Newsletter

Source: KPMG, Competitive Alternatives

Red Level recently completely the full renovation of this estate home on the Chattahoochee River in Sandy Springs. The project consisted of tearing down and rebuilding one wing of the house, and completely gutting and renovating the remaining space. The new wing now contains a master suite upstairs, and the family's beautiful kitchen and keeping room downstairs. Highlights of this space are the large center island with double-marble countertops, custom cherry cabinets and mouldings, and a limestone vent hood.

The entry foyer features a striking double staircase with custom fabricated iron stair rails. The wide plank back walnut flooring installed throughout the house was used in this room with marble tiles in a diagonal grid pattern.

Outside, the rear of the home also underwent a complete transformation. The new pool and integrated spa are surrounded by limestone decking and flanked by an elevated terrace and covered loggia, both with their own masonry fireplaces.

This home will be featured in an upcoming version of Kitchen Trends magazine, scheduled to be released in May.

To see more photos of this renovation project, please visit the photo gallery at www.red-level.com.

With the tremendous momentum that "green", or sustainable building has generated over the last several years, there has also been a somewhat predictable increase in another trend - Greenwashing. Loosely defined, Greenwashing is the practice of companies or organizations misleading consumers about the environmental qualities of their products or services. This sort of practice has existed for decades and in many industries, but the construction industry has been particularly exposed of late. Massive increases in sustainable building programs, certifications, government incentives and consumer demand have led many companies to overstate the environmental impact of the way they do business. No one wants to be left behind, and many see it as a race to determine who will emerge as the market leaders.

The greatest challenge facing consumers is that there is very little oversight currently in place to monitor these practices. The Federal Trade Commission has set its "Green Guides" for the use of environmental marketing claims, and updates to the standards are expected later this year. However, many feel that enforcement of the guidelines is lacking - only about 45 complaints have been filed by the FTC since the Green Guides first came out in 1992. Couple that record with the results of one study finding that 77% of Americans feel that they "can make a positive difference by purchasing products from socially or environmentally responsible companies," and the stage has been set for exaggerated claims. In one broad study of products in the U.S. and elsewhere, just 2% of those asserting green attributes were able to completely substantiate those claims. It is easy to see why the FTC is revisiting its guidelines, and the commission has indicated that the updated version will contain tougher restrictions and a more aggressive enforcement policy.

The most effective tool that environmentally-concerned consumers have at their disposal to evaluate company claims is third-party verification. LEED, Energy Star and UL Environment are three of the most common and respected programs, but there are hundreds of others, and they are all voluntary. It is up to the consumer to identify the certification and determine how meaningful it is, but without any third-party verification at all, environmental claims should at the very least be viewed with a healthy dose of skepticism. Vague verbiage such as "eco-friendly", "green" and "sustainable" should be given particular attention, as there is very little in place to actually define those terms.

Red Level Renovations recently completely an expansion to this 1927 Tudor Bungalow in Lake Claire, giving the clients the additional space that they needed and creating a more functional use of the existing rooms. Keeping the Arts & Crafts period details, creating a safe, energy efficient home and blending in with the understated houses of the neighborhood were the keys to the project’s success.

After removing the existing roof, attic and rear additions, Red Level built the second-level addition with modest rooflines. The new space houses a master suite, guest bedroom and bath, and hall reading nook. Interior walls and existing basement stairs were reconfigured to allow for the expansion. Solar thermal and tankless water heater systems, combined with spray-in insulation and Green finishing products throughout all helped to create a very healthy, energy-efficient environment.

In the master bath, rich marble tile and casings are complemented by the dark stained double vanity and tub panel. The new large shower features multiple showerheads, marble walls with niches and frameless glass doors.

Basket-weave floor tile, subway wall tile, and a vintage style pedestal sink and medicine cabinet all give the new guest bath a period look in line with the home's history.

To see more photos of this renovation project, please visit the photo gallery at www.red-level.com.

As 2009 comes to an end, many are happy to be turning the page and moving on. However, there has been a substantial increase in activity across all areas of our industry in the last quarter of the year, and the survivors are beginning to thrive again. We feel truly fortunate to have had the success that we have, and we are looking forward to a great year in 2010. Many thanks to all of you that have supported us, and we wish you all a very safe and happy new year.

Over the past several years, Red Level has been working with one of its clients in Sandy Springs to accomplish their renovation goals in a phased approach. Phase I was the expansion and remodeling of the dining room, and the home's master suite. All of the areas were completely gutted, and the bathroom and bedroom were flipped to create a more functional layout, including space for a full walk-in closet.

The new bedroom features views of the rear terrace and an elegant tray ceiling which creates additional head-height.

The new bath features a two-sided glass steam shower, a furniture-style vanity, and an air-jetted tub with custom front panel to match the vanity.

Phase II for this home's renovation was the finished garage, a second story shell for the in-law suite, and a rear expansion of the main house. Phase III will be to finish the in-law suite and renovate the kitchen, as well as other parts of the main level.

To see more photos of this renovation project, please visit the photo gallery at www.red-level.com.

A second story addition dramatically transformed this family home in Atlanta's Virginia Highlands into a home that still maintains its cottage charm but also features new elements such as a covered front porch, a two-level screened porch off the rear, and raised ceilings and wider openings on the main level. The former screen porch also become part of the home's interior space, smartly allowing this expansion to add over 1,300 sq ft.

Inside, the second floor addition provides this growing family with four new bedrooms and three baths. A large vaulted ceiling and private screened porch are highlights of the new master suite.

A new nursery and guest room are located on the other side of the second level. The exposed face of the chimney in the guest room adds texture and character. The opposite side of the chimney is uniquely integrated into the guest bath as one of the shower's walls.

To see more photos of this renovation project, please visit the photo gallery at www.red-level.com.

The first wave of Baby Boomers will turn 65 in 2011, and the construction industry has been adapting to meet the needs of that wave of potential customers for several years. As far back as 2000, in a survey conducted by AARP, 71% of respondents 45 and older said they "strongly agreed" that they wanted to stay in their homes. The concepts and techniques of Universal Design are what will allow that trend to play out, as homes are built and remodeled to fit the changing needs of the population.

While the aging population has been the major driver behind the evolution of Universal Design, the basic concepts are not limited to that segment. The core idea behind UD lies in creating spaces that meet the needs of all people, young and old, able and disabled. It is rooted in seven basic principles:

Like many of our clients, this young couple loved their neighborhood, but had begun to outgrow their 1950s home in the Paces Ferry area. The topography of their lot created a daylight basement on the side of the house, so a two-level addition off of the front was the best option to gain the additional space while having minimal impact on the rest of the home. The addition not only expands living space but also enhances the architectural interest and curb appeal. New siding and color scheme showcase the home's new dimensions, now beautifully framed with custom landscaping and hardscaping. A new front entry creates a defined foyer and a natural flow to the main level.

Inside, the main level addition contains a master suite for the owners with a sitting room overlooking the front yard. Downstairs on the basement level, a large living/media space opens to a custom crafts area with built-in cubbies and cabinetry, providing lots of storage for the family's hobbies.

To see more photos of this renovation project, please visit the photo gallery at www.red-level.com.

In the continuing effort to incentivize builders and consumers to create more energy efficient homes, the government increased the tax credits available to consumers for home improvements that enhance efficiency. Those improvements and the associated credits can be broadly grouped into two categories - traditional improvements and more progressive improvements. The state of Georgia has also established credits for progressive improvements. The table below gives an overview of the credits that are now available:

Although renovation and new construction each bring its own set of challenges, the same necessary skill sets and experience are needed to ensure either project results in a home of exceptional quality and craftsmanship. Red Level takes this further by ensuring a design sensitive to the fabric of the existing neighborhood. Their new home in Atlanta's Morningside area showcases their expertise and commitment.

Red Level worked with Harrison Design Associates to design a plan that would seamlessly merge a new home into this tree lined neighborhood of classic bungalow and craftsman style homes. The design incorporated a flat roof on the largest section of the house and multiple ridge lines on the remainder in order to keep the overall height low, and not overwhelm the original homes in the neighborhood.

Inside, the finishes make the house. The open floor plan is visually separated by classic columns, and detailed trim and moulding in some of the common rooms. The two-story family room features a cast stone mantel and rear wall that is mostly glass, so that the manicured backyard can be enjoyed at all times.

To see more photos of this renovation project, please visit the photo gallery at www.red-level.com.

Defining the Green Building movement that has gained extraordinary momentum over the last several years is no easy task. Building Green means many different things to many different groups and individuals. For a building to "officially" be deemed Green, there are different certifications that can be obtained in commercial, institutional and residential development and construction projects - Earthcraft, LEED, Energy Star and GreenPoint to name a few. But even within a particular program, there is variability. Different buildings can be given the same certification, but based on different criteria (most of the certifying organizations use a point system that rewards specific Green practices, but the certification level can be reached by obtaining the required point total through an endless combination of options). The certifications are valuable in that they create frameworks to work within, and they push builders reach for a level that's higher than they might normally reach. But good builders use a large number of green building techniques by default, because, to a large extent, building Green means building well.

Generally speaking, the goals of a Green construction project are to create a building that is: energy efficient, healthy, sustainable, resource efficient and focused on water conservation with minimal environmental impact.

There are hundreds of techniques that can be used to reach those goals, but the most basic practices are: effective site selection and building orientation, sorted/recycled deconstruction (in renovations), use of products with high recycled content and little or no harmful gas emission, installation of efficient mechanical/water systems, efficient construction techniques, and creating a tight building envelop by using high quality windows and doors and insulating/sealing appropriate gaps and penetrations.

Many homeowners think of Green Building and picture solar panels and wind turbines, and are fearful of the costs that might be incurred. While some Green choices do carry up-front expenditures, a large number of these practices can be implemented at low or no incremental cost. It's often simply a question of responsible building and product selection. In addition, there are tax credits and other financial incentives available in many areas to encourage green choices in construction - not to mention the long-term utility paybacks that will be realized by creating a highly efficient home.

In short, Green Building is carried out with an eye towards the future, focusing on long-term sustainability, health, conservation and financial stability.

At first glance, this Garden Hills home expansion by Red Level Renovations appears to be a straightforward second story addition, but then true craftsman architectural details come into view. Larger, tapered square columns now support the two-level front porch; a fieldstone walkway, chimney and column bases replace the original brick veneer; under-eave brackets and new windows with transoms put the finishing touches on the exterior that blends in perfectly with this charming neighborhood.

Inside, the arts and crafts details continue. During this renovation, the height of main level ceilings was raised prior to adding the second story. Existing first floor interior walls were reconfigured to create room for a richly stained wood trimmed staircase. The new piano room is separated from the foyer and living space with classic craftsman columns. Elegant moldings and dark hardwoods blend the new, modern-function family room and wet bar into this period home.

The new second level addition now contains the home's media room, three guest bedrooms and two baths. Everywhere you look, classic craftsman features provide both beauty and function.

To see more photos of this renovation project, please visit the photo gallery at www.red-level.com.

Many of the clients that we work with come to us because they need additional space to accommodate a growing family. Most of those people have at least considered the idea of simply moving to a larger home instead of expanding their current space, but in Atlanta and across the country, more and more people are deciding to stay where they are and work with what they already have.

There are both financial and lifestyle factors that play into this decision, and today's uncertain housing market does not make it any easier. On the financial side, there is the potential sale price of the current house, the level of investment that the current neighborhood can sustain, downward pressure on existing home sale prices, realtor commissions, tighter appraisal and lending standards in the banking industry (for both home purchases and construction loans), etc.

On the lifestyle side of things, clients must weigh the time that a renovation requires and the disruption that is causes vs. the time involved in a new home search and the difficulty of finding a new neighborhood and putting the kids into new schools. A renovation also allows the clients to customize their home to their particular tastes and needs, and this is often the deciding factor that leads to a renovation instead of a move.

Each client is different, and most of these considerations are outside of our control. Our job is simply to provide as much information as possible during the evaluation process, and to create a final product that both accommodates the family's needs and puts them in a solid financial position when we are finished.

This 1920s American Foursquare home was true to tradition and lacked the modern day amenities of ample living space, smart traffic flow and update finishes. While renovation was desperately needed, there was an overwhelming interest by the owners and Red Level in maintaining the period look, inside and out, of this home located in Atlanta's Midtown neighborhood.

The design/build team put together a plan that would create additional space without impacting the home's visual integrity. To accomplish this, the house was expanded back and upwards, minimizing changes to its front façade. An old sleeping porch was removed, and the addition to the back of the second level made room for a new master suite with larger closet and bath, and a covered porch which overlooks the backyard.

Below, the main level's walls and staircase were reconfigured to allow for a gracious foyer with a view to the rear of the house and backyard, a larger family room, and an open kitchen and eating area. A new rear stone patio expands the home's living space into the outdoors.

Red Level took care to preserve the period look of the house by matching moulding and trim work to existing styles; installing new heart of pine hardwood flooring to match the original; and repointing an existing exposed brick chimney that is visible on all three levels. Outside, the front porch was refinished in the original style, and the exterior facing on the new addition is seamless to the original structure.

By taking advantage of potential space above and back, the team maintained the home's exterior footprint and elevations and respected the scale and character of the existing house and its neighborhood, while effectively reconfiguring and renovating existing space to provide up-to-date conveniences and more open and expansive living space.

To see more photos of this renovation project, please visit the photo gallery at www.red-level.com.

One of the most significant movements in home design and remodeling over the past several years has been the open floor plan. Traditional homes with separate living spaces defined by interior walls have given way to spacious, inter-connected rooms. Closed stairwells have become open railings, kitchens now open to family rooms. Along with this trend, homeowners have tried to integrate the home's interior and exterior living spaces, or "bring the outside in". This has been accomplished through a variety of ways...from simply adding French doors and windows to exterior walls, to adding decks, patios and outdoor kitchens to the regular flow of the home.

In the past, we would see outdoor living spaces that were isolated - decks and patios that were tacked on to homes, often as afterthoughts. No longer. We now have family rooms with large door and window openings that lead to integrated porches, patios and gardens. Fully functional outdoor kitchens and showers are adjacent to courtyards and stone patios covered by wood pergolas. Often, materials and finishes from the house are used in the exterior spaces to further integrate the different living areas.

The options are endless, limited only by the imaginations of the homeowner, architect and builder. It is up to all three parties to decide how they will create a home that seamlessly integrates all living areas, and fully maximizes the potential of the property.