Home Builder Developer - Interior Renovation and Design

Reputation: 331

Recently, I poked my head in the attic and noticed two pipes. What's the best diy way to insulate them from freezing? Can I just wrap batting or spray foam them? I really don't want to install something that requires wiring or anything electrical to protect them. Thanks for your help.

Reputation: 484

Hi FW, Yes, you can just wrap them with insulation or you can snug some insulation down on top of them, over them. If they are near the ceiling, they will benefit from the warmth that rises from the living space below and the insulation will serve as a blanket.

Reputation: 16288

If your attic has pipes carrying potable colder hot water in them, and you live in a climate where attics often have freezing temperatures, I would first be somewhat surprised and I would recommend asking a plumber to investigate if there was a way to eliminate these runs -- unless you resort to heated pipe tape these pipes WILL burst when you are away from home, the water is stagnant, the weather is especically cold. Very very bad...

There are devices that can be plumbed into lines to force circulation which would greatly reduce odds of freezing, similarly you could increase total insulation in attic (which is pretty nearly always a really good idea) so that warmth from living space tends to surround pipes, or you could start planning for fixing the problem.

Location: Knoxville

Reputation: 4431

If they are waste/vent pipes (the ones that go thru the roof), don't bother.

Location: Grosse Ile Michigan

Reputation: 18305

IN any event, the easiest way to insulate pipes is to buy pre-shaped pipe insulation pieces for the size of pipe that you need to insulate. You cna get them at any home inprovement store. These are foam tubes with a slit in one side. To insulate a pipe, you cut the tube to length, open it up and slip it over the pipe - done. You can tape the joints on long runs if you wish, but it is not really necessary. You may have to do a bit of work to handle corners and joints, but it is not hard. You can also just wrap and tape the coners and joints if you want the easy way.

Location: NE CT

Reputation: 694

If they are water pipes you should find out what they service and why they are in the attic. This is very unusual to have water pipes in the attic unless you are dealing with an old Victorian home with a third floor that had servants quarters.

We really need more information here. When was your house built? What style is it. A walk up attic or a crawl space attic with those pull down stairs. Are there floors or just joists filled in between with insulation.

To find out if there is water in them, test by running several different things separately. First try a sink, then another, then a shower and then a bath tub, etc etc. You will hear the water moving through the pipe. If you try everything and don't hear any water moving through the pipes, they aren't working water pipes or they don't service water. Could it be a one inch gas line? Be careful with those so as no to kink them. Gas won't freeze so no problem there.

Reputation: 331

I saw two pvc pipes and assumed they're plumbing pipes. I live in the south and read where it's common for plumbing pipes to go through the attic here since there are fewer freezing days than in the north, where plumbing pipes run through heated areas.

The house is five years old. No gas lines. The attic has joists with insulation in between them, so no attic floor to easily walk across. No attic stairs, so I use a ladder. I need to look and see whether the pipes go through the roof. I thought waste would go down and out of the sewer lines and not through the attic. Never heard of sewer gas before.

Location: Knoxville

Reputation: 4431

As far as the attic not getting cold...I would suggest going up in an attic when it is below freezing sometime. It is very cold it attics. While heat does rise, the attic insulation keeps the heat inside the house. I have been in attics where I could see my breath when I was walking around.

If the pipes in the attic are water supply, they will likely be no larger that 3/4". The white PVC pipes you saw, are most likely waste/vent pipes that go thru the roof. You don't have to worry about those freezing.

Location: NE CT

Reputation: 694

Quote:

The white PVC pipes you saw, are most likely waste/vent pipes that go thru the roof. You don't have to worry about those freezing.

Location: Grosse Ile Michigan

Reputation: 18305

Quote:

As far as the attic not getting cold...I would suggest going up in an attic when it is below freezing sometime. It is very cold it attics. While heat does rise, the attic insulation keeps the heat inside the house. I have been in attics where I could see my breath when I was walking around.

If the pipes in the attic are water supply, they will likely be no larger that 3/4". The white PVC pipes you saw, are most likely waste/vent pipes that go thru the roof. You don't have to worry about those freezing.

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Originally posted here:
Insulating pipes in attic (floors, roof, heat, drains ...

(Nebraska City) -- Firefighters from Nebraska City battled a fire inside an older residence Friday morning.

