Austin Texas, Texas
A general blog about real estate with random tips and observations.
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Jun. 11, 2008
There are some home renovations that really should be left to a professional. Finding a good contractor that is trustworthy and dependable can sometimes be a challenge, but with some preparation it can be done.
Before accepting to work with a contractor, ask for a list of references. Ideally, the list will be fairly long, and not rigged towards a few happy customers. Call these references, skipping around from recent customers to older ones to see how the work has held up. If possible, visit one of the remodel sites in person. Ask about the quality of the work, and if the contractor stayed on budget and finished in a timely manner. Also, check how the contractor dealt with problems that arose, and if the reference would use him again.
A good contractor is one that the client feels comfortable speaking with. He should have clear solutions to your remodeling ideas. The contractor may be in your house for an extended period of time, and some problems will arise, so having good chemistry with this person is key to having a positive remodeling experience.
After getting a few different bids, do not base the job on lowest price alone. Read the details of the bid. It’s possible that if the cost for materials is cheaper than other bids, it could be an inferior product that won’t last. If one bid is significantly lower than the others, the contractor could desperate and his workmanship may be poor.
Make sure that the contractor is a professional. Verify he has workman’s compensation insurance in case a worker is injured in the home, and general liability insurance for any damage that might accidentally happen to house. Major remodeling improvements legally require a building permit so inspectors will check over the contractor’s work. Make sure the contractor applies for these permits. Certain industries allow contractors to get professional designations, such as Certified Remodeler and Graduate Certified Remodeler. Check if the contractor is part of any trade association, as they are more likely to be keeping up with current industry standards and practices.
Once a contractor is chosen, it’s good to have a contract written up so there is no confusion during the actual remodel. The contract should have the starting and projected ending dates, as well as a payment schedule which details when payment is due, and how much each payment will be. Usually, certain amounts will be paid after particular milestones are completed in the project. Also, have the contractor put any warranties he offers into the contract. Outline which duties the contractor or the homeowner will perform, such as cleanup when the job is completed, in the contract to avoid butting heads when the time comes.
Though a contractor may be needed for large remodel jobs, a homeowner can save money along the way by doing some of the low level work, such as painting walls or ceilings. Some contractors will allow the homeowner to pick up materials, such as lumber, toilets, flooring, etc, which would have been added as a surcharge on the final bill.
After some research, well thought out questions, and open communication, landing the perfect contractor for those large remodeling jobs can be achieved.
Ki operates as a real estate broker in Austin Texas. His site is filled with information about Austin real estate along with providing visitors information about mortgage interest rates along with a graphical search of the Austin MLS.
May. 30, 2008
One of the most cost effective ways to renovate your home is to “do-it-yourself.” From sanding and painting to digging and planting, there are many projects that a determined homeowner can accomplish. There are some jobs, however, that are better left to the professionals. These jobs are too heavy, too labor intensive or require specialized tools and skills.
Case in point: installing new granite countertops. The weight of the granite alone is enough to send anyone running to a phone to call for professional help. If you have new countertops on the way complete with the manpower do get it done, you are probably thinking you get the day off. But don’t lay down your tools just yet. There is a way to cut costs on this otherwise costly project—by doing the demo work yourself. Some contractors charge as much as $550 to remove the old countertops, a relatively easy job that even the most inexperienced handyman can handle.
First, remove all the drawers from your cabinets. This makes it much easier to gain access to your work area. You will also need to remove the contents of your cabinets so you can get underneath to work. Fortunately, these are things you will need to do before your new counters are installed anyway, so you are already ahead of the game.
It will also be necessary to remove your old sink. To do this, simply detach the plumbing from the drains and faucet (don’t forget to turn the water supply off), and remove the fasteners from the underside of the sink. There will be some sealant around the edge of the sink, but it should easily lift from the countertop.
If you look at your existing laminate countertops, you will see that they are in sections. Each section is attached to the cabinet base by screws drilled through the underside of the countertop. The next step to removing the old countertops is removing all these screws. This requires getting down on the floor and inside the cabinets at all kinds of uncomfortable angles. Luckily, a power screwdriver can speed this process along (although a manual screwdriver may still be needed for those hard to get to angles).
Next, remove the sealant from the edge of the backsplash. You can use a putty knife or screwdriver to do this. Be careful to remove as much as you can from any surface that you plan to save, so that when you pull off the counters, it doesn’t damage the wall.
