It’s been a long, tough year for the construction industry.  Well, come to think of it, it’s been a long, tough year for every industry and every household!  All the pundits say it will be another year before the economy stabilizes and most say it will take a long time to bring our 401Ks and investments back to where they were.  It’s depressing isn’t it?  Well believe it or not, there is some good news out there.

That good news is there are some signs of improvement.  In a completely unscientific study I’ve been collecting some data to prove that St. Louis is beginning to make the turn toward a healthier attitude about spending.  I’ll start with my wife’s observations and actions.  Sally used to be a real estate broker so she always notices the “for sale” signs in people’s front yards.  She also notices when they are sold and she stated just the other day that a number of homes that were sitting on the market forever have been sold recently.  Also, the amount of time between a house going on the market and being sold has reduced considerably in the last few months.

My wife is also a shopper and I say that with the utmost pride.  She can find a sale like my dog can find a bone.  Sally prides herself in buying $200.00 worth of stuff for $25.00 and she does it all the time!  But over the last year her joy of shopping had dwindled to practically zero and it was depressing to see her come home with nothing to show for her hard work.  Oh, the deals were out there but she just couldn’t bring herself to spend any money because “things” were so tight.

I’m happy to report that she is bringing home some great deals recently!  Her joy for shopping is starting to come back and our household is again well clothed and well fed!

That’s proof positive that things are looking up…

Tom Life In General, remodeling

Many people don’t want to be in an historic district or even have their home become a historic structure because they fear having restrictions levied on what they can and cannot do to their own property.  To live in a home that was built over fifty years ago or has a connection with someone of historical importance (George Washington slept here), or was designed by a famous architect, or is significant to a period of time, starts the qualifyication process for a home of historical significance.  It is acceptable that the structure has changed or been updated as long as the architectural integrity is in tact and any changes (not too many) can be distinguished from its original design.

The importance is in what type of historical registry your home is in.  If it’s a local historic registry, your community most likely has an appointed commission that is a group of citizens with some expertise in these types of homes.  Their job is to review any alterations to the outside of the home that can be seen from the streetscape.  The goal is simply to make sure those changes conform in scope, size and scale to the integrity of the home.  They are there more as an advisory committee to help guide the homeowner in keeping with the architectural significance of their property.

Having been a Landmarks Commissioner in Kirkwood for the past four years I would say that 90% of the time, those who come before us for review are glad they did.  With two architects, a remodelor, a realtor, two homeowners who live in registered homes and professional in historical registration, the advice we can generate has been very helpful.  The 10% who weren’t so pleased either were unhappy with the additional time it took to get a permit to build something or wanted to do something to their home that would have detracted or erased its historical value.  If an individual is truly unhappy, they can always bring up their argument with the City Council, so there is an appeals process that works.

A National Historic Registry is a completely different set of circumstances.  The same basic qualifiers apply although there is a much more intense review of the structure and the application process is long and arduous.  Once approved, you can invest money in restoring your home and receive some very significant tax credits based on your investment.  The trick is that all the work you have done must meet the federal guidelines for historical restoration and that takes some research and application effort.  You have to maintain both the exterior and interior architecture and although updating is encouraged it has to fit within those guidelines.  It’s not easy, but well worth the effort both in the pride you’ll have in you home and the money you can save through those tax credits.

To learn more go to: http://dnr.mo.gov/shpoTaxCrdts.htm
That’s the official site of the Missouri State Historic Preservation Office which is authorized to carry out the responsibilities of the National Historic Preservation Act of 1966.

Tom Historic Renovation, remodeling historic homes, historic renovations, kirkwood remodeling

It’s old news now, but in 2007-08 the firestorm over infill housing was at its peak and had the city of Kirkwood divided on how to handle its citizens’ concerns.  Those who didn’t want any new development in Kirkwood were in favor of ordinances so strict, no one could build anything.  Those against it wanted to “leave well enough alone”.  The City Council appointed Council Member Tim Griffin as the liaison between the most ardent supporters of a new ordinance and the builders and developers.

