Kitchen Evolution

Jennifer Ott

When I began studying kitchen design many (many!) years ago, I learned all about the much-venerated kitchen work triangle — in which the refrigerator, range and sink are placed 4 to 9 feet apart, forming a roughly equilateral triangle. This design principle was developed back when most people had smaller, closed-off kitchens, where only one person prepared and cleaned up meals. It's an efficient way to lay out appliances and the sink in a small closed or semiclosed kitchen.

The work triangle is still useful today, but with kitchens that now run the gamut from tinysingle-wall galleys up to large open-plan kitchens, it's more useful to think in terms of work zones instead.

by Ward-Young Architecture & Planning - Truckee, CA »

Work zones are really just the natural evolution of the kitchen work triangle. As kitchens grew in size and opened up to other rooms in the house, it became more of a challenge to place appliances in a neat triangular layout. We also have more appliances than ever before — dishwashers, extra sinks, microwaves, separate cooktops and wall ovens — not to mention more people working and socializing in the space. By sectioning off your kitchen into work zones, you'll maximize efficiency in a larger space; more cooks, as well as their guests, will be better accommodated.

by ID by Gwen »

Group appliances and fixtures according to use. To set up work zones in your kitchen, think of the tasks you perform regularly: storing food, prep, cooking, baking, serving, eating, cleaning, making coffee, chilling wine etc. A work zone contains everything you use to perform each task.

For instance, you should place your dishwasher next to your sink, with a compost bin and a garbage bin nearby to streamline kitchen cleanup.

by First Lamp »

Store what you need where you need it most. In addition to grouping appliances and fixtures according to use, give yourself enough storage in each zone for what you need to perform the task. This wood-topped baking zone is perfect for kneading bread or rolling out pizza dough. All the bread-making and baking tools can be stored in the cabinets below. Someone can easily work at this station while another person prepares food in another part of the kitchen.

by Sinclair Associates Architects »

Provide landing areas next to major appliances. For safety and efficiency, consider placing a countertop landing area next to your major kitchen appliances, especially the range, cooktop, microwave and wall ovens.

You want to be able to quickly set down something hot without having to trek halfway across your kitchen. This will also give you a cooking work zone; you can store items like knives, cutting boards and pots and pans in the cabinets and use the countertops for chopping and cooking prep.

by MAKE Design Studio »

Create a kids' zone. If you have children and a good-size space, set up an area in the kitchen where the kids can hang out, do homework and eat snacks. This will allow you to all be in the kitchen together without the little ones getting underfoot.

by Fivecat Studio | Architecture »

Consider a zone for guests. If you have an open kitchen and like to entertain often, you know how important it is to have an area where guests can hang out and chat while you prepare food and drinks. A large island or peninsula works well for this, since it can act as a barrier that keeps visitors from getting in your way while also giving them a place to perch while you work. Again, think about the items you use for serving and entertaining, and store them in the cabinets below so you can easily access them.

by Homes By Architects Tour »

Widen the aisles. Whether you opt for the traditional work triangle or to break up your kitchen into work zones, pay attention to your kitchen's aisle widths. The recommended minimum aisle width is 42 inches, but I prefer 48 inches, especially in kitchens with multiple cooks. If you cook and entertain often and have the space, you could go as wide as 54 inches. Wider than that, though, and your space will likely become inefficient, as you'll spend more time walking than cooking.  www.teambluesky.ca

How much does a kitchen makeover cost

Emily Fisher - Rock Paper Hammer

How much is it going to cost? This inevitably comes up during an initial consultation for a remodeling project, and is important to address. As an architect, I usually provide ballpark ranges early on in the process to ensure that everyone is on the same page and that the scope of work we are talking about is realistic for the budget the homeowner has in mind. A more detailed construction estimate comes later, once a design has been completed.

Let’s look at remodeling a kitchen as an example. The ranges below are based on my experience as an architect and a builder in the Louisville, Kentucky, area. Of course, these costs will vary based on locale; a kitchen remodel tends to be more expensive in large metropolitan areas, less expensive in smaller towns and rural areas, and comparable in other midsize cities. 

by Amoroso Design »

1. Basic upgrade: $5,000 to $15,000. This may include updates as simple as new cabinet knobs, light fixtures, plumbing fixtures and paint — often DIY projects. Perhaps it includes replacing the appliances, painting the cabinets or putting new doors put on them, installing new countertops or adding a tiled backsplash. But the general rule in this price range is that everything will more or less stay in the same place, and the shell of the kitchen (floors, walls and ceiling) will stay intact.

by Kitchen Cabinet Kings »