Before you try to remove the countertops, make sure you have removed any outlet covers that may be attached to your backsplash. Also, keep in mind that there may be some glue adhering the backsplash to the wall, requiring a little more elbow grease to remove.
Finally, you are ready to take the old counters off. Have someone assist you with the lifting and removal. If you have trouble getting a section off, double check that all your screws have been removed. If the backsplash adhesive is giving you trouble, try sliding a putty knife behind the backsplash to break the bond.
Now your old counters are gone, your kitchen is ready for the new ones, and you saved yourself a little money. Now, all that’s left to do is watch the professionals get to work.
Ki helps individuals looking for houses in the Austin real estate market. His site has information on mortgage interest rates along with a graphical search of the Austin MLS.
May. 6, 2008
Putting in a flowerbed is a great way to add a splash of color and charm to your lawn, and turn an ordinary yard into a place to stop and smell the roses. All it takes is a little dirt work and a weekend afternoon, and you’ll be ready to plant azaleas and daisies to your heart’s content.
The first step is to decide the “where and how big?” question. There are a few things to keep in mind when making these choices, such as proximity to a water faucet (Or whether you need to buy a new, longer hose), what types of flowers you want to plant (Do they need full-sun or shade? Keep in mind that if your location will receive less than six-hours a day of sun, you will need to choose shade varieties of flowers, while more than six hours of sun requires sun-loving varieties), and how much time you want to commit to maintenance (Weeds love flowerbeds, too, and a smaller flowerbed means less to weed). Once you have chosen a location, you can mark the perimeter of the flowerbed using string or a hose. This provides a great visual that can easily be adjusted before you commit to digging.
After you have the flowerbed marked out exactly how you want it to be, it’s time to start digging. Use a shovel or spade to cut through the sod and remove the grass and roots from the flowerbed area. Take your time--this can be backbreaking work! Make sure you put all the sod into a wheelbarrow or bucket and dispose of away from your work-zone, or your flowerbed will inevitably revert back to its origin as part of your lawn.
Once you have the sod removed, surround the flowerbed with whatever edging you have chosen. There are lots of options, from brick, stone, and pavers, to landscaping timbers and vinyl. You will need to dig down a few inches to install your flowerbed perimeter, depending on your edging choice, in order to imbed the edging and ensure stability. If the soil is especially bad in your yard, it can be easier to build your flowerbed edging up and add garden soil, creating a raised flowerbed, than to dig the existing ground and amend the soil.
Now that the edging is installed, it’s time to prepare the dirt. If your flowerbed is raised, this is just a matter of filling it in with garden soil, humus and organic compost, and mixing with either a tiller or turning it over by hand with a shovel. If you have a lower flowerbed, or if you want to use some of the native soil in your flowerbed, it’s digging time again. You will need to dig down approximately eight-inches to a foot, loosening the soil and removing any rocks. Once you have dug up the entire flowerbed, add soil amendments and mix well. A consistently good amendment choice for flowerbeds is organic composts and manures, in addition to whatever amendment you may need for your soil type.
Now, the only thing left to do is add flowers and enjoy. (A little mulch for weed control wouldn’t hurt either).
Ki helps buyers looking to invest in Austin. His site provides a search of the Austin MLS along with statistics and neighborhood descriptions about Austin real estate and a mortgage calculator for visitors to use.
Apr. 29, 2008
One of the most popular areas of a house to renovate is the bathroom. There are many different ways to renovate a bathroom, from small surface changes to completely gutting the room. With some forethought and elbow grease, there are renovating techniques the do-it-yourselfer can accomplish, while saving money at the same time.
The first rule in any renovation is to start with a budget, and stick to it. After a budget is set, one must decide on how serious of a project the renovation will be. Surface alterations can be done fairly quickly and cheaply, while rearranging the layout of the bathroom, such as moving the toilet to a new location, will be more labor intensive, and require a contractor to move plumbing lines. A complete tear out is the most difficult, as well as money and time consuming, but is sometimes necessary if several years of moisture has begun to rot the bathroom’s wooden framework.
Hopefully moisture hasn’t penetrated the bathroom’s joists and studs, but it’s quite possible that drywall will have to be replaced. Today there is moisture resistant drywall called greenboard. If a wall is being replaced inside of the shower, a cement backerboard must be used that moisture cannot penetrate.
Many bathroom renovations revolve around the shower or tub. For the do-it-yourselfer, installing a prefabricated shower enclosure or tub is possible. The other option is a tiled shower or tub, which involves building a frame from scratch, and is best left to a professional carpenter. Though prefab showers were once fairly basic, today there are a variety of styles, colors and textures from which to choose. The units can come in one solid piece, to minimize assembly, and also panels if the complete unit can’t fit through the bathroom door (which is the case with many older homes).
