Search results for "Sites require" in Home Design Ideas
LA Home ContractorFULL HOUSE REMODEL – COMPLETE SCOPE OF WORK
1. Pre-Construction Phase
• Initial site inspection and measurements
• Architectural design and layout planning (if required)
• Structural engineering (if load-bearing walls are modified)
• Preparation of plans for city approval
• Permit application and plan check
• Obtain required building permits
• Scheduling of inspections
• Homeowner responsible for permit fees unless otherwise stated.
2. Site Preparation & Protection
• Protect flooring and non-work areas
• Install plastic dust barriers with zipper access
• Cover windows and furniture as needed
• Temporary utility setup if required
• Daily job site cleanup
• Final professional cleaning upon completion
3. Demolition
• Remove existing flooring (tile, wood, carpet, etc.)
• Remove cabinets, countertops, vanities
• Remove interior walls per plans
• Remove drywall where required
• Remove plumbing fixtures
• Remove electrical fixtures
• Haul away all debris
4. Structural & Framing
• Install structural beams if required
• Reframe modified walls
• Install new partitions per approved plans
• Repair or replace damaged framing
• Subfloor repair or replacement as needed
• Install blocking for cabinets and accessories
5. Plumbing (Up to Code)
• Replace old water supply lines (Copper Type L or PEX)
• Replace or modify drain lines (ABS)
• Relocate plumbing fixtures as needed
• Install new shut-off valves and cleanouts
• Water heater replacement if included
• Call for rough and final plumbing inspections
6. Electrical (Up to Code)
• Upgrade electrical panel if required
• Rewire entire house as needed
• Install new outlets and switches
• Install GFCI/AFCI protection per code
• Install recessed lighting and fixtures
• Install smoke and carbon monoxide detectors
• Dedicated circuits for appliances
• Call for rough and final electrical inspections
7. HVAC
• Replace or upgrade HVAC system if included
• Install new ducting and registers
• Install thermostat or mini-split system if applicable
8. Insulation
• Install wall insulation per code requirements
• Install ceiling insulation per code requirements
9. Drywall & Plaster
• Install new drywall
• Tape and mud (Level 4 or 5 finish)
• Texture to match existing or smooth finish
• Patch all affected areas
10. Flooring
• Install tile flooring
• Install engineered wood / hardwood / laminate / vinyl
• Install baseboards
• Floor leveling if required
11. Kitchen Remodel
• Install new cabinets
• Install countertops
• Install backsplash
• Install sink and faucet
• Install appliances (owner supplied unless specified)
12. Bathroom Remodel(s)
• Install new tub or shower system
• Waterproofing system installation
• Install tile on floors and walls
• Install vanity and toilet
• Install shower valve and fixtures
• Install shower glass if included
13. Doors & Windows
• Replace interior and entry doors
• Replace windows if included
• Install hardware
14. Interior & Exterior Paint
• Surface preparation
• Prime and paint walls, ceilings, and trim
• Exterior painting if included
15. Exterior Work (If Included)
• Stucco repair
• Roofing repair or replacement
• Concrete work or pavers
• Drainage improvements
16. Final Phase
• Final inspections
• Punch list completion
• Final cleaning
• Final walk-through with homeowner
Standard California Contract Terms (Summary)
• All work performed in compliance with California Building Code.
• Change orders must be approved in writing.
• Unforeseen conditions may require additional cost.
• One-year labor warranty unless otherwise stated.
• Progress payments per agreed payment schedule.
• Contractor is licensed and insured.
Marvin2013 Integrity Red Diamond Achiever Award winner: Deltec Homes
Distributor: Marvin Concepts
Products Used: Wood-Ultrex® Casement & Awning, Inswing French Door, and Sliding French Door.
Marvin® windows and doors.
This home sits on a National Wildlife Federation Certified Habitat. It was built on concrete pilings to minimize site disturbance, and required a large amount of windows to capture the brilliant views of the terrain and the natural world around it. Integrity products helped the home achieve NC Healthy Built Home designation while still maximizing natural light and breathtaking views.