Firefighters were sent to a house located at 1606 5th Corso shortly after 8 a.m. Nebraska City Fire Chief Alan Viox tells KMA News smoke was coming from the structure's roof upon arrival.

"When we got there, we had some light smoke coming from the structure, itself, and through the roof," said Viox. "When we went up into the house to investigate, and our 360-degree walk around, we saw fire in a bedroom that was on the west side of the house. It was more of a bedroom that wasn't used anymore--they don't have kids there anymore. It was used as a storage area, but it was still classified as a bedroom."

Viox says fire was climbing an interior wall upon arrival, as well. He says the house sustained considerable damage.

"On the interior walls, it was an older house," he said. "It was a balloon frame construction house. The fire started on an interior wall, went up through an attic. Structurally, it's still there, but there was some fire damage to the rafters in the attic. So, basically, it's probably 30% damaged from the value of the structure, I would guess."

Viox says it took firefighters approximately 45 minutes to bring the fire under control. A preliminary investigation determined the cause of the fire was electrical in nature.

"Somebody had done some remodeling through the years," said Viox, "and actually drove a nail through the wires that went to a receptacle in a switch. Over the years, it just finally shorted out, and that's where the fire started."

The State Fire Marshal's Office has been called in to conduct a full investigation. Viox says the house's two occupants escaped without injury. Firefighters were at the scene for more than three hours.

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Fire damages Nebraska City house - KMAland

Prepping your house for sale is necessary to get top dollar, but dont sink too much into a property thatll soon not be yours. Recouping some of those funds at closing is ideal.

Aside from general house cleaning, organizing and staging, here are some top midrange home improvement projects that yield the best return on your investment, according to Remodeling Magazines 2017 Cost vs. Value Report:

A home thats warm in the winter and cool in the summer is often taken for granted, but not every house is insulated properly. If you suspect yours has issues, have an insulation pro inspect the attic floor to make sure its sealed to prevent air leakage. Then cover it with fiberglass loose-fill insulation until the proper R factor is achieved.

The R-value measures the insulations ability to resist heat traveling through it the higher the value, the better the performance. A minimum value of R-30 is recommended.

Cost recouped: 108 percent

If your entry door is faded or damaged, swap it out for a new version. Consider taking it up a notch by adding glass panels alongside or in the door. For a consistent look, try matching the new door with the garage door and/or the shutters.

Cost recouped: 91 percent

The classic look of stone is a top trend in todays market, and if youre able to incorporate the look in your homes exterior, itll be worth it.

There are a couple ways to get the look of a stone house, including replacing the existing vinyl siding from the lower portion of your homes street-facing faade. You can also use the stone veneer to highlight an archway or porch columns.

Cost recouped: 90 percent

If your kitchen is dated, certain updates can draw buyers. Potential buyers want to picture themselves cooking and enjoying the space; they dont care about your ceramic rooster collection or wine-bottle wallpaper.

Replace or reface the cabinet surfaces and hardware, and make sure appliances are energy-efficient and match. Replace laminate countertops with a neutral-colored granite or quartz and maybe update the floor.

Cost recouped: 80 percent

Its often overlooked, but the garage door has an impact on a homes overall appearance.

If youre stuck with a builder-grade garage door, upgrading to a more stylish model is worth consideration. You can choose from steel, glass, wood, faux wood or aluminum doors that come in modern, contemporary or classic looks. Most garage door dealers have software programs which allow you to virtually try on different options using a photograph of your house.

Cost recouped: 77 percent

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Upgrades that boost home's resale value - Fredericksburg.com

The Smith County Commissioners Court are scheduled to hear testimony on a junked property on Tuesday.

The property, at 16554 Echo Glen Drive in Precinct 1, is considered a public nuisance and a health and safety concern in its current state.

The property has tall grass, standing water and abandoned vehicles on it, said Phillip Smith, assistant district attorney for the civil division.

The Smith County Environmental Crimes unit has sent the property owner two letters, and the DAs office has sent another one, and the property owner has received a public nuisance ticket.

The property owners have been subpoenaed to come before the court, but the owners may not need to come if they resole the issues before Tuesday, Smith said.

County Judge Nathaniel Moran said its not often that environmental crimes come before the Court.

Its a process of that we dont like to engage in unless we absolutely have to, he said. We prefer a more informal means of enforcing the environmental statues, and we prefer to do that through the environmental crimes unit at the sheriffs office. We dont like it to get to this point, but sometimes we have to when folks done comply.

Moran said the process is for properties that rise to the level of a health and safety hazard for the community.

Its not that property looks junky - that does not rise to the point that we can deal with. There has to be a health and safety issue.

In other business:

- Commissioners will receive a presentation from the Texas Association of Counties Risk Management Pool regarding the 2016 Safety Award.

- The body will consider a resolution proclaiming July 29, 2017 as Dr. Gary E. Gross Day in Smith County to recognize his years of service to the community.

- A list of professional salvage yard licenses will be considered for renewal.

-Three vendors for sub-depository services will also be considered for renewal: Austin Bank, Southside Bank and First National Bank of Winnsboro.

- Odam Roth Construction and House Remodeling, LLC would be awarded the contract for the courthouse bathroom renovation project.

- The county will consider advertising for bids for the Big Eddy Road improvement project, or County Road 1261.

- Commissioner will consider accepting 25 donated microchips for the Smith County Animal Shelter.

The Tyler Morning Telegraph will attend the meeting. For updates as they happen follow @TMTFaith on Twitter.

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Commissioners to hold hearing on junked property on Tuesday - Tyler Morning Telegraph

If you read last months piece on multiple offer situations, or arent living under a rock, you know were in a sellers market. Even though buyers are competing with each other to buy your home, that doesnt mean you should leave money on the table by skipping some renovations that will bring you some serious ROI.

New windows

Windows are one of the most daunting things to repair mainly due to cost. If you have an older home with deteriorating windows, expect it to affect your sales price. Its an easy thing for the average buyer and their inspector to pinpoint as a problem. Whether youre replacing your older windows with vinyl or wood, youll likely get about an 84 percent rate of return.

Bathroom remodel

Bathrooms are what buyers focus on the most while looking for their dream home. Its got to be fashionable and functional. Since this type of renovation can be on the expensive side, its normal for buyers to seek out properties that already have updated bathrooms. You can rest easy knowing your bathroom renovation will give you roughly a 75 percent rate of return on your investment.

Curb appeal

The type of curb appeal youre used to hearing about is typically cosmetic landscaping. When it comes to real ROI on your renovations, weve got to go a bit further. Replacing your siding if its outdated, worn, or damaged will rake in an 87 percent rate of return on your investment. Roofs are a huge concern for homebuyers, so with a 74 percent rate of return, its a really good idea for you to complete a renovation on your outdated or damaged roof.

White Kitchen Interior with Island, Sink, Cabinets, and Hardwood Floors in New Luxury Home with Lights On

Kitchen remodel

The most common upgrades to make in your kitchen would be countertops, cabinets, and appliances. Countertops will increase the perceived value quite a lot but this type of renovation will cost you. Its important when choosing a new countertop to think about resale. Stick with a neutral color and pattern that complements the colors you already have in the home.

If your cabinets are falling apart and obviously in need of repair or replacement, its smart to do so prior to listing. If buyers see dilapidated cabinets theyll look for other problems in the house and that wont end well. On the other hand, if your cabinets are in good shape but the finish is outdated, consider hiring a professional painter to get a fresh new coat of paint on them. This will appear as though youve completely replaced your cabinets, though your professional paint job will have cost significantly less.

Appliances are the biggest bang for your buck. Stainless steel appliances are still king and you can find a complete matching set for around $5,000 in most cases.

Hardwood flooring

Hardwood is easily the most sought after flooring type amongst buyers. If you have it in your budget, and the value of homes in your neighborhood can carry that kind of upgrade, this renovation will surely increase the perceived and market value of your home.

If you already have hardwood flooring, having them refinished will make a huge difference to homebuyers. If you skip this small and very painless renovation, youll likely see a deduction in your sales price to reflect the needed repair.

Repaint

A fresh coat of paint is the easiest and most affordable way to transform your space. A bad paint job is worse than none at all, soId recommend hiring a professional painter to do this so that you arent creating more work for the new buyer.

Fixture upgrades

Updating fixtures is by far the easiest and most cost effective way to add value to your home. You can completely transform your home by upgrading plumbing and lighting fixtures, but going even further with new hardware and doorknobs will make a huge difference in the perceived and market value of your home. It goes without saying that when updating fixtures, its best to stick to the same finish, (i.e., brushed bronze, polished nickel, or brushed nickel are the most common options).

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Renovations with the best resale value - Post-Bulletin

Improving your home is an investment, and not knowing where to spend your money for the best value is a common issue for many homeowners. Its important to consider your needs in the present and plan for the future, as in, how will this improvement pay off in the end?

Knowing how to invest your money into your home is a valuable lessonliterally. Here are some high-value areas of your home in which to consider making improvements:

Outdoor Living After a Wisconsin winter, youll surely want to spend as much time outdoors as you can. If you enjoy being outside but you dont feel like you have a place to do so, consider upgrading your outdoor space with a deck or sunroom addition. Both add versatility to your living space and allow you to enjoy your yard in a defined entertaining space. In Milwaukee alone, homeowners found that a deck addition recouped 73% of its cost, per Remodeling Magazines 2017 Cost vs. Value report. If youre satisfied with your backyard but would like to add additional living space to your home, The National Association of Realtors found that adding a sunroom recouped anywhere from 70-80% of its investment. Not only are you adding space for your family with a deck or sunroom, but youre making an investment that youll see down the road if you sell your home. These are add-on items that not every home has, and their presence is attractive to buyers who will remember your home for its amenities.

Window Replacement If youre noticing a higher utility bill or your windows are looking outdated or damaged, investing in new windows pays dividends in the future. Replacing your windows not only has immediate value in reducing your energy costs and creating a more efficient home overall, but it increases the resale value of your home if you decide to sell. According to Remodeling Magazines 2017 Cost vs. Value report, replacing your wood windows in the Madison area has a 90% return on investment when selling your home. Not only are you keeping your home structurally sound by protecting it from the elements, youre creating an attractive feature to homebuyers who arent going to want to deal with replacing windows soon after buying a house. This is a summer improvement that isnt as high maintenance as changing your floorplan, but adds tremendous value to your home.

Bathroom Remodels Bathrooms are generally one of the most expensive types of home improvement projects. Theyre also areas where potential buyers can see if youve invested your money or not. If you have an older bathroom, its not only inconvenient for you to live with outdated features, but buyers also look at bathrooms as focal points of their potential new home and place a lot of value in its aesthetic. If you do want to make improvements, remodeling a bathroom in the Upper Midwest region brings returns of upwards of 60% on your investment, per the National Association of Realtors. Remodeling a bathroom is a sure-fire way to see your investment pay off in the future.

Investing for You and Your Future There are plenty of options to consider if youre looking to make improvements to your home during the summer season. Having the facts for a home remodeling project is important, but be sure to remember that its not just the future value of the project that matters, but the value youll get as a homeowner when youre enjoying your new space. If youre considering making an investment into your home, the experts at Tundraland can help turn your design ideas into a reality. They offer free, no-obligation consultations to plan your remodeling project with the guidance of knowledgeable professionals. Theyll help you create a space that youll enjoy with your family today, and the housing market will appreciate in the future.

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Invest in Your Home with a Summer Remodel - Fox11online.com

ONTARIO If all goes as planned, Saint Alphonsus Medical Center- Ontario plans to begin its $11 million remodeling project mid next week.

Plans to remodel a section of the hospital was first announced at the end of October 2016 and will soon be on its way to realization with a completion date set for summer of 2018.

The hospital will be finishing a pre-existing shell space that was built in 2002 and remodeling a 15 bed medical/surgical floor and former operating room area. The end result will be a 27 bed medical surgical unit and a six bed critical care unit.

Since the announcement was made, Ken Hart, president of Saint Alphonsus Medical Center-Ontario, said crews have been working on demolition and clearing out the pre-existing shell space for the last six months.

Previously, the shell space served as a storage unit for a number of years, where medical records were kept as well as office furniture and a number of other items. Since then, medical records have been shipped off to a Saint Alphonsus storage area, Hart said.

Interestingly, Hart added, the project will include remodeling three sections each which were built in different years into one unit. The shell space was built in 2002, while the operating room was built in 1959 and another section was built in 1995.

Once the project is completed, it will allow patients to be cared for on one floor, rather than two floors, which is the current status.

