Home Builder Developer - Interior Renovation and Design

Affordable,In-Home Appliance Repair

Able Appliance Repair in Kansas City offers aFree Service Call with repair! When your refrigerator, ice maker, washer, dryer, furnace, heating or air conditioning needs repair, call Able Appliance Repair at 816-453-8650 or 913-648-8438. Wearehere to help you with all of your home appliance repair needs!

We charge by the job not by the hour. Trustour reputation, expertise, competitive pricing, and response time.

Our hours of operation:Monday Friday: 8am to 6pmSaturday: 8am to 2pmSundays: Closed

Able Appliance in Kansas City, Missouri started out in 1983 with just one technician. Since then we have grown toa family of sixteen repair technicians available to help you. Able Appliance Kansas City technicianshave over 100 years of combined experience in all aspects ofappliance repair andareheld to the highest standards of quality. Many businessescome and go in this industry but it takes great service and experienceto stand the test of time.With over 20years in business, we have a lot of satisfied customersand you can read thegood things our customers say about us.

Sep 24, 2019

John did an excellent job fixing my ice maker. He was very prompt and found the problem. He ordered the part and returned the same day to install... view more

Sep 24, 2019

My ice maker and water dispenser on the door wasn't getting enough water to work properly. John found the problem and ordered the part. He... view more

Sep 24, 2019

9/6/19 Service Call

When it comes to knowledge, courtesy and helpfulness your technician, Dave, is unbelievable! Parts are no longer available for our antique Whirlpool... view more

Sep 20, 2019

Once again a shoutout to Mark for the great service, and for the quick turnaround on an appointment to get my refrigerator back in full working... view more

Sep 20, 2019

The refrigerator was slowing down on its workload, not quite getting the job done. . . still working, just not at full capacity. I made an after... view more

Use one of the coupons below for $10.00 off you Appliance Repair, or 10% off if you are a senior citizen.

Able Appliance Repair serves the following Missouri and Kansas communities: Argentine, Avondale, Belton, Blue Springs, Bonner Springs, Brookside, Claycomo, Dearborn, Edwardsville, Fairway, Farley, Ferrelview, Gashland, Gladstone, Grain Valley, Grandview, Greenwood, Harrisonville, Houston Lake,Independence, Kansas City, Lake Lotawana, Lake Waukomis, Lees Summit, Leawood, Lenexa, Liberty, Merriam, Mission Hills, North Kansas City, Northern Heights, Northmoor, Oakwood, Olathe, Overland Park, Parkville, Platte City, Platte Woods, Plaza, Pleasant Valley, Prairie Village, Raymore, Raytown, Redbridge, Ridgely, River Bend, Riverside, Roeland Park, Rosedale, Shawnee Mission, Stanley, Sugarcreek, Tracy, Turner, Waldo, Waldron, Weatherby Lake, Westport

We provide service for most makes and models of refrigerators, freezers andfront and top loading washers, dryers and dishwashers.

We alsorepairgarbage disposals, ovens/ranges, ice makers, furnaces, air conditioners and air cleaners.

Please visit ourAppliance Repair Kansas City,Heating and Coolingpagesfor more details on our services.

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Additional Discounts Given For:

Scheduling when we are already in your zip code. Rooms that require no furniture moving. Traffic area cleanings only Senior citizens

Plus many more for first time customers

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Be Another Satisfied Customer"My mother has recommended you. By far the best carpet cleaning we have ever had."

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"Thanks for the cleaning you did in our office. You really surprised me with the results. The carpet looks new again."

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"The service tech you sent us was great. He was able to remove stains that my previous cleaner never could. "

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Massachusetts Carpet Cleaning

The Maids of New York Referred for a Reason

There are plenty of cleaning services in New York, and some of them do a fine job. But do those cleaning services have a proven process for getting your home clean and making it a healthier place to live? We do! Our 22-Step Healthy Touch Cleaning System ensures your home will be healthy and clean because it's an action plan we use with every service we offer. The Maids also brings a whole team of cleaning experts for the most efficient cleaning in your home.

