson Construction and Renovations.  It allows the homeowner to make informed choices, saves a lot of time during construction, and usually costs less in the long run.

  Balancing Your Budget Against What You Want     

      One of the most difficult parts of our design process is when we hit the “rough price” phase.  We have found that most homeowners have greatly skewed expectations when it comes to pricing in the construction industry.  Perhaps it is the false impressions given by HGTV, or perhaps it is because a friend or family member who is a handyman gave an unrealistic expectation of price.  We have spoken to many other Contractors who have experienced the same phenomenon.

            The beauty of Design-Build, however, is that there are many options and we can help you make informed choices.  If the rough price is too high, we will advise you on things you can do to scale back and lower the cost.  Maybe you don’t need that third bedroom or office.  Perhaps you can choose semi-custom as opposed to custom cabinetry.  In the end, we want you to be happy with the decisions you made as well as the beauty of your home.

  Nelson Construction & Renovations Design-Build Project

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