GKing Construction

Interior, Kitchen and Bathroom Remodeling Contractor


October 20, 2017

5 TIPS TO SAVE MONEY WHEN REMODELING

Saving money when remodeling is often one of the biggest wishes you will have. Nobody can say remodeling is cheap, but you can definitely make it cost less and still look good. Below are 5 tips from GKing Construction on how you can save big when remodeling your home.

 

Tip #1 – Buy materials yourself

Buying materials yourself is a great way to save money when remodeling your home, even if you can’t find them cheaper than your contractor. Why? Because your contractor will mark up materials on his estimate. Yes, its true! Contractors often take the entire bid price and mark it up 10 to 15%, by having him exclude materials from the bid you can save quite a lot of money from the get go.

 

Tip #2 – Shop Online

You can often find materials for your project such as faucets, towel bar sets, shower enclosures, and many many more items a lot cheaper than in your local big box retailer. By saving with online purchases coupled with having the materials removed from the bid, you can save quite a lot of money. Amazon is a great place to find cheap fixtures for your home at a discount. By shopping online you can save a lot of money when remodeling your home and you can find a lot of cool items you wont see in your local big box retailer.

 

Tip #3 – Plan, Plan, Plan

Before you consider starting any project make sure you know exactly what you want. If you need help with planning, make it clear to your contractor beforehand and only let the project begin when you both fully understand what you want and how it should look, as well as having all the materials you plan to use on site and ready to be installed. By planning ahead it will ensure you have a clear plan to be executed by your hired help efficiently. If your contractor knows that the job will run smoothly, knows you are workable and easy to please you will get a better price and your contractor wont feel the need to add as big of a cushion for ‘unknowns’. Another big way to save money remodeling your home

 

Tip #4 – Compare bids

Contractor estimate to SAVE MONEY WHEN REMODELING

Contractor estimate

As you will read a lot, seek estimates from at least 3 different contractors. The key is to let it be known that you are seeking multiple bids, this way the contractors know its a competitive bid. By having a contractor submit a competitive bid you will almost always get a lower price. Another benefit of having multiple bids is you can see the style each contractor uses, and see if any contractor missed anything in the bid. By having multiple bids you can choose which contractor has the lowest or medium range price and save money when remodeling your home.

Tip #5 – Use a General Contractor

This may not seem the most obvious tip, but we are often called into projects where a homeowner has pieced together a project on their own. Most of the time, this is after many problems and headaches during the course of the project and the homeowner has finally had enough and wants to have someone to come in and ‘just get it finished’. By hiring a general contractor such as GKing Construction you don’t have to worry about finding a tile guy, a countertop guy, a drywaller, a laborer, etc. That is handled for you and your contractor will have already used his guys on many projects – meaning the people he uses will be high quality. Installation will be done correctly, and you will save on wasted time and materials in the long run meanwhile having a higher quality finished product. Not only that, but if things get really bad, your contractor will have insurance, bonds, workers compensation, and will be bound by law to certain things in your favor that will definitely help you save money when remodeling your home.

October 17, 2017

Provide Rehabs, Flips & Renovation Services

forclosure remodeling and renovation

GKing Construction enjoys working with other businesses, realtors, and homeowners to complete home repairs on distressed properties. From fixing up a rental property to rebuilding a burned home, we consistently outperform other contractors in this area. Every year, we complete many home renovations, rehabs, remodels or flips and are one of the most consistent contractors out there specializing in that particular niche.

 

 

forclosure renovation

 

When budget conscious property owners need quick, cheap work to bring a property back to the market fast we will

always stick to our budget while at the same time bringing high quality work to the table.. We have a rich lineup of subcontractors that are tested and proven to exceed expectations and you can count on us to get your property listed ASAP.

Fixing up distressed properties is one of the most rewarding niches in home remodeling and renovation, we love it because we get to turn some of worst homes into the nicest one on the street, and that feels good.

 

If you are a realtor, investor, or landlord looking for repair or remodeling work on your property give us a call and we can discuss putting together an estimate for your project.

October 17, 2017

SORTING THROUGH KITCHEN COUNTERTOP CHOICES: QUARTZ, QUARTZITE, LAMINATE AND METAL COUNTERTOPS

kitchen remodel with new kitchen countertops

Four different kitchen countertop materials were selected for this project for practical and aesthetic reasons. They include quartz, quartzite, metal, and laminate.

With manufacturing technology constantly developing and improving, kitchen countertop choices have exploded in recent years, often creating confusion for the consumer. The sheer number of materials available — even for modest remodeling projects — can be overwhelming to take in all at once.

In this blog post, I will discuss some of the major materials selections in kitchen countertops, and provide a case study for Quartz, Quartzite, Laminate, and Metal Countertops.

 

Quartz:

kitchen countertop and cook top

Above: Quartz counters used on the perimeter counters of the kitchen and work surfaces in the pantry.

Quartz, often referred to as “engineered” or “manufactured” stone, is a very durable, low maintenance material ideal for kitchen countertops — for example, on perimeter counters and actively used pantry counters.

Quartz is one of the hardest minerals on earth. Mixing ground quartz (usually 90–94%) with polyester resins and compressing with high-pressure results in a nonporous slab that is very stain and scratch resistant. Unlike natural stone, it does not require periodic sealing.

The colors and pattern varieties are now vast in quartz. The first introductions tended to lack the patterns and colors found in natural stone. Today manufacturers have the ability to produce multi-colored tops with flecks, swirling, and random patterning to rival natural stone. Even flecks of mica and recycled glass are added to replicate that found in natural stones.

Quartzite (How are Quartz and Quartzite different?):

bar top

Above: White Macaubas Quartzite on the island top appears to be marble but is a much harder and easy care counter than marble.

Though the names can be confusing, in the world of countertops, quartzite and quartz are two different things. Quartzite is “nature-made,” whereas quartz is created through a fusion of nature and technology.

Quartzite begins as sandstone. A transformation occurs when the empty spaces between the sandstone are filled with the mineral quartz, then fused together under heat and pressure resulting in a very hard metamorphic rock. On the Mohs scale of hardness (from 1 to 10, with 10 being the hardest), granite measures in at around 6-6.5 and quartzite measures in at approximately 7.

With light grey and white stones being popular stylistic choices for kitchen countertops now, quartzite offers a multitude of optimal materials to use. Many selections ranging from grey and whites to golden tones and browns are available.

countertopsMetal Tops:

metal countertops

Above: Aluminum top on a worktable in the kitchen.

When you’re looking for that special, unique touch for your kitchen countertop material and not worried too much about care, metal tops can fit the bill. Here, the top for the worktable was made of aluminum and distressed with a copper drip.  Many unique looks are available ranging from copper to various distressed finishes. Expect some etching and staining as the metal is a “living finish” and changes over time — like a shiny copper that patinas to a greenish cast.

Stainless steel is another great kitchen countertop choice for durability, hardness, stain and heat resistance. Sinks can be seamed for a one piece sink and counter, and no-drip edges and coved backsplashes are all possibilities. Fair warning, however: stainless will scratch.

Plastic Laminate:

Often called by the brand name Formica, high-pressure laminate countertops offer a cost effective counter with a vast array of colors, wood grains, abstracts, textures, and patterns available. Many kitchen countertop choices for low end homes use formica.

formica tops

 

 Laminate posing as maple plank tops offers a rich and warm look to this country pantry.

I always jump on the chance to tour any factory and certainly did when the opportunity arose to see how plastic laminates are made. High-pressure laminates consist of paper, the top layer being the color and pattern, with a layer of melamine impregnated into the top. Imagine a stack of brown paper bag-type paper, approximately 10–12” high, with a colorful top layer pressed through a machine to approximately 1/8” thickness.

With high definition photography and improved printing technology in use today, many laminates look like the real thing — putting wood, granite, metal or stone textures into play at a more affordable price point.

Laminates are prone to scratching, staining and chipping. Many people love the idea of laminate until they learn that under-mount sinks are not recommended. (Water penetration will eventually cause swelling and delamination.) Laminate is best reserved for vertical surfaces or low use areas such as the desk and pantry in the Country home at right.

home before addition

Before addition.

COUNTRY HOME

Goal: The clients built their original 1,850 sq. ft. Northwest Contemporary-style home in 1974, on property that had been in their family for over 100 years. As time went by, the clients’ tastes changed to a more comfortable Country style; décor reflecting a love of the outdoors, gardening, and a country lifestyle quickly filled their home.

When we first met to discuss a new addition, the homeowners had a well-developed list of needs but no idea how to accomplish their goals. The list included:

– Create a Country-style home from a 1974 Northwest Contemporary-style home
– Attractive, warm, and welcoming for family
– Easier driveway access than current steep and short driveway with increased parking area
– Gain a view of the yard and valley
– Open layout with enlarged kitchen, family room and dining room for entertaining
– Walk-in pantry
– Kitchen desk
– Breakfast nook
– More light
– Wraparound porch
– Outdoor living space
– Improve traffic flow throughout the home

 

home after addition

After remodel.

home with addition

After remodel.

Solution: A 940 sq. ft. addition changed the orientation of the home toward the south, making access easier and gaining an interaction with the yard.

The kitchen and wrap around porch overlook the valley to the northwest and the additional space allowed the wish list to be completed.

Additional light pours into the home through window well/dormers in the roof and breaks up the mass of the roof. All surfaces inside and out were touched with fresh paint, floors were refinished, new interior trims and stair railings installed, wraparound porch and outside patio added, and the chimney was widened and covered in stone.

 

new addition

After remodel.

interior photo of remodel

Above: Dormers create space for light to flow into the new addition.

MORE DESIGN TIPS FROM THIS PROJECT

kitchen cabinet knife rack

Knives are handy beside the cook top in a narrow pull-out cabinet.

kitchen cabinet drawer

Located next to the door leading to the patio this drawer refrigerator provides easy access to drinks for entertaining.

 

If you are interested in getting new kitchen cabinets or countertops give GKing Construction a call to discuss options.

October 17, 2017

HOW TO MAKE THE MOST OF YOUR BATHROOM

Oftentimes the most functional room in your home is also the darkest, cramped and most cluttered space. Why settle for something that doesn’t suit your lifestyle?

The bathroom is where you start and end your day, it’s a place to reflect on health and wellness. And if you’ve had a bad day, it’s amazing what a hot shower can do.

Before jumping into a full bathroom remodel, have each person that uses the space create a list of priorities. You’d be surprised to discover how often those lists don’t match. The bathroom is such a personal space, you want to make sure it works well and it doesn’t have to be complex, but they definitely can be.

Once you’ve created a list of priorities and are ready for a remodel, consider these seven design components.

A basin made from natural stone is the centerpiece in this powder bath.

Master Bathroom Vs. Powder Room

Deciding which bathroom to remodel first can be tricky. Most homeowners remodel the master bath first as it offers the most return on the investment. Next, homeowners typically address the powder room, which offers an opportunity to splurge with decorative pieces, such as vanities that double as artwork.

Materials

Natural stones like marble are popular to use in bathrooms, but these materials are prone to staining over time. The Kohler Choreograph collection and other natural stone replications or tiles are ideal for shower walls yet minimize grout and joint staining.

Luxury Pieces

Heated tile floors, heated towel bars, frameless glass showers, and specialty hand-painted tiles can customize a space. “We’re seeing more luxury items getting incorporated into bathrooms,” says Campbell.

Storage

With multiple users it’s easy for bathroom countertops to be cluttered. Creating more efficient storage space will help keep the room functional and peaceful. Adding extra outlets (even inside cabinets) linen storage, small drawers, specialty dividers for cosmetics and jewelry, and medicine cabinets can easily maximize space.

Above: The sculptural curves of a free standing tub contrast beautifully with sharp wooden edges in this master bath project.

Lighting

If the space doesn’t already have natural light, there are plenty of ways to create an inviting atmosphere.

 

Adding the ability to dim the lights or get different layers of light in there helps set the tone for a dim evening shower at night and a nice bright shower when you want to wake up in the morning.

Shower Vs. Bathtub

One of the biggest questions asked is whether or not the home needs a bath or whether the shower should be built in, freestanding, deck mounted or have an open floor plan. More and more people are opting for a shower without a bathtub, yet some people take a bath religiously.

Handheld Showers

Handheld showers on a fixed arm or slide bar offer convenience for cleaning and bathing. These showers also allow you to adjust the water height for multiple users, add message settings and more.

A bathroom is really personal and it’s important to ask those personal questions, a designer can help homeowners read between the lines to offer suggestions you never thought possible.

October 16, 2017

5 Tips on how to prevent dry rot

Dryrot is your homes worst nightmare, aside from termites. Most dry rot can actually be avoided with regular care and maintenance. Below are some of the top ways to prevent dry rot on your home. GKing Construction is a General Contractor experienced with dry rot repair. We know how to identify dry rot and repair rotted wood members on your home. We do sub floor repairs, exterior fascia, termite damage, and just about any other dry rot related repair work.

TIP #1 – Regular Painting

Painting is one of the top ways to keep exterior dry rot at bay for many years and your house always looking beautiful. By painting and properly preparing your trim you can add many many years to the life of your exterior wood trim. The problem now days is that many new homes are painted with a single coat of paint that does not protect the exterior wood trim. You may notice older homes with many coats of paint over the years seem to have little to no dryrot issues but are 50+ years old. This is because the owners regularly painted their home and its left a thick protective layer of paint over the wood, helping to prevent dry rot.

TIP #2 – Gutters and drip edge

Old leaky gutters, or a lack of gutters at all will let water soak into the rafter tails of your home. By having properly installed gutters that dont leak you can prevent dryrot from forming on your rafter tails and roof sheathing. (not pictured) is drip edge, which runs on the side of the roof under the shingles but on top of your barge rafters. This helps any water run down the rafter and prevents collection of water, and prevents water from touching the top of the rafter.

 

TIP #3 – Proper sealing of wet areas

Properly sealing wet areas in your home, such as your bathroom, can help prevent water from seeping in areas below the surface. Tile is one of the best flooring choices for a bathroom and does prevent a lot of water seepage from getting below the surface, but moisture still penetrates tile and especially grout.

By properly sealing baseboard to the tile in your bathroom, and especially by using a grout caulking at the base of your pan and tile flooring, you can prevent moisture from seeping below your floor at the edge of the shower pan. This area, aside from the toilet, is one of the most common places to have dry rot in a bathroom sub floor.

 

TIP #4 – Toilet wax rings

Many people dont know this, but doubling up on your toilets wax ring is an excellent way to prevent leaks at your toilet. Some toilets may not need this, however it will never hurt to have some extra wax sealing up your toilet. Most toilets with a new tile installation will require doubling up of the wax ring – and there is absolutely nothing wrong with it.

TIP #5 – Sink Plumbing

Leaking sink plumbing is one of the top ways to ruin your vanity or cabinet. I have replaced many cabinet bottoms due to long term leaks of kitchen or bathroom sink plumbing.

By using cheap p-traps with rings (pictured above) you open up your drain to leaks. Using thick, glue style traps is the best way to install your under sink plumbing. The glue never fails when done properly and you don’t have any union that can leak years down the road. When remodeling, make sure your contractor includes real ABS p-traps and not polypropylene traps pictured above.