When you need a maid service in New York, why should you choose the teams from The Maids? We know clean, and we know healthy because we have decades of experience in thousands of homes. We use commercial-grade vacuums with HEPA filtration to capture up to 99% of all dust and allergens, and we even disinfect commonly touched areas to prevent the spread of germs. We also rely on the experience and cleaning power of Mr. Clean.

House cleaning in New York is a whole new ballgame with the extra muscle of our exclusive partner, Mr. Clean. Once you experience the superior cleaning of The Maids and Mr. Clean in your home, you'll understand why 96% of our customers in New York and beyond refer us to family & friends. Why trust your home to just any residential cleaners when you can get the healthy cleaning power of two of the most recognized names in the industry? Give us a call today!

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House Cleaning & Maid Service in New York | The Maids

There are numerous reasons why someone might use a professional house cleaning service and costs of such vary depending on those reasons. But, whatever the reason, there is a house cleaning package out there that fits your needs. Some people may just need a little help maintaining their homes appearance to ensure it is always company clean. They want to be ready should unexpected guests stop by.

Most companies who provide such services offer flexible plans and are more than happy to customize their services to suit your needs. Most offer a basic plan which covers a quick clean-up. Such a basic service might include vacuuming and dusting, tidying the bathrooms and cleaning sink, toilet and shower or bath areas, and sweeping or mopping hard floors. The terms for such a basic plan will be spelled out in detail in the contract to ensure there are no misunderstandings between customer and service provider.

But what are some of the situations that might motivate a person to turn to a professional cleaning service for help? The list below covers some such situations. Perhaps one of these fits your circumstances as well.

These days it is not unusual to find both husband and wife working outside of the home, at least on a part-time basis. In fact, in todays economy, it is almost a necessity just to make ends meet. This true whether there are children in the household or not. In addition to need, many husbands and wives have trained for and enjoy a chosen career that demands much of their time and requires that they be away from home for long periods of time.

Maintaining such a career can be very demanding in and of itself. Having a house that needs to be maintained just add to the stress level. This is a perfect example of why one might turn to the services of a professional house cleaner for help. By having a cleaner come in once or twice a week, or even bi-weekly, a working profession can eliminate much of the stress and burden of coming home after a hard day at work only to face an evening of cleaning. Add the element of children with homework or soccer and dance lessons and you can see the time crunch they face. When is there time to relax in such a scenario?

A professional cleaner can offer tremendous relief to those trying to function under such circumstances. By arranging for a cleaner to vacuum and sweep once or twice a week, wipe down kitchen counters and appliances, unload the dishwasher, give the bathrooms a quick cleaning, and dust, they free up that time. It allows them to catch their breath or interact with the kids or their mate. That is money well spent!

Another situation that lends itself to using a house cleaning service is when the homeowner or customer is elderly or handicapped. Unfortunately, with aging comes creaking or brittle bones, arthritis or knee and hip problems that make it difficult, if not impossible, to keep the home clean. A regular visit from a house cleaner is the perfect solution. Most cleaning companies offer services tailored to just this situation. So spare those aching joints and let a professional do the bending and reaching!

Many people, especially those who live in colder climates, decide to buy a vacation home in a warmer location for their retirement years. For some it is to escape the cold northern winters, but most also see it as an investment. The dilemma is what to do with the property during the months they are not using it. Most rent the property out as a vacation rental. In such a case, it needs to be well maintained even when the homeowner is absent and thats where a cleaning service comes in. They can keep the home well maintained and ready at a moments notice for any renting guests.

Having a home cleaned regularly extends the life of the property. It prevents damage to carpets from gritty dirt or sand, and prevents bug infestation as well. In the case of a vacation rental, cleaning arrangements may vary. Some want just a basic cleaning during periods the home is empty and perhaps a more thorough cleaning when guests are scheduled.

