With less storage and a full suite of fixtures, a bathroom is streamlined and functional for $30,000

• Homeowner: After purchasing and settling into the 2005 home, Lauren hired a designer to map out the renovation and posted the bathroom remodel on Sweeten
• Where: EaDo district (East Downtown) in Houston
• Primary renovation: A gut remodel of the bathroom to remove dated fixtures and décor, modernize and make the space more functional
• With: Sweeten Houston general contractor
• Homeowner quote: “Sweeten provided me the opportunity to post my project to multiple contractors and have those well-suited to my job come to me. I was able to get three to four labor quotes for my project and knew I would pay a competitive price since I could compare against multiple data points.”

Written in partnership with homeowner Lauren. “After” photos by Josh Gremillion.

Priority list: bathtub, storage, flow

Most of what drove my primary bathroom renovation was aesthetic. However, there were functional points that I hoped to address in the design change. I wanted the bathtub to be accessible, not walled in. I wanted storage that worked for me—and actually less of it. And I wanted a modern look and a neutral color palette. 

My name is Lauren and I’m a mechanical engineer working in the oil and gas industry. I live in downtown Houston—in an eastern area locally referred to as “EaDo.” My house, an approximately 2,600-square-foot single-family home, was built in 2005.

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When I moved in, the whole length of the bathroom had a countertop with cabinets and drawers under it. I simply did not need that much storage space. The lower cabinets felt clunky and made my bathroom look smaller. I wanted more strategically placed storage. I take a bath most days, too. It bothered me that my bathtub was built-in by two stubby walls, creating small rectangular spaces on each side that wasted space.

An update with feminine flair

Aesthetically, I was going for a more modern look. I’m typically drawn to industrial styled spaces, but I wanted to soften it with some curved lines. And I wanted to work with a neutral color palette but didn’t want the space to look washed out. 

A design professional lays the groundwork

To help me get the look I wanted, I worked with a remote interior designer, Shelley Stotz of House of Stotz. She did a great job incorporating my preferences, using Modsy, the online site to design the bathroom. (Editor’s note: Modsy is now defunct). It let her include product links to items and materials she chose. I was then able to swap out some for more cost-effective alternatives. But the platform helped me visualize how the cheaper options would look. 

Finding confidence to search for a contractor

My bathroom was my first renovation project, and I was intimidated about the idea of looking for a contractor. They needed to be reasonably priced but do a quality job. Sweeten provided me the opportunity to post my project to multiple contractors and have those well-suited to my job come to me. I was able to get three to four labor quotes for my project and knew I would pay a competitive price since I could compare against multiple data points.

I wanted to find a contractor who was okay with my handling material purchases, since I wanted to control my costs. Sweeten also talked me through what would happen if hiccups during the process brought cost increases. I didn’t want to take on uncertain financial liability.

Resolving outlet issues and other bumps

The project’s biggest challenge was centering the vanities and pendant light sockets above them. The original sockets had been centered over the old mirrors and sinks. Since we extended the shower space, they were now off-center. My Sweeten contractors repositioned the light sockets toward the end of the project once we realized the discrepancy. 

Another glitch was when we discovered that two little walls that stuck out between my old mirrors were structural. I wanted that wall to be flat! In order to install my new tile, vanities, and mirrors, we filled in the recessed portions of the wall so the structural columns no longer stuck out. This made the bathroom four inches narrower, but it wasn’t a big deal in the grand scheme.

"My Sweeten contractor was also schedule-conscious. We stuck to the project timeline and there were not many days when no one was there progressing the work."

I was able to remove the mini walls on each side of my bathtub. The fully enclosed shower would change to a “seamless” one. The contractors altered the level of my shower floor removing the existing shower subfloor and building a new one. It angled toward the bathroom’s exterior corner so that water would drain away from the shower door opening.

I love my new shower, especially the rain shower head, hand attachment, and “foot warmer” on the shower floor. Aesthetically, I am so happy with the tile in my shower niche and the wallpaper behind my bathtub. Both give the bathroom a unique look. (I’m also thrilled with the hand attachment on my bathtub faucet—it makes hair-washing easier!)

Working with conscientious contractors

Since the bathroom project was on my house’s third floor, I knew extra manpower would be required to move materials and construction debris up and down the stairs.  My contractor’s workers were conscientious, protecting my home when carrying these things through.

My Sweeten contractor was also schedule-conscious. We stuck to the project timeline and there were not many days when no one was there progressing the work. Also, only five to six people entered and exited my house. I wasn’t home on my work days—it was nice knowing there wouldn’t be many unfamiliar people circulating through my house.