There are a wide variety of flooring options for bathrooms, but steer clear of wood floors which will warp from the humidity. Ceramic tiles are the most popular choice for bathroom flooring, as it’s completely waterproof when sealed properly. There are also almost limitless combinations of shapes, sizes and colors combinations of tiles and grout that will fit all tastes. All floors must be level before laying down tile, which can be easily achieved by mixing a self leveling compound that is then spread across the floor, evening out any inconsistencies.
A new sink or vanity can spruce up a bathroom as well. There are many popular styles, such as wall mounted sinks, pedestal sinks, and vessel sinks that are fairly easy to install. It’s often possible to use the current sink piping to reconnect to an updated sink which can drastically change a bathroom’s appearance.
Some of the most effective updating can also be the easiest to do. Changing all the hardware, such as drawer pulls, faucet handles, and shower heads, can make a great impact, especially when they are all pulled together with the same materials, such as stainless steel, bronze, or brushed nickel. The cheapest home improvement choice of them all- paint- can also give a bathroom a new feel. Ditching a bland, frameless mirror for a new, large one with a funky frame is also an easy fix.
Sometimes the cost of new bathroom features is the priciest part of a renovation, but looking beyond big box stores can save cash. The local craigslist may have a treasure being thrown out by another remodeler with a different taste. Ebay can work the same way. Buying discontinued tiles is another good money saving technique, but remember to pick up extras to replace damaged tiles in the future.
Most remodeling techniques can be learned, but a contractor may be necessary to deal with new electrical or plumbing lines- it will be worth the money for it to be done correctly, and they will follow building codes properly. Getting referrals from trustworthy friends is always advisable when looking for a good and efficient contractor.
Ki is real estate agent in Austin. He runs a website which provides a free search of the Austin MLS along with information on Austin real estate. His site also provides users with a free mortgage calculator to estimate monthly payments.
Apr. 17, 2008
Several homes, especially centrally located homes, have hardwood flooring. A pristine hardwood floor is beautiful, but to restore one back to its original 60 year old elegance, the floor will need to be refinished.
Refinishing hardwood floors can be a challenging job for the do-it-yourselfer, but with some preparation and research, it can be done without the help of a professional.
Many older homes have gone through fads, and one that became a norm was wall to wall carpeting. If wood floors hide under a carpet, it will have to be removed. After all furniture has been removed, pull up carpeting and its tack strip, making sure to remove nails and staples that will hinder sanding performance later.
Sanding floors during the refinishing process creates a lot of sawdust. Prep the area by taping off doors and cabinets, and opening windows. Covering areas with damp sheets helps trap the sawdust.
After the area around the floor is completely prepped, use a drum sander to sand the floor. They can be rented at most home improvement stores. The purpose of the sanding is to cut the floor and remove the old finish. Start with a coarse grit sandpaper, such as a 20 or 36 grit paper, and move up to 60 and 100 grit. The lighter grit sandpaper is used to remove the scratch marks made by the heavier grit paper.
A drum sander can be daunting on its first use. They are loud and powerful, so wear ear plugs, eye protection, and a dust mask. A common first-timers mistake is gouging the floor, which is a hard problem to fix, and easier to prevent. Start by tilting the sander back before turning it on, and slowly lowering it to the floor. Find a good test area that may be covered by a rug or furniture, and move the machine back and forth, without keeping it in one spot, as doing so can damage the floor in a few seconds. Move the sander in the same direction as the grain of the wood floor. When the machine becomes difficult to maneuver, it’s time to move to a lighter grit paper. Edges of the floor can be hard to sand with the large drum sander, so either renting an edge sander, or doing these areas by hand, is recommended.
After the old finish has been removed, and the floors smoothed with the sander, the room must be vacuumed. It's advisable to vacuum and dust the floors, walls, light switches, and every area that can be reached. Let the dust settle, and vacuum again to insure no dust will end up in the new finish. Running a tack cloth (also available at home improvement stores) along the floor after it’s been vacuumed is also advisable.
It's now time to apply a stain to the wood, unless the natural color of the wood is preferred. If possible, test the stain on your floor, as color charts may be helpful, but not always accurate depending on the wood of your floor, and how it takes the stain. Apply the stain in a circular motion with cloth rags. Spread the stain as evenly as possible to keep the color consistent.