Another scenario in which a house cleaning service is often called in is when a homeowner is preparing their house for sale. Usually prior to putting it on the market they want a very thorough cleaning. This is a special arrangement and is going to cost more than standard cleaning services. It may include such additional services as stripping the kitchen floor or polishing wood floors. In addition, the homeowner may want such extras as carpet shampooing, window cleaning or wall washing.

Such a cleaning package is usually a one-time deal and well worth the expenditure. Sometimes we, as homeowners, dont realize the wear and tear to our home that comes from daily living. We become so accustomed to seeing our home that we tend to be blind to its flaws. We may not notice how badly the kitchen cabinets need a scrubbing, or how those beautiful natural stained six-panel doors need cleaning and oiling. Have you looked at your ceiling fans lately and seen the dust build-up?

The point is, sometimes you need to borrow someone elses eyes in order to see your home the way others such as a potential buyer may see it. A cleaning service representative is happy to be those eyes. They will do a walk-through with you and assess your homes needs, and then work out a plan that addresses those needs. It can make a major difference in how your home shows in the end and in the length of time it takes to get that home sold.

The above are just some of the situations that call for the help of a house cleaning service. You may fit one or more of these categories, or have needs unique to your own personal lifestyle or schedule. Whatever the situation, the solution begins with a phone call. Discuss your needs with a professional and let them help you make your life more manageable!

This article appeared originally on our House Cleaning Service Page

Are you someone that is trying to maintain a clean piece of property but dont know where to turn? A lot of the time when you look into a service that does cleaning its hard to learn what they can do for you because there are a lot of ways to get a place clean. When we do our work, we are able to help you to easily get everything looking great for whatever reason you have. Whether you want an office building cleaned up by a trained janitor or your homes walls wiped down were able to offer a wide range of cleaning assistance. Read the rest.

Finding the right janitorial services for your organization, company, or even home may not seem like a big deal. However, if you skimp when seeking cleaning services, you are likely to become disappointed with the results. Having a cleaning crew that shows up promptly, attends to their job, follow instructions, and doesnt do any damage are what you need in a professional janitorial service, that is exactly what we provide. Read the rest of the article.

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Cleaning Service - Maid Services NYC | House Cleaning NYC

Kitchen cabinet refacing ideas Based on Kitchen remodeling Ideas, cabinet is where you spend around 40% of your budget on overall kitchen remodel. Average cost can up to $8,600 for typical normal kitchen model. You should think twice before deciding to remodel your kitchen. Why not just reface it?

Kitchen cabinet resurfacing is basically a replacement of the cabinet face or surface that are doors, drawer, fronts and also hardware like hingles, handle and pulls. The practice may include applying a new veneer over the old surface of the cabinet.

If you can just reface your old cabinet, why are you thinking to changing the whole part of the old one. Of course, it can save you a lot of money! If you just tired of its look, refacing is the best option for you. But if you think your cabinet need more upgrade in utility, remodel can be an option.

Before thinking to throw and demolish the whole part of your old kitchen cabinet, take a second to see whether you can do something to make it looks different way or not. If you can just make some modification, why bother to destroy the whole part! Here are some DIY kitchen cabinet refacing ideas:

Basically there are two major cost you should aware of before refacing the cabinet that are the cost of professional and materials. And of course, compared to the whole remodel, refacing cost less than remodel.

The cost of professionals is around 50% of the cost of a new custom cabinet installation. The cost of professional refacing for typical 10 by 12-foot cabinet begin at $1,000 to $3,000 for laminate veneers, but for real wood veneer, it can go around $2,500 to $6,500. Then the hardware can cost $10 to 100$ depend on what style and how luxury you want to make.

Cabinet refacing costs about40 to 50 percent less than a full kitchen. So anaverage size full kitchengenerally costs$12,000 to $20,000while a refaced kitchen of the same size is usually$7,000 to $10,000.

Before refacing your cabinet, make sure you define what kind of result do you want. Here are some picture of Kitchen Cabinet Refacing for your reference and inspiration:

Small Acrylic European Laminate Modern Kitchen in New York is a masterpiece made by Berceli Interior Remodeling. This contemporary kitchen looks gorgeous and luxurious by the marriage of glossy looking marble and soft color of wood veneer. The glossy effect in the cabinet door can be achieved by applying the glossy wallpaper.