A bathroom worth the wait

I knew when I purchased my home that I would make changes, but it took me a few years to figure out which spaces I could decorate to modernize and which ones I had to renovate. In my primary bathroom, the remodel was necessary. Even though I spent more than I’d budgeted—my total costs were around $30,000 ($19,000 in labor and $11,000 for materials)—it was worth it. I love my beautiful bathroom!

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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.

Renovation Materials

BATHROOM RESOURCES:  

• MSI floor tile in Water Color Bianco; Glass Warehouse shower glass partition; and Wyndham Collection bathtub: Home Depot 
• Adessi wall tile in Arctic Ice: Floor & Decor
• Airuida rain head and shower hardware; AZOS foot warmer; TimeArrow sink faucet in matte black; Wade Logan vanity mirrors in black; AULESET 48” round mirror; and MOTINI light pendants; Ivy Hill backsplash tile in pure white; Toilet paper holder; hand towel hooks: Amazon 
• Mercury Row sink vanities in natural oak; Kebo bathtub faucet in matte black; Bedrosians shower niche tile; and Ivy Bronx wallpaper in charcoal (behind tub): Wayfair

The post A Softer Look for a Bathroom Remodel in Houston appeared first on Sweeten.

Are you living in a home of good size, but need more space? Whether it’s creating another bedroom or increasing the living area, adding onto your property can seem like a complex undertaking. Houston home additions require careful planning and due diligence. With the right general contractor in Houston to manage the approvals and remodeling process, you can realize the potential of expanding your existing home. Your contractor should also be up-to-date with the local codes and regulations. Here, Sweeten provides some guidance on points to consider.

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

Make a plan with contractors and architects

Unlike smaller remodeling projects, building an addition is a complex, multi-layered project. It requires a team of qualified professionals who can help you.

A home addition is the total of a vast number of sub-projects. These projects range from design and planning to drywall work, flooring, painting, and more. Plus, these projects extend over weeks or months. There is one person who ties all of these strings together and makes it work: the general contractor.

Begin planning your project by hiring a licensed general contractor in Houston. The spring and summer are good times to start since it gives you a headstart in the queue for renovations the following year.

Building Houston home additions: Outward or upward?

Homeowners in Houston planning for home additions may raise a frequent question: Should you build outward or upward? It’s a difficult question for any area, as both have their advantages and disadvantages:

Building a ground-level addition outward

Building outward means creating an addition that is at ground level. The addition is built adjacent to the existing house. At the end of the project, the wall between the two structures is opened up. Building a ground-level addition is less complex than adding to the top of a house. Plus, it is less invasive. Homeowners typically can live in the home while the addition is built.

Houston is largely a flat, one-story house city. Generally, the area has more single-story homes than double-story homes. Older, historic neighborhoods in Houston such as The Heights, Bellaire, or West U have generously-sized lots. In an era of shrinking lots, properties like this are rare opportunities for building outward.

Another upside: one-story homes are easier to cool down. Since heat rises, it collects in the second story. As a result, two-story homes are more expensive to cool.

Building a second-story addition upward

Building upward means adding a second story to the home. This type of renovation removes the roof and adds extra structural support. Then, the second story is built. With this highly invasive project, residents usually have to vacate the home for an extended period.

If your Houston property lot is not spacious, you may want to consider building upward. This preserves your yard for pets or children or for gardening.

Permits and approvals

Permitted approvals by the City of Houston are required before and after building your addition. Building plans and fees must be submitted to the city before the building begins. Numerous corrections may be required. If approved, a building permit is issued.

However, this is not your final approval. In essence, a permit is just that: It permits you to build. Once the work is finished, the addition is inspected. If approved, a final approval is then issued.

It’s best to leave permits and approvals for large projects like home additions in the hands of contractors. These professionals know how to walk your project through the permitting process to minimize delays.

Houston home additions require a plan for extreme heat

Heat and sun are part of living in the Gulf Coast region. Be sure to consider those inevitable high temperatures.

In the summer, the sun rises in the northeast and sets in the northwest. Planning your addition with heat in mind can be as simple as orientation. If possible, orient the addition so that it does not face in the direction of the sun.

Other passive cooling methods include planting large shade trees as part of the landscaping plan. Speak with your contractor about cool roof materials coated in glass fiber and aluminum.

Your current air conditioning unit might be able to handle the increased loads of the new addition. More often, it’s a good idea to install a separate A/C unit for the addition. Mini-split air-conditioning that doesn’t require ductwork is also popular.

