Dallas | Sweeten

My Sweeten Story: A Forever Home Takes Shape in Dallas

Carole Braden — Tue, 22 Feb 2022 14:50:16 +0000

A bright open kitchen remodel and more natural light gave this family good reason to stay in their 16-year home

“After” photos by Joe Hernandez for Sweeten

Homeowners: Griselle Salgado and family found their general contractor by posting their whole-home renovation on Sweeten
Where: South Arlington, Texas
Primary renovation: A grand opening of the main floor, including a kitchen remodel, surface upgrades, and lots of new windows, along with a master bath redo
Sweeten general contractor
Homeowner’s quote: “During the project, Sweeten kept in contact with us via email, offering personal assistance if we needed it. Thankfully, we managed all the project challenges, but it gave me peace of mind.”
Sweeten’s role: Sweeten matches home renovators with vetted general contractors, offering input, support, and secure payments—for free.

Written in partnership with Sweeten homeowner Griselle

A forever home’s top priority: space and light

We called this renovation ‘from darkness to brightness,’ because that was the most striking change resulting from the project. The light that now comes into our home is incredible.

I bought this house with my daughter, Jaysa, in 2005. It was a new two-story, single-family home of 3,000 square feet, including a two-car garage.

Our family of six has changed since then. All of the three children are now in their teens. I am retired; Jaysa works as an elementary school teacher and her husband, Carlos, is an electrician. We have two dogs, a Maltipoo and a Pug.

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We’ve long considered this house our forever home, but it was disappointingly dark. The design included no side windows; it had only two single living room windows and a double window in the kitchen. We changed a backyard door to a glass-panel model, but the home still lacked natural light. When guests came, everybody crowded into the kitchen’s breakfast area. A half-wall separated it from the living room.

To renovate or move?

After so many years, we thought the time had come to move. But after looking around for new houses, we decided it would be money-wise to renovate. Our home had five bedrooms; we didn’t lack space. We needed a remodel that updated our living and working spaces, improved flow, and brought in more light.

After posting on Sweeten and looking at bids, we chose a contractor who submitted a detailed estimate. We reviewed it with him item by item to ensure we’d get what we wanted within our budget.

A house hunt turned up design ideas

What bothered us most was the kitchen, which was big with a lot of wasted space. There was a ten-foot stretch between the stove and sink! There was a peninsula, but it offered no seating. When you opened the refrigerator, the door hit a chair in the cramped breakfast area.

Taking ideas from the new model homes we had visited, we envisioned an improved kitchen layout. The plan was to join the kitchen, dining area, and living room to create one great room. We wanted a big island and glass doors to bring in light.

Going all out on the kitchen island

In the kitchen, we spent a big portion of our budget on a 5 x 7-foot custom island big enough to seat all six of us. It includes a stainless-steel, 33-inch single sink with brushed-nickel hardware for a sleek look. The island is painted in a warm cream color that harmonizes perfectly with the quartz countertop.

To build it, our Sweeten contractor removed the original peninsula and an adjacent wall, installing a 24-foot steel beam, since the wall was weight-bearing. He surrounded the steel with planks to simulate a wood beam.

"But after looking around for new houses, we decided it would be money-wise to renovate. Our home had five bedrooms; we didn’t lack space."

Adding brightness in the details

The kitchen backsplash tiles weren’t particularly expensive, but we love the way they look. We installed a barn door to access the pantry and chose floor tiles that look like aged wood planks.

We added a trio of pendant lights over the kitchen island and lots of dimmable recessed lights throughout the space. I had never realized how lighting sets the mood.

Choosing glass doors for the great room wasn’t easy. The four-panel doors we considered were too expensive, so we installed two sets of glass sliders instead, which saved several thousand dollars and still achieved the look we wanted. Now, when you enter the house, you can see directly into the backyard to the pool, and lots of light enters the main floor.

A spacious walk-in shower

The master bathroom needed remodeling and a contemporary, 2020s look for the space. The tiny shower and large, unused garden tub were removed. The shower stall was converted into linen storage, and the bathtub became a glass-enclosed shower.

In the master bath, we installed a 6-foot-wide glass shower door—another costly item that was worth the expense. It looks amazing. The bathroom tiles also contribute to the updated look. We installed a barn door at the master bathroom entry.

A reliable general contractor

Our contractor understood our vision from the beginning and brought material samples throughout the job for easy selection. He didn’t miss a cue concerning what we liked. The challenge with this project was the time it took—much longer than we expected. We were all living in the house, constrained on the second floor, without a kitchen and with one bathroom. We took a week’s vacation in the middle to release tensions and recharge.

During the project, Sweeten kept in contact with us via email, offering personal assistance if we needed it. Thankfully, we managed all the project challenges, but it gave me peace of mind.