Conclusion

Refacing cabinet is a cost saving option to refresh your existing cabinet to radically look better. If your old cabinet is still in a good shape, refacing it is the best choice. You can overwrite the old surface by using new veneer or wall paper, besides new hardware and accessories can make it looks better.

Make sure you do research before refacing your cabinet! hopefully you find this article helpful, please share and thank you!

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30++ Kitchen Cabinet Refacing Ideas Pictures, Refacing ...

Tree Removal Cost

The average cost to remove a tree ranges from $100 to $1,800 with most homeowners spending about $700. For small trees up to 30 feet high you can expect to spend $250, for trees between 30 and 60 feet prices range from $300 to $700, and to cut down large trees over 60 feet costs between $700 and $1,800. Pricing depends on the height, diameter, condition, location, and the type of tree.

The average cost to cut down a tree is between $355 and $1,110 mainly depending on the height of the tree and the complexity of the job. The reason for the variance in work and costs involved is because of the unknown elements in the trees condition and how it will respond in the event of being cut down.

The average cost of tree removal is $700 per tree. Tree removal is based on a price per foot, with average costs being $12 to $13 per foot. The most common size classifications are as follows:

Consider hiring an arborist to confirm the need for tree removal. Many times trees can be saved with the right care.

If you're looking for exact prices for tree removal near you, submit a few details about your project and receive 5 free personalized estimates from professional tree companies in near your location on HomeGuide.

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The biggest aspect of tree removal cost is based on a trees height.

The average cost to remove a small tree up to 30 feet tall is $100 to $300. Small trees will be the easiest (and least expensive) to remove, and in the case that you just want the tree off the property, it should only take one person. Examples of small trees include:

It will cost approximately $300 to $700 to remove a medium tree ranging between 30 to 60 feet in hight. Some examples of trees that fall in this category are:

The average cost to remove a large tree reaching 60 to 80 feet in height is $700 to $1,100, being more expensive to remove because of the additional high-powered machinery required for its removal. Some trees that fit this pricing category are:

A very large tree can be over 80 feet tall, costing $1,100 to $1,800 to remove. As the tree height increases, your specialist will add more people to the team, with some of the taller trees needing four people onsite to do the work. Some trees of this height are:

Be aware that local government has restrictions placed on tree removal, with permits required to remove trees with a circumference any larger than about 60 inches or taller than ten feet. Permit approval is based on whether or not the tree in question is a threat to the area or your home.

If you want the tree transplanted to another part of your property, there may be two workers on the job to make it faster, and the service to move a tree to a new location will add another $100 to $150 to your final cost.

The average fallen or dead tree removal costs $100 to $600 which is about 1/3 of the removal cost compared to a tree that is still standing. Removing a tree that has already fallen will normally be a cheaper project than removing a tree that is still standing because the precautions for the workers and the structures on the property are not as significant a concern. Depending on the length of the tree, its diameter, and the number of branches, there may still be a significant amount of work involved.

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The average price of removing a full-grown tree is $650 to $1,100 depending on the type of tree and it's height. An old Oak tree costs $950 to remove on average, a Pine tree costs $1,100, and the cost to cut down a Palm tree is around $650.

Depending on the age of the tree and its actual height and diameter, these prices will vary, but following is a chart for removal of some of the more common trees using their fully-grown dimensions and the average resulting costs:

In general, most trees dont have tremendous variance between their height or diameter when comparing two trees of the same age growing in similar conditions and climate. One exception to this is the palm tree, and depending on the variety, its weight will be between 100 and 1,000 lbs. per trunk foot, thereby increasing the removal cost considerably.

California and other states ban the removal of oak trees unless they pose a safety or health risk. It will cost approximately $950 to remove and oak tree thats 80 tall and 26 wide, weighing 3.9 tons.