By placing patient rooms on one floor, Hart said it will allow the hospital to increase its efficiency and enhance the quality of care for patients.

Other improvements include modernized rooms with adequately sized bathrooms and noise-softening materials.

Some of our current patient rooms have a shared bathroom, which tends to be a patient dissatisfier, Hart said. When the remodeling is complete, each patient room will have its own private bathroom.

After the 27 bed medical surgical unit are completed, the plan is to eventually move surgical patients from the second and third floors to the newly renovated space. After patients are moved from the current surgical unit, the space will then be remodeled into an intensive care unit, Hart said.

We want to ensure each patient who enters through our doors is well cared for and has the highest quality of care possible, Hart said.

The project is said to be the final phase of a facility master plan, which was developed when the hospital became part of Saint Alphonsus Health System and Trinity Health in 2010.

Within the last seven years, over $50 million has been invested in Saint Alphonsus Medical Center - Ontario, which includes the construction of the Fruitland and Ontario Health Plaza and the remodeling of the maternity center inside the hospital.

After this phase of remodeling is complete, every patient room in this hospital will be brand new, Hart said.

Dan Cummings, community development director, said the remodeling of the hospital is quite the investment for the community.

Its a huge benefit to the community to have an updated hospital, and hopefully, it may attract doctors to live in this area, Cummings said. Those are the economics I see in this project. It also doesnt hurt to have an updated hospital. Nobody wants to drive 60 miles to get the care they need.

Cummings said a permit for Saint Alphonsus to begin construction is still in the review process, but plans are to hopefully issue it in the middle of next week.

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Project pending permit: Hospital plans to begin $11 million construction, next week - Ontario Argus Observer

TECUMSEH One of the reasons Orval and Pat Dale decided to update the narrow galley kitchen in their 1960s-era Tecumseh home was to have the open concept popular in todays modern style. Removing just one wall gave them a clear view not only into their dining and living rooms but also to their backyard deck and beautiful Lake Jivaro.

As for the other current kitchen-style trends, the couple went in the opposite direction.

Pat wanted wooden cabinets instead of popular white ones because she believed they gave the room a warmer feel. Instead of a seating area around an island, she had Levi Niedfeldt, of Custom Woods Products, design the front to look more like a piece of her dining room furniture. And though she wanted black appliances, she went with white ones because well, thats what they had already.

The refrigerator was practically new, Orval said. So was the dishwasher.

Im doing the opposite of what everyone else is doing, but youve got to do what makes you happy, Pat added.

PDQ Construction had remodeled the couples master bathroom in 2008. Because the Dales were pleased with the work, they decided to use them again for the kitchen project.

Pat started planning for the remodel in fall 2016. She went through the kitchen cupboard by cupboard while taking notes about what she wanted in her new space. By the time work was to begin, she had a three-ring binder full of information, right down to the color and style of light switches she wanted and the exact placement of the pendant lights over the island.

The more you think about it and do your homework, the easier it will come together, Pat said.

The Dales met with PDQ project coordinator Bobby Miller in November to compile the estimate. Project manager Rick Hudkins and his team started work in late January and finished just five weeks later.

The rich wood cabinets in the new kitchen include a custom-made vent hood over the stovetop, which was a last-minute change requested by Pat and created by Niedfeldt. A kitchen wall was styled to resemble an old-school butlers pantry. Pat was quick to point out details such as the built-in HVAC vent in one of the side cabinets, which she feels shows the quality of the work done by Niedfeldt.

The quartz countertops are a subdued gray tone with marbling that looks like granite. The backsplash is made from shades of tan stone, featuring a glass-tile border running through the middle and a special design for the stovetop area.

The new island contains the white cast-iron farmers sink Pat always wanted. Underfoot, the existing wood flooring was extended to account for the larger space.

After living with the finished room for a few months, the only thing Pat said she would change is the location of the kitchen faucets on/off handle. Otherwise, she and Orval are pleased with the result.

The reasons we like PDQ are, one, theyll listen to you and what your ideas are, and two, then you can ask them what they think, Pat said. They want to do what you want done, but if you ask, they come up with good ideas. Theyre not afraid to say, I dont think that will work. We were blessed to have them.

Linda A. Ditch is a freelance writer from Topeka. She can be reached at lindaaditch@gmail.com.