I am a lifetime citizen of Kirkwood and a remodeling contractor - so Riggs Construction & Design understood both sides clearly.  I’ve been (and remain today) a member of the Landmarks Commission, and always show my love of the historic homes in Kirkwood through my business and personal deeds.  So I gained the trust of  supporters.  Riggs’ Construction’s 50 year history of remodeling here gained me the trust and understanding of the construction community working in the city.  So, put that whole picture together, and I became the chosen candidate to assist Mr. Griffin in mediating the debates between the two sides.

Three meetings were held in Riggs Construction’s conference room where those for and those against, had the opportunity to voice their opinion and work toward a compromise.  During those meetings, Mr. Griffin and I were able to find some common ground between both sides and an outline of the new ordinance was created and presented to the City Council.  The recommendations made by Tim Griffin to the City Council were accepted as read and the new ordinances were made law.

Since then, the economy has tanked and new home construction has reached all time lows in production and sales.  Yet, if you drive around Kirkwood, you can still see new homes popping up and remodeling projects are present all over town.  Filling out floor area ratio and total lot coverage forms took a little head scratching and it was a little tough at first figuring out just how big a house or how much addition you could build.  Some citizens have been confused and disappointed that they couldn’t build what they wanted because of the new ordinances.  But surprisingly, there has been very little outcry from them or the developers that fought so hard to keep the status quo.  The infill housing currently being built does fit better into the neighborhoods and the “McMansions” that were overwhelming the lot and the houses around them are no longer an issue.  Is everyone happy?  Probably not; but it seems the citizens and developers are both accepting of the new regulations and by in large, they have not created any undue hardship for either side.

Tom Historic Renovation, Life In General, remodeling Historic Renovation, kirkwood remodeling

Having a remodeling company that has been based in Kirkwood for 50 years, we have participated in many historic renovations.  We have also done dozens of projects in other communities such as Webster Groves, University City, Soulard and downtown St. Louis.  In fact, Riggs Construction & Design won a Chrysalis Award for the best historic renovation in the nation on a home on South 9th Street in the City of St. Louis.

There is a secret to historic renovation that I learned by serving on the Landmarks Commission in Kirkwood.  First, you are restoring the home, not remaking it.  And second, any additions to the home must be built in such a way that the original structure is still recognizable.

During an historic renovation, demolition of existing moldings, architectural details and other parts and pieces must be carefully monitored and documented.  Digital photography has helped tremendously in this endeavor. From a green perspective, it is best to reuse those pieces if possible.  If they are water or termite damaged - or just plain worn out - a little footwork to the local antique shops or recycled building material shops is the next best solution.  If you can’t find what you are looking for at these places or the internet, there are many millwork shops that specialize in wood moldings and the better ones will already have the special knives it takes to make them.  There are specialty shops that can make anything you may need and in certain instances, you will find that some of the more common items will be in stock or readily available.

Restoring a home to its original architectural glory is a labor intensive project and is not suited for many remodeling companies.  It is not just the materials that need to be duplicated but the care and respect that was originally put into the home by the old world craftsmen as well.  Pride in workmanship and genuine respect for the work of years past really do show up in the final product.

It is true that we build a much better home than 100 years ago because of the structural and mechanical engineering that has improved dramatically.  The products are better, more energy efficient and do more for the homeowner than ever before.  We have improved indoor air quality and are finally beginning to lower our carbon footprint.  But in same respect, the care and quality of the building trades has lessened due to the pressure of labor costs and speed of production.  Patience is a lost virtue in the construction industry and it’s driven by the consumer wanting it sooner rather than later.

In restoring an historic home, we as Remodelers have to produce a product and be competitive in doing so.  But we must also find it within ourselves to be the patient, confident, old world craftsman that did things the right way, knowing that it may take a little longer, but it will last a lot longer.

Tom Historic Renovation, remodeling Historic Renovation, kirkwood, remodeling, st. louis, university city, webster groves

If you plan to invest in your home but are concerned about what is happening with the economy, investing in a new kitchen or bath is your safest bet right now.