When you’re ready to get started on your home addition or home remodel, post your project on Sweeten. You will be connected to a vetted list of general contractors in Houston to schedule site visits. You’ll be on your way to a renovating journey and a new home.

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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 How To Plan a Home Addition in Houston appeared first on Sweeten.

It’s no surprise that baths are topping many remodeling lists these days. In Houston, real estate comes in a variety of architectural styles, from French Country and bungalow to Queen Anne and ranch. Plus, bath trends today cover a range of décor styles that are compatible with your home’s architecture. For those considering their own small bathroom renovation in Houston, here are the need-to-knows and items to plan for before you begin.

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

What are your goals for your bathroom renovation?

For most people doing small bathroom renovations, updating the bathroom design is the #1 priority. Who doesn’t welcome a glow-up, especially in the bathroom? Modernizing dated cabinetry and hardware, and installing more stylish faucets are go-to options. So is swapping out a tub for a shower. Or, upgrading the shower with a thermostatic system with integrated volume control. Maybe your luxury shower dreams include multiple body sprays and a rain shower! Many homeowners opt to remove old, tired for a refreshed version. Another key focus in bathroom renovations is adding extra storage. 

What are your needs?

That’s easier to figure out. Who will use the bath? In a medium-sized bath, do you prefer a tub or shower? Single or double vanity? Take clear notes on any must-have features in your bath. 

Budgeting for a bath remodel in Houston 

To help you sort it out, here is what you can expect to pay in Houston, on average. Retaining the footprint in a mid-range bathroom remodel in Houston starts at around $15,000, up to $25,000. Costs will vary based on the materials used, as well as the complexity of installation. For example, a mosaic backsplash is more affordable when the tiles are installed on a sheet. Micro mini tiles installed individually will be more labor-intensive—and more expensive. 

Materials costs can vary greatly as well, with super affordable options available at big box stores, versus high-end imported tile companies. A powder room may slide into a slightly lower entry-level for costs, but again, it depends on the materials you choose! Read more about home renovation costs for Houston.

What are you likely to recoup in value?

Sixty percent, according to Remodeling’s Cost Vs Value report for Houston. Or, almost $12,000; based on a 5-by-7 foot bath that costs around $19,000 or $542 psf. This includes a new 30-by-60 inch porcelain-on-steel bathtub, new single-lever temperature, and pressure-balanced shower control, ceramic tiles, and a recessed medicine cabinet with built-in lighting.

How long does a Houston bathroom renovation take?

According to Sweeten contractors, construction time averages about two to three weeks. However: planning, executing, and finishing can take six weeks to three months—depending on the size and complexity of your project.

How to get the most bang for the buck

When your space is dimensionally challenged (read: small), and you don’t have the room or budget to expand, you still have plenty of options. One way is to create the illusion of more space, by doing one or more of the following: 

• Use wall-mounted vanities and toilets.  That extra floor space opens up the room.
• Another space enhancer: a solid surface vanity counter with an integral sink.
• Install a wall-to-wall mirror behind a long vanity or an oversized round mirrors. Mirrors visually expand space. Some streamlined designs incorporate medicine cabinets.
• A classic pedestal sink also is visually slimming. Modern washstands, usually in metal frames, are on-trend options, especially white on black. More traditional sinks with turned console legs offer additional metal choices, like brass or polished nickel.
• Building in storage wherever you can tuck in shelves for towels and essentials. Recessed niches in the shower for shampoo and conditioner also are smart.  
• Swap a tub for a roomy walk-in shower with an all-glass frame. If there’s a window, natural light will flow through, visually boosting the dimensions of the space.

Why should you consider neutrals in the bathroom? 

Many homeowners opt for white and beige in baths because it’s safe. But that doesn’t mean it has to be boring! Designers use a few tricks of the trade to keep neutrals feel fresh. One trick is the magic of tone-on-tone—but with nuances. (That means mixing different shades of neutral, from light to dark.) Another trick is to pair neutrals with different textures.  Get this look by pairing a dimensional wallcovering or an embossed tile with a polished or smooth surface.

Adding color to a bathroom 

We love when homeowners go bold in the bathroom and color outside the lines. Some argue that vibrant colors can take over smaller spaces, like powder rooms. But others feel that’s the perfect venue for bold cobalt or emerald, a spicy tangerine, or saffron. Precisely because it’s a small space, you can afford to be dramatic—and even splurge on faucets and towel holders, plus lighting and a fancy wallcovering.

Color doesn’t need to be limited to walls: consider the countertop or the vanity. Blues and greens—bright and pale—are gaining traction in traditional, country, and modern styles.

