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Austin Real Estate Blog

Blog by Ki Gray
Austin Texas, Texas

A general blog about real estate with random tips and observations.

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Austin Real Estate Blog

Removing Countertops

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.

How to Refinish Hardwood Floors

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.

Remodeling A Kitchen : A How To Guide

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.

Cabinet Installation - It's Easier Than You Think!

Feb. 5, 2008
You've just moved into a wonderful new home and you cannot wait to start making it your own. One of the easiest home improvements the first time home owner may encounter is installing new cabinets. While the thought of such a major addition to a room may at first seem daunting to all of us who have never consider ourselves carpenters, installing a brand new set of cabinets is easy enough for almost anyone with a few tools to accomplish in a very short amount of time. You want to start out by making sure that you have all the tools you will need to complete this project. To install a basic set of cabinets all you need is a good level, a pencil, a tape measure, a stud finder and a drill. Depending on how high you are planning to install the cabinets, you may also want a small step ladder to reach higher places. The first tool you will need is your stud finder. Work your way along the wall until you find the studs that you will use to support the weight of your cabinets. For each stud you will want to mark both the left and right edge. Using your tape measure, make a mark on the center point of each stud. This will allow you to mount your cabinets on the sturdiest portion of your wall. Now that you have located the studs, you should decide exactly where you want the cabinets to be placed. Using your tape measure, determine the exact dimensions of your cabinets. You may find it helpful to lightly draw the outline of your cabinets directly onto the wall. You should also draw vertical lines through the center of your studs that extend at least six inches above and below where your cabinets will hang. This will allow you to find the studs once the cabinet is on the wall. Now you will want to attach a short term 1 x 3 support rail to the wall. The top of the support rail should be level and flush with the bottom of where you want your cabinets to sit. Using your drill, attach the support rail to the wall. This short term rail will aid in holding the weight and location of your cabinets while you get them in place. You are now ready to install your cabinets. With the help of a friend, lift the cabinets into place. Drill pilot holes through the cabinet back and into the wall studs. You should screw the cabinet into the wall using screws that are long enough to go at least 1 ½ inches into the studs. After setting your first set off screws, use your level to check that the cabinets are properly aligned. Make your way down the studs adding several more sets of studs to make sure that your cabinets are safe and secure. You are almost finished. After making sure that your cabinets are secure in the location that you want them, you can go ahead and remove the support rail from the wall. You should also erase any pencil marks that you have made that still show once the cabinets are in place. Now you can sit back, relax, and enjoy your new cabinets. Installing new cabinets is a super easy and inexpensive way to start improving your new space and making it into a home. Escapeso helps clients interested in research Austin real estate. They provide information on their website about Austin neighborhoods along with providing a free Austin MLS search.