2. Renovation: $15,000 to $35,000. This scope would allow for all of the above plus new cabinets and possibly some changes to the room's shell, such as removing soffits, relocating lighting or adding a skylight. It may include new flooring or replacing a window within an existing opening. But as with the first category, this budget assumes that the major features will stay in place and that the floor plan will not be dramatically altered.

by Jan Gleysteen Architects, Inc »

3. Remodel/addition: $35,000 to $75,000 and up. A larger-scale remodel may include any or all of the above, as well as a new layout of the kitchen space and possibly nearby rooms. It could involve an addition or opening walls up to adjacent spaces. With a project of this scope, it is wise to enlist an architect or other design professional to ensure that you are making the best use of the space and exploring all options. Sometimes there are relatively simple things, such as relocating that bulky refrigerator or making some minor changes to the floor plan, that you may have never thought of and that can have amazing results.

by Erdreich Architecture, P.C. »

While the third option is indeed the most costly, it is usually well worth it for the improvement of space and functionality that can result. Things such as natural light and space flow may be less tangible than granite countertops, but they are infinitely more important in creating a space that feels good. I believe in getting the space itself right even if it means having to select less-expensive fixtures and finishes.

What's great about this kitchen? Foremost, the window and the tree. How different would this space feel if there were a solid wall at the end?

Costs will vary widely

Obviously the categories above are broad, and the project cost will vary widely depending on location, scope, how much help you need and the finishes you choose, but they can be useful as you start weighing what is important to you.

Having realistic expectations of how much your dream kitchen is going to cost, and adjusting your scope accordingly, will make for a more enjoyable and successful project regardless of your budget.

www.teambluesky.ca

SURVIVING YOUR REMODEL -11 must ask questions

Mitchell Parker Houzz Editorial

If buying a home is all about location, location, location, then remodeling one is all about planning, planning, planning. We’ve all heard the stories: friends and family doing dishes in their bathroom sinks, cooking meals on hot plates in the garage, grabbing food from the refrigerator that’s now in the laundry room. Such are the travails of remodeling a house. And there’s really nothing you can do but be prepared. “It’s a big inconvenience but a big payoff,” says architect Brian Lucas.

If you’re about to embark on an extensive remodel or renovation, here are 11 questions you’ll want to ask, plus what to do to keep everything moving along smoothly. 

by Globus Builder »

1. What will the weather be like? Rainy, snowy, muddy, cold, hot? Remember, contractors and subcontractors will be going in and out of your house for hours all day during a remodel. This means that if it’s summer in Florida and you’re cranking the A/C all day, then you’re going to waste a lot of energy. If it's in the dead of a Minnesota winter, it's probably not the best time to peel the roof off. What to do: If you're hoping to get your kitchen done by the winter holidays, you should be in the design phase by late August to early September at the latest. Also, ask your contractor how he or she is going to seal up the house to prevent dust buildup and air loss. Paul Conrado, a general contractor in Saratoga, California, who’s been building homes for more than 25 years, builds an insulated dust door out of plywood that can be locked from the homeowner’s side. This prevents air loss and dust buildup in the rest of the home — and affords some privacy.

by Kenny Grono »

2. How much time is it going to take?  Permits, inspection, building custom cabinets — these things take time, and sometimes you never know exactly how long something will take. Getting permits varies by city and can take a couple of days or sometimes up to 12 weeks or more. What to do: Start as early as you can. While you’re drawing up plans and doing value engineering, have your designer or architect call to see how long the permit process will take. Also, try to be flexible about the deadline. If you make builders rush to meet a deadline, the quality will likely drop. “It’s important to have a continuous dialogue with your builder,” Conrado says. “You should be concerned if you drop by the jobsite and it’s empty. You should be calling your contractor and asking what’s going on.” 3. How long will your materials take to arrive? So you really want that special tile from Italy? Or that cool new refrigerator that’s exported only from Germany? No problem! Just sit tight for three months. If you have to have it, then by all means order what will make you happy. But be prepared for the ramifications if all your workers have to stop midproject because they need to wait six more weeks for a material to arrive. What to do: When you choose a material, ask about the lead time. And be flexible with materials. “There’s not just one perfect answer to materials,” Conrado says. “There are many ways to do it that would look good.” When in doubt, talk with your builder. Builders deal with many jobsites and see a lot of materials. They can usually suggest good alternatives.

by Globus Builder »

4. Where will you store your materials? Your contractors will need a staging area, and the best place for that is a garage or driveway. If your home business is based in the garage, you’ll need somewhere else secure and weatherproof for the materials. What to do: If your cabinets are ready and you don’t have a place to store them, your contractor will have the cabinetmaker hold them, which can get expensive. Don’t have a place? Conrado suggests renting a temporary storage container that can be delivered to your property and secured.