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At Home: Tecumseh couple bucks kitchen remodeling trends - Topeka Capital Journal

(BPT) - As homeowners begin to dream up plans to update their kitchens and bathrooms, they can spend hours searching for inspiration on the web or one of the many home renovation television shows. Theres no shortage of beautiful ideas and designs out there, but before you make any decision, you should start with the crucial question: What is it I really want?

A recent study conducted by the home design website Houzz found that the two things homeowners want most for their bathroom are style and ease of cleaning. In effect, people want their bathrooms to exhibit both function and design.

Of course, there are the conventional bathroom remodel options, such as a new faucet, countertop or shower fixture, all of which can be stunning and transform not just your bathroom but your house. But the most commonly used bathroom component is often the most overlooked: the toilet.

Eighty-three percent of Americans claim theres something they want to improve upon with their toilets, according to a survey by Kohler. The question is what.

This statistic should give homeowners pause and invite them to think beyond the conventional bathroom remodeling ideas and re-imagine the possibilities.

Comfort, hygiene and style

Travelers returning from Italy, Spain, Argentina and Japan often rave about the unexpected luxury of using a bidet. While popular in many other countries, bidets are only just now catching on in the United States, moving from high-end luxury bathrooms and hospitals (where theyre used for their superior hygiene) into household bathrooms across America.

As the leading manufacturer of modern bidets, Kohler has been working to incorporate the trifecta of comfort, hygiene and style into their intelligent toilets.

Built directly into an ergonomically shaped toilet seat, a stainless-steel bidet wand offers adjustable water temperature, pressure, position and shape, along with pulsating and oscillating functions to maximize the comfort of the experience.

But thats not all. To better introduce Americans to the international phenomenon of bidets, Kohlers intelligent toilets feature a heated seat, warm air dryer and added sanitary features such as hands-free flushing and a deodorizing seat.

A redefined bathroom

Equipped with smart technology that allows a person to fully customize their experience, such ultra-modern bidets may change how Americans go to the bathroom but only if the look is right.

Consumers are not willing to sacrifice design for functionality; they want it all. For anyone who has used or seen a Veil Intelligent Toilet, its evident that the same exacting standards it brings to cleanliness and hygiene go into its crisp, clean look.

A recent survey by Kohler suggests 33 percent of homeowners would be excited to upgrade their toilets. With this latest generation of toilets and bidets, its likely that more people will want to redefine their bathroom with these stunning new options.

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Rethinking bathroom design - Yankton Daily Press

The recently built Villa Della Costa feels like a private island set high above Santa Barbaras Gaviota Coast. With vaulted ceilings and oversized windows, the sprawling single-story house takes in the surrounding landscape from every perspective. The ranch-style modern Mediterranean shares its 106-acre perch with a helipad, a guest house and a pool cabana.

Address: 14200 Calle Real, Goleta 93117

Price: $35 million

Architect: Jock Sewall

Builder: Shane Mahan of Kitchell Custom Homes

Interiors: Mark Weaver of Mark Weaver & Associates Inc.

Landscaping: Stacey Faussett

Built: 2014

Lot size: 106 acres

House size: Five bedrooms, eight full bathrooms, three powder rooms

Features: Library/study, den, family room, home theater, antique wood-beam ceilings, walnut floors, custom lighting, four interior fireplaces, staff quarters, basement, radiant-floor heating, stone decks, fountain, outdoor fireplace, swimming pool, spa, circular gated driveway, drought-tolerant landscaping

About the area: The median sale price for single-family homes in the 93117 ZIP Code in May was $797,000 based on seven sales, according to CoreLogic. That was a 2.9% increase compared with the same month the previous year.

Agents: Joyce Rey of Coldwell Banker, (310) 285-7529, and Randy Solakian of Montecito Estates, (805) 565-2208

To submit a candidate for Home of the Day, send high-resolution color photos via Dropbox.com, permission from the photographer to publish the images and a description of the house to lauren.beale2@latimes.com.

Follow Lauren Beale on Twitter @laurenebeale.

See more Homes of the Day:

Contemporary living on a ridge in Baldwin Hills

E.P. Janes cottage stands the test of time in Altadena

Newly built contemporary rises along the waterfront of Las Flores Beach

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On top of the world villa overlooks the Gaviota Coast - Los Angeles Times