This is not our first renovation, but it was at times stressful. Maintaining communication with the contractor was paramount. Future renovators: Never hesitate to ask questions or give suggestions to your contractor. Anything and everything is important to get the job done well.

Forever home on a reasonable budget

We were conscious of staying on budget, but ended up spending an extra couple thousand dollars more because we added work. We decided to remove the original popcorn ceiling and convert a closet into a wine closet. This renovation cost around $45,000. My son-in-law did the electrical work, saving us $5,000 in labor costs.

My favorite aspect of the renovation is that it made the kitchen the heart of our home. We’ve already had gatherings with family and friends, and people gravitated to both the kitchen island and the living room, while remaining a cohesive group. And of course, the light fills the ground floor all day long, making us feel so happy that we stayed here.

Thanks for sharing your renovation story with us, Griselle!

Renovation Material

KITCHEN RESOURCES: Valley Ridge porcelain wood-look floor tile and porcelain, marble-look backsplash tile: Floor and Decor. Kitchen island: Custom by contractor. Brushed-nickel cabinet hardware: Lowes. Quartz countertops: Floor and Decor. Kohler single-basin undermount sink and brushed-nickel faucet: Kohler. Pantry barn door: Seconds and Surplus. Samsung refrigerator: Samsung. GE dishwasher, stove, and microwave: GE. Pendant lights: Amazon. Sliding glass doors: Lowes.

LIVING ROOM RESOURCES: Peaceful Blue and Solemn Silence paint: Behr.

BATHROOM RESOURCES: Festival white herringbone porcelain mosaic shower floor tile; Pianetto Tauleto Bianco polished porcelain shower wall tile; Montage Misty Fjord linear glass mosaic shower niche tile; and Valley Ridge porcelain wood-look floor tile: Floor and Decor. Barn door: Seconds and Surplus. Brushed-nickel shower fixtures: Lowes. Porcelain/wood sink and vanity: Seconds and Surplus. Mirror and brushed-nickel bar pulls: Lowes. Lighting: Home Depot.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post My Sweeten Story: A Forever Home Takes Shape in Dallas appeared first on Sweeten.

2021 Cost Guide for a Home Remodel in Dallas

Serena Solomon — Fri, 10 Sep 2021 14:55:15 +0000

Sweeten’s guide to 2021 home remodeling costs in Dallas: kitchen, bath, whole home; plus outdoor deck & permit costs

UPDATED: Read our most up-to-date Dallas Kitchen Remodeling Costs and Bathroom Remodeling Costs

Dallas is the ninth-largest city in the United States. It’s the headquarters for multiple Fortune 500 companies like American Airlines. There’s the Dallas Cowboys (as well as real cowboys!) And of course, there’s BBQ. Dallas is a thriving city and a great place to renovate your dream home. Sweeten‘s guide to 2021 Dallas remodeling costs provides a jumping-off point to get you on your way with estimates from Sweeten and the 2021 Cost vs Value Report.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

Developing a budget is your first step to your dream Dallas home. Sweeten contractors will want to sit down with you and inspect your home to reach an accurate number.

Here’s a quick overview of budgets for some typical renovation projects:

Gut renovation: starting at $80—$100 per square foot (psf)
Budget kitchen remodel: starting at – $15,000 (for a 75-100 sf space)
Mid-grade kitchen remodel: starting at $25,000—$30,000 (for a 75-100 sf space)
High-end kitchen remodel: starting at $40,000 (for a 75-100 sf space)
Budget bathroom remodel: starting at $8,000—$15,000 (for a 35-square-foot space)
Mid-grade bathroom remodel: starting at $15,000—$25,000 (for a 35-square-foot space)
High-end bathroom remodel and expansion: starting at $30,000 (for a 35-square-foot space)
Deck composite: $19,000 or $60 psf
Wood deck: $13,000 or $40 psf

Keep in mind that every professional contractor will want to have a detailed conversation with you. They will also inspect your home before developing an estimate specific to your needs and wants.

Pro tip: Do not wait. The pandemic has caused a backlog in the supply of materials in many sectors. For homeowners interested in renovating, it’s smart to schedule and sign with a contractor to lock in your material prices. You’ll also want to book a start date on the contractor’s schedule. If you do wait, prices will only continue to go up and your material order starts at the back of a long queue.

“With the lockdowns from covid, we saw companies cut production and manpower with the expectation that construction would slow down (which it did not),” Dallas-based Sweeten contractor Joel said, “and it took awhile to ramp up production.” With a large influx of people moving out of the coastal cities and into the South and Midwest, “there’s been an increase in housing demand making quality labor more expensive.” Overall, according to Sweeten contractor Kyle, who is also based in Dallas, “Costs are going up in today’s current environment for: the whole home, the kitchen, and the bathroom.”

