Do I really need a permit? But I'm only doing...

Benjamin Franklin first attempted to safeguard homes with minimum standards for fireplace clearance requirements in 1735.

What most people don't realize is that permits are there to protect you, the homeowner and the money you're investing into your home. It's a little like the safety nets and guide wires that trapeeze artists have, everyone hopes that there will be no need for them as they freely fly through the air and at the same time everyone is sitting a little more comfortably knowing that if they missed the catch it wouldn't end in a tragedy. 

Similarly, permits require that your remodel has been planned to acceptable safety (fire prevention, harmful sewer gasses and flooding for example) and efficiency standards (water and energy savings to prevent rolling blackouts and reduce wasteful clean water consumption for our drought ridden state) called codes and that your installers and contractors adhere to those regulations by having city and county expert officials visit and inspect at critical times. 

Often homeowners think this is too much of a hassle to deal with and that they shouldn't be bothered because "nothing is changing". How much more of a hassle is it if you are "caught" remodeling without a permit? What would the additional fines do to your budget? How might delays due to being "red flagged" affect your moving back in? Did you know you can lose money, possibly your entire remodeling investment, in reselling your home because you must disclose any remodeling work not done with the proper permitting?

While some jurisdictions may require a little more patience on the homeowner's part than others, you should have permits on every remodel you do. Some cities make it easy and have a FAQ's just for this. 

Visit these local agencies to see if You need a permit or your work is exempt exempt from permits...

• Alameda: 
  • http://alamedaca.gov/permits/who-needs-permit
• Berkeley:
  • http://www.ci.berkeley.ca.us/Planning_and_Development/Permit_Service_Center/Permit_Service_Center_FAQ.aspx#p1
• Contra Costa (Lafayette, Orinda, Walnut Creek etc): 
  • http://www.co.contra-costa.ca.us/FAQ.aspx?TID=73
  • http://ca-contracostacounty2.civicplus.com/DocumentCenter/View/28731
• Marin: 
  • http://www.marincounty.org/depts/cd/divisions/building-and-safety/building-requirements
  • http://www.marincounty.org/depts/cd/divisions/building-and-safety/building-requirements#
• Oakland: 
  • http://www2.oaklandnet.com/Government/o/PBN/OurServices/permits/
• Piedmont: 
  • http://www.ci.piedmont.ca.us/publicworks/buildingfaqs.shtml#2
• San Francisco: 
  • http://www.sf-planning.org/index.aspx?page=2754
  • http://www.sf-planning.org/index.aspx?page=2754

Alameda Permit Center

So yes, if you're remodeling your bathroom and you're not moving plumbing locations, you need a permit, however if your simply replacing your toilet for a quick repair you usually don't. And yes, If you're remodeling your kitchen to give it a face-lift but you're keeping the kitchen cabinets you need a permit, but if you're just changing the flooring in your kitchen and freshening up the paint you usually don't.

When we try to work around the law it will only return four-fold to haunt your home. Remodel safely and get your contractor to pull permits for your kitchen or bathroom remodel, it may save lives as well as money.

Do I Really Need Three Bids?

The short answer is no, however the Contractors State Liscense Board (CSLB) says"Yes". Discrepancy? Not really. 

Alameda Victorian kitchen

What the CSLB is trying to do is help protect you, the consumer. Too often homeowners like yourself decide to use the first "nice guy" contractor they meet to remodel their kitchens and bathrooms. Unfortunately an overwhelming number, seniors and younger generations alike, are taken advantage of by unlicensed, expired or even shared license contractors who take excessive time in completing the remodel and usually increase the cost by nickel and diming "unforeseen" circumstances that they really should've been aware of and all too often these "nice guys" disappear never to be found or finish the work you've already paid them to do. The CSLB isn't recommending that you do this practice of getting bids just so you can find the lowest bidder. In fact it's the mere opposite. Doing the bidding process will illuminate for you who has listened and payed attention to your needs, home, budget and other details vs who it trying to be the lowest bidder. Typically the lowest bidder has not made a clear detailed description of the work they will be doing for you, how long it will take and fixed costs, sometimes they even have asingle page contract that generically says "remodel kitchen".