Pine trees can leave the soil in an acidic state after removal. Add lime to change the pH level of the soil while it rests over the rest of the year. It can cost about $1,100 to remove a 90 tall and 2 wide pine tree weighing 10 tons.

Depending on the variety of palm tree to be removed, its weight will be between 100 and 1,000 lbs. per trunk foot, thereby increasing the removal cost considerably; but in general, a 35 to 60 tall and 9 wide palm tree will cost $650 to remove.

Cottonwoods, aspens, and balsam poplars root systems, rhizomes, are invasive, and homeowners are usually eager to remove them. Growing to about 90 to 115 feet, it will cost about $1,100 to $1,800 to remove one.

Popular as ornamental trees, maples come in all sizes but can grow up to 100 feet tall, and large poplars can cost about $1,100 to $1,800 to remove.

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Tree removal is one of the more standardized services from a pricing perspective with a core set of variables governing the main pricing factors. The average cost of tree removal doesnt include a host of possible additional costs attached to a trees diameter, condition, and location.

The taller the tree you need removed, the heavier it will be, and as a result, the higher the risks are for potential damage to those working on its removal, as well as any property nearby. Mitigating those risks is a crucial component in the planning and execution of the removal of your tree, and it normally requires more equipment and people to get the work done.

The thicker the trunk, the more sections it will need to be cut into once it has been cut down. In some cases, a shorter, thicker tree could take more time and money to remove than a taller, thinner one because of this. A tree trunk diameter is usually measured at what is called chest height, which is usually 4.5 feet off the ground and rounded up to the nearest half inch.

The condition of the tree will need to be established to work out what the plan will be to remove the tree, and final costs. The type of things your specialist will look at include the following:

Trees can become a hazard on your property once they are diseased or dying, as they can attract termites and rats, reduce your curb appeal, spread disease to surrounding trees and shrubbery, or fall and cause damage to property and people.

Because of all the variables mentioned above, it is possible the specialist will want to do a closer examination once onsite to establish a plan of action for dealing with the tree before giving a quote.

The trees location will have an impact on the price for several reasons, including potential damage to nearby property when it is cut downif there is a chance for it to hit your home or any other buildings, special considerations will need to be taken, including the use of cranes and other equipment. Another potential impact to the price is if it is near or tangled in a powerline or any other utility lines, or which could pose a threat to the utility lines as the tree is being removed.

Call your local power company to see if the branches proximity to the lines qualifies for the service to be carried out by them.

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If removing trees from a larger area of land, tree clearing per acre ranges from $1,500 to $3,000 on lightly wooded lots and between $3,790 to $6,710 for a heavily forested acreage.

Once the tree has been cut down, you will need to decide if you are okay with the stump remaining on your property. Tree stump removal costs can range from under $50 if you do the work yourself to as much as $800 for a stump with a significantly large diameter that needs grinding.

Tree stump removal is not usually included in the price to remove a tree from your property. In addition to the stumps diameter, prices will increase when the stump has an extensive root system, is in tightly compacted earth, or is in a location that is difficult to access. Following is a list of some common methods for removing tree stumps:

Many times the price to cut down a tree may not include the cost of removing the debris from the property. There may be a difference in the price to haul the wood away and dispose of it ($50 to $100), versus chipping it onsite ($75), depending on the amount of wood and your location.

At $70 to $150 per hour, the limbs of your cut down trees can be chipped rather than hauled away. The tree removal contractor may have a chipper and include this service in his price. Alternatively, some local governments offer free chipping and use the chips in local parks.

If you have a fireplace or a wood-burning stove in your home, or any other need for the wood that has been cut down, your tree specialist will typically offer a service to split the logs onsite for $75 to $100.

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In addition to removal, you may need trimming, cutting, and pruning of your trees which ranges between $95 and $1,100 or more depending on the job size and requirements.

Tree trimming costs between $250 to $500 on average depending on the height of the tree and how many branches need to be trimmed. This table shows the average costs for tree trimming, from smallest tree to tallest tree.