Dallas home remodeling costs per square foot

A total gut renovation in Dallas that brings your home down to its bare bones and remodels it to your liking, starts at $80—$100 psf. For a home that has budget finishes, this means materials such as laminate flooring and countertops, value-brand appliances, and basic tiles from big box stores like Home Depot. These scenarios, however, are dependant on the scope of work and existing conditions.

Although a gut renovation is a big project, consider doing it all at once to get you the best bang for your buck. You’ll also have your dream home much quicker than renovating room by room.

As a guide, Joel advises clients to tie the price of their kitchen (or bathroom) renovation to the price of their home. You should only spend between 10 and 20 percent of the value “to really cap the budget at the return on investment,” Joel said. So for a $300,000 home, aim to spend between $30,000 and $60,000 on a bathroom or kitchen remodel, which will be a major slice of a gut renovation project.

Before getting started, general contractor Kyle suggests homeowners research other recent remodels in the area to see what materials and appliances were used. This is important if you want to resell quickly so you don’t end up with a budget-level renovation in a high-end area or vice versa. If this is your forever home, then your personal taste is more important than whoever you might sell to years later.

How much a Dallas kitchen remodel costs per square foot in 2021

A kitchen renovation in the budget range can start at $10,000 and reach $15,000. This would apply to a 75-100-square-foot room. To get a new kitchen at this price, it needs to be a rip-and-replace job, meaning a layout of the kitchen must stay the same with pipes and appliances remaining where they are. Cabinets are the highest ticket item in a kitchen budget, said Joel. To keep costs down, cabinets can be re-stained or re-painted. The next upgrade is pre-fab followed by semi-custom. Fully custom costs the most, he said.
A mid-grade kitchen remodel in Dallas at the same square footage has costs starting at $25,000—$30,000. What does a mid-grade kitchen look like at this starting cost? The kitchen layout must remain the same as a rip-and-replace: swap your old oven for a new one and your old sink for a new sink. You can get a stainless steel sink with a single-lever faucet, laminate countertops, a built-in microwave, new appliances, custom lighting, and semi-custom cabinets. An island could also be added. Moving plumbing, gas, and electrical, reconfiguring the layout, or choosing custom features will increase the budget.

“A kitchen with upgraded material and selections, as well as special additions such pot fillers, custom-built islands, under cabinet lighting, etc. can drive up the cost to $50,000 and higher,” says Sweeten contractor Kyle.

For an upscale kitchen that is 75-100 square feet, labor costs and a refresh with select high-end materials such as marble or quartz countertops, imported backsplash tile, and high-quality fixtures start at $40,000.

The upscale kitchens Kyle has worked on were budgeted from $50,000 and up. A big chunk of those budgets were custom-made cabinets as well as quartz countertops and expensive backsplashes. “Adding French doors or moving walls to create a larger kitchen” also brings up the price, Kyle said. As will above and below cabinet lighting, moving plumbing, and custom-built islands.

There are plenty of variables in most materials, according to Sweeten contractor Joel. For example, with quartz you can spend $2,000 or $7,000 depending upon the quality. “It just comes down to not overbuilding for your house,” Joel advised.

How much a Dallas bathroom remodel costs per square foot in 2021

At the budget level, expect a rip-and-replace bathroom with no behind-the-wall surprises to start at $8,000—$15,000. These are typically smaller master baths or guest bathrooms at 35 square feet. The layout will remain the same where plumbing doesn’t move, Kyle said. This budget won’t include any issues like leaks or mold discovered once the project begins. Materials will include a prefabricated vanity, ceramic tile, and fixtures from big-box stores.
In the Dallas area, a 35-square-foot mid-grade bathroom can start at $15,000—$25,000. The average cost for this price range remodel is about $22,866 or $653 psf with the same dimensions, according to the 2021 Cost vs Value Report. The key to a budget in this range is rip-and-replace. This means keeping the layout the same and swapping out an old toilet for a new one, an old vanity for a new one, etc. That way, no expensive plumbing work is needed.

You can install a new porcelain-on-steel bathtub, ceramic tiles, and a recessed medicine cabinet with built-in lighting. More than 55 percent of your budget can be recouped in the value the project adds to your home.

For a high-end bathroom remodel and expansion, the cost can start at $30,000. This budget includes a three-piece bathroom (tub/shower combo, toilet, and sink) for a typical 5’ x 7’ space. The cost increases with features including a double vanity, creating a separate shower from the tub, specialty tile, a custom vanity, or a toilet with additional functions.

“Cost drivers are things like removing an existing tub or shower to install a new standalone tub,” said Sweeten contractor Kyle. It can also include building larger showers, moving walls to expand bathroom size, custom vanities, and frameless glass shower enclosure.

2021 costs to adding outdoor space to a Dallas-area home

Dallas is a city perfect for outdoor entertaining, whether it’s a crisp winter night in front of the fire pit or a cold beer paired with a hot summer evening. An outdoor area is often the cherry on top of a dream home remodel. It’s the project to really let your creative juices flow. There are endless options to make your outdoor area your own with extensive outdoor kitchens, gas fireplaces, fans and misting systems for cooling, custom lighting, and landscaping.

A basic wooden deck will likely cost $49 psf or $15,678 for something in the 320 square foot range, according to the 2021 Cost Vs Value Report. A deck made from composite, a mix of wood product and plastic, will cost just under $20,857 for the same size or $65 psf. This material tends to last longer and requires less maintenance.

2021 Dallas remodeling costs: Permits

Dallas is experiencing a lot of new building construction. This has resulted in a more rigorous approval process compared to approvals for existing homes.

There are numerous cities and towns that make up Dallas. Each one has its own building department and its own fee structure for permits. Your Sweeten contractor will likely put an estimate in the budget for building permits, which will be determined by your end costs or square footage of your project.

The upmarket suburb of Highland Park bases building permit costs on square footage. The permit for a 200 square foot kitchen renovation costs $490, according to Highland Park’s calculator.

In the city of Addison, building permit fees for a project with a budget between $2,000 and $25,000 will have a base cost of $115 with an additional $23 per $1,000 for estimated costs over $2,000. That means the permit for a $20,000 mid-grade bathroom remodel will cost $529.

Building permit fees in Cedar Hill, southwest of the city’s center, are determined by square footage. There is a set fee of $400 for any renovation of less than 1,250 square feet. For each additional square foot over 1,250, the permit increases by $.60. After 2,500 square feet, it increases by $.40.

Enjoy making your Dallas home your own. Understand the costs and find the right renovation team to bring your vision to life. Post your project on Sweeten and you’ll be one step closer to your home sweet home.

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Read more cost guides below:

2020 Dallas Home Renovation Costs

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Remodeling A Dallas Home For Resale: Tips to Boost Your Value

Elaine Markoutsas — Wed, 28 Apr 2021 14:00:32 +0000

Focus on curb appeal and improvements like upgrading outdoor spaces or refreshing a kitchen

Sprawling ranches. Craftsman cottages. Stone or brick architecture reflecting French or English style. A particular Dallas home caught your eye, and location and neighborhood made it right.

Unless you custom-built your home, there are probably some features you’d like to change. Your home may need more efficient windows or the master bath could use extra square footage. Whether you’re planning to put your space on the market soon or in several years, it’s smart to keep in mind the potential for resale value. The clever way to approach your renovation: making it comfortable and customized to your needs, while increasing your home’s attractiveness to potential buyers. Here, Sweeten outlines some key tips if you’re remodeling a home in Dallas for resale.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

What improvements increase your home’s value?

Consider curb appeal

A home’s first impression speaks volumes. What catches your eye? You may notice attractive landscaping, interesting siding, a statement-making front door.

Replacing the front door in a Dallas home can recoup 63.7% of the job cost, according to Remodeling‘s Cost vs. Value report for 2020. This is based on a price of $1,803 for steel.

A garage door replacement fetches 62.4% of value, at a cost of $3,600. That’s based on a 16′ x 7′ four-section door with insulated glass windows.

Re-siding a home with fiber-cement is a $15,881 investment for 1,259 square feet. You’ll get a 64.7% ROI (return on investment). For the same amount in vinyl, expect to pay $13,425. (50.6% ROI)

Another high-value project: replacing vinyl siding on the street-facing facade with manufactured stone veneer. The cost for 300 square feet of the bottom third, including sills and outlining entry archway, is $9,276. You’ll get back 86.3%.

Replace windows

Sure, new windows provide aesthetics, but the main motivation is to increase energy efficiency. Swapping out old windows with thermal windows has an ROI of 62.4% for vinyl and 53.9% for wood. Vinyl windows cost $17,101, based on replacing 10 existing 3′ x 5′ double-hung windows with insulated, low-E, simulated divided lights. The same amount of aluminum-clad wood (with wood frames inside) costs $20,884.

Refresh the kitchen

As the hub of the home, the kitchen may be its most important room. Its function is essential for daily living, especially for families and entertaining.

A lower-end Dallas kitchen remodel starts around $10,000 to $15,000. A minor facelift can offer a high return of value:

Maintain the same layout (make no changes in plumbing or gas/electrical requirements)
Replace cabinet fronts with classic shaker-style wood panels
Add new hardware
Add a new sink and faucet
Change out kitchen countertops

A mid-range kitchen remodel can begin at $25,000. This is based on a 200-square-foot space with 30 linear feet of cabinetry and countertops. The ROI is calculated at 69.1%.

Major kitchen renovations start from $40,000 and can recover 46.5% of the investment. The difference in features is the replacement of cabinetry and stone or quartz counters with an imported ceramic or glass tile backsplash. It also includes a commercial-grade cooktop and vent hood, wall oven, and built-in refrigerator.

When updating a kitchen, consider current trends, but lean towards classic upgrades. This will assure that your kitchen has timeless appeal.

Other major kitchen improvements:

Adding or expanding an island. This increases storage and creates spots for casual dining
Adding a pantry. Existing or borrowed space may be perfect for a walk-in pantry. If you don’t have space, a tall cabinet with pull-out shelves handles storage needs. Standard cabinets range in size from 12″ to 36″ wide.

Update a bath

Working within an existing 5′ x 7′ footprint, for example, will be the least expensive option. You still can replace the floor with ceramic or porcelain tile. New fixtures include a 30″ x 60″ porcelain-on-steel tub and a single lever temperature and pressure-balanced shower control. Expect the cost for a low-end bath remodel to be between $8,000 – $15,000.

A more upscale remodel bumps up the square footage to around 100 square feet. Costs start at around $30,000. All fixtures are relocated, which will increase plumbing costs. Features include a double vanity with stone counter and freestanding soaker tub. A 42″ x 42″ shower with body spray fixtures and frameless glass enclosure also is included.

How you customize your bathroom depends on your wish list. You can adjust your costs according to your priorities. Do you want a rain shower? Are you looking for a special color of stone or porcelain? Or maybe you’ve had your eye on a special shower or bathtub, which can pique the interest of buyers. A sculptural freestanding tub is a special focal point that makes the room stand out.

Add or remodel a powder room

Do you have the space to create a powder room in the main living area? If so, this can bring more value to your home. At an average of 18 square feet, you can splurge on some creative materials, wallcovering, and even bold color.

Expand your outdoor space

Outdoor living spaces have become an essential part of the home. Homeowners know the importance of being able to flow easily from inside to outside. This nationwide trend is equally strong in Dallas, a city ideal for entertaining al fresco. Start by examining your available outdoor space. How can you use that space to create equivalents for how you live indoors? Seating, dining, bar and cooking areas, lounging, and spots for firepits—all are desirable features to choose from.

Don’t forget about the value of flora! Landscaping can beautifully frame your outdoor living spaces while boosting curb appeal.

Upgrading your outdoor deck

Building a deck in Dallas out of composite material (a mix of plastic and wood product,) costs around $60 psf (per square foot) or just under $19,000 for a 16′ x 20′ deck. The cost for a wood deck (equivalent size, around 320 square feet) is around $40 psf or $13,000. Porcelain tiles are another attractive option. They’re freeze-proof and fade-resistant. Additionally, like composites, they require less maintenance.

In Dallas, wooden deck additions see a return on investment of up to 92%. Composite decks average a return of up to 60%.

A designated spot for a grill usually is in the plan. If you can afford the space and the extra budget, consider a mini kitchen. A built-in grill, outdoor fridge, sink, wine cooler, and even beer taps are among options available today.

With the right help, remodeling a Dallas home for resale can be easy

No matter what your budget is, do your homework before beginning a remodel. Some key steps:

Gather inspiration photos to identify your likes.
Examine your current routine. How do you use your indoor spaces? How can you use your outdoor space?
Weigh the costs. What do you want to splurge on? Where will you recoup resale value?
Connect with experienced, vetted general contractors in your area. Sweeten can help here!

Tell us about your project to get matched—for free—to vetted general contractors in Dallas. Sweeten will match you with contractors ideal for your scope, budget and schedule.

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The pandemic has caused renovation material and labor delays globally. Sweeten outlines the reasons not to delay.

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How to Prepare Your Home for Extreme Heat in Dallas

Lee Wallender — Tue, 25 Oct 2022 13:37:23 +0000

How to keep your Dallas house cool while saving money during the hottest days of summer

Get summer-ready

Anyone who lives in Dallas knows about its legendary heat. March and April’s fair days in the 70s are nice but they never continue. Average maximum temperatures in Dallas in July and August hit a whopping 96 degrees F. Your air-conditioner is the largest contributor to your energy bill in the summer. While your own house will rely on that on the hottest days, Sweeten presents other avenues to supplement the A/C. Alternatively, the best way to cool a house includes utilizing energy-efficient exterior materials from the roof to the windows.

All of these changes will help you prepare your home from Dallas’ extreme heat. Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

Install a whole-house fan

One way to assist your air-conditioner or even replace its operation on less intense days is with a whole-house fan.

In your house, the lower areas below the attic are artificially conditioned to a set temperature, often in the low 70s F. As the day progresses, your unconditioned attic builds up heat. By the end of the day, it is at its hottest.

Even though your attic may be insulated, a tremendous amount of heat has built up. The lower areas’ air-conditioning is working overtime to fight against it.

A whole-house fan draws air through open windows and pushes it out through the roof. The attic is completely ventilated, as well. Many whole-house fans have an air exchange rate of up to six times the volume of the house.

Speak with your contractor about the possibility of modifying the existing ducts of your HVAC system to provide whole-house cooling.

Best way to cool a house: Choose energy-efficient exterior materials

Paint your home with lighter colors

Most of us learned in school that lighter colors absorb less heat than dark colors. To a limited degree, the same idea applies to your home.

The U.S. Department of Energy has found that dark-colored homes absorb up to 70 to 90 percent of the radiant energy that strikes the house from the sun. Heat on the outside of the house can transfer to the inside, resulting in heat gain.

Does this mean that you should paint your house white? If you wish to, you should do so. But any type of lighter-colored paint or siding color will considerably reduce heat absorption. These are creams and ivories, light tans, beiges, blues, and pastels such as peaches, lavenders, and greens.

Choose roofing materials that handle the sun

Roofs bear the brunt of the Dallas sun. Selecting the right type of roof can reduce heat. Up to one-third of the heat that builds up in a house comes through the roof.

One common misconception is that selecting a lighter-colored roof will do the trick. Not so: a study by the U.S. Department of Energy found that even white composite shingles absorbed 70 percent of the solar radiation. Essentially, the roof is blasted with so much solar radiation, that the selection of color alone will do little.

One lower-cost solution is to have a coating applied to the shingles. Containing glass fibers and aluminum particles, this coating wards off radiant energy to a degree that lighter-colored shingles cannot.

More effective, though, is to choose a type of roof material that is less thermally reactive. Terra cotta and ceramic tiles, concrete tiles, and slab concrete are good choices.

Even metal roofs are good choices due to their built-in dead-air space. This space acts as a thermal barrier to block heat transference to the house below.

Choose a siding that beats the heat

The better insulated your home is against the heat, the cooler it will be inside. While in-wall and ceiling insulation are important, siding also will prepare your home from Dallas’ extreme heat.

Vinyl siding typically leaves a space between the siding and the house. Insulated vinyl siding fills that hollow space with a rigid foam plastic insulation. This insulation is permanently attached to the back of the siding. All insulated vinyl siding products must have an R-value of 2.0 or more. R-value is a unit of measurement for thermal resistance. Higher R-value numbers mean greater insulating efficiency.

Masonry siding products such as brick and veneer stone help protect your home from the heat. Fiber-cement siding contains a great quantity of mineral materials, too.

Add continuous exterior insulation

You cannot have enough insulation when battling the heat. While walls have been insulated internally for decades, a newer form of insulation adds even more of that much-needed R-value.

By itself, continuous insulation falls mid-range in terms of R-values—8.5 is considered typical for 2-inch thick continuous insulation. By comparison, standard two-by-four wall systems usually receive R-13 insulation.

But the real benefit lies in its name: continuous. Continuous insulation severs those thermal bridges that draw hot air into the home. Wall studs or any materials that extend from the outside to the inside through the walls can act as thermal bridges.

It only takes one view through a thermal imaging camera while standing outside on a hot day. Before continuous insulation, telltale blue ribs indicate the stud thermal bridges. After continuous exterior insulation, those blue lines disappear and your cool air stays inside your house.

Buy the best windows for Dallas’ heat

Wall systems that are fully insulated are always the best way to prepare your home from Dallas’ extreme heat. But no one wants to live in a house with no windows. Instead, buy the best possible window for that wall opening:

Double-paned windows are standard, no matter where you live. For maximum heat protection, choose triple-paned windows.
Look for windows filled with Argon gas.
Choosing low-e (low emissivity) glass is considered a must in hot climates. Low-e is a coating that blocks much of the ultraviolet and infrared light from the sun. By controlling these two types of light, you control the passage of heat into the house.
Get your numbers straight. For hot climates, keep an eye on three numbers listed on the window’s sticker: U-Factor, SHGC (Solar Heat Gain Coefficient), and VT (Visible Transmittance). You will want a low U-Factor number, a low SHGC number, and a high VT number.

When you’re ready to get started on your exterior or home remodel, work with Sweeten to renovate with the best contractors.

Install and maintain roof vents

A whole-house fan pulls hot air from the entire house, including the attic, and expels it. Roof vents expel only air from the attic.

Ventilated attics can be as much as 30 degrees F cooler than unventilated attics. Chances are good that your home already is ventilated, and most newer homes are. The question is whether those vents are adequate for your needs.

For homeowners, calculating the number and size of needed roof vents can be difficult. Factors such as the presence of a vapor barrier, roof slope, type of roof, insulation, and more come into play. A qualified professional such as a roofing contractor can help with calculations and with installing the roof vents.

If your home has a vaulted or cathedral-style ceiling or a flat roof, you will have no attic. With these types of roofs, ventilation works differently: the open plenum is within the roof itself.

More ways to keep your house cool in extreme heat

Install exterior awnings over windows that receive the brunt of the sun during the hottest part of the day
Install ceiling fans in each room. Note that ceiling fans rotate clockwise or counter-clockwise. During the summer, you will want the ceiling fan to turn counter-clockwise.
Have your yard landscaped to add trees and shrubbery on the sunny side of your house
Add thick thermal draperies to your windows

There are many ways to keep your house cool in extreme heat, from changes to the house siding and windows and the attic. Whether upgrading your whole house or adding some supportive cooling elements, taking action will endure your summers are comfortable for years to come.

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A good place to start your remodel is by setting a realistic budget. Our Dallas kitchen cost guide and bathroom cost guide can help you.

The post How to Prepare Your Home for Extreme Heat in Dallas appeared first on Sweeten.

2020 Cost Guide for a Home Remodel in Dallas

Serena Solomon — Wed, 27 May 2020 14:04:59 +0000

Sweeten’s 2020 guide to remodeling costs in Dallas; including kitchen, bath, whole home, and outdoor, plus outdoor deck & patio costs

UPDATED: Read our most up-to-date Dallas Kitchen Remodeling Costs and Bathroom Remodeling Costs

Dallas is the ninth-largest city in the United States. It’s a headquarter for multiple Fortune 500 companies like American Airlines. There’s the Dallas Cowboys as well as real cowboys. And of course, there’s BBQ. Dallas is a thriving city and a great place to renovate your dream home. Sweeten‘s guide to home remodeling costs in Dallas provides a jumping-off point to get you on your way. Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

Developing a budget is your first step to your dream home. Sweeten contractors will want to sit down with you and inspect your home to reach an accurate number.

Here’s a quick overview of budgets for some typical renovation projects:

Gut renovation: starting at $80 – $100 per square foot (psf)
Low-end kitchen remodel: starting at $10,000 – $15,000
Mid-range kitchen remodel: starting at $25,000 – $30,000
High-end kitchen remodel: starting at $40,000
Low-end bathroom remodel: starting at $8,000 – $15,000
Mid-range bathroom remodel: starting at $15,000 – $25,000
High-end bathroom remodel and expansion: starting at $30,000
Deck composite: $19,000 or $60 psf
Wood deck: $13,000 or $40 psf

2020 Dallas remodeling costs per square foot

In 2020, a total gut renovation in Dallas that brings your home down to its bare bones and remodels it to your liking, starts at $80 – $100 psf for a home that has low-range finishes. This means materials such as laminate flooring and countertops, value-brand appliances, and basic tiles from big box stores like Home Depot. Both Sweeten contractor Joel and Sweeten contractor Kyle, both based in Dallas, have worked on renovations that came under this budget range. These scenarios, however, are dependant on the scope of work and existing conditions.

Although a gut renovation is a big project, consider doing it all at once to get you the best bang for your buck. You’ll also have your dream home much quicker than renovating room by room.

As a guide, Joel advises clients to tie the price of your kitchen (or bathroom) renovation to the price of your home. You should only spend between 10 and 20 percent of the value “to really cap the budget at the return on investment,” Joel said. So for a $300,000 home, aim to spend between $30,000 and $60,000 on a bathroom or kitchen remodel, which will be a major slice of a gut renovation project.

Before getting started, Kyle suggests homeowners should research other recent remodels in the area to see what materials and appliances were used. This is important if you want to resell quickly so you don’t end up with a low-end renovation in a high-end area or vice versus. If this is your forever home, then your personal taste is more important than whoever you might sell to years later.

How much a Dallas kitchen remodel costs per square foot in 2020

A Dallas kitchen renovation in the best-value range can start at $10,000 and reach $15,000. A kitchen renovation in the best-value range can start at $15,000, according to Kyle. To get a new kitchen at this price, it needs to be a rip-and-replace job, meaning a layout of the kitchen must stay the same with pipes and appliances remaining where they are. Cabinets are the highest ticket item in a kitchen budget, said Joel. To keep costs down cabinets can be re-stained or re-painted. The next step up is pre-fab followed by semi-custom. Fully custom costs the most, he said.
A mid-range kitchen remodel in Dallas has costs starting at $25,000 – $30,000. What does a mid-range kitchen look like at this starting cost? The kitchen layout must remain the same as a rip-and-replace: swap your old oven for your new one and your old sink for your new sink. You can get a stainless steel sink with single-lever faucet, laminate countertops, a built-in microwave, new appliances, custom lighting, and semi-custom cabinets. An island could also be added. Moving plumbing, gas, and electrical, reconfiguring the layout, or choosing custom features will increase the budget.
For an upscale kitchen, labor costs and a refresh with select high-end materials such as marble or quartz countertops, imported backsplash tile, and high-quality fixtures start at $40,000.

The upscale kitchens Kyle has worked on were budgeted from $50,000 and up. A big chunk of those budgets were for custom-made cabinets, as well as quartz countertops and expensive backsplashes. “Adding French doors or moving walls to create a larger kitchen…” also brings up the price, Kyle said. As will above and below cabinet lighting, moving plumbing, and custom-built islands, he said.

There are plenty of variables in most materials, Joel said. For example, with quartz, you can spend $2,000 or $7,000 depending upon the quality. “It just comes down to not overbuilding for your house,” Sweeten contractor Joel advised.

How much a Dallas bathroom remodel costs per square foot in 2020

At the low-end, expect a rip-and-replace bathroom with no behind-the-wall surprises to start at $8,000 – $15,000. These are typically smaller master baths or guest bathrooms. The layout will remain the same where plumbing doesn’t move, Kyle said. This budget won’t include any issues like leaks or mold discovered once the project begins. Materials will include a prefabricated vanity, ceramic tile, and fixtures from big-box stores.
In the Dallas area, a mid-range bathroom can start at $15,000 – $25,000. The average cost for this price range remodel is about $20,000 or $570 psf, as per Remodeling‘s Cost Vs Value report. The key to a budget in this range is rip-and-replace. This means keeping the layout the same and swapping out an old toilet for a new one, an old vanity for a new one, etc. That way, no expensive plumbing work is needed.

The example project for this budget is a 35-square-foot bathroom. You can install a new porcelain-on-steel bathtub, ceramic tiles, and a recessed medicine cabinet with built-in lighting. More than 55 percent of your budget can be recouped in the value the project adds to your home.

For a high-end bathroom remodel and expansion, the cost can start at $30,000. This budget includes a three-piece bathroom (tub/shower combo, toilet, and sink) for a typical 5’ x 7’ space. The cost increases with features including a double vanity, creating a separate shower from the tub, specialty tile, a custom vanity, or a toilet with additional functions.

2020 costs for outdoors & deck remodeling in Dallas

A basic wooden deck will likely cost $40 psf or $13,000 for something in the 320 square foot range, according to the Cost Vs Value report. A deck made from composite, a mix of wood product and plastic, will cost just under $19,000 for the same size or $60 psf. This material tends to last longer and requires less maintenance.

2020 Remodeling costs in Dallas: Permits

Dallas is experiencing a lot of new building construction. This has resulted in a more rigorous approval process compared to approvals for existing homes.

The upmarket suburb of Highland Park bases building permit costs on square footage. The permit for a 200 square foot kitchen renovation costs $490, according to Highland Park’s calculator.

In the city of Addison, building permit fees start at $40 for projects under $500 in value. Fees then increase with the project’s budget. For example, a project with a budget between $2,000 and $25,000 will have a base cost of $115 with an additional $23 per $1,000 for estimated costs over $2,000. That means the permit for a $20,000 mid-range bathroom remodel will cost $529.

Read more cost guides below:

2021 Dallas Home Renovation Costs

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

How much does it cost to remodel a house in Dallas?

If you’re planning a gut renovation (taking a home down to the studs and building it back up,) and are using budget-level finishes, expect to pay $80-100 psf in Dallas, Texas. A good rule of thumb for Dallas homeowners is to limit spending on a renovation project to 10-20% of your total home value. This helps control the budget while ensuring you’ll get maximum resale value for the renovation itself.

How much does a kitchen remodel cost in Dallas?

Budget-conscious Dallas homeowners should budget $15,000 and more for a simple kitchen remodel. A higher, mid-range Dallas kitchen remodel will start in the range of $25,000-$30,000; but requires a rip-and-replace (no layout changes!) Higher-end kitchen remodels in Dallas will cost $50,000 and up; for layout changes, custom work, and premium materials.

How much does it cost to remodel a bathroom in Dallas?

A simple rip-and-replace Dallas bathroom remodel will cost between $8,000 – $15,000, for a small master or guest bathroom. Mid-range bathrooms see costs increase to the $15,000-$25,000 range. Premium bathroom remodels in Dallas start around $30,000, but costs increase if you’re swapping showers or tubs out, discover hidden issues, or get specialty tilework.

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