Part 4: The Subcontractor Walk-Through

This step is necessary for obtaining an accurate bid on your project. The walk-through process gives the remodeler an opportunity to review the project with specialty subcontractors to confirm design feasibility, identify obstacles and offer alternatives to constraints based on infrastructure or budget limitations. You will need to review the following components with subcontractors:

Foundation: If your remodeling project involves a room addition, the new foundation must integrate with the existing one. You must also consider and evaluate whether any trees or plantings might be disturbed and therefore need to be removed, how you will access the new basement or crawl space from the old basement, ventilation and accessibility to the lot for excavation and pouring new concrete.

Framing: Framing in a remodeling project can be complex and is often very different from how a new structure would be erected. For instance, the framer might have to construct temporary walls to support a finished second floor while a load bearing wall is removed and a beam installed in its place. With room additions, expect the shell of the new structure to be built and “dried in” before walls of the existing structure are demolished and removed. Be prepared to add new supports in the basement below a new “point load” bearing down from the remodeling above or add engineered wood beams or even steel beams to support large span openings. 

Plumbing: Your plumber will establish where existing drain lines (also referred to as “stacks”) are located, which walls they pass through, the pipe size capacity and supply lines. If your home was built before WWII, he might suggest updating the galvanized supply lines and cast iron waste lines with modern-day copper supply lines and PVC (plastic) drains. The plumber also will assess where and how he will install vents for the drain lines — every drain line requires a vent pipe to operate properly, the size and condition of the water heater and maybe even install gas lines for a new gas range in a kitchen or a second furnace for a room addition. 
 
Electrical: Electrical systems vary by the size and complexity of the project. For a simple kitchen remodel, you might only need to add a couple new circuits to accommodate additional lighting or appliances. But often, especially in older homes, the electrical system is not adequate to support the features and additions of a major remodel. In this case, you might have to upgrade your electrical panel to allow for additional amps and more circuits. In room additions, you will have to deal with the location of the electrical meter, for instance, if it is located on a wall that is slated to be demolished. Any wiring that is integrated with the new construction will have to be brought to current codes and standards, meaning you might have to rewire parts of the house that are not necessarily part of the remodeled space but that are affected by the remodeling. 

Heating & Cooling: With a simple kitchen or bath remodel, your existing system might be adequate and not require modification. But on larger remodels and room additions, you might have to re-route ductwork, relocate vents and even add an additional system to zone for the newly added space. Your professional will evaluate the size, age and condition of the existing ductwork, how and where to vent the new gas furnace, condensation drainage for the compressor, return air ducts retrofitted into existing walls, and electrical capacity to support the system.

Flooring: New flooring is an important consideration early in the remodeling process because different floor covering options have unique sub-floor requirements. It also will likely have a significant impact on your budget.

• Hardwood: Is the wood species, grade, finish and style the same as the existing flooring? If not, you will need to determine how best to integrate the new floor with the old. Do you want the flooring boards to “weave” together and refinish both old and new floors or separate the two at door thresholds with a “header” board?
  
• Stone or porcelain tile: The appropriate rigid sub-floor must be installed to properly support the tile, either a concrete “backer board” or a poured mortar base to achieve a truly level sub-floor. The tile setter also will need to know about floor-warming options, such as radiant heat systems.
  
• Vinyl: Requires a smooth underlayment board installed over the sub-floor.
  
• Laminate: This and other “floating floor” products as well as carpet can be installed over most relatively smooth and level surfaces. 

   
Cabinetry: The cabinet supplier will use the preliminary drawings to provide a cost estimate. At this stage of the process, you should have a general idea of the “look” you want but not necessarily have selected the final cabinet product. Narrow your choices to a particular door style, wood species and finish treatment so the cabinet supplier can provide your remodeler with a reasonably accurate estimate using an allowance for budgeting purposes. As you work through the final details and selections, you must also decide on interior details, hardware and the exact finish, whether it’s paint, stain or glaze. 

Countertops: Decide what type of material you want for the counter — granite, solid surface, engineered stone, tile, laminate, concrete or even wood. At this juncture, a finish category, such as granite, might be sufficient to create a budget allowance; the price will be adjusted accordingly after you select your final material.