by Louise Lakier »

5. Where will you stay and for how long? As your house — not to mention your life — is ripped apart during a remodel, you might want to consider staying somewhere else. Hotels can get expensive, and staying with family can be taxing for some — especially if you get a call that your remodel has been delayed two weeks for some unforeseen event. What to do: If you’re undertaking a major renovation that will last nine months to a year or more, rent a place to stay in. If it’s a shorter-duration project and you can’t stay with friends or family, and don’t want to hole up in a hotel room for weeks at a time, Conrado suggests buying a used RV or trailer with a kitchenette. It's like having a one-bedroom apartment onsite. “At the end, just sell the trailer,” he says.

by Marisa Robbins, Ell De'cor »

6. Where will you cook and do dishes?  Conrado and his wife ate dinner in their garage for six months during a renovation. Granted, it probably wasn't as nice as the garage kitchen shown here, but Conrado did run a gas line through the wall and hook up his full Viking range to cook on (which probably wasn't up to code). "I have a photo of my wife eating at a poker table in our garage with a not-too-happy look on her face, which pretty much sums it up," he says. What to do: Work with what you've got. Set up the fridge in the laundry room or garage. If you have an electric range, set that up in your garage (just make sure it's away from oily rags etc.). A microwave, toaster oven and hot plate in a laundry room or garage will get you through most meals. An outdoor grill can be your best friend. But also, you might want to budget for eating a lot of meals out. Do the dishes in a bathroom sink. “Remodeling is not perfect," Conrado says. "You will be inconvenienced."

by Louise Lakier »

7. Where will everyone go to the bathroom? Chances are, if you’re remodeling one bathroom, you’ll have a powder room or another bathroom to use. But think about how long you’ll be sharing a bathroom with your family members. Also, your contractor and workers will need a place to go as well, and it’s not recommended that you open up a downstairs powder room to a cadre of construction workers. What to do: Get a portable bathroom for workers. Conrado says a portable toilet costs about $100 a month, and there are higher-end versions for homeowners if you’re doing a remodel that will knock all your bathrooms out of commission.

by Globus Builder »

8. What’s going to happen to your front yard?  It’s not just a portable toilet. A renovation means trucks parked in your driveway, possibly a Dumpster, pallets of materials and debris everywhere, muddy sidewalks. It’s a tough thing to come home to, but you can’t expect it to be anything less than a mess. What to do: Have a constant dialogue with your contractor and know when the trash company and city require debris to be picked up. In some places it’s daily; in others it’s weekly. Sometimes it’s an onsite Dumpster; other times there’s a trash pile that a truck comes and hauls away. Also, let your neighbors know what’s going on. Your contractor might send a letter to your neighbors — you might want to ask him or her to do this; it’s a good marketing opportunity for them anyway — or the city might do it if it’s a big enough project, but the polite thing to do is let your neighbors know what's going on.

by Midtown Builders, Inc »

9. Does your homeowner's association or planning commission prevent anything? Your HOA might not allow the type of home you had in mind. Better check with any sort of regulations before you get too caught up in one element of your renovation. What to do: Check to see if you need to get your design approved by any departments or committees. These same committees also might dictate when contractors can work. For instance, they might allow construction to occur only between the hours of 7 a.m. and 5 p.m., and prohibit work on Sundays. This could set your project back if you haven’t taken it into account.

by Daniel Contelmo Architects »

10. Will you please, for the love of God, stop the hammering? Construction sites aren’t meditative places. People are constantly coming and going, hammering and cranking the band saw. If you’re a couple who both work and are gone all day, this might be no sweat. But if you’re a stay-at-home parent with young kids who need their daily nap, you’ll want to figure out a quiet place you can go to. What to do: Arrange for a daily refuge at a friend or family member’s house if possible. If not, you might want to hold off renovating until you can rent or buy a used RV or stay in a hotel, or until your kids are old enough to be at school all day. Also, tool noise comes with the territory, but don't be afraid to tell your contractors to not blare their music all day. 11. Do you have time for this?  If you’re not a morning person, you’re not going to like your general contractor's showing up at 7 a.m. every morning and looking for you. You need to be available to a general contractor. Also, you can’t exactly leave town on vacation for three months and hope all goes to plan. You’ll still need to be available for phone calls and emails, even if you’re in Australia and your home is in the U.S. What to do: You need to be available to your general contractor to answer questions and make sure things are moving along smoothly. Conrado says that 8 a.m. is reasonably the latest time workers should show up. “These people have jobs; they have to work," he says. "If you want to have everyone show up at 10 a.m. every day, sure they’ll do it if you’re going to pay them for those hours they could be working.”  www.teambluesky.ca

Eco-Friendly Cleaning Tips

Switching to green cleaning products not only positively impacts the environment, but it can also improve your family’s health. In today’s eco conscious culture, we have a substantial selection of eco-friendly cleaners to choose from. Why not give some a test run and if you’re really feeling adventurous, try your hand at making some homemade solutions.