Tree pruning and branch removal costs $98 to $173 per hour, with an average cost of $428 total. Compared to trimming, pruning is a more precise operation and is carried out using hand tools as opposed to electric or gas-powered tools. If doing the work yourself, your initial investment in the necessary tools will total between $260 and $350. [1],[2]

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Tree removal prices range from $200 for a small tree ($500 for a medium-sized tree (30 to 60 feet tall), $900 for a large tree (60 to 90 feet tall), and up to $1,800 for a huge tree over 80 feet tall.

According to Esurance, If an otherwise healthy tree damages your home as a result of a windstorm, lightning bolt, or even a car colliding with it, dwelling and other structures coverages may help pay to repair any damages to your home. This coverage also includes separate structures on your property, including sheds, carports, and more. You should have your trees inspected after any major storms in your area, especially if your home or any other structures on your property could be hit if a tree fell. A visual inspection will typically cost between $150 and $200.

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In order to save money on tree removal:

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As with any contractor you wish to bring to your property, you should look for contractors that have high reviews, are in good standing with the Better Business Bureau (preferably with an A/A + rating) and who can show you some before and after examples of the work they have done with trees similar to yours. Also, because of potential risks to your property structures, you will need to make sure they are insured and bonded.

Get free estimates on HomeGuide from trusted tree removal companies:

Get free estimates

[1] remodelingexpense.com

[2] manta.com

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2019 Tree Removal Costs | Prices To Cut Down A Tree By Size

How much does it cost to remove a tree near me?

It will cost anywhere between $50 to $1,500 to remove a tree. Contact at least three tree removal experts near you to gauge your area's price points.

Expect to pay between $50 to $200. This should be easy to price out.

Budget for more than $1,600. Large tree removal is a significant project - the price will increase if the tree is close to your house.

If the service pro you hire cannot help, consider checking out the Arbor Day Foundation's Trees Section for affordable options and tree giveaways.

While the trees in your backyard are good for the environment and look beautiful, they could present a danger to your home under the wrong circumstances. If you live in an area where fires are common or a rotted out tree is threatening to fall over, you'll need to have one or more trees removed, and this task is beyond the capabilities of the average homeowner.

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Top 10 Tree Removal Services Near Me | Free Reviews ...

Our Top Small Bath Makeovers

In a small space like a bathroom, every detail matters: The right wall color, tilework or lighting can transform a dull, dated bathroom into a bright, stylish retreat. See how HGTVs top designers revamped these petite baths.

After the redesign, a floating vanity adds tons of visual space, while new lighting above the mirror is reflected throughout the room.

With a dark wood cabinet and tile walls, this basement bathroom felt dark, dated and confining.

After the renovation, the bathroom looks brighter and much more open. Light blue walls create a calming effect, and with overall less clutter, the entire space feels larger.

While tearing down a wall to add a shower, the homeowners decided to update the tile with a white version that reflects light in the room, making the space appear bigger.

Old tiles, outdated wallpaper and a shower and tub combo weren't doing this guest bathroom any favors.

After the makeover, this guest bathroom seems much more spacious with a full glass shower, new white floors tiles and a floating vanity.

Poor lighting and an almost monochromatic color scheme make this bland bathroom feel dark and depressing.

Gray penny tiles that flow beautifully from the shower into the rest of the stunning bathroom keep the room from looking blocked off, making the space feel much more open.

Although vertical stripes can sometimes trick the eye into thinking a room is larger than it is, the wallpaper in this bathroom only looks dated and dull.

A great alternative to the vertical-striped wallpaper is stunning mosaic tilework laid vertically on the entire bathroom wall.

Pink tiles and dark brown accents were the major offenders in this dated disaster.

Black tiles made this bathroom feel cramped and way too dark.

After a major redesign, this contemporary space boasts a stunning tub, brand-new vanity and custom-built shelves that make the most of the space.

A strange layout and dated fixtures make this bathroom feel cramped.