Comparing bathroom remodeling materials

Stone has some hefty competition these days from porcelain tile. Porcelain is not confined to small format 4-, 6- or 12-inch tiles. Porcelain comes in slabs, some very thin yet sturdy, which can be applied to walls and floors. And with digital technology, manufacturers are able to replicate some of the most desirable marbles (Carrara or Calacatta) or granites.  The look of exotic-colored stones also is available with remarkable authenticity.

Currently, matte black is a hot trend in faucets and hardware. Burnished and polished gold are also trending, and pairing them with black is especially chic. Mixing metals, like satin metal and polished nickel with gold also is more acceptable.

One guideline for choosing materials that are basically semi-permanent: Being on-trend (modernizing the classics) is fine, but being trendy (here now, gone tomorrow) is not.

Be sure to allow enough time

As soon as you have a plan, try to get through the selection process for materials as quickly as you can. Ask about inventory even before you place your order, so you’re not disappointed. You may be unpleasantly surprised to find that your favorite tile or stone, or that dreamy vanity you’ve got your eye on, will take an extra 6 to 8 weeks to show up. However, if you can’t imagine living without it, go for it! It may be well worth the wait.

Demolition and prep

On average, ripping out old bathroom material is a day’s work. It depends on how large the room is, and how extensive the renovation will be. For instance, removing a tile floor or wall may take a bit longer. Tweaking plumbing and electrical, which may require rerouting or new wiring, also is part of the process.

Installation

You’ve passed through the rough and dirty parts, and now you’re in the fun phase. When surfaces, fixtures, and lighting get installed (allow 1 to 3 days), take a moment to enjoy it! Grab some pictures on your phone to show your family and friends. 

Follow the experts’ lead for small bathroom renovations

It is tempting to think that renovating a smaller area will automatically mean fewer issues to deal with. At Sweeten, we’ve seen a variety of small bathroom renovations; and whether simple or sophisticated, it always helps to have an expert guide you through the process. Are you looking for bathroom contractors near you? Sweeten matches homeowners with vetted general contractors, offering guidance and financial protection—at no cost to the homeowner. Start by posting your project on Sweeten today. 

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ADUs, or accessory dwelling units, can transform into home offices, living space for family or as a rental, or a retreat.

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 A Guide to Small Bathroom Renovations in Houston appeared first on Sweeten.

Houston natives can list many great things about the city: Houston is one of the most diverse cities in the South, and it has a vibrant culture. Houston residents enjoy a relatively low cost of living. But if there is one aspect about Houston that most residents would like to change, it’s the floods. In Houston and Harris County, floods affect huge sections of the city on a regular basis. Sweeten outlines ways to protect your home from flooding in Houston.

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

Why Houston floods devastate homes

Houston’s wet season, from May to October, brings a punishing round of tropical storms, hurricanes, or just old-fashioned heavy rain. 

Houston rests near Galveston Bay, four major bayous, and numerous creeks. Floods are a fact of life in a city surrounded by so much water. If you live west of the city center, your home will generally hold up better during flooding. Residents of EaDo (East Downtown), Garden Oaks, Highland Village, and Midtown tend to fare better than other areas.

Moving eastward from the city center increases the likelihood of high water levels and floods. Kingwood, Spring Branch, the Heights, and Sharpstown all flood regularly. Hurricane Harvey and Tropical Storm Imelda turned these neighborhoods brown with floodwater. The storms hit Meyerland, located mostly within the 100-year floodplain, particularly hard.

Houston and Harris County are so heavily paved-over that runoff water cannot keep pace with these huge increases of water. Short of moving to another city, you can take a number of steps to protect your home: 

Tip 1: Grade soil away from your house

Houston’s mostly flat topography only rises about 50 feet above sea level. You won’t find steep hills and high elevation in this city. But you can create a type of “micro-elevation” on your own property.

When building or renovating your house, redesign your property’s grading. Regrade with proper water, erosion, and storm runoff management in mind. You want to avoid your yard and home turning into a lake.

Tip 2: Install a sump pump and maintain it

If your Houston house has a basement, it undoubtedly already has a sump pump. If not, install one immediately. Sump pumps discharge interior water to the exterior. It is valuable for high waters or for minor interior flooding. However, it will not protect your home against catastrophic flooding.

Your sump pump should be ready to turn on at any time. If not, it may experience power loss, clogging, or switch issues. If the unit cannot keep up with the water, install a larger unit. The average lifespan of a sump pump is about 10 years. If your sump pump is at the end of this lifespan, consider replacing it.