These cost-effective ingredients are likely already in your kitchen and can be easily transformed into grime and grease fighters:

White vinegar – The high acidity level makes vinegar effective for killing mould, bacteria and germs. Use it to clean your dishwasher, coffee pot and to remove soap scum in the bathroom. Window cleaning with vinegar will make your windows gleam and leave them streak-free.

Baking soda – This inexpensive ingredient cuts grease, deodorizes, lifts dirt and whitens. Use it to combat food odours in the fridge, soak up the grease in your oven, clean hairbrushes and as a solution to prevent your drains from clogging up.

Lemon juice – Known for its bleaching properties and its ability to work as a natural disinfectant, use lemon juice to clean your cutting board, disinfect the inside of your microwave and clean hard water stains on glass shower doors.

Olive oil – This little gem is best known as a natural wood polish, but consider these other uses: combine with salt to clean your cast-iron pans, pour onto a cloth to shine your stainless steel, or massage a small amount into your leather furniture to help repair scratches.

Salt - An excellent cleaning agent, either on its own or in combination with other natural ingredients. Rub in some salt to remove stubborn tea or coffee stains on cups, or restore your sponges by soaking them in cold saltwater after washing them.

For more homemade cleaning suggestions, visit the David Suzuki Foundation website where you can download a handy reference sheet on how to whip up green cleaning solutions like laundry soap, all-purpose cleaner, furniture polish, glass cleaner and stainless steel cleaner. www.davidsuzuki.org

If making homemade eco-friendly products isn’t your cup of tea, be sure to check out some of these popular green-cleaning brands at your local retailer:

·         Simply Clean 

·         Citra-Solv

·         Seventh Generation

·         Nature Clean

·         Ecover

·         Method

·         Soak

When choosing a cleaning product, it’s best to go fragrance-free since the fragrance can trigger allergies and asthma. It’s also best to avoid dyes because most dyes are derived from chemicals. 

Bridge financing can ease closing day stress

Mark Weisleder

Bridge financing could have saved the day last month when a series of disasters on closing day caused three related real estate deals to fall apart.

When a bank pulled the financing from one buyer at the last minute, it caused all the deals to fall apart because each one was contingent on the previous seller getting the money to close their own sale. This is what real estate lawyers refer to as a train wreck.

If bridge financing had been used, it is likely that this could have all been avoided. In a typical bridge situation, the buyer closes their purchase a few days before their sale. They go to their bank and ask for a loan, to pay for the entire purchase, with the understanding they will repay the loan as soon as their sale closes. The interest is usually prime plus 3 or 4 per cent per day. By closing a few days early, the interest cost is typically $100 to $200.

One of the benefits of closing a few days early is that you can slowly move into your new home. I have heard plenty of stories where buyers are moving out and moving in on the same day and while they are packed up at 1 p.m., they cannot get into the new home until after 6 p.m., resulting in additional moving costs, since you typically pay by the hour.

In my client’s situation, we were fortunate to be able to extend their purchase agreement because our seller did not need the money on closing to buy another property. Still, the sellers could have cancelled the contract and sued for the deposit and any losses that they may have incurred in any resale of the home. In order to extend the closing, my clients had to pay interest on the money owed to the seller during the period of the extension. They also had to pay extra moving and storage costs because their furniture had already been picked up from their home when they found out that the deals could not close.

You might wonder how a lender can cancel a loan at the last minute. You would be surprised how often this happens. When a buyer is pre-approved for financing, or even given a commitment from a lender on a specific purchase, it is still conditional on the buyer satisfying all of the lender’s conditions before the closing. This could include providing proof of income, employment letters, as well as proof that they have the entire down payment from their own resources, and are not receiving it from third parties. If there is any suspicion on the part of the lender that their conditions have not been properly satisfied, they have the right to cancel the loan, even at the last minute.

If you are considering selling and buying on the same day, first ask your seller whether they need the money to buy another property. Ask the same question of the person buying your home. If the answer to either question is yes, consider closing your purchase a few days earlier and obtaining bridge financing so that you do not become involved in your own train wreck.

