Remodeling Decisions that Add Value to Your Home: Historic Connection

If you are planning a remodel, consider keeping the original design features of your home.  Historic elements contribute to an enduring style and will be more valuable to buyers if you decide to sell.

A sense of historic connection is valued by buyers. Build your improvements around the best original features of the home. Historic features endure and will give a sense of timelessness to your home. People love clues to the past. Don’t be afraid to blend old finishes with modern ones. The one-of-a-kind, eclectic look is much desired, instead of a mass produced sameness. Sometimes folks rip out interesting old finishes and replace them with bland, standard issue cabinetry or tiles. They miss the chance to create a truly unique combination of new and old.

Wood windows and doors, period door knobs, old stone steps, original baseboards, and refurbished fixtures can add a touch of historic significance to your home. People are delighted by retro bath tiles combined with a splash of new wall color. Consider working with the old fireplace tile or stone before tossing it into the dumpster. Retro wallpaper can be a great find. These touches of original character can be incorporated into your design to create a unique final product.

The Craftsman style, built in the early 1900’s, is in very much demand. Rustic stonework, deep eaves, tapered columns, stained woodwork, and wide trim reflect the handmade look that people love.

Farmhouses are a great style choice for today. Reclaim the basics of this style – simple floor plan, hardwood floors, wood windows, local stone, and muted colors that connect with nature. Like farm buildings, the rooms are informal, somewhat sparce and provide just what is needed.

Younger folks are breathing new life into their parent’s ranch style and split level houses from the 1950’s and 1960’s. Mid-century modern furniture, paint colors, fixtures, and rugs are all the rage, and help to bring this style back into top form.

Urban modern has been around since the 1950’s, with experimental use of space, color, glass, plastic and metal. Simplified spaces with clean lines and fresh colors are an antidote to today’s complex lifestyle.

When planning a remodel, take care to reinforce and build on the design strengths that it already has. Your results will achieve greater value and stand the test of time.

Austin Texas Real Estate Guide

SIPS Roof: Perfect Fit for Austin Country Home

When Cheryl and Eric Cosway decided to build their dream home in the hill country south of Austin they teamed up with Bill Moore, Austin’s original green builder. Their passion for building green, combined with Bill’s technical knowledge, led to a truly sustainable home – built with sensitivity to the health of it occupants, use of energy, cost factors, footprint on the land, and to its impact on the environment as a whole.  

This is a blog series on the green elements of this “5-Star Energy Rated” house. Thanks to Cheryl Cosway and Bill Moore for sharing their thoughts.

Roselind: I understand that you used a SIPS roof ? What is this? Why was it selected?

Cheryl: Yes, we decided to use a SIPS roof, which stands for Structural Insulated Panels. These panels are usually made from expanded polystyrene sandwiched between two sheets of OSB. Bill Moore recommended that we consider the SIPS roof because it is extremely well insulated and sealed. There is also very little waste since the panels are pre-cut by the fabricator. The SIPS roof appeared to be our “greenest” option.

Bill: Every custom job has its own set of design variables. The site location dictates the view, the direction of cooling winds, and how the passing of the sun relates to the house design. In this case the view was to the north and the breezes came from the south.

So, the roof was designed with a shallow pitch that mostly faced south. The south facing roof design prepared the home for future photo voltaic panel placement. It also shades the interior from the summer sun by putting the ends of the house on the east/west axis.

When viewing the plan, I noticed how the simple roof design and the vaulted ceilings were well suited for a SIP (Structural-Insulate-Panel) system for the roof. This system was developed to reduce the energy load of the house, and shorten construction time.

I prefer to only use a metal standing seam roof on these panels because they are a structural unit. If the roof leaks, the structural strength can be compromised, and replacing a panel is extraordinarily difficult. But the standing seam metal roof was already a part of the design parameters, so that was not an issue.

Also this site is on a bluff with the potential for severe wind storms. This interlocking roof panel system is designed for high wind speeds. After Cheryl and I discussed the benefits of this greener approach, she agreed to go this route.

Roselind: So, the long, simple roof design made it a good candidate for a SIP system. Let’s talk about the panels themselves. Cheryl said that SIPS are made from rigid foam insulation sandwiched between two sheets of OSB. OSB is oriented strand board – made from wood strips laid in cross orientation, similar to plywood. The foam insulation core makes it very efficient in keeping a stable temperature inside the house.

What about the cost? How do you compare between SIPS and conventional roofs?

Bill: As is usually the case with comparisons – it is a difficult question. The SIPs panels are expensive and were ordered months in advance. We needed a forklift to unload the delivery truck, and we needed a small crane for a couple of days to put them up. But, it only took a few days to install a very large roof system. And, all the high value foam insulation was part of the system, with no waste and much less labor. All total, it may have cost a few thousand more total, but the energy savings should make up the difference in a few years with a return of continued savings after that.

Roselind: I can see that it is not possible to make an apples-to-apples comparison. In a standard roof system, you would buy lumber for roof rafters or trusses, plus a layer of plywood over the rafters, plus the insulation on the floor of the attic. In the SIP system the structural and insulation components are combined.

Although SIP’s provide excellent insulation and stability, they may not work well for complicated roofs. In order to realize the maximum benefit of the SIP system, you would build a simple pitched roof, with a vaulted interior ceiling, covered by standing seam metal. The panels are pre-made, so they can be put up faster, but there is some cost for machinery to lift them up, since they are heavy. Also, I imagine there is a learning curve to installing the panels, so it would be important to use a seasoned contractor.

Austin Texas Real Estate Guide

Green Building at Ground Level: Site Selection

Green features cover a lot of territory – from site selection, to building design, to materials, to lifestyle and behavior. In this series, we will look at the many green decisions that may be made during a building or remodeling process. We will start at ground level, with site selection.

If you are choosing a lot, or looking for an existing house to remodel, here are some greener choices:

1) Sites that encourage walking instead of driving:

Austin, like most cities that grew up during the twentieth century, is suburban in design. Cars are required to get around, even in older neighborhoods. Zoning laws did not allow a mix of commercial and residential uses. Very few homes have an easy walk to a grocery store. The suburban style is now being reconsidered. Downtown Austin is a good example of the new urban ethic. Here people live, work and shop on the same street. And, the new Mueller neighborhood overturns many of the long established rules of neighborhood planning. Mixed use has a growing acceptance in Austin.

2) Sites in older areas:

These lots already have utilities and roads. They take advantage of existing infrastructure. Usually older neighborhoods are closer to job centers, schools, public transit, and shopping. So, less time and gas are required to get around. They offer convenience and a good quality of life.

3) Sites that are small:

Small lots increase density and concentrate the use of roads and services. They call for smaller homes, which cost less to build and operate. Small sites present some challenges, but also offer the opportunity for innovative design.

Green Star Rating System:

The Austin Green Building Program has a grading system for new homes or remodels that want to achieve a Green Star Rating. (Total points needed for a Green Star Home)

Here are the points for items that relate to choosing a site.

5 Points: 1.01 GBP Green by Design workshop attended by homeowner, designer, or builder

4 Points: 1.02 Lot size is less than 5,750 sq. ft.

4 Points: 1.03 Street, electricity, water and wastewater have been in place for a minimum of 25 years

2 Points: 1.04 Public transit stop is within a 1/4 mile radius

2 Points: 1.05 Grocery store is within a 1/2 mile radius

2 Points: 1.06 Public hike-and-bike trail, green belt, or park is within a 1/2 mile radius

Green building is a process that is being defined by all who care to participate and explore the possibilities.

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String Lights: An Old Style Made New

Low cost strings of lights have been around for a long time.  They are everywhere during the holidays.  And, they illuminate open-air venues, like tent parties and restaurant patios.  When we considered the lighting for our Taylor Road house, strings of lights came to mind for the large screened porch.  They are a good fit with the informal, industrial style of the house.  We had used low voltage cable lights inside the house, but these are not suitable for outdoors, and besides, they cost five to ten times as much.   

String lights are simple to install:  In the wiring stage, three outlets were placed high on the wall at evenly spaced intervals across the room.  The outlets were wired to a switch, so the lights could be turned on easily.  At finishing stage, eye screws were screwed into the walls.  At one end, the eye screw was next to an outlet, so that the light string could be plugged in.  Three strands of medium gage wire were attached to the eye screws and pulled tight across the room.

We first tried a package of little mini lights on one of the wires, but did not like the twisted green electric wire that came with lights.  It was too noticeable.  So we took those back and got three boxes of medium bulb Christmas lights.  These came with simpler electric wire and larger bulbs.  They were called C-7’s.  You can get C-9’s if you want bigger bulbs.  There are lots of bulb shapes and sizes to choose from, all the way up to regular sized bulbs. 

Each bulb has a little clip so that it can be hung on the wire.  We spaced them out, and then pulled the strand tight.  Fortunately, the light strand could be cut off, so there was not excess at the end.  When the strand is cut, you will need some black electrician’s tape to seal the end. 

 When the light strings were turned on we had a nice surprise.  The lighting was beautifully diffused throughout the room.  It was so soft and diffused that it seemed like moonlight.  Strings of small lights have a special ambience – they remind us of parties and festive times.  It was fun to re-interpret this familiar lighting style for everyday use. 

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Austin Energy Audits: Will Buyers Want Greener Homes?

 

The city of Austin is going green.  A new energy ordinance will take effect in 2009 that will require homeowners to have an energy efficiency audit done prior to selling their home.

 

In Austin, energy performance has a lot to do with how efficiently the central AC and heating system works.  In our hot climate we are more concerned about cooling than heating, but both are used during our hot and cold seasons.  The new law aims to reduce energy usage by making AC systems more efficient.  This means:

 

Reducing the loss of conditioned air through cracks in doorways and windows.

 

Finding leaks and closing gaps in AC ducts. (Ducts often have 10% – 30% leakage!)

 

Improving the level of insulation in the attic to retain conditioned air.

 

Keeping the hot sun out with solar screens on windows.

 

After some controversy, the law stopped short of making energy upgrades mandatory.  In today’s market, no one wants to make it harder or more costly to sell a house.  So, the law was pared back to require sellers of homes to have an energy audit, and disclose the results to potential buyers. 

 

But will buyers demand that the home they buy pass muster in terms of energy efficiency?  The market will have to sort this out.  But, over time they probably will.  Sellers will anticipate this by taking steps to correct areas of wasteful energy loss in their home.  Most sellers would rather not have a negative report to show prospective buyers.  They will want to have a clean bill of health.  And the items required for testing are kind of fundamental, we have to admit. 

 

In fact, they are so fundamental that they have been long ignored.  These are not the green features that are visually appealing or ego satisfying.  We don’t see them featured in Dwell Magazine.  We are not talking about wind turbines, or rainwater catchment, or solar panels, or Icestone counters.  We are talking about things that most people would rather not think about.  Like caulk and duct mastic.  And, unglamorous dark screens and dusty old attic insulation.  These are not the upgrades that cause buyers to say, “I love it.” 

 

So they haven’t been getting a lot of attention.  The new energy audit law is going change all that.  It will bring these behind-the-scenes basics into the limelight.  Old houses will meet new tech.  It will give homeowners a roadmap to improve energy efficiency.  That will mean lower utility bills.  And fewer carbon-spewing power plants.   And, in the long run, a greener Austin.  

 

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Screened Porches – A Idea Whose Time Has Come Again

Screened porches are a perfect fit in a green building project.  They provide an outdoor room that is in touch with the natural world, and at the same time, safe and sheltered.  In our recent building project we incorporated two screened porches.   

 

The central porch is truly the heart and soul of this home.  Both the entrance hall and the living area open to the porch in a big way.  The space can flow together for large gatherings.  On the porch there is room for a dining table, plus a seating area around the fireplace.  It is an inviting place to eat outdoors, entertain, or sit by the fire on cold days.  Beyond the porch, an open patio transitions to ground level.  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The vaulted ceiling raises a 12 foot screened wall to a view of sky and distant hills.  Board and batten siding, exposed metal roof, cedar trim, and concrete floor combine interior and exterior materials.  On the lower screen panels we added galvanized wire mesh for extra strength.  The wire mesh panels are also incorporated into the railing for the outside patio.    

 

Old Texas homes often included a screened sleeping porch.  This was back before air conditioning.  The porch brought in cool night air and kept out mosquitoes.  High ceilings allowed heat to ventilate out.  With this in mind we built a sleeping porch off the master bedroom.  The lifted roof allows air to circulate and cool the space – important in our hot climate.  There is a stone wall on the front for privacy, with screen walls open to the view on the back.   