The final step to refinishing a floor is applying the finish. There are oil and water based finishes. Though oil finishes are less expensive, the water based dry quicker, finish clear, and do not have the solvent odor that oil based finishes contain. Make sure to not shake the finish, as it will create bubbles that will end up on the floor. Slowly stir it, and follow the manufacturer’s instructions. Make sure to plan the final application finishing in a doorway, and after a few coats, the floor refinishing is complete.
Escapeso Austin Texas Real Estate is a small realty company in Austin. Their website has a search of the Austin MLS along with up to date commentary on their blog about Austin real estate.
Apr. 5, 2008
One of the most timely and costly home improvement projects any homeowner can take on is a kitchen makeover. Whether a homeowner desperately needs a kitchen revamp, or is tired of the dated look of the kitchen, there are several options to freshen up the area.
The easiest fix for a sparkling new(ish) kitchen is a good thorough cleaning. Over years of use, kitchen cabinets take on food, heat, and grease that tends to build up. Though it might seem simpler to leave cabinet doors attached to clean them, taking time to remove the doors allows for easier access in the long run, though it’s advisable to number the doors to keep track of which goes where. There are many cleaners on the market, but trisodium phosphate, known as TSP, has a great track record as a heavy duty degreaser and cleaner.
After cleaning doors and cabinet sides, the hardware will also need a good soak. Remove the hinges and drawer pulls, and let them sit in a good soapy water mix for 30 minutes. Giving them a light scrub and polish can make them look brand new. If the kitchen needs some updating, changing the hinges and handles or pulls on cabinets is inexpensive, and can dramatically change the look of a kitchen.
For those looking to make a bigger change, and spend a greater amount of time on their cabinets, they can also be refinished. Before refinishing, it’s still advisable to clean the wood thoroughly, as sanding them down could embed dirt and grime even further without a proper cleaning first.
To remove old stain or paint, the easiest way is with a chemical, or paint, stripper. By following the directions of the stripper, the chemicals end up doing most of the work, and the old stain should easily peel away. After the stripping is done, it’s time to sand.
Starting with 120 grit sandpaper should help remove any of the old paint or stain left behind by the stripper. Afterwards, smooth out the wood with 220 grit sandpaper. After the cabinet is properly sanded, apply a primer if painting, or a sanding sealer if staining (which works much like primer, allowing stain to absorb evenly). Once the paint or stain is applied to the cabinets, add a final finish, such as varnish or lacquer to protect the wood. Water-based polyurethanes also do a great job, and are environmentally friendly.
If refinishing cabinets won’t help the kitchen’s appearance, and an entire renovation is out of the question, there are companies that specialize in refacing. After measuring the sizes of the current cabinet doors, a refacing company will custom build new cabinet doors, with a wide choice of stains, finishes and hardware to choose from. This is a good option for those living in older homes whose kitchen cabinets are sturdier and well crafted compared to today’s modular cabinet options.
Lastly, if a brand new kitchen is needed, IKEA has become a popular source. At a much greater discount to other big box stores, IKEA also has user-friendly software to create unlimited kitchen combinations that fit a home’s current dimensions. Also, with kitchens starting at around $2,000, the prices are hard to beat, and may have some savings leftover to contract out the installation.
Ki is a realtor in Austin. He helps people in the market for Austin real estate. He also provides a free mortgage calculator and a free search of the Austin MLS.
Mar. 13, 2008
Just north of Austin’s urban center lies the Crestview neighborhood, bordered by Anderson Lane to the north, Justin Lane to the south, North Lamar Boulevard to the east and Burnet Road to the west. In 1948, developer A.B. Beddow began building the Crestview homes on what was originally an old cotton field.
The majority of the homes in Crestview were built in the 1950s with a very utilitarian style, mostly 2 and 3 bedroom cottages ranging around 1100 to 1200 square feet, suitable for the postwar boom of the time. Many residents of Crestview have lived in the area since its inception, not willing to leave the tranquil surroundings and friendly neighbors they’ve grown close to over the years.
It's this same reason more Austinites want to move to the neighborhood, as it’s still considered a great place to raise a family 60 years later. Crestview is also highly desirable to those seeking an older home that is centrally located, but cannot afford to pay the higher house cost and property taxes of neighborhoods such as Hyde Park (which also has a high UT student population, upping the possibility of a loud and rowdy neighbor.) Also, those on the hunt for a mid century modern home can find success in Crestview houses built in the 50s.