A number of our clients in the St. Louis area are doing kitchens and baths due to cost verses value, for resale.  It’s not that our clients are planning to sell their houses any time in the near future, but everyone is looking at short term investments due to the instability of today’s economic atmosphere.  What if, like so many others they know, they lose their job or are laid off until times are “better”?  What if they have to sell their house?  What is the best investment they can make in their house that will recoup the largest return if they would have to sell?  The answer - kitchens and bathrooms.

Kitchen and bath remodeling are at the top of that list for a few reasons.  First,  most people would prefer to spend their money where they spend the most time - and that’s in their kitchen.  Second, kitchens and bathrooms tend to become old and outdated rather quickly (in a bathroom, think of the moist environment and harsh chemicals such as hair spray and cleansers that are frequently in use).  Also, technology tends to change and become more accessible to greater numbers of people, making the desire for things like modern appliances, durable countertops, green products, and custom cabinetry more common and attainable.  Finally, when it comes to resale, the best bang for your buck tends to be in kitchens and baths.  If you’ve got an old, outdated space,  buyers take notice - and not in a good way.

Riggs Construction & Design has been fortunate that many of our past clients - and a large number of new clients - have decided to go ahead with their kitchen and bath projects as a big part of their quest to remake their existing house into the home of their dreams.  We have done a higher percentage of kitchen and bath projects in the last two years than any time in our 50 year history.  As we move out of this recession and the economy stabilizes, I’m sure we will see a resurgence of additions, master suites and pop-ups because families grow and need more space.  But for now, kitchens and baths are king.  So for those considering remodeling one or the other; or both, it’s a wise investment.

Tom Bathroom Remodeling, Kitchen Remodeling Bathroom Remodeling, Kitchen Remodeling

My next door neighbors tore down their home on December 31, 2005 with the intention of building a new one starting spring of 2006.  It’s now April 2009 and they’re still not in!  The hole from the old house was there until March of ’07 and construction has been going on ever since.  Not a good way to make friends and influence people.  In fact, our neighbor across the street may never talk to them again.

It doesn’t matter if it’s a remodeling project or a new home, proper planning is the first step toward making sure your job goes smoothly and quickly and that will make your neighbors happy.

Here are some more tips I can give you to keep them happy during your project.
•    Let them know what you are up to before the trucks pull up!
•    Share the time line with them so they have an idea what to expect and when.
•    Make sure they have the contact information of your contractor so in the event there is a problem, they can call and get it resolved quickly.  It may not necessarily be the phone number on his sign, but the cell phone number of your project manager.
•    Keep your project site clean and orderly!  There is nothing worse than having your neighbors picking up wind blown trash from your construction site or driving by each morning and evening to a messy, disorganized site.
•    Have your contractor make sure every trade parks on the same side of the street.  Trying to squeeze your car in between two pickups with side mount mirrors can be a real aggravation.
•    Never have deliveries made prior to 7:00 AM.  The sound of the backup alarm on a delivery truck is not very pleasant at 6:00 in the morning.
•    Make sure your contractor follows all OSHA safety rules so that when you invite your neighbors over to get a sneak preview during construction, no one gets hurt.  (You will invite them over, won’t you?  Everyone is curious!)
•    Make sure the Port-a-potty get cleaned weekly.

Of course, if you hire the right contractor, he/she will make sure all of these systems and etiquette rules are in place; so you don’t have to…

Tom Life In General, remodeling

Leadership is a difficult quality to put a definition to.  Is it charisma, confidence, intelligence, or a willingness to take on responsibility?  It’s all of those, I’m sure but I think it goes much deeper than that.  I’ve known many people that had all of those traits and still weren’t good leaders.

Leaders have an inherent sense of right and wrong.  Their moral compass is always pointed in the right direction no matter what the circumstances.  They know that their ability to lead successfully depends entirely on the team they are leading and they must treat those people with respect and loyalty.  They recognize when there is a wrong and they make it right but if there is no wrong, they will stand their ground and fight for what they believe in.