LA Home ContractorFULL HOUSE REMODEL – COMPLETE SCOPE OF WORK
1. Pre-Construction Phase
• Initial site inspection and measurements
• Architectural design and layout planning (if required)
• Structural engineering (if load-bearing walls are modified)
• Preparation of plans for city approval
• Permit application and plan check
• Obtain required building permits
• Scheduling of inspections
• Homeowner responsible for permit fees unless otherwise stated.
2. Site Preparation & Protection
• Protect flooring and non-work areas
• Install plastic dust barriers with zipper access
• Cover windows and furniture as needed
• Temporary utility setup if required
• Daily job site cleanup
• Final professional cleaning upon completion
3. Demolition
• Remove existing flooring (tile, wood, carpet, etc.)
• Remove cabinets, countertops, vanities
• Remove interior walls per plans
• Remove drywall where required
• Remove plumbing fixtures
• Remove electrical fixtures
• Haul away all debris
4. Structural & Framing
• Install structural beams if required
• Reframe modified walls
• Install new partitions per approved plans
• Repair or replace damaged framing
• Subfloor repair or replacement as needed
• Install blocking for cabinets and accessories
5. Plumbing (Up to Code)
• Replace old water supply lines (Copper Type L or PEX)
• Replace or modify drain lines (ABS)
• Relocate plumbing fixtures as needed
• Install new shut-off valves and cleanouts
• Water heater replacement if included
• Call for rough and final plumbing inspections
6. Electrical (Up to Code)
• Upgrade electrical panel if required
• Rewire entire house as needed
• Install new outlets and switches
• Install GFCI/AFCI protection per code
• Install recessed lighting and fixtures
• Install smoke and carbon monoxide detectors
• Dedicated circuits for appliances
• Call for rough and final electrical inspections
7. HVAC
• Replace or upgrade HVAC system if included
• Install new ducting and registers
• Install thermostat or mini-split system if applicable
8. Insulation
• Install wall insulation per code requirements
• Install ceiling insulation per code requirements
9. Drywall & Plaster
• Install new drywall
• Tape and mud (Level 4 or 5 finish)
• Texture to match existing or smooth finish
• Patch all affected areas
10. Flooring
• Install tile flooring
• Install engineered wood / hardwood / laminate / vinyl
• Install baseboards
• Floor leveling if required
11. Kitchen Remodel
• Install new cabinets
• Install countertops
• Install backsplash
• Install sink and faucet
• Install appliances (owner supplied unless specified)
12. Bathroom Remodel(s)
• Install new tub or shower system
• Waterproofing system installation
• Install tile on floors and walls
• Install vanity and toilet
• Install shower valve and fixtures
• Install shower glass if included
13. Doors & Windows
• Replace interior and entry doors
• Replace windows if included
• Install hardware
14. Interior & Exterior Paint
• Surface preparation
• Prime and paint walls, ceilings, and trim
• Exterior painting if included
15. Exterior Work (If Included)
• Stucco repair
• Roofing repair or replacement
• Concrete work or pavers
• Drainage improvements
16. Final Phase
• Final inspections
• Punch list completion
• Final cleaning
• Final walk-through with homeowner
Standard California Contract Terms (Summary)
• All work performed in compliance with California Building Code.
• Change orders must be approved in writing.
• Unforeseen conditions may require additional cost.
• One-year labor warranty unless otherwise stated.
• Progress payments per agreed payment schedule.
• Contractor is licensed and insured.
Find the right local pro for your project
Marvin2013 Integrity Red Diamond Achiever Award winner: Deltec Homes
Distributor: Marvin Concepts
Products Used: Wood-Ultrex® Casement & Awning, Inswing French Door, and Sliding French Door.
Marvin® windows and doors.
This home sits on a National Wildlife Federation Certified Habitat. It was built on concrete pilings to minimize site disturbance, and required a large amount of windows to capture the brilliant views of the terrain and the natural world around it. Integrity products helped the home achieve NC Healthy Built Home designation while still maximizing natural light and breathtaking views.
Robert M. Cain, ArchitectHolly Hill, a retirement home, whose owner's hobbies are gardening and restoration of classic cars, is nestled into the site contours to maximize views of the lake and minimize impact on the site.