Though the Beverly Sheffield Park draws a crowd with its public pool, playground and barbeque grills, it’s the Crestview Shopping Center that would be considered the heart of the neighborhood. Built in 1952, the Crestview Shopping Center has maintained its original state, like many of its surrounding homes. The Crestview barber shop has been in the same location since it arrived in the shopping center in 1954. The landlord of the shopping center is 72-year-old J.D. Harper, who runs the Crestview Pharmacy, which he purchased from the center’s founder Ray Yates in 1964. Ronnie Prellop owns the shopping center’s independent grocery store, Minimax. The Prellop family has operated the store since 1953. Lucretia Doyer runs the Little Deli, which yields lines out the door during lunch hour. Her family ran the cleaners in the shopping center since the late 50s, until it was sold in 2006. It’s this kind of time warp that makes the Crestview residents refer to their area as a “modern day Mayberry.”
Early this month, construction began on what will be called Crestview station. Located west of Lamar between Justin Street and St. John's where the Huntsman Corporation sat from 1949 to 2005, Crestview station will be the first big transit-oriented development along the Metrorail track which will provide a train service from downtown Austin to Leander. Crestview station will be a mix of retail, office space, and residence space. The first phase will include around 800 apartments, with 400 single-family “row style” homes slated afterwards, bringing a newly built residential region to Crestview, something not easily achieved in most centrally located Austin neighborhoods.
Many new suburbs pop up around Austin constantly, where neighbors pass by without even making eye contact. Crestview is the complete opposite- a neighborhood where neighbors share their front door keys in case of emergencies, and suggest the daily specials at the deli. This kind of neighborly bond is hard to come by these days.
Ki is a realtor helping clients investigating the Austin Texas real estate market. His site has a free search for Austin homes for sale. He also provides an Austin real estate blog to help people keep up to date on the Austin market.
Mar. 3, 2008
In Austin, Texas, just north of one of the largest universities in the US, lies the neighborhood many refer to solely as North Campus. This should be a small indicator of exactly how much Austin's culture and prosperity is influenced by the University of Texas. This area is home to an incredible amount of diversity for relatively compact size. Of all the North Campus residents, the largest demographic is also the most difficult to describe with any certainty: the students. While the population of Austin has expanded in part because of the constant influx of students, (and graduates, who often find that after four years of Austin, they'd rather stay) in the neighborhood of North Campus this effect is more pronounced than in most any other.
A sizable majority of the neighborhood's residents are college-educated (or in the process of becoming so) and politically active, both traits that reflect a neighborhood steeped in more cultural diversity than any cookie-cutter suburb. Another indicator of eclectic and progressive taste comes from the local businesses, whom are particularly outspoken about the importance of keeping things local in as many ways as possible, from distinctive local coffee shops like Spider House and Lava Java to Wheatsville, a cooperatively-owned local grocery which specializes in bringing locally and organically grown produce to consumers at lowered costs to members. Many other businesses are strewn throughout the interior of North Campus, such as Fricano's Deli and the local bike shop Clown Dog.
As North Campus bumps up against Guadalupe Street, as well as several other major thoroughfares, the opportunities for shopping, dining, and entertainment are quite diverse. Many businesses on this strip, referred to ironically as the Drag, also host regular cooperative, community-oriented events such as Third Thursday that include live music and many sales from stores such as the exceptionally distinctive toy store Toy Joy and vintage/resale clothing store Buffalo Exchange, where buyers and sellers alike seek to deal in "new and recycled fashion." All these businesses care deeply about preserving the community and spirit of this area, and are quite knowledgeable to boot. Like many areas in Austin, North Campus also had some unusual city planning regarding roads, resulting in some confusing (yet endearing) discontinuities. Part of the blame lies with the land itself, which is famously hilly and unpredictable.
This has made the campus area, and Austin in general, very attractive to professional cyclists like Lance Armstrong who often train here for some months out of the year. Bicycles are also very popular in the neighborhood, both for students with few campus parking options and older residents who are looking for a way to keep healthy and get around. While some large apartment developments have made some inroads, by and large North Campus is characterized as having similar houses to other adjacent neighborhoods: a mixture of smaller, adorable bungalows (perfect for couples and the nuclear family structure more common in the 1940's and 50's, when many of the homes were built) and larger, Victorian-style sprawling two-story properties that have been home to groups of students and families for generations.
Ki is a realtor in Texas focused on Austin real estate. His website provides up to date analysis of the market on his Austin real estate blog along with a search of the Austin MLS.
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