Wednesday, July 16, 2014

Bath Renovation Tips

Bathroom renovations
In typical homes, bathrooms don't take up a lot of floor space, but they're often the most expensive to remodel.
 
Bathrooms are not much over 10 percent of the floor space in typical homes. But per square foot, they're often the most expensive due to all the plumbing, fixtures and finishes like tile instead of drywall. That goes for remodeling, too, where estimates for updates cause sticker shock.

Bigger footprint
There are two ways to get one: build an addition, or steal space from an adjoining room. With minimal framing, trade an adjacent walk-in closet for a sauna or whirlpool tub. Reframe a long clothes closet, and double sinks can recess into the area freeing up bathroom floor space. Partial reframing can make a big change, but save time and money by leaving most of the room intact.
Adding space from scratch, though, amounts to a small slice of the full home-building process from excavating to roofing. You need plans, permits, concrete, framing, the works. The investment can pay off handsomely if the old-fashioned, one-person space becomes a modern master bath with walking-around room. Gutting also allows major improvements like radiant floor heating, and vent systems that deal with moisture automatically. But it's not worth the disruptive and expensive project to gain only a few feet.

The exception is a bump-out. Floor framing is strengthened by doubling joists or changing 16- to 12-inch centers, or both, and extended to cantilever beyond the foundation, say, by the depth of a sink counter. This increases floor space without changing the foundation footprint. But the front and both sides of a bump out become exterior walls — not the best place for plumbing. Consider upgrading the protection against frozen pipes by using 2-by-6 wall framing with room for more insulation, and adding insulating foam board under siding as well.

Modern mechanicals
Remember that moving fixtures means moving plumbing. Water lines are not a big problem, specially with a flexible PEX system that requires no fittings to turn corners. Drains and their vents need more effort, like opening up the floor. Among other glitches, drain lines for older toilets flushed with more water and could carry away waste at a modest slope. Replace one with a code-mandated low-volume unit, and it may not clear waste without multiple flushes, defeating the water-saving purpose unless you re-plumb the drain with a greater slope. Low volume sounds very green — until you have to use twice as much water to make it work.

Existing ductwork for heating and cooling can usually handle a small increase in square footage like claiming a closet from the next room. If HVAC estimates show the capacity a bit shy of the new space, consider an electric heater. It might be a toe space unit under a vanity, or built into an overhead fan, enough to bridge the gap.

A contractor may also be able to steal some supply from another room with a diverter — an in-duct baffle that directs more air to the larger bath space. But when the remodel is more than a bump-out — half again as large or more — the original supply will have to be upgraded.

In a bath built mid-1990s or so, an electrician may have to pull new lines and upgrade circuits to handle more lights, more outlets, a more powerful vent fan, assuming your existing service panel has the capacity. If not, it can be several thousand more to upgrade the panel. Even on a small redo, an electrician will need to meet code with GFCIs (ground fault circuit interrupters), a quick-tripping type of outlet. In some areas, inspectors also want the protection of AFCIs (arc fault circuit interrupters.)

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Tuesday, July 8, 2014

Take Fast Action when Water Damage Occurs

Take Fast Action when Water Damage Occurs

Photo: .waldec/flickr.com
Photo: .waldec/flickr.com

Water from flooding or plumbing problems can be a very destructive force in your home. Be prepared for a possible emergency scenario so that you can act quickly should water damage actually occur. Here are the essentials you need to know.
 
Be Prepared
Make sure that your homeowner’s insurance policy covers water damage. Have the insurance company’s 24-hour emergency number handy on your cell phone and land line and on a business card in your wallet in case you do not have access to your telephones.

Maintain an up-to-date list of major possessions and their approximate value, recording new items as you purchase them.

Keep a charged emergency light and a camera easily accessible. Having safety gear (rubber gloves, boots and a face mask) at hand is also recommended.

Show all adult household members where the main switches for electricity and water are.

Teach children to tell a grownup immediately if they see water in any unusual places in the home.

Set up a secure place – a neighbor or relative’s home – to take your kids to in an urgent situation.

Keep copies of important documents such as your house deed on your computer and in a waterproof box. Valuable possessions like jewelry or coin collections should be stored in your safe deposit box when not in use.

First Response
Make sure everyone is safe and accounted for.

Call your insurance company and check out the best course of action.

Wear rubber boots or other non-conductive footgear and avoid standing in water. Turn off your main power switch safely; if this is impossible, call a professional electrician.

Identify the source of the water – for example, a roof leak due to heavy rainfall. In a dry area like Nevada, the cause is more likely to be a blocked pipe or an overflowing appliance. Turn off the main source of water and contact a Las Vegas plumber if necessary.                                                                                                          
Take photographs or video and make notes on the damage you see.

Open all the windows if it is not raining.

Salvage Your Possessions
Remove small items which are expensive or have sentimental value.

If you can do so safely, unplug your electrical appliances. Move small electronics out of harm’s way. Dry thoroughly before attempting to use them again.

Pull up the carpet (a major water absorber) and remove it to a dry place. The under padding acts like a sponge and will probably have to be discarded.

Movable items, such as upholstered or wooden furniture, that are thoroughly soaked should be taken outside if feasible. Otherwise place them in the shower or bathtub.

Photocopy essential papers if you have not already backed them up.

Remove Standing Water and Clean Up
Distinguish between white water (clean liquid, as from a broken pipe), gray water (containing traces of detergent or food, perhaps from a dishwasher) and black water (contaminated sewage). Hire a professional to deal with toxic black water.

A relatively small amount of water may be cleaned up with mops and old towels, bedding or rags. Clear larger amounts using buckets; empty them down the drain if your pipes are not blocked, otherwise pour the contents onto your lawn. A wet/dry vacuum can be helpful. If there is a great deal of flooding, you may need to rent a sump pump – place it at the lowest point on the flooded floor.
Shovel out any mud.

Wipe any moisture off the walls and ceiling, and then disinfect them to prevent the growth of mildew and mold.

Important Tips
Be very careful when attempting to clean a flooded area. Moisture can do serious damage to drywall. If you have any doubt about the safety of the building structure, get expert help.

Keep all receipts from expenses related to the water damage, such as rental equipment or temporary accommodation, for your insurance claim.

Laura Firszt writes for networx.com.

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