  

 

 

 

 

 

 

 

 Double glass doors extend the master bedroom to the porch, and expand the bedroom space.  Interior and exterior colors and materials relate to each other – limestone walls, cedar trim and concrete floors.  The sleeping porch offers a connection to nature outside the heated and cooled envelope of the house. 

 

The appeal of screened porches has endured for over a century.  They are romantic and historic.  Flapping screen doors recall a simpler time when interiors were not as tightly sealed.  Today, screened porches are in a period of re-discovery.  They are an idea whose time has come again.  They are a greener way to live, and today, we need them more than ever. 

 Austin Texas Real Estate – Green Building Project 

 

  

Limestone: The Best Thing Since Sliced Bread

 

 

Limestone path works with native landscape

 

 

 

Concrete front walks are fine for some houses. They give a clean finished look. But, we had built a contemporary farmhouse on a large lot, left mostly in its natural state. When we were ready to put in the front walk the last thing we wanted was a long ramp of concrete. Concrete takes dominion over the ground and breaks with the natural landscape. We wanted a more organic walk. There was a long distance to cover, and the ground kind of undulates. A concrete walk is not ideal for level changes – unless you want to have steps. This walk needed to be some sort of stepping stones.

We considered buying pre-made concrete pads. But they were too small for the job and would look wimpy. We considered using flat stones for the walk. And, we considered pouring rectangles of concrete, formed in place. I had read about adding crushed granite to the concrete mix for texture. That would have been an interesting project to try.

Stone steps seemed right, but I thought this might be an expensive choice. The stone supplier for the house was A. J. Brauer in Jarrell, Texas. So, I called Mr. Brauer (512-746-5792) and asked if he had some flat limestone pieces that we could use. He said they had limestone rectangles, about two by four feet in size. They were smooth on one side and rough on the other side. I could not understand why they would be this way, so Jim and I drove out to Jarrell to take a look at them.

We found that they were the outer edges that are sliced off large blocks of stone – kind of like the ends of a loaf of bread. This is done to trim the blocks after they are taken out of the ground. The clean blocks are then sliced to make material for the outsides of buildings, floors, fireplaces, and other things.

Limestone is a beautiful light colored stone that is quarried in the Austin area. It was formed from deposits of shells millions of years ago. You can sometimes find shell fossils in the stone.

These pieces are scrap material, so they are relatively inexpensive. And they make a great front walk. The total cost for the stones was about $600, including delivery. We got enough for a walk and patio.

Before putting them in place, I had a consultation meeting with Jim David of David/Pease Design, a great landscape designer in Austin. I showed him the path where I planed to lay out the walk. He said that it was going to look like a straight line that turned out crooked. When he drew a bold curve on the survey, I knew he had saved me from a big mistake.

I told him that we were going to dig the ground down a bit and set in the stones. He waved away that idea. Just set them on the ground. The weight will settle them in. We placed them with the smooth side down.

We used a hose to lay out the curve that Mr. David has suggested. Let me tell you, these stones are heavy – about 200 lbs. apiece. It took two strong men to lift and put them in place. We used a refrigerator dolly to move them off the pallet to their place in the walk.

The stones varied some in length and width. Jim wanted the walk and patio to be orderly, so he kept measuring the top stone from each of the six palettes to pick the best one. He wanted similar sized stones next to each other. We made a landing at the road with four stones across and two deep. Then the walkway is one stone laid across – so it is four feet wide.

After they were placed, we added a little dirt between them and some buffalo grass seed. The effect is a wonderful natural look. Grass grows around them and blends them in with the terrain. It is a good fit with the native Austin look. As Lady Bird Johnson once said, “I like it when the land speaks its own language in its own regional accent.”

 

Austin Texas Real Estate Guide

 

 

Green Building Project: Leuders Shower

The house we are building is a simple farmhouse style. The appeal is in the views, open space and honest use of materials. Decorative touches can come later, from furnishings, accessories and things people have. If the construction elements are too decorative, then personal items that are added later will overload space, we feel.

For this reason, we prefer to let bath tile be a background element, rather than a decorative feature. No contrasting backsplashes, colored stripes, carved tiles or other accents that draw attention will be used.

Here are the tile choices that were considered:

White subway tile: Subway tile has been popular in recent years, and we see it a lot. The old vintage version of this tile is a 3 x 6 inch, flat tile, with square cut edges. Today’s version is thin, with rounded edges, and is often a little pillowed. Somehow the modern version looks a lot like the basic 4 x 4 bath tile that is commonly used, but with a different shape.

Colorful ceramic tile: There are some beautiful ceramic tiles to choose from. We visited Architerra, in the Penn Field Center, several times and loved a lot of their tiles. Some of their simple 4 x 4 bath tiles had great lush color, and they would have been fun to use.

Travertine: We have used Travertine several times in bathrooms, and were satisfied with the choice. It is durable, and inexpensive. The problem with Travertine is that we are tired of it, and it is a bit too busy for the room.

Slate: We have used slate in the past, and liked the earthy, rustic look. However, this time it was too strong for the room size and style that we wanted.

Leuders Limestone: This is a grey-tan tile that is cut from Leuders stone, a dense limestone quarried in north Texas. Leuders stone is often used as an exterior material. It is indigenous to our area, and a good fit with the Texas farmhouse style.

We settled on Leuders Limestone as the right tile for this house. It seemed to pick up and continue the natural grey concrete floor. The walls are off white (Sherwin Williams – Raime), and trim is light sage green (Sherwin Williams – Nacre). The color palette is stone grey, tan and green.

The Leuders tile was purchased at Materials Marketing in 16 x 16 pieces. They cost about $7.00 per sq.ft. Our tile man cut them to make 8 x 16 and 4 x 16 pieces. These were alternated to create a pattern.

Leuders Stone Shower

We used Leuders in tile form, set by our tile contractor. However, it is worth noting that an Austin fabricator, Berthold Haas , makes beautiful slab countertops, fireplaces, and other architectural elements from Leuders limestone.

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Austin Green Building Fair

Austin Green Building Booth

 

The 9^th annual Renewable Energy and Green Building Fair was held this weekend on the square in Fredericksburg, Texas. 

It was put on by the Texas Solar Energy Society.

The fair was a fun and enlightening experience, with lots of vendor booths, speakers on green topics, electric cars, and good food too! 

It was a great way to get in touch with new ideas and people who are committed to improving the way homes use energy.   I made a list of the vendors at the fair to keep for future reference.  Feel free to email me if you know of a vendor who should be on the list.   

Click here for the list of:  Green Vendors

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Some Cool Thoughts

Roby Rutherford Nunn

Ruby Rutherford-Nunn, my husband’s grandmother, grew up in north Texas.  She was the very first campus sweetheart at SMU.  She and Mr. Nunn lived in New York after they were married, where he was a part of the Nunn Bush Shoe Company.  When it came time to retire, Mr. Nunn asked her if she would be willing to move to Austin.  Her answer was, “Only if we have air conditioning.”  

We all know that, in Austin, hot weather comes early and stays late.  And in summer months, humidity hovers around 80%.  The humidity holds heat in the atmosphere and prevents temperature drops in the evening.  We need our AC. 

I have heard that the greatest user of electricity in Austin is our own city utility.  They use energy to pump water to serve homes and businesses.  So, in a round about way, we can help to reduce Austin’s electric energy use by reducing our need for water.   Another reason for converting to native plants. 

One of the most important elements in green building for Austin’s climate is making AC systems more efficient.  For example, it is more efficient to install the smallest system possible for the area served.  A larger system is more expensive to buy and uses more electricity by turning on and off more frequently.  In recent years the City of Austin has encouraged contractors to install no more than one ton of cooling capacity per 600 square feet.  

An oversized system will cool too quickly, leaving the room humid and clammy.  A smaller AC system runs long enough to reach the desired temperature, and, at the same time, clear the air of humidity.  A lower humidity means that people can be more comfortable at a higher temperature, so less cooling is required.  The downside is that a smaller system may have trouble cooling the house below 80 degrees on days when the outside temperature is over 100 degrees.  In my opinion, that is a minor inconvenience.  On our last building project, on

Brownwood Drive, Jim was proud that the AC contractor said it was a very energy efficient design, and he could recommend a 3.5 ton system.  This was one ton per 729 square feet.  This house had 18 windows and 12 glass doors.  However, the orientation, overhangs, and Low E glass protected against heat gain. Heating and air conditioning account for about 40% of our energy needs.  Improvements in this area can have a big impact on our overall energy use.  New requirements relating to  sizing AC systems, prevention of air leakage, and better insulation have just been mandated by the City of Austin.   

 

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