Tip 3: Raise your house

The best solution to protect your home from a Houston flood is to elevate it. 

At a very minimum, the City of Houston requires homes to have a one-foot elevation above the 100-year floodplain. But that minimum nowhere nearly addresses catastrophic events, like the rapid 12-inch rainfall that fell during Hurricane Harvey. If you plan on elevating your house, experts recommend elevating your home over 18 inches. Six-foot elevations are not uncommon.

When building a new house, resist the urge to build slab-on-grade if living in a flood-prone section. Instead, explore elevated foundations of three feet or more. 

If you already own a house, you can retroactively elevate your house. This retrofit begins much like a house move, with the house raised by jacks on piers. But the house isn’t loaded onto trucks and moved. Instead, a new, higher foundation is placed under the house.

Elevating your home starts at about $75 per square foot. It’s a major project that can take up to three months to complete.

Tip 4: Dry floodproof your foundation

Imagine the outer part of your home’s foundation wall as the hull of a boat. Water constantly surround a boat’s lower half, so it must be watertight. 

Dry floodproofing treats your foundation with sealants and membranes. If water surrounds the lower section for a limited period, there should be little or no leakage into the home.

With dry floodproofing, the emphasis is on positive-side (exterior) sealants and membranes. Workers also apply negative-side (interior) sealants and membranes. 

FEMA recommends homeowners opt for a “substantially impermeable wall.” The wall helps limit water accumulation. In 24 hours, water will accumulate to a 4-inch maximum with a sump pump. Entrust this project to a qualified contractor who has experience in dry floodproofing. Contractors well-versed in this project can often exceed that FEMA minimum performance level.

Tip 5: Install flood vents

In lieu of dry floodproofing, consider installing flood vents. Contractors can install FEMA-compliant flood vents in your foundation walls. In dry times, these vents prohibit vermin from entering underneath your house. During floods, these vents open freely to allow the passage of floodwaters. At the same time, these vents block debris that can damage the structure.

Flood vents may also help you reduce your flood insurance premiums. Houston homes receive so much structural damage because of the force of the water on the foundations. Flood vents reduce that pressure.

Only certain types of foundations require flood vents. Many older Houston homes have a crawlspace foundation that supports the house with piers or columns. This foundation often has a skirt or non-load-bearing wall around the house perimeter. Sometimes, brick or concrete comprises the skirt wall instead of wood. Because the wall cannot hold back floodwaters, dry floodproofing is not a viable option. 

Many Houston contractors can advise you on how to protect your home from flooding in Houston. They can assess whether dry floodproofing or flood vent installation is your best option.

Tip 6: Install and maintain a backflow valve

During floods, one unhappy byproduct is sewer or water drainage backflow. During this, backflow sends sewer water into the house. Floodwater itself is dirty enough. But when sewage pipes directly into your home, that only adds insult to injury. 

Some backflow valves are automatic, such as ball float valves in floor drains. On the other hand, manually-operated gate-style valves open and close by turning a wheel. 

Note that backflow valves prevent your house’s sewage from running into the sewer main. Standard backflow valves provide no way for you to flush a toilet. Speak to your contractor about backflow valves with ejector pump attachments. These attachments can divert your sewage back into the sewer system, while still preventing backflow from coming into your home.

More ways to prevent or ease flood damage in Houston

Raise exterior outlets 

Electrical code typically requires only that exterior outlets be accessible from grade, or ground, level. For Houston with its floods, this usually translates to “too low.” 

An electrician can relocate your exterior GFCI outlets. The outlets should be at least one foot above the expected flood line.

Check your exterior drainage system

Your house’s gutters collect rainwater from the roof. Drainpipes move that water downward. Make sure that this interdependent system works properly which your contractor can assess. If your system needs repairs, they can recommend and install solutions.

Install waterproof flooring at (or below) grade

If your home’s lowest level is on-grade or is below-grade (like a basement), avoid installing carpet, solid hardwood, or engineered wood flooring. As long as that level remains dry, you are fine. But if that level overflows with water, the best response is to remove the flooring.

Hard-surface, 100-percent waterproof flooring stands a good chance for successful cleanup. Consider installing ceramic or porcelain tile, resilient plank, sheet, or tile floor.

Using these ways to protect your home from flooding will provide peace-of-mind. Understanding your options based on your budget and the type of home you have is a good start.

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Set your calendar and your budget, here are the starting costs for renovating your home in Houston.

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 How to Protect Your Home For a Houston Flood appeared first on Sweeten.