They say that integrity is doing the right thing when no one is looking and I believe that, but true leaders understand that someone is always looking, even if it’s just themselves.  They understand that everything they say and do is magnified, scrutinized and emulated by their team. If not today, then tomorrow or the day after but their actions will always be remembered.  One slip up of emotion over value and it’s like starting again from scratch.  A leader knows if they do “slip” they have to openly recognize it, say that it was wrong and that they will do everything in their power to not let it happen again.

It helps to have the charisma and confidence but without integrity, it won’t matter if you own a business, manage a division or are the captain of the high school football team, no one will follow you for very long.

Tom Life In General

Green building practices are not completely new.  Many of the techniques to acquire a LEED (Leadership in Energy Efficient Design) certification for your home have been plain old “good building practices” since long before LEED came along.

When I was a kid working for my father, one of my jobs was to grout between the foundation and the 2 X 4 plate that the entire house rested on.  It served two purposes; one was to prevent cold air and bugs from getting into the basement and the other was to help transfer weight evenly from the plate to the foundation.  I remember my dad making me do one house over again because I just shoved a little grout between the two and didn’t try and fill it in properly.  He explained (not very nicely as I recall) that there was a purpose to my job and if I didn’t do it right, the house wouldn’t be built according to his “good building practices”.

Then someone came up with the idea that a ¾” strip of fiberglass insulation between the foundation and plate would keep the cold air out.  Now, it is a 1/8” piece of foam!  LEED is bringing back many of those building practices that have been lost and adding many new ones.  That’s a good thing

Tom Green Remodeling, remodeling

I hate going to an unfamiliar grocery store.  I don’t know where anything is and I feel like I’m lost in the wilderness.  Our regular store was closed because of a small fire in the back and they had evacuated everyone.  I’m too impatient to wait so I went a little further down the street to a Schnuck’s market.  I was amazed to learn just how much a good grocery business and a good remodeling business are the same.

Like most of our clients, I had never been to this place before and I was a bit apprehensive about how much it would upset my routine.  The management at Schnuck’s must understand how stressful it can be to walk into a new store where everything is different and nothing works out quite like you think it should.  It took about 5 minutes before a stocking person noted that I was wandering around completely lost and asked if she could be of help.  She asked what I needed, explained the layout of the store and helped guide me through the process of shopping at Schnuck’s.  At the end of my shopping, even after I bought my goods, someone bagged up my groceries and offered to take them to my car!  Although slightly embarrassed that someone thought I should need help, I was intrigued by the unexpected quality of the experience.

I learned that Schnuck’s used the same business model as a good remodeling company!  From recognizing a client’s bewilderment, asking and listening to their needs, walking them through the entire process, properly communicating with them and keeping them important even after the sale, a good company services their client from start to finish.

By the way, even though it’s further away, I shop at Schnuck’s.

Tom Life In General

I used to call it the “Hysterical” Board of Commissioners before I was asked to be on the Landmarks Commission in Kirkwood. I’m in my fourth year and that opinion has changed dramatically. Riggs Construction & Design is a remodeling company after all; we change the appearance of our client’s homes! How dare the “hysterical” board tell me or my client that they couldn’t add an addition on their house that is exactly what we designed and what our clients love?

I’ve come to appreciate the value of the historical buildings here in Kirkwood. They are a link to our past and each building has a story of the people and/or businesses that lived, loved and worked in them. Many aren’t beautiful or classic designs that are pleasing to the eye. In fact, some of them are downright ugly but they are symbolic of certain periods in the development of our town and therefore, hold a great deal of significance.

We at Riggs used to be proud of the fact that when we finished an addition or renovation of a house, you wouldn’t know that we had been there. Our favorite story was the client who said, “It looked like it grew there it matches the house so well. I can’t tell where the old house used to be!” You can imagine how I felt when I first joined the Landmarks Commission and learned that the number one rule of adding to an historical building was to preserve the outline of the original structure! That way people could still see the old building as it was and know that it was added on to after it was originally built.

Now, if the home is older (as most are in the Kirkwood/Webster area) we inform our clients that we need to not align exterior walls and roofs but offset them a little so that the original home is not compromised.

Learn something new every day.

admin Historic Renovation, Life In General