In the redesign, a new layout makes more sense and gives the bathroom a more pulled-together look. New tiles give the space a contemporary feel.

The green bathtub said it all in this cluttered space. It was way past time for a makeover.

Hosts Drew and Jonathan Scott swapped out the green tub for a pretty green shower curtain. New floors and white wainscoting give this bathroom a classic look.

A bright aqua tiled tub takes over in this downstairs bathroom, while the white shower curtain cuts up the room, making it appear smaller.

Because the room is more cohesive with a warm color palette and brass fixtures, the entire space feels larger.

Though white can often make a small space feel larger, this petite powder room was in serious need of some color.

A new paint job, as well as brand-new flooring, completely transformed this once-dull space.

As the only bathroom in the entire house, this boring space definitely needed an upgrade.

After an amazing makeover, which included expanding the space, this bathroom includes a walk-in shower and stunning quartz countertops.

This sad before called for a creative eye and a lot of work.

It's hard to believe this is the same small, empty space. Host Nicole Curtis added new fixtures and stunning white wainscoting which adds visual interest and reflects light within the space.

Because the paint color was too intense for the space, this bathroom felt even smaller.

A soft, neutral paint color instantly lightens the space, making it feel larger, while fresh flowers add a cheery vibe.

This small guest bathroom felt extremely dated with old fixtures and faded paint.

After the makeover, the space looks relaxing and spacious, with new floors, a calming color palette and improved lighting.

A white vanity plus a cream-colored wall equals one boring bathroom.

The bulky cabinet mirror was replaced by a sleeker version, while new lighting and paint keep the entire space feeling bright and more open.

The tiles in this tiny bathroom didn't seem to coordinate with the space, and the overall look was far too boring.

As seen on HGTV's Buying and Selling, the tiles were replaced with beautiful new wainscoting, while a simple basket easily adds needed storage.

Link:
30 Small Bathroom Before and Afters | HGTV

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Published: March 2012

The master bathroom is supposed to be your own private escapea place to pamper yourself, to preen. So why are you always in such a hurry to leave yours? Maybe its the pink-and-white tiles. Or the perpetual beads of water on the ceiling. Or the way the entry door slams into the toilet.

If your would-be sanctuary is a major sore spot, youre not alone. Bathrooms are second only to the kitchen on peoples wish lists of rooms to remodel, especially since the current economy-induced deferred maintenance has pushed so many past their 20-year lifespan. At that age, bathrooms really start to get tired, says Art Donnelly, president of Legacy Design Buildin Mount Sinai, New York. Leaky toilets, grimy grout, loose tilesyou name it, its probably an issue.

Given the complexity of bathroomsmultiple components in a compact space, not to mention all that waterdoing the project right is a challenge. (See Remodeling Dos and Don'ts.) On a cost-per-square-foot basis, bathrooms are one of the most expensive spaces to remodel. But that doesnt mean you have to spend a fortune. Thats where Consumer Reports Bathroom Remodeling Guide comes in. Our product testers have spent months rating the latest toilets, sinks, countertops, and other bathroom essentials to separate the winners from the also-rans. Weve also interviewed designers, contractors, and real estate pros nationwide to find out what to includeand what to skipon your bathroom-remodel wish list.

How much should you spend on your master bathroom? A rule of thumb is that the total projectincluding materials and installationshould cost no more than 5 to 10 percent of your homes value. The National Kitchen & Bath Association (NKBA) puts the national average at about $16,000. Another guide is Remodeling Magazine's Cost vs. Value report, which compares the average cost of various renovation projects with the value they retain at resale. In 2011-2012, mid-range bathroom remodels cost an average of $16,552 and recouped 62 percent, while upscale bathroom remodels cost an average of $52,249 and recouped 56 percent. Heres how the NKBA breaks down the budget for a typical bathroom remodel:

Labor: 20 percentCabinetry and hardware: 16 percentFixtures: 15 percentFaucets and plumbing: 14 percentCountertop: 7 percentFloor: 9 percentDoors and windows: 4 percentWalls and ceiling: 5 percentLighting and ventilation: 5 percentDesign fees: 4 percentOther: 1 percent

These details arent necessarily cheap, but if theres room in your budget, they can help turn a good master bathroom remodel into a great one.