Holly Hill is comprised of three wings joined by bridges: A wing facing a master garden to the east, another wing with workshop and a central activity, living, dining wing. Similar to a radiator the design increases the amount of exterior wall maximizing opportunities for natural ventilation during temperate months.
Other passive solar design features will include extensive eaves, sheltering porches and high-albedo roofs, as strategies for considerably reducing solar heat gain.
Daylighting with clerestories and solar tubes reduce daytime lighting requirements. Ground source geothermal heat pumps and superior to code insulation ensure minimal space conditioning costs. Corten steel siding and concrete foundation walls satisfy client requirements for low maintenance and durability. All light fixtures are LEDs.
Open and screened porches are strategically located to allow pleasant outdoor use at any time of day, particular season or, if necessary, insect challenge. Dramatic cantilevers allow the porches to project into the site’s beautiful mixed hardwood tree canopy without damaging root systems.
Guest arrive by vehicle with glimpses of the house and grounds through penetrations in the concrete wall enclosing the garden. One parked they are led through a garden composed of pavers, a fountain, benches, sculpture and plants. Views of the lake can be seen through and below the bridges.
Primary client goals were a sustainable low-maintenance house, primarily single floor living, orientation to views, natural light to interiors, maximization of individual privacy, creation of a formal outdoor space for gardening, incorporation of a full workshop for cars, generous indoor and outdoor social space for guests and parties.
Marvin2013 Integrity Red Diamond Achiever Award winner: Deltec Homes
Distributor: Marvin Concepts
Products Used: Wood-Ultrex® Casement & Awning, Inswing French Door, and Sliding French Door.
Marvin® windows and doors.
This home sits on a National Wildlife Federation Certified Habitat. It was built on concrete pilings to minimize site disturbance, and required a large amount of windows to capture the brilliant views of the terrain and the natural world around it. Integrity products helped the home achieve NC Healthy Built Home designation while still maximizing natural light and breathtaking views.
HomeSource BuildersThis client loved wood. Site-harvested lumber was applied to the stairwell walls with beautiful effect in this North Asheville home. The tongue-and-groove, nickel-jointed milling and installation, along with the simple detail metal balusters created a focal point for the home.
The heavily-sloped lot afforded great views out back, demanded lots of view-facing windows, and required supported decks off the main floor and lower level.
The screened porch features a massive, wood-burning outdoor fireplace with a traditional hearth, faced with natural stone. The side-yard natural-look water feature attracts many visitors from the surrounding woods.
HomeSource BuildersThis client loved wood. Site-harvested lumber was applied to the stairwell walls with beautiful effect in this North Asheville home. The tongue-and-groove, nickel-jointed milling and installation, along with the simple detail metal balusters created a focal point for the home.
The heavily-sloped lot afforded great views out back, demanded lots of view-facing windows, and required supported decks off the main floor and lower level.
The screened porch features a massive, wood-burning outdoor fireplace with a traditional hearth, faced with natural stone. The side-yard natural-look water feature attracts many visitors from the surrounding woods.
Stark Architecture Ltd.Paul came to us with a very tight site a couple of blocks from the town centre. A great lot, but the program required for the site was stretching the limits of the site. With the final design, we ended up being at 99.99% of our allowable buildable area!
The home contains a compact two bedroom suite accessed from the rear of the property. Wrapping around this is a huge two car garage, with enough space for the owners trucks and motorbikes. The lounge and kitchen are open plan and have large doors out to the west.
A double height entry creates a feature opening, with a single run of stairs up to the upper floor. Here, three large bedrooms and two bathrooms fill the space, some with vaulted ceilings. The master bedroom has sliding doors that open to a private west facing balcony.
The craftmanship and skill in woodwork throughout the building is exemplary and a real testament to the skilled guy and girls at Tree Construction who built the home.
ZeroEnergy DesignZeroEnergy Design (ZED) created this modern home for a progressive family in the desirable community of Lexington.
Thoughtful Land Connection. The residence is carefully sited on the infill lot so as to create privacy from the road and neighbors, while cultivating a side yard that captures the southern sun. The terraced grade rises to meet the house, allowing for it to maintain a structured connection with the ground while also sitting above the high water table. The elevated outdoor living space maintains a strong connection with the indoor living space, while the stepped edge ties it back to the true ground plane. Siting and outdoor connections were completed by ZED in collaboration with landscape designer Soren Deniord Design Studio.
Exterior Finishes and Solar. The exterior finish materials include a palette of shiplapped wood siding, through-colored fiber cement panels and stucco. A rooftop parapet hides the solar panels above, while a gutter and site drainage system directs rainwater into an irrigation cistern and dry wells that recharge the groundwater.
Cooking, Dining, Living. Inside, the kitchen, fabricated by Henrybuilt, is located between the indoor and outdoor dining areas. The expansive south-facing sliding door opens to seamlessly connect the spaces, using a retractable awning to provide shade during the summer while still admitting the warming winter sun. The indoor living space continues from the dining areas across to the sunken living area, with a view that returns again to the outside through the corner wall of glass.
Accessible Guest Suite. The design of the first level guest suite provides for both aging in place and guests who regularly visit for extended stays. The patio off the north side of the house affords guests their own private outdoor space, and privacy from the neighbor. Similarly, the second level master suite opens to an outdoor private roof deck.
Light and Access. The wide open interior stair with a glass panel rail leads from the top level down to the well insulated basement. The design of the basement, used as an away/play space, addresses the need for both natural light and easy access. In addition to the open stairwell, light is admitted to the north side of the area with a high performance, Passive House (PHI) certified skylight, covering a six by sixteen foot area. On the south side, a unique roof hatch set flush with the deck opens to reveal a glass door at the base of the stairwell which provides additional light and access from the deck above down to the play space.
Energy. Energy consumption is reduced by the high performance building envelope, high efficiency mechanical systems, and then offset with renewable energy. All windows and doors are made of high performance triple paned glass with thermally broken aluminum frames. The exterior wall assembly employs dense pack cellulose in the stud cavity, a continuous air barrier, and four inches exterior rigid foam insulation. The 10kW rooftop solar electric system provides clean energy production. The final air leakage testing yielded 0.6 ACH 50 - an extremely air tight house, a testament to the well-designed details, progress testing and quality construction. When compared to a new house built to code requirements, this home consumes only 19% of the energy.
Architecture & Energy Consulting: ZeroEnergy Design
Landscape Design: Soren Deniord Design
Paintings: Bernd Haussmann Studio
Photos: Eric Roth Photography
Kaplan Thompson ArchitectsWe created an almost crystalline form that reflected the push and pull of the most important factors on the site: views directly to the NNW, an approach from the ESE, and of course, sun from direct south. To keep the size modest, we peeled away the excess spaces and scaled down any rooms that desired intimacy (the bedrooms) or did not require height (the pool room).
Photographer credit: Irvin Serrano
Stark Architecture Ltd.Paul came to us with a very tight site a couple of blocks from the town centre. A great lot, but the program required for the site was stretching the limits of the site. With the final design, we ended up being at 99.99% of our allowable buildable area!
The home contains a compact two bedroom suite accessed from the rear of the property. Wrapping around this is a huge two car garage, with enough space for the owners trucks and motorbikes. The lounge and kitchen are open plan and have large doors out to the west.
A double height entry creates a feature opening, with a single run of stairs up to the upper floor. Here, three large bedrooms and two bathrooms fill the space, some with vaulted ceilings. The master bedroom has sliding doors that open to a private west facing balcony.
The craftmanship and skill in woodwork throughout the building is exemplary and a real testament to the skilled guy and girls at Tree Construction who built the home.
Stark Architecture Ltd.Paul came to us with a very tight site a couple of blocks from the town centre. A great lot, but the program required for the site was stretching the limits of the site. With the final design, we ended up being at 99.99% of our allowable buildable area!
The home contains a compact two bedroom suite accessed from the rear of the property. Wrapping around this is a huge two car garage, with enough space for the owners trucks and motorbikes. The lounge and kitchen are open plan and have large doors out to the west.
A double height entry creates a feature opening, with a single run of stairs up to the upper floor. Here, three large bedrooms and two bathrooms fill the space, some with vaulted ceilings. The master bedroom has sliding doors that open to a private west facing balcony.
The craftmanship and skill in woodwork throughout the building is exemplary and a real testament to the skilled guy and girls at Tree Construction who built the home.
Stark Architecture Ltd.Paul came to us with a very tight site a couple of blocks from the town centre. A great lot, but the program required for the site was stretching the limits of the site. With the final design, we ended up being at 99.99% of our allowable buildable area!
The home contains a compact two bedroom suite accessed from the rear of the property. Wrapping around this is a huge two car garage, with enough space for the owners trucks and motorbikes. The lounge and kitchen are open plan and have large doors out to the west.
A double height entry creates a feature opening, with a single run of stairs up to the upper floor. Here, three large bedrooms and two bathrooms fill the space, some with vaulted ceilings. The master bedroom has sliding doors that open to a private west facing balcony.
The craftmanship and skill in woodwork throughout the building is exemplary and a real testament to the skilled guy and girls at Tree Construction who built the home.
Kaplan Thompson ArchitectsWe created an almost crystalline form that reflected the push and pull of the most important factors on the site: views directly to the NNW, an approach from the ESE, and of course, sun from direct south. To keep the size modest, we peeled away the excess spaces and scaled down any rooms that desired intimacy (the bedrooms) or did not require height (the pool room).
Photographer credit: Irvin Serrano
T.W. Ellis LLCOur clients’ deck was a complex project, but the expert deck building team at T.W. Ellis was up to the challenge. First, as required, the plans were given to the neighborhood architectural committee and approved. Then a survey company pinpointed the proper locations for the concrete piers, after which a concrete company dug the holes and poured the concrete. Finally our on-site crew, lead by Chris Ellis, worked on 30 ft high scaffolding as they constructed the deck itself. There were many fine details in the specifications for the support columns and beams, such as all the beams had to be mortised.
HomeSource BuildersThis client loved wood. Site-harvested lumber was applied to the stairwell walls with beautiful effect in this North Asheville home. The tongue-and-groove, nickel-jointed milling and installation, along with the simple detail metal balusters created a focal point for the home.
The heavily-sloped lot afforded great views out back, demanded lots of view-facing windows, and required supported decks off the main floor and lower level.
The screened porch features a massive, wood-burning outdoor fireplace with a traditional hearth, faced with natural stone. The side-yard natural-look water feature attracts many visitors from the surrounding woods.
Maclay ArchitectsThe house was positioned among the site's mature hardwood trees so minimal clearing was required. The compact plan opens out to a south terrace under an arbor that leads to a freestanding screened in porch. An upstairs sleeping loft opens out to a balcony perched above the arbor.
Modern NestZeke Ruelas
Mid-sized trendy backyard gravel patio photo in Los Angeles with a fire pit and no cover
Mid-sized trendy backyard gravel patio photo in Los Angeles with a fire pit and no cover
CHRISTOPHER STROM ARCHITECTSEye-Land: Named for the expansive white oak savanna views, this beautiful 5,200-square foot family home offers seamless indoor/outdoor living with five bedrooms and three baths, and space for two more bedrooms and a bathroom.
The site posed unique design challenges. The home was ultimately nestled into the hillside, instead of placed on top of the hill, so that it didn’t dominate the dramatic landscape. The openness of the savanna exposes all sides of the house to the public, which required creative use of form and materials. The home’s one-and-a-half story form pays tribute to the site’s farming history. The simplicity of the gable roof puts a modern edge on a traditional form, and the exterior color palette is limited to black tones to strike a stunning contrast to the golden savanna.
The main public spaces have oversized south-facing windows and easy access to an outdoor terrace with views overlooking a protected wetland. The connection to the land is further strengthened by strategically placed windows that allow for views from the kitchen to the driveway and auto court to see visitors approach and children play. There is a formal living room adjacent to the front entry for entertaining and a separate family room that opens to the kitchen for immediate family to gather before and after mealtime.
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