Affordable Kitchen Remodeling

Kitchens are not always super expensive and un-affordable.  This blog is intended for a middle income property value of $150,000-$325,000 (based on the Tampa Bay Area).  It is based on a mid-size, typical kitchen for a single family house.  Quality does not have to be compromised for an affordable kitchen.  A typical kitchen remodel that replaces the cabinets, countertops, plumbing fixtures, lighting, and backsplash can easily cost less than $10,000. 

The key to keeping costs down while not sacrificing quality is to find quality products and materials as well as an experienced team to execute the remodel.  If you are looking to remodel your kitchen for an affordable price without minimizing quality, we recommend you look to find a solution that includes all the following components:

-          High Quality, All Wood Cabinets

-          Cabinets that are Readily Available and In Stock

-          Granite Countertops

-          Full Demo of Existing Kitchen and Haul Away of Debris

-          Drywall Repairs, as necessary, after Demo

-          Painting included

-          Stainless Steel Under-mount Sink, Faucet, and Disposal

-          Re-Installation of Appliances

-          Tile Backsplash

-          Cabinet Hardware

-          Licensed and Insured Professional

-          Under $10,000

We hope people take the time to look into alternative options when trying to remodel their kitchens.  With some creative thinking about materials and labor, most mid-range kitchens can be remodeled at an affordable price with quality finishes.

We at Hybrid Construction have these solutions set up and ready to execute.  Feel free to contact us today with any questions. 

Hybrid Construction

Kitchen Remodel – Tampa Bay

813-300-8019

bleske@hybridgc.com

www.hybridgc.com

Out of Contractor Control

A lot of my time and effort for a project is spent on thinking proactively, scheduling, and trying to stay a few steps ahead of the project.  This thought process helps our company execute projects professionally, on time, and with minimal problems.  Of all the things we can control, with experience, very few mistakes tend to occur.  Many problems with projects can be linked to issues that are out of contractor control.  Some of the issues out of contractor control that come to mind include:

-          Plans or Drawings

-          Permitting Reviews

-          Inspector Schedules

-          Hidden Project Conditions (Behind Walls, Under Floors, Etc…)

-          Material Back Orders

-          Owner Decision Delays

-          Owner Material Orders

-          Progress Payment Delays

-          Plan Changes

-          Long Lead Items

We try to make every effort to stay ahead of issues that are under our control.   We also try and help the party responsible for issues out of our control so the project can stay on schedule.

Hybrid Construction LLC

General Contractor – Tampa Bay

813-300-8019

bleske@hybridgc.com

www.hybridgc.com

Commercial Remodel Budgeting

I receive a lot of calls from commercial realtors and tenants about budget remodel costs and/or square foot costs.  Typically, a fairly accurate estimate can be put together quickly with a scope of work, some photos, and a sketch of the space.  Unfortunately, these details cannot be provided during a phone call, so commenting about costs without some background of information will be inaccurate and pretty useless.  Commercial property is more difficult to estimate because each building and situation is different.  If possible, I always recommend that we try to meet at the site for a quick 10-15 minute walk through.  The scope can be discussed and valuable information can be gathered.  As a General Contractor, this should always be for free.  It helps us with refining out historical estimate data and helps the tenant or agent with useful cost information that can be marketed with the property.  If a site meeting is not possible, we would recommend the following information be provided by the agent or tenant:

-          Photos of the interior and exterior of the space

-          Existing sketch of the space

-          Proposed sketch of the space to illustrate changes

-          Detailed scope of work narrative

Our goal is to help provide accurate cost information for a property and its intended use so smart decisions can be made and projects can hopefully move forward.

We at Hybrid Construction have these solutions set up and are available to provide assistance for any tenant improvement in the Tampa Bay area. 

Hybrid Construction LLC

Office and Retail Remodel – Tampa, FL 

813-300-8019
bleske@hybridgc.com

www.hybridgc.com

Quick Contractor Pricing

As a General Contractor, performing and pricing projects of various types exposes us to all kinds of situations and challenges.  With that experience and exposure, we come to realize that every project is unique and typically requires specific pricing that cannot fit a one-size-fits-all strategy.

However, the majority of projects, both Residential and Commercial, have similar traits and scope of work.  We estimate that 70-80% of a project scope of work requires the same technique for pricing and only 20-30% of the scope requires unique, field specific pricing.

This means we can provide the option to price the work quickly (sometimes without even visiting the site) with only a little information provided by the customer.  It works well for both parties: the customer can get a quick, fairly accurate, budget number and we can provide it while saving time and travel to the job site.  Below are some of this items we request from the customer:

- Work Scope List
- Property Photos, Scope of Work Photos
- Inspection Reports
- Room Measurements
- Scope of Work Measurements

The more information provided, the better and more accurate the estimate.  Using this strategy can allow us to do most budget estimates within 24 hours of receiving the data above.

Brandon Leske
Hybrid Construction LLC
Hillsborough, Pinellas, and Pasco General Contractor
Tampa Bay Area Remodeling
Commercial - Residential
813-300-8019
bleske@hybridgc.com

Owner Advice for Lower Remodel Costs

Estimating a project is one part science and one part art/experience.  One of my favorite parts of my job is meeting with a client at a property and discussing the proposed project.  It allows me to assist the client with understanding the process, what decisions will need to be made, and provide recommendations/advice where necessary.  It is good to meet with contractors with an open mindset at a preliminary stage, however, it is important to understand that any estimate at this stage may also be very preliminary.  To many people, the cost of a project is their number one priority or concern.  Unfortunately, many Owner's don't do enough prep work for their project to encourage getting the best pricing possible.  The lack of Owner prep work leaves the contractor in a position to have to make assumptions, guess on materials specifications, and plan for contingencies.  All of this can make an estimate higher and less accurate.  It also makes it difficult to compare contractor estimates and get them apples to apples.   Some Owner prep work I recommend providing to a contractor includes items like:

- Provide materials selections, if possible (fixtures, tiles, cabinets, granite, flooring, etc...).  It doesn't have to be exactly determined, but any baseline assumption is very helpful.
- Feedback on schedule and timeline desired.
- Layout ideas and decisions
- Proposed access to property during project (lockboxes, keys, time of day, etc...)
- Allowing enough time for pre-construction items and estimating to finalize details and get the best pricing as well as minimize problems. 

Typically, an estimate will have varying degrees of accuracy and cost projections, depending on how much info is gathered when we put pencil to paper.  For some situations, a ballpark estimate is all that is necessary at that time, but if are looking to get an very accurate and cost effective estimate, I recommend spending the time on your prep-work.  It will be well worth it. 

Brandon Leske
Hybrid Construction LLC
Tampa Bay General Contractor
Commercial - Residential - Remodel - 203K Renovations
Hillsborough, Pinellas, and Pasco Counties
813-300-8019
bleske@hybridgc.com

Permitting...When is it Required?

I am often asked when a project should be permitted or not.  In most cases, it is always good to error on the side of planning to get a permit.  Obvious situations like a house addition, new bathroom, or new garage should always be permitted.  When projects like these are performed, you want to make sure the upgrade adds value to the house or property.  If it is not permitted, the new upgrades may not show up on the local property appraiser records and become a red flag for the property when trying to sell. Going without permit also puts the Owner in a risky position of improper work that could require repairs, corrections, and fines costing a lot more than the original project.  When it is permitted, the proper approvals and inspections are completed. It then becomes a legal and sell able change to the property, making sure the additional value is recognized.

Some key items that require a permit include, but are not limited to:

- Additions
- Structural Changes
- Roofing
- HVAC and Water Heaters
- Plumbing Re-Pipe, Tub Replacement
- Electrical Upgrades and Re-wires
- Doors and Windows

Some scope that may not require a permit include, but are not limited to:

- Cabinets
- Flooring
- Paint
- Some Landscaping
- Plumbing Fixture Repairs
- HVAC Service
- Light Fixture Replacement
- Trim work
- Drywall Repairs

Below are some links to jurisdictions in the Tampa Bay Area with more information on permit requirements:

City of Tampa
http://www.tampagov.net/construction-services/how-do-i#permit_needed

Hillsborough County
http://www.hillsboroughcounty.org/index.aspx?NID=1068

City of St Petersburg
http://www.stpete.org/construction_services_and_permitting/permit_and_plan_review.php

City of Clearwater
http://www.clearwater-fl.com/gov/depts/planning_dev/applications/index.asp?formtype=construction

Pinellas County
http://www.pinellascounty.org/build/required.htm

Brandon Leske
Hybrid Construction LLC
Tampa Bay General Contractor - 203K Loan Contractor
Interior Remodel - Commerical and Residential
813-300-8019
bleske@hybridgc.com

Before Hiring A Contractor.......

A lot of people do not know how to properly review or ask for contractor qualifications prior to hiring them for work on their properties.  Hiring the wrong person or company can cause problems and increase liability for the Owner, which could cause legal issues, lost money, and a lot of headaches. 

Owner's can take a few measures to help limit their exposure and give them the best chance of hiring the right contractor.  Below are some recommendations that all Owner's should inquire about prior to allowing a contractor to work on a property. 

(Based on Projects in Florida)

1.  Check the Sunbiz Website (www.sunbiz.org) to make sure the company name is listed and active.

2.  Review the Florida Department of Business Professional Regulation (www.myfloridalicense.com) to make sure the contractor's license is listed and active.

3.  Request a copy of Contractor's License.  This can easily be done via email or fax.

4.  Request a copy of the contractor's General Liability Insurance Certificate.  In addition to the certificate copy, have the contractor produce a certificate that lists your name and address as the certificate holder.  Their insurance company can easily do this as no cost.

5.  Request a copy of the contractor's Worker's Compensation policy or their Exemption Certificate. 

6.  Ask for previous client references.

Each one is simple to do and should not be any issue for the contractor.  Once this information is complete, I recommend having a written contract or proposal signed by both parties.

Doing these things will put you in the best position for hiring the right contractor and limiting problems on your project.

Brandon Leske
Hybrid Construction LLC
General Contractor - Tampa Bay Area, Florida
Commercial - Residential - Remodel - 203K Remodel
813-300-8019
bleske@hybridgc.com