1. Radiant flooring. This heating system will not only keep your floors warm underfoot on cold mornings, it will accelerate drying, reducing the risk of slips and falls.

2. Stain-resistant grout. Though it costs more than traditional grout, stain-resistant formulas cut down on tedious cleaning. Thinner, darker grout lines can also help.3. Skylights. Natural light is desirable in any room, but for bathrooms located deep within a home, windows may not be an option. A skylight is an excellent way to flood a room with sunlight, assuming its on the top floor of your home.4. Heated shower mirror. A fog-free mirror makes it easy to shave or remove make-up in the shower. Thats particularly helpful in master bathrooms with a single vanity.5. Framed mirrors. Besides the fact that wall-to-wall mirrors have become pass, framed mirrors present a design opportunity. Match the profile of the mirror frame with the moldings for a coordinated look, or choose something very different to create a focal point.

While a thousand dollars may not go as far as certain remodeling shows on TV would have you believe, it can actually do a lot. Thats especially true if your space functions wellno leaks or loose partsbut is in need of a facelift. Here are a few ideas to consider:

Master bathrooms get the most remodeling dollars, but homes typically have one or more other bathroomsor else their owners wish they did. Here are a few key considerations if youre renovating or adding a kids or guest bathroom or powder room to your home.

Powder roomsThese compact spaces are often tucked into nooks in the home, such as converted pantry closets or the cavity beneath a staircase. Theyre all about economy of space, though the best examples also emphasize design. This is not a high-traffic room, so function is not as important as the wow factor, says says Elizabeth Goltz, owner of Design by Orion in Kansas City.

Streamline the design. A sink and toilet are the only must-haves in a powder room. A round toilet bowl takes up less room than an elongated one, which may be worth the compromise in comfort that some users will experience. Consider a pedestal sink instead of a bulkier sink/vanity combination.

Be adventurous. Design treatments that would look over the top in other parts of the home are fine in the powder room. Deep dark hues, such as burgundy and eggplant, play well in these small spaces. Not that adventurous? Limit dark hues or unusual colors to wall paint. Pricey materials such as vessel sinks, custom floor patterns, and stone counters wont be as hard on your budget because you wont need as much as you would in a larger bath.

Splurge on the accessories. With so few accessories to consider, you can spend more on those you do need. Invest in the faucet, says Carolyn Cheetham, president of Design Works by Cheetham in Alberta, Canada. Its an opportunity to bring something fun and sculptural into the space. Also, consider matching the faucet finish to other accessories in the space, such as the towel ring, mirror frame, and light fixture.

Kids and guest bathroomsA second bathroom, be it for the kids or overnight guests, is expected in all but the smallest homes. If youve bought a home without one (say a 1950s split-level), it should be high on your wish list. To get the job done right, follow these recommendations.Focus on durability. The surfaces and fixtures will likely get lots of wear and tear, especially if children use the room. Plastic laminate flooring and countertops are durable and inexpensive, plus the kids likely dont care if they have high-end materials. As for fixtures, you still want high-quality construction, including all-brass parts and a PVD (physical vapor deposition) finish that resists scratches, but go with basic chrome, rather than pricier nickel or bronze. On the walls, choose an interior paint that resists mildew.

Dont forget the bathtub. You might not take baths, but every home should have a bathtub. Even when master bathrooms had whirlpool tubs, it was still customary for the secondary bath to have a tub, usually in the form of a shower/tub combo. A one-piece molded acrylic unit can cut down on cost and maintenance compared to one thats tiled.

Remember ventilation. A bathroom fan is critical in high-traffic bathrooms where the shower is going all morning. And since kids cant always be trusted to turn the fan on and off, spend more on a model that uses humidity sensors to operate the fan on its own.

Original post:
Bathroom Remodeling Guide - Consumer Reports

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