Buying and selling on the same day is normally a stressful experience even if it all works out, but by taking extra precaution, you can avoid unwelcome surprises later, provided that everyone is properly prepared in advance.

www.teambluesky.ca

Rent-to-own works....but

by Mark Weisleder

The concept of rent-to-own can be a very effective way for a home buyer who does not have enough of a down payment, or the right credit score, to buy a home. It allows you to make the purchase over time at a set price.

But you have to be careful. Without due diligence, problems can occur for everyone involved.

In a typical rent-to-own arrangement, the owner and tenant sign an Option to Purchase agreement, where, for a fee, the tenant acquires the right to buy the home two or three years later, at a set price. The fee is usually 2 to 2.5 per cent of the purchase price. The tenant pays the rent each month, plus another amount towards the down payment.

Ideally, this comes up to 5 per cent of the purchase price by the end of the contract. Hopefully, by then the tenant has improved his credit score and qualifies for an insured CMHC mortgage, and the deal closes. A benefit for the landlord is that most tenants who have this option will take better care of the home, since they expect to become the owners.

Problems can arise when a middle man offers to get between the home owner and the rent-to-own tenant. The middle man offers to manage the arrangement for the owner for a fee and may also guarantee the owner a sale if the tenant doesn’t buy it.

If the middle man is a scam artist, he disappears with the fee leaving the home owner and tenant wondering who owes what to whom and their rights.

An Ottawa company is facing lawsuits from tenants, owners, lenders, investors and contractors involving a rent to own business.

Golden Oaks Enterprises, and its owner, Jean-Claude Lacasse, acquired 48 properties in the Ottawa region using the rent to own method. As reported by CBC, in one case, Golden Oaks agreed to buy a home but couldn’t find a tenant and backed out of the deal. The seller had already purchased another home and then had to carry two homes.

In another case, a tenant who made the down payment was evicted when an investor with a second mortgage took over the property. Meanwhile, investors put money into Golden Oaks after being promised a 30 per cent return by investing in rent to own properties.

The allegations have not yet been proven in court, but a receiver has been appointed to administer Golden Oaks affairs and it appears most of the investors will lose everything. Lacasse‘s own home is up for sale as well.

Many tenants who cannot qualify for a mortgage might be excellent candidates for a rent to own contract. But they should remember these arrangements require the same due diligence and protections as any real estate contract, to avoid problems later.

Here are some suggestions:

•Any deposit sum paid towards the final purchase price by the tenant should be held in trust, similar to a normal real estate deal. It should not be paid to the landlord or a third party, until the deal closes or terminates.

•Do your homework. For a small fee, go to the county registry office and get a copy of the owner’s title records, showing who actually owns the property and the amount of any mortgages registered against title. Now you know you are dealing with the correct owner. You should also ask for a mortgage statement showing how much is owing on the property.

•Register the lease and option agreement against title. This will protect the tenant from future dealings by the owner with the property. In most cases, the tenant will have to pay land transfer tax in order to do this, but it should not be more than $100, so long as the option agreement is kept separate from the lease, since land transfer tax is only payable on the price paid for the option, not the final purchase price.

Or just use a lawyer to protect everyone involved by doing the proper due diligence in advance.

Be suspicious of a middle man who wants to buy an option on your home. Rent-to-own can work for landlords and tenants, if everyone is properly prepared before signing anything.

www.teambluesky.ca

Still a seller's market locally, realtors in Hamilton-Burlington say

courtesy of The Spec

It's still a seller's market locally, according to numbers released Wednesday by the Realtors Association of Hamilton-Burlington.

There were 1,288 sales in the region in July, up 3.9 per cent over July 2012. The average sale price grew 10.7 per cent over the period to $387,108.

"We are still experiencing a seller's market in our market area," said RAHB CEO Ross Godsoe. "We thought earlier in the year we might see a more balanced market by this point, but that hasn't been the case."

Listings were up 5.4 per cent year over year, to 1,852. End-of-month inventory is 3.3 per cent lower than last year.

On a seasonally adjusted basis, which removes the normal variations of seasons, sales were down 0.6 per cent compared to July last year, and 4.5 per cent and 4.6 per cent compared to June and May of this year.

The seasonally adjusted sale price grew 12.5 per cent over July last year.

According to the data, freehold sales were up 5.7 per cent while condos sales were flat.

Commercial listings were up 20.1 per cent over July 2012 but sales were off 8.9 per cent.

During the year so far, listings are down less than one per cent over last year and sales are down 2.4 per cent. Average sale price is up 8.1 per cent.

www.teambluesky.ca