So why do I disagree with the CSLB regarding bids? Honestly it's because you can vett the good contractors out more easily. Start with a conversation. Ask your interior designer or architect for recommended professionals they have relationships with. Ask them why they think the contractors they are recomending might be right for you. During the Schematic Design Process, I often recommend a couple of contractors for the homeowners to meet. Occasionally I haven't worked with them before in a home, but I've built a relationship with them through the National Association of the Remodeling Industry (NARI) and I've had great feedback about them and their work from colleges and past clients. More often than not I have worked with them on some remarkably transforming spaces. 

Main things I look for and recommend you look for too:

Lafayette Cottage Traditional Kitchen

Trust

• How do I feel in there presence
• How do the things they say about their business model and process align with my core values? 
• What is my basic gut feeling? It's okay to say it's not a good fit based on this alone.

Practical

• What will they be like to work with as a designer and as a homeowner? 
• Do they speak contractor over my head terminology or can they explain things in a way that I can easily understand? 
  • One of my pet-peeves is when experts in their field are my advisors, such as accountants and insurance professionals, and speak over my head in a lingo that is only specific to their career knowledge base.

Value

• Pricing style:
  • Do they give a bid right after their first conversation with you based on random allowances?
    • How realistic could that really be?
  • Or do they offer a small contract to assess your home and provide a detailed construction contract with a fixed price?
    • In my experience this is the best path for a successful remodel.
• Communication:
  • Does their construction contract provide a detailed list spelling out every fixture, faucet, work being done to re-wire and where etc?
  • Do they provide a construction schedule with their agreement outlining everything from where materials are ordered to when construction is expected to be completed?
  • Do they respond to emails and phone calls etc in a timely manner (generally 2 business days if they're not computer savy)? 
• Finished product: 
  • Have you seen their recent work online or another portfolio?
  • Will they invite you to not only meet a past client but also see their project if you ask?
  • Did they pay attention to details or do you notice odd things that seem unfinished?

While there is nothing "wrong" with getting bids, we've seen how that can have a major negative impact in projects like the new San Francisco Bay Bridge from Oakland to San Francisco and the gigantic cost overruns! The most important thing to remember is that this is your home, who do you want to invite into your most private spaces?

New Office!

Jack London Kitchen and Bath Gallery

I am excited to announce that I am moving in with my favorite plumbing showroom, Jack London Kitchen and Bath Gallery! 2500 Embarcadero St., Suite F, Oakland, CA 94606 where I will be holding office hours from 10 am - 4:30 M-F by appointment.

As of Monday June 16th, I will have my office in the loft area of this fantastic showroom. Stop by and say "hello" or make an appointment and I can do what I do best as the "Sherlock of Design" by turning the overwhelming choices into an enjoyable experience in selecting what is just right for their function needs, style and budget while having fun.

Sleep Safety

No matter where you live, whether its San Francisco, Alameda, or Berkeley, one code requirement remains the same. Smoke detectors are required inside and outside of each bedroom. Its not that the building inspectors really want to checkout your whole house, it is a safety precaution. Even if you are "just remodeling a kitchen or small bathroom" it is something that all building departments are responsible for. Its a good thing, big brother is actually looking out for your best interest for a change. Does this mean that you need to re-wire your entire house to put in a fancy hardwired system that alerts the fire department? In most cases, no. Requirements of that kind are usually reserved for new construction or when a certain percentage of your home is being worked on.

So what are your options? You could run to the hardware store and purchase the lowest costing model off the shelf, or you could go to the Mac Store and drool over the Apple computers and iStuff to buy a Nest model with its sleek design. The drawback to the Nest is that it is now a Google owned company and they have been able to turn its sensing features into more personal anylitics for their marketing strategies. I have done some research recently because my Apple employed clients are anti-Google-tracking, especially when it comes to your coming and going in your home just because you wake in the night to use the toilet. 

First Alert Photoelectric Smoke and CO Combo Alarm with Voice PC900V

You may be aware of the concerns about carbon monoxide during sleeping hours too. This is because its presence will actually cause drowsiness  and if you are already asleep you are not very likely to notice any difference in your ability to take in the required oxygen to continue to breath. So how can you keep your newly remodeled home less cluttered without sacrificing your safety? First Alert has a wonderful, clean and simple combination detector that is photo sensitive to detecting smoke and has an active voice. Its the  PC900V, