Jim's Tips - ARB

One of the critical lessons we have learned over the years is the need to understand the requirements of each Architectural Review Board (ARB) we work with.  If you have a property that requires architectural review we cannot stress how important this is. Each community has distinctly different technical standards, policies, procedures and submittal requisites. 

The first step is to be certain you have the latest design guidelines and submittal requirements and that there are no other documents from other sources you need to reference. Gather this information and read through it carefully. If you have questions, ask the developer, the board or their representative before you begin design work.

There are several key questions you need to be sure you and your builder are aware and have an understanding of when building or remodeling in an ARB community:

1. What are their unique concerns?  Each community has colors, materials and a myriad of standards that must be followed. Realize the unique ones for your area and be sure to cater to those unique differences.

2. What is the impact of this design or addition on your community?  If your property is in a high profile location such at the entry or multiple sides of your home will be highly visible, you may be held to a slightly higher standard; at the very least your design will receive greater scrutiny. Understand this as the design is developed and take this into account.

3. Who is on the ARB? Are they design professionals who can visualize a home easily from 2D plans or do you need to add color or 3D views/renderings to help explain your project? Cater to the people doing the review. 

When working with a builder or remodeler, you’ll want to be sure they know and understand all of the requirements. There may be documents they need to sign also. The better everyone on the team is informed, the smoother your design approval and build process will be.

For more information on how we can help you in your next remodel, plan revision, or new home design, we invite you to connect with one of our creative team members.  We are here to help ensure great success with your project for you and your builder. Let our years of experience work for you!

Do You Understand Building Codes?

Our most recent Front Porch Friday Video dealt with building codes – the rules and regulations we must follow for any house remodel, addition or new build. Why is this important to you? At RDS, we believe that knowledge is power, and when you’re in the process of building or remodeling a home and the builder starts talking about codes, you’ll know what this means.

What is a Building Code?

The building code is a set of rules that clearly specifies all standards needed for remodeling or constructing a home. Any work done in the home must conform to the codes in order to acquire design and installation approval from the local government building department. Don’t confuse building codes with zoning ordinances, as they are usually a separate entity. 

What is the Purpose of Building Codes?

In a word, safety! Public health, safety, and general welfare as it relates to any construction. Engineers, architects, builders, and interior designers are well versed in the laws concerning building codes. Structures, electrical, plumbing, lighting, mechanicals, site drainage, and placement of stairs and halls, are just a few of the standards of structure that have to be enforced. 

A Brief History:

Building codes aren’t new. The first written code dates back all the way to 1772 BC. Even the Bible refers to building codes – parapets (barriers) had to be constructed on all houses to prevent people from falling off of a roof. Building codes have developed and changed over time, some as the result of a catastrophe or earth event. From these events and failures of buildings over time, let alone advances in our technology and innovations in building, we have learned, discovered weaknesses, and corrected issues as it relates to building.

The International Residential Code:

In the USA, we follow the International Residential Code and in Ohio, the Residential Code of Ohio is based on it. All phases of the building process, electrical, structural, plumbing, and mechanical, are affected by these rules. Designs have to conform to these codes before a building permit is granted and during the construction process, various phases of the project are inspected to certify that the proper implementation of the design, installation of materials, appliances, and systems have been adhered to. 

What to do?

Follow the rules. While at times some of the rules and regulations may seem arbitrary and difficult to deal with, don’t skirt the rules. They are rules for a reason. Be careful of working with a contractor that advises you that the work can be completed without the building department being involved. This is dangerous and could result in a fine for not having a permit, delaying the work completion. Working with certified home designers and licensed and bonded contractors provides not only peace of mind, but also a build done correctly, safely, and responsibly. 

The Building Code gives you, the homeowner, satisfaction that you are living in a safe and secure structure. At RDS, we feel very strongly about this and will always go the extra mile to do the right thing when we design your home. 

Watch our Front Porch Friday Video – Building Codes. 

The Electrical Walk-Through

Your home is rising from the ground and you can see what is to come! The dream home you and your designer created is coming to life. At RDS, this is such an exciting time! Your design is literally appearing before your eyes. 

Now comes the time to walk your home with your contractor and electrician for the electrical walk-through. Do you know what questions to ask, what to look for, and what to do? Our latest  Front Porch Friday Video - The Electrical Walk-Through addressed this very topic. 

The Scavenger Hunt:

When you’re in the design stage with your architect, builder, or designer, walk through the house in your head. Your designer will make suggestions, and that is a good starting point. However, that’s not enough. You need to treat the electrical walk-through as a scavenger hunt. These are the first things you should consider when beginning your walk-through.

What Should You Do and Think About? 

• Look at the blueprints while you’re walking around and discuss any issues.
• Walk through the home carefully, completely, and with a critical eye.
• Bring furniture measurements, measuring tape, markers, and labels, to mark and draw on the ceilings, walls, and cabinets…everywhere you might be putting something electrical. Use different colors to signify outlets, ceiling fans, recessed lights, and bathroom vent fans. Mark where furniture will be placed so you can plan for lighting needs.
• What needs to be worked around? Are there beams that will interfere with pendant lights or recessed lighting? Will a cabinet or furniture cover an outlet?
• Search for the switch locations. Don’t make the mistake of putting one behind a door that isn’t in place yet. Is there one available by the doorway into every room?
• How many outlets do you need? Where are they? What do you need them for?
• Ask about the septic system if one is being installed and where the thick wire that goes to the outside will be located (if applicable). 
• Don’t forget about the basement, especially if you’re not finishing it yet. Think about future use.
• Plan for exterior lighting. Walk the perimeter of the outside of your home. What types of lighting, how many outlets and switches do you need for the exterior, patio, walkways, and security? 
• Your garage is an area that bears some thought. Do you have tools that require a 220-volt outlet? What about that electric car you’re thinking of purchasing? Or maybe just some extra outlets for the electric bike pump, leaf blower, or electric lawn mower? And don’t forget about lighting? Is one light enough or do you need to add more?
• What do you want inside your home? Dimmer switches, 3-way switches that work lights independently from one place, and double, triple or quadruple-gang boxes in places where many things will need to be plugged in…like in a bedroom (baby monitor, phone, computer or tablet, etc.) are important considerations to make.
• Outlets, outlets, outlets. Will the placement of them be vertical, horizontal, high on walls t keep them out of little hands, in the floor for a light behind the couch? 
• Where is the breaker box?

You’re the One Living Here:

You’re completing the walk-through, you’ve looked at the blueprints, you’ve marked up the walls and ceilings, but is all of the above enough? You’re the one living here. So, now go through it again in your head and imagine yourself in the home after it’s completed and you’ve moved in. It’s easier and less expensive to make any changes now instead of after the work is completed.

• You’ve marked all of the switches so now walk through your home and reach for lights going in and out of every room. Did you get them all? Are they accessible for everyone in your family?
• Look at the lighting again. You’ve got the recessed lighting, chandeliers and pendant lights. But do you have plans for outlets and switches needed for additional floor lamps or table lamps?
• What amps will you need for what appliances? Ask questions. Are you going to want a generator? Extra refrigerator or freezer? Is this in the plan?
• Where do you want cables for TV and the Internet? Now is the time to think beyond the obvious places and really become your family living in the home. 
• Think about furniture placement. Will you have nightstands by the bed? Are you using bunk beds and want a switch or outlet by the upper bunk? Where is the furniture? Will there be outlets available nearby or will they get covered up?
• What are your needs in the office area?
• Outlets need to be at the correct height and in a place they aren’t obtrusive, like the ones placed by our clients in the video on the back of the cabinet. Some people don’t want to place outlets in the middle of backsplashes, so thinking those things through now will save you future headaches!
• Where are you going to put an ironing board? The laundry room is obvious, but many people are putting one inside a large master closet…which is a perfect place to put an outlet, right?
• Where do you need USB ports?
• Do you have an open floor plan? Do you need outlets on the floor to go behind a couch?
• Under or above cabinet lights? Many homeowners want to have soft lighting for evening ambiance, outlets for decorative lighting above cabinets, or directed lighting for prep. 
• Do you want to have lights near or on a mantel? You certainly don’t want cords hanging off of the mantel. This is a thought for any TVs placed above the mantel, too.
• Do you want some automated lighting, such as in a pantry, closet, or garage?

The electrical walk-through should be detailed, informative, and inspiring for you! Take your time during the walk-through and be sure you, your contractor, and electrician have thought of everything. Our designers at RDS love helping you light up your life when designing the home of your dreams!

The Demo and Remodeling of a Kitchen Part 2

The kitchen remodel is well underway in our clients’ home. If you remember, in our last blog, we were all about the demo of the kitchen. Now the fun work begins!

What has been going on in this home and what could you expect in your kitchen remodel?

This is the second blog in our Kitchen Demo/Remodel series. Our clients began with a kitchen remodel and we’re filling you in on what decisions they’ve made in this project that involves not only the kitchen but the family room, stairway, and floors. 

• Our clients have some important design decisions to make. Where the new work begins and the old house ends is always a tricky one. Are you just going to paint the kitchen or will this new paint color work its way through the whole first floor? Does the stairwell to the second floor get the new paint color? And what about flooring? Is it going to be all new throughout the first floor or just in the kitchen? Our clients decided that the kitchen remodel wasn’t going to be the only part of the first floor to be remodeled…the living room and rest of the first floor is now being remodeled, as well as the stairs and railings leading to the second floor. You know the saying, “One thing leads to another!”
• Under cabinet lighting is important to our clients. This lighting allows illumination of the prep spaces and will show off the soon to be installed gorgeous countertops. Imagine the glow of the under cabinet lighting when you don’t want other lighting turned on!
• When installing cabinets, it’s critical to leave space above the cabinets for crown molding placement, which will cover the ductwork, electrical lines, and plumbing lines. You don’t want to get all of the cabinets up and realize that no room was left for molding installation. This is just one of the many detail decisions we have to think about and share with our clients when designing a kitchen.
• Once the cabinets have been set, it will be time to install the countertops. The true vision of the kitchen will be apparent soon!
• The cabinets themselves have been shimmed up, allowing the extra space needed for the installation of the new flooring. Again, not thinking this piece through beforehand could be disastrous on the day of the floor install. 
• Our contractor, Dave Osmond Builders, working with the client, had the foresight to install outlets (required by code) high on the backs of some of the cabinets so as not to interfere with the cohesive look of the decorative backs of the cabinets.
• What details will you add? Our clients, after seeing the upper peninsula cabinets, decided to install one of a kind seeded glass doors on both sides to let natural light and the kitchen light shine through. This creates warmth, natural and ambient light…and a little drama! We can’t wait to see the cabinets finished.
• Along with the kitchen, the remodel of the family room is underway. The existing built-ins have been updates, giving a much-needed facelift to the room.

No matter what, a remodel is an incredible journey! When you work with our designers at RDS, we promise to understand your vision, help you create the special details you want to incorporate, and guide you through the process. 

To see more of this journey, watch our Front Porch Friday Video…Front Porch Friday Kitchen Demo/Remodel Part 2.

RDS Turns 30!

We’re pretty excited by this number…we’ve been in business for 30 years as of April 1st, 2018! We celebrated this momentous occasion with a small party in the office on March 28th. To say that I was surprised was an understatement! My staff, fellow designers, builders, and clients made this day very special. 

Many people asked me questions during the party so I thought I’d answer a few of them here for all of you. As I said during the party, “It’s been 30 years, one day at a time!”

How did you get your start?
I began my career as a draftsman for a small electronics company and then was able to make a move to work for a residential design firm. After five years I joined Bob Webb Builders where I feel that I received my Masters Degree in construction and basically “how to build the right way”. I worked briefly for another builder prior to starting RDS.

How did you choose Residential Designed Solutions as your company name?
We started out as Designed Solutions but when we incorporated there was another company with the same name so we added the “Residential” to be more descriptive.

Have you always been located where you are now?
The company began in my home study and within a year we moved into our first office on Snouffer Road. Several years later we moved into a larger office in the next building over and in 1999 we moved to our current location.

What is the best part of your job?
There are many aspects that I enjoy but I would have to say that the time I spend designing is my favorite. It’s all about problem-solving, fitting the puzzle pieces together so that they make sense and the spaces flow as we meet our customers’ needs and requirements.

How many homes have you designed/remodeled?
I’ve never stopped to count but as I think about it, it must be over 7500 projects completed to date.

Which design for a new home or remodel has been your favorite and why?
I think the best answer is “the next one”. They’re all “my children” to some extent so it is impossible to pick one as a favorite. The memorable projects are those where we had big challenges to overcome and projects where we broke new ground in terms of design styles.

What have you learned over the last 30 years?
The list is endless. How to run a design business, how to design to meet client needs, how to communicate better, how to be a better person and I am still constantly trying to improve in all those areas.

How do you distinguish yourself from your competitors?
Given the construction backgrounds that our design associates have, I would have to say that we speak “Builder” fluently. We understand the cost impact of various design details and how to design to a given price point. We know what adds perceived value over just additional costs.

If you could travel back 30 years, what would you tell yourself based on what you know now?
The list is endless here also but I guess the most important thing would be to just continue to focus on the clients and make sure we’re meeting their needs.

We cherish our relationships with our clients, builders and all the trade people we encounter daily. We take our business and our clients’ needs seriously and are honored to be part of this incredible home building profession. Thanks to all of you for letting us be a small part of your life.

What Our Clients Have to Say

At RDS, we believe that designing a home is one of the most satisfying parts of our work. We love building relationships with our clients and working with them to bring their dreams to reality. We want you to get an idea of what our clients think of their experience working with us. 

Name: Kris Cassady

How was your experience with RDS – Residential Designed Solutions?
We were remodeling our old 1800’s brick home and the foundation collapsed. I was not confident in staying with the architect that has done our original plans and needed a new architect quickly. We were homeless in a matter of minutes. 

I found Jim with RDs after some online research. I looked him up on Houzz and loved his designs. I called, explained our situation, and Jim arrived at our home site the following morning with his engineer. 

We met and designed options to build onto what was left of our house at the time. (We were awaiting all of the reports from the various structural engineers so we could determine if we could actually build onto the remaining structure.) I was really excited about the design we’d come up with.

After the reports were in, we decided that we would be better off to tear down what was left of our old home and build a new one. 

We discussed our options with Jim. Unfortunately, we were not in a position to do a complete custom design as my builder either needed to get started or put us on for the following year. I wanted to go home, so I needed plans fast!

Jim was going to send me a couple of plans that he had from The Plan Drawer, their sister company that sells stock plans. I was wrapped up in insurance stuff and kept checking my email but never received anything. So in a frantic state of mind, I ordered plans online instead of calling Jim. Then after talking to my builder about those online plans, I ordered a second set. At the 2 week mark (from talking to Jim), I emailed Jim early on a Sunday morning. He responded right away. Jim had no idea that I did not receive the plans that he had sent. Jim was able to get me the plans that same Sunday. 

THANK GOODNESS!! Both plans were amazing and now we had to make a decision that we would live with for the rest of our lives. 

What space(s) did you have redesigned, (if applicable) or did you have a new home designed?
We had a new home designed. Jim will forever hold a special place in my heart. 

What is the favorite aspect of your new home design?
I love every single thing about our home design. 

If you could change one thing, what would you change?
I made a change to the 2-story fireplace on the back wall and placed windows and a patio door there instead. I want the fireplace (and I will more than likely have my builder back to put it in). 

What was your overall experience like?
Nothing short of amazing! With all of our chaos, we ended up with one minor mistake on our plans, which was a small window in a bedroom upstairs. The plans showed it as normal size like the rest of the windows, but we didn’t accommodate for the small roof over the eat-in dining. 

None of us caught the error. Not myself, not Jim, not even my builder. It was found the day my builder was roughing in the windows. 

When I called Jim to discuss, he offered to pay for the window, taking ownership of the error. We kindly declined. 

What advice would you offer to someone who is designing a home or redesigning a space in the home?
First and foremost, do your homework like I state below, and go with your first choice!

Go to open houses, model homes, and visit websites. Really think about how you live and use your space. Don’t build something because it is popular or trending right now, as your love for something will more than likely change when a new trend comes around. I am not a trendy girl, thank goodness. Make sure you are practical when making decisions and know your local codes. Pinterest is big for some people and I used it for some ideas, which was great. I saw a picture of a master bath with this beautiful small chandelier over the tub. When I discussed this with my builder, most codes do not allow a light fixture over the bathtub. (Makes sense now that I know.) But you can put one right where it clears the tub. 

Who else did you reach out to for designing your home?
No one. I did everything else myself. I’ve never considered myself a decorator or designer at all but I have received a ton of compliments from people who have visited our home. People always ask who designed my interior and I just smile and say ME! 

Would you do it again?
Funny that you ask! I would prefer not to do it again under the rare circumstance of our house collapsing. But, Jim came to our rescue with an already busy schedule. My builder is local in our community and has been building for 35-40 years. He is a tough cookie and likes details. He usually picks architects apart as he likes the plans a certain way. Well, my builder really liked Jim and had no complaints about his plans. When my builder did have a few questions, he was able to call Jim and discuss them right away. Amazing teamwork! If we were looking to move and build again, I would probably build the other design that Jim sent me that I didn’t choose as I know it would be beautiful as well. I would use Jim and have recommended RDS many times since my experience. 

We are so happy that Kris is happy with her new home after going through so much. Let our designers help you make your dreams a reality. We’d be honored to work with you!

What Our Clients Have to Say

At RDS, we believe that designing a home is one of the most satisfying parts of our work. We love building relationships with our clients, and working with them to bring their dreams to reality. We want you to get an idea of what our clients think of their experience working with us. 

 Name: Abbas Fallah 

What was your experience with RDS – Residential Designed Solutions?
The team at RDS was very pleasant to work with. They listened to our plan and our dream for our new home. They gave us feedback to understand the implications of our design and moved on forward with the project.

What space(s) did you have redesigned, (if applicable) or did you have a new home designed?RDS designed our new home.

What is the favorite aspect of your new home design?
Our favorite is the layout and flow of the home allowing us to take advantage of the backyard view from each room.

If you could change one thing, what would you change?
Nothing, the plan is well suited for the lot.

What was your overall experience like?
Great!

What advice would you offer to someone who is designing a home or redesigning a space in the home?
The more you know what you want (really), and what you may compromise on, makes it easier for planning.

Who else did you reach out to for designing your home?
I do not recall their names. But, I reached out to two other designers.

Would you do it again?
Yes, I am working with them on a new home plan.

We are so happy that Abbas is happy with his home. Let our designers help you make your dreams a reality. We’d be honored to work with you!

Design Don’ts…Could These Hurt Your Home’s Value?

You’re excited, ready and anxious to start on your design of your new dream home or the renovation of the home you already love. At RDS, we understand as our residential designers work with clients every day to help develop their dreams to reality.

Many of the families we work with have built several homes and understand the process thoroughly but we are all inundated with so many media options from Houzz to HGTV that often the inspiration sources provided can have divergent ideas. It is our responsibility to ask you detailed questions about your ideas and work with you in making decisions that will serve you and your family best for the long term.

What you love now, or what you’ve seen on HGTV, might not work for a future buyer, and while we don’t want to think about selling, it all too often can become a reality.

What to Consider:

Investment Level: the homes in your neighborhood have a range of pricing and if you’re not careful you can spend more than you can recover if you would have to relocate unxpectedly. This shouldn’t be the only criteria to make a decision but it is an important one.

Does the design fit the home? How does the design of the home, impact the neighborhood? Creating an ultra-modern look in a traditional neighborhood might not be the best fit, especially in a historic district.

If you need to include Universal design in your existing home due to accessibility issues, then by all means, do it. But if you’re thinking of widening doors and hallways in your renovation plans to add resale value, think again. The costs may far exceed the perceived value.

Depending on where you live, don’t upgrade a kitchen beyond what is typical for the neighborhood. You can easily price yourself right out of the market and never recoup your investment. Work with our design team to find the best options to fit your home and neighborhood, while still achieving the look you want.

Not every kitchen renovation can accommodate an island without adding or repurposing space. Many times the budget limits the extent of the work and a careful redesign of the existing kitchen will provide solutions to address the functional improvements within the space.

Swimming pools…you may dream of having one, but if they’re not common in your neighborhood it may be hard to recover your investment. If you have to sell, a pool could be a deterrent to buyers that might see it as an added cost, more maintenance, or a liability.

Live in a historic charmer that you want to remodel? If you have areas that are beyond repair or can be changed without losing value, then go for it. Be careful about getting rid of all of the original features and historic charm of your home though…it’s historic for a reason!

Your home is listed by the number of bedrooms, so the loss of a bedroom to enlarge an owner's suite or create a new bathroom could backfire on you. Adding bathrooms or expanding a bedroom is a smart choice, but not at the expense of reducing the bedroom count, as it will change your home’s comparables in the neighborhood.

Set on having granite? It’s still a popular choice, but do your research and see what else might be an option. Marble and quartz continue to be strong contenders. Not everyone is excited about granite anymore.

Your home needs a tub, especially with children, but be wary of jetted or spa tubs. These are not what buyers are looking for. Walk in showers and freestanding tubs are design dos!

Love the aquariums you’ve seen on HGTV, and wish you had one? Think twice, built-in aquariums will only appeal to certain people.

All white rooms are out. Texture and color are in. All white cabinets and walls in a kitchen is not trending anymore, but if white is what you want, add pops of color in the backsplash and other areas such as countertops.

As much as you might love barn doors and shiplap, they will, like many hot design trends, date your home eventually and might make it difficult to resell. But if you want it, be creative and original with it.

Wallpaper is making a comeback, but only as an accent. Too much wallpaper might be too much of a good thing. If you do use it, be sure it can be easily removed for potential future buyers.

Hardwood and tile are still the flooring options of choice, with carpeting used in certain spaces. Look at what’s out there, to make an informed choice about flooring.

If doing a remodel, converting a garage to a gym or another type of room is not a smart move. Buyers want garages. A smart remodel would be to redefine the space and add storage. If you really want to convert the garage, do it in such a way that it can be converted back to a garage - don’t remove the garage doors.

Ultimately, it’s your home, and you should include design ideas that you love. Just remember that future buyers might be scared off by your choices that are too personalized. Are there ways to be able to appeal to future buyers even with your design choices and still recoup your investment? Our designers listen to you, help guide you, and present you with the best options available for your home. Get started on your home design ideas with us!