I just can’t say this enough, a good remodel takes time. Also, good Remodelers are usually pretty busy. You may have been thinking about overhauling that kitchen for months or even years. When you decide to take the plunge, it won’t happen overnight. I am bringing this up because lately it seems like everyone wants their projects done yesterday. And no one wants to hear that it will be a few months before we can fit it into our schedule.

This is where patience and planning come in. These are two necessities when venturing into a remodeling project. As you get to a point where the renovation dream starts to look like reality, or even necessity, it is time to get in contact with a contractor. Or even a few contractors. Meet with them to discuss your project, and get an idea of the time frame it can be completed in. It is important to work with your contractor in advance of when you want to have your project done. A successful remodel is one that is planned well before the first hammer is ever swung.

Posted by Taylordhome

I just can’t say this enough, a good remodel takes time. Also, good Remodelers are usually pretty busy. You may have been thinking about overhauling that kitchen for months or even years. When you decide to take the plunge, it won’t happen overnight. I am bringing this up because lately it seems like everyone wants their projects done yesterday. And no one wants to hear that it will be a few months before we can fit it into our schedule.

This is where patience and planning come in. These are two necessities when venturing into a remodeling project. As you get to a point where the renovation dream starts to look like reality, or even necessity, it is time to get in contact with a contractor. Or even a few contractors. Meet with them to discuss your project, and get an idea of the time frame it can be completed in. It is important to work with your contractor in advance of when you want to have your project done. A successful remodel is one that is planned well before the first hammer is ever swung.

Remodeling a bathroom will give you one of the biggest returns per dollar spent so whether you are looking for a simple update or a complete over hall you will get your money’s worth when it comes time to sell your home.   The average cost of remodeling a bathroom ranges from $6,500 to $11,500 when you are redoing everything. Of course that number can easily be lowered if you are doing a simple update or can go much higher if you are choosing high end features.

Unless you are doing a simple change like changing faucets, hardware, or even a toilet you most likely are going to want to hire  a professional.  With so many choices of who to hire there are a few basics you should know beforehand. If you are doing a full renovation and redesign of the room you want to make sure you hire someone who has knowledge with bathrooms. Find someone who is a member of the   National Kitchen & Bath Association. There are also thousands of individuals certified by NKBA as Certified Kitchen Designers and/or Certified Bathroom Designers. Meet with several people until you find someone who sees your vision and understands your budget and desires for this room. Meeting with a few people will also allow you to get estimates for what the job will cost.

After you have a design the next step is to get contractors who will be the ones actually doing the job. If you are dealing with a NKBA designer they will most likely do this for you but if you are not using a designer then it is up to you to find the contractors to do the job. When hiring a contractor you need to make sure that they are licensed, bonded,  and insured. You will want to have them provide you with references from previous clients. Anyone who hesitates doing so should automatically not be considered for the job.  Do not go out and hire the first contractor you contact, talk to at least 2 or 3 and get estimates from each. Make sure to ask the contractor as well as your county if you need permits for the job. If the county tells you yes and the contractor says no, again automatically stop doing business with them. Also check with the BBB and your state’s attorney general to see if there have been any complaints about the contractor. Keep note as to whether the contractor or designer is punctual for your first meeting. If they are late that may be a sign of what is to come in the future in times of completing the project in a timely manner.

Make sure that the payment schedule is clear. Do not ever pay upfront for the project. Most reputable contractors will ask for 1/3 to 1/2 of the payment up front, another 1/3 or so when large items like tubs, showers, or cabinetry is delivered, and the remaining balance when the job is completed.  You can also consider purchasing the tub, sink, cabinets, etc… directly yourself  if you feel more comfortable.

When it comes to the electrical work make sure there are GFCI ( Ground Fault Circuit Interrupters ) outlets installed anywhere near where water especially around tubs and sinks. These outlets will prevent electric shock from occurring. The breaker will shut off if and when there is exposure to water.

Once hired it is a good idea to meet every morning when the foreman for the job arrives to see what is to be accomplished that day and if they or you have any questions or issues to be resolved. Follow the progress of the job closely and make sure you bring up issues as you see them and do not wait until it is too late to fix. If you do not like the paint color or tile you pick out, be vocal, you are the one who will have to live with the room the way that it is. It is much easier to pull up one or two tiles rather than the whole floor. Remember you are the boss and in charge of the project so do not be afraid to ask questions along the way and enjoy your new bathroom!

There is a high prominence of retaining walls fail far before they should. Generally these problems go unnoticed and are accounted for as the aging of the landscape project or an ‘act of god.’   One of the greatest contributors to these common problems happens to be water. Water is an extraordinary element that has immense power when pushed to its limits.

Retaining walls are meant to retain, so why do they fall over? Well we all know about erosion, the fact that gravity and wind naturally push soils and sediments from their source and deposit it somewhere else, typically downhill. One might think erosion is what causes failure; oddly enough erosion is only a minor factor in the failure of retaining walls. The main player in failure of retaining walls happens to be water. Water has a property called ‘Hydrostatic pressure.’ This is the force exerted by water while it is at rest. If you can imagine a huge tank with paper thin walls filled with water. It would extremely hard to press your fist into the paper walls even though they were paper thin because of the pressure the water exerts when it is at rest. In this situation the paper thin walls must be able to overcome the hydrostatic pressure of the water.

How does this apply to retaining walls?  Well the purpose of retaining walls is to retain dirt and earth but in the process they also end up retaining water.  When it rains water flows into the ground and the earth retains the water, this is called groundwater. Groundwater like dirt flows with gravity, therefore when reaching a retaining wall water tends to backup behind the wall. Just like in the example above, water exerts hydrostatic pressure on the retaining wall, just as it did on the paper thin walls of the tank.  Sometimes when a retaining wall is not engineered and built correctly hydrostatic pressure can overcome the strength of the wall and that is often when retaining walls fail. If built correctly a retaining wall should be able to direct the water down through drainage gravel behind the wall and into a drainage pipe under the wall and dispose of the water.  This functionally reduces the hydrostatic pressure on the wall.

When diving into a retaining wall project there are a lot more things to think about than retaining the soil and building a wall. Factors such as soil type also play into a strong retaining wall; if the soil drains slower then more drainage is needed to reduce the hydrostatic pressure. Most of the functional part of a retaining wall is actually contained behind the wall out of sight. Always build to industry standards or consult the manufacturers recommended installation procedure unless the wall needs engineering in which case you will build to the engineer’s specifications.

The article was brought to you by Merlin Construction. Merlin Construction is a Toronto Landscape Contractor.


By Alan Trauger

The exterior walls of buildings provide comfortable and healthy indoor environments, needed to protect us from outdoor climate change. Most serious wall problems are related to water in one way or another. Buildings need to be efficient, durable, and economical with regard to investment, operation, and maintenance costs. Increasing focus on sustainability, design, and construction have given rise to new and improved materials, technology, and energy use in buildings. Water and moisture intrusion can enter wall systems in several different ways. Water penetration and moisture intrusion have been and will continue to an issue in construction.

Rainwater can enter wall systems and cladding in several different ways. It could be driven by wind, or it may enter by gravity, or by capillary action, or by surface tension, or by differential pressure movement. A very large percentage of construction related lawsuits are filed due to water intrusion issues. It is quite likely that this trend will continue. Typically, lawsuits and problems arise as a result of the ignorance of understanding water and how to manage it both in the construction trades and the design community. The lack of a skilled workforce and increasing pressures on designers for faster work for less money greatly impact the problem.

It is important to understand the physical ways moisture can penetrate a building envelope:

• Gravity – Kinetic Energy – is the movement of rainwater down the face of the envelope or cladding surface, as well as over other sloped areas, into openings (such as cracks, holes, and flashing) encountered on the way down.

• Capillary Action (suction) – is the property where water will draw itself into permeable materials through small openings (such as cracks, joints, and small holes). For instance water getting sucked into a small crack similar to sucking on a straw due to various forces of air movement.

• Surface tension is the property that causes water to cling and run on to the underside of horizontal or nearly horizontal surfaces.

• Differential Pressure Movement is when water or water vapor is driven in the direction of lower air pressure from high pressure. For example, if a building has negative air (more air being exhausted than is being forced into it, it is considered to have negative pressure).

• Vapor Movement – through Diffusion and Air Transport. Vapor and air moves from warm toward cold driven by thermal differences (air currents) as well as the amassing or concentration of absorbed liquid material. Solar heating can take rain, heat it to vapor and drive it toward the interior space of a building.

How To Determine If Water Is Damaging A Wall System?

Be alert for water damage to the surfaces and systems, although in many cases you will not be able to any damage. If the siding is deteriorating, there is a good chance that there may be some damage behind it, However, in many cases,( i.e. metal or vinyl siding and synthetic stucco) the siding looks fine while the sheathing and the structural members lying behind the siding are deteriorating.

The ability of the system to dry often determines the amount of damage done to the cladding and the structure. Wall systems with sidings with good drying potential, such as aluminum or vinyl, may be less likely to suffer damage than synthetic stucco, for example, which has poor drying potential.

When looking at the exterior surfaces of the building, look first at the cladding materials and determine if they are in good repair. Secondly, try to determine how water might get into the wall system and whether there are any areas where you might reasonably suspect concealed damage. Inspection of the building interior should be focused on vulnerable areas that were noticed outside. In some instances the moisture getting into the building envelope will show up on the interior finishes. However, damage to wall assemblies, doesn’t always show up on the building interior, at least not in the early stages.

Paying attention to the drying potential of the cladding system installed. Brick veneer systems with vented rain screens have good drying potential, whereas most stucco systems do not.

Coverings and materials placed too close to grade can have a destructive outcome. The siding should be placed at least 4″ to 8″ above grade to protect the system and structure from moisture damage. Visual inspection should reveal seeing some of the foundation above grade and below the siding. Foundations are designed to withstand moisture in the soil. People may not like the appearance of exposed foundation, but from a functional standpoint it is necessary.

Siding materials placed too close to the roof surfaces will also keep the materials constantly wet. Siding materials should be kept a minimum of one to two inches above the roof surface.

Planters and gardens should not be built against the home or structure. A raised planter with three sides and the building acting as the fourth side is a poor arrangement. Siding materials are not designed to be in contact the earth. Having planters against the structure can have grave implications for the buildings. Raised planters close to the building should have four sides and should be set out at least two inches from the siding. This is not a common detail, but it is a lot easier on the building.

Vines and ivy growing on buildings all tend to hold moisture against the structure and trim. This also provides pest entry opportunities. In severe case, depending upon the type of vines, root systems, or attachment nodes, can damage siding or enter building, often through trim areas, providing a direct path for moisture into the building.

What Is Needed To Protect a Building from Moisture Intrusion?

Management of the forces that drive moisture to and through the building envelope. Moisture comes in four forms – solid, liquid, vapor, and absorbed. Moisture investigation is difficult because the moisture can change forms and the analyst must hunt down all clues. Water kills buildings. Think about the ways moisture can enter a building.

Alan Trauger is a Building Consultant that performs property condition assessments for residential and commercial properties. An experienced and knowledgeable problem solver, understanding processes and issues related to building structures and their systems. An expert witness, trainer, and educator. To view past newsletters on construction and buildings alantrauger.com/
To review authors bio, qualifications, and interest in receiving future email newsletters http://www.alantrauger.com

By Alan Trauger

The exterior wall surface of a building form the skin of the building. These surfaces or building components are commonly referred to as cladding. The purpose of the wall cladding coverings is to provide the building with a weather resistant exterior envelope. The exterior building envelope should be designed and constructed to prevent the accumulation of water within the wall assemblies and cavities. There are many different types, styles, and material choices for exterior wall coverings. The wall cladding also provides aesthetic and architectural appeal to the building’s exterior.

Exterior wall claddings include the following:

1. Wood products including hardboard, panels, shingles and shakes, plywood, plank siding, OSB, clapboard siding

2. Masonry products such as brick, stone, simulated stone, poured concrete, concrete panels, and concrete blocks

3. Vinyl siding

4. Fiber-cement siding

5. Metal products, such as steel or aluminum siding

6. Stucco over wood framing or concrete block

7. Synthetic Stucco (EIFS or Exterior Insulation Finish Systems)

8. Asphalt shingles

9. Slate or clay tiles

Every type of exterior wall cladding has various characteristics associated with the installation, durability, appearance, and cost differentials. Factors to be considered:

1. Weather-tight – the ability to resist water, snow, and wind

2. Strength – resistance to mechanical damage

3. Structural Properties – capabilities of carrying loads

4. Insulating Value

5. Maintenance requirements

6. Common Failure Modes

The best wall claddings are highly resistant to wind, water, vermin entry, and mechanical damage. ideal exterior wall claddings are inexpensive, easy to install which reduces labor costs, provides excellent security and cosmetic appeal, long economic life, and provide good insulation qualities. Most sidings and claddings do not provide all the aforementioned qualities. It is important to plan your project to meet all considerations.

It is very common that various types of exterior wall claddings are more dominate and popular in certain geographic regions. The type of exterior wall cladding may be related to the availability of materials and labor, in that specific locale coupled with characteristics of the various wall surfaces. Moisture intrusion through the exterior cladding and into the building envelope will greatly impact the durability of the structure and the health of its occupants.

Alan Trauger is a Building Consultant that performs property condition assessments for residential and commercial properties. An experienced and knowledgeable problem solver, understanding processes and issues related to building structures and their systems. an expert witness, trainer, and educator. To view past newsletters on construction and buildings http://newsletters.alantrauger.com/ To review authors bio, qualifications, and interest in receiving future email newsletters http://www.alantrauger.com Consultant with multi-facet experience in construction, asset management, and building evaluations; coupled with intuitive forensic skills, infrared surveys, cost estimating and plan review. Ability to identify problems and defect recognition to effectively deliver objective analysis and resolution of clients issues and concerns.

By Alan Trauger

This type of exterior wall system is becoming more popular due to the surge in green building construction. The first patent for the application of an ICF was registered in the 1960′s. Insulating concrete forms or molds have built-in insulation for accepting reinforced concrete. ICF’s are stay-in-place polystyrene forms that have proven to be energy efficient, cast in place reinforced concrete walls. This wall system can be used to create residential or commercial structures. Unlike conventional concrete forms, these stay-in-place after the concrete is placed in the wall cavity of the forms and serve as form, insulation, exterior wall sheathing, and in some cases wall studding. ICF wall systems allow for flexible design, and a vast array of architectural styles and treatments. The wall becomes a high performing wall that is structurally sound, insulated, has a vapor barrier, and is ready to accept final exterior and interior wall finishes.

There are many manufacturer’s of this type of stay in place wall system. The wall systems can be grouped into three different systems:

• Panel Systems are the largest units, as big as 4 feet by 8 feet. The panels typically have flat edges and are connected to one another with extra wall fasteners.

• Plank Systems include units of long narrow planks of foam held a constant distance apart by steel or plastic ties. Typically, these planks are 8 foot long and 8 or 12 inches high. The planks have notched, cut, or drilled edges that they tie into. Additionally, the ties connect each course of planks to one above and below.

• Block Systems include units ranging in size from standard concrete block sizes and up to much larger 16 inches high by 4 feet long. Along the edges are teeth or grooves and tongues for interlocking. They are able to stack without separate fasteners, in the same manner as children’s lego blocks.

The various wall systems types have different cavity shapes – flat, grid, or post and beam. There are structural and architectural advantages for each type cavity.

There are many benefits and advantages of using these wall systems that promote greater comfort and lower energy bills. ICF’s have a high R-value. Four inches of ASTM C578 polystyrene foam insulation combined with a five inch concrete wall would typically be rated a R-17. Nothing blows through the reinforced concrete, eliminating drafts, thereby have a very minimal air infiltration into the building envelope. The thermal mass of the exterior wall envelope eliminates temperature peaks and valleys. Energy savings have been estimated to be 25% to 50% for an ICF building versus wood framed or steel framed buildings.

Safety and health benefits include no CFC’s, HCFC’s, or formaldehydes, and also no wood to rot and mold. Typically the structures provide a two hour fire rating and highly termite and pest resistant. Concrete homes have proven track record to withstand the ravages of nature – hurricanes, tornados, and fires. This safety facet typically relates into reduced insurance premiums. The structures can also eliminate outside noises due to their high sound absorption qualities.

Disadvantages include adding or moving doors, window, or utilities after the building is complete. Concrete cutting tools are need to perform these tasks. Typically, initial construction costs be anywhere from 55 to 15% more than conventional wood built structures.

Look for a future increase in the use of the ICF wall systems. The durability of the system coupled with the push for a green environment and greater energy efficiency will lead the way. Additionally, there are federal energy tax credits for this type of building system that many times stir the interest for utilization.

Alan Trauger is a Building Consultant that performs property condition assessments for residential and commercial properties. An experienced and knowledgeable problem solver, understanding processes and issues related to building structures and their systems. An expert witness, trainer, and educator. To view past newsletters on construction and buildings. http://www.alantrauger.com/ To review authors bio, qualifications, and interest in receiving future email newsletters http://www.alantrauger.com

By Alan Trauger

Replacing the windows in your home is one of the best improvements that can be done. Windows give your home a face lift and add value at the same time. They make your house more secure, more energy efficient, easier to care for, and more visually appealing. They influence the environment in your home, its style and comfort, light and temperature. They can even protect the safety of your treasures – you, your family, and all your valuable possessions. Windows also protect you from harmful intruders and bone chilling drafts. Newer windows protect your wallet from the rising cost of energy.

By making your home look and feel young again, replacement windows will add value to your home. Home improvement projects often give the feel of newness just like new a new coat of paint, a new kitchen, or a new bathroom. Windows are built much better than they were 10 or 20 years ago due to new technologies, research, and design. They perform better as well. The difference between single panes and today’s double pane with Low – E coatings is vast energy efficient benefit. The new look combined with improved temperature control and a draft free home.

Signs that replacement windows are needed:

• Inoperable or difficult to operate

• Faded upholstery, carpets, and draperies

• Hot or cold spots indicating windows are not insulating properly

• Drafts or excessive condensation on the inside of the panes

• Warped, corroded or rotting frames

• Bent and leaky sashes

• Missing or broken hardware

• Broken glass panes

• High energy bills

There are many different varieties, construction types, and styles of windows to choose from. Selection of materials is an important facet. Geographic locations tend to trend the types and styles. Frame materials include metal, wood, vinyl, metal clad, and other composite material. Important standards and specifications to consider include guidelines from the American Architectural Manufactures Association, National Fenestration Rating Council, and Energy Star. These organizations provide third party independent ratings relating to the quality, structural, air and water performance, as well as thermal performance. Additionally, there are federal tax credit incentives for the replacement with energy efficient windows.

Alan Trauger is a Building Consultant that performs property condition assessments for residential and commercial properties. An experienced and knowledgeable problem solver, understanding processes and issues related to building structures and their systems. An expert witness, trainer, and educator. To view past newsletters on construction and buildings: http://newsletters.alantrauger.com/
To review authors bio, qualifications, and interest in receiving future email newsletters: http://www.alantrauger.com

By Alan Trauger

Moisture in building materials can destroy structural integrity and nurture mold. The first step in moisture problem remediation is to quickly and accurately locate and remove sources of moisture. Infrared cameras instantly show you what’s wet and what’s dry. IR can instantly find the ultimate source with little or no physical disassembly of the premises and minimal disturbance of inhabitants.

Infrared thermography can provide remarkable, nondestructive information about construction details and building performance. Often the problems, as well as their causes and consequences can not be seen until after costly damage has already been done. Typically, at this stage or point the only recourse may be extensive and costly reconstruction.

The major building applications for IR technology are:

• Excessive Energy Use due to missing or damaged insulation, or insulation that is performing inadequately. It is essential to know the type of insulation in the building and construction details, including how the insulation was installed.

• Air Leakage Locations can be excessive and account for up to half of the energy consumed to condition buildings. Adequate air exchange is essential to the health of a building. Sometimes the root cause of excessive leakage can be poor design and or construction which allows air to move across the thermal perimeter.

• Moisture intrusion and damage due to leaks or condensation especially walls and roof areas. Building designs and technologies have caused tighter thermal envelopes and have trapped moisture in impermeable building materials.

• Poor HVAC distribution or performance caused by design and installation problems resulting in excessive energy use and uncomfortable buildings.

• Finding Termite Infestations

• Verification of Construction Details or structural performance. Great success has been accomplished to verify proper reinforcement in concrete masonry buildings, as well as concrete filled grouted cells.

• Water leaks from pipes in either walls or slabs

* Delamination of Fascade Materials

• “Sick Building Syndrome”, mold growth and health related issues.

• Exterior Insulation and Finish System (EIFS) construction is particularly susceptible to water intrusion causing mold growth and wood decay problems.

A great value of infrared thermography is that it enables building owners, architects, contractors, and inspectors to locate problems, verify building performance, and validate solutions. The primary return on investment in building thermography is gaining a higher level of assurance that the building will perform as intended and occupants will be more comfortable, often at a lower cost.

Alan Trauger is a Building Consultant that performs property condition assessments for residential and commercial properties. An experienced and knowledgeable problem solver, understanding processes and issues related to building structures and their systems. An expert witness, trainer, and educator. To view past newsletters on construction and buildings: http://newsletters.alantrauger.com/
To review authors bio, qualifications, and interest in receiving future email newsletters: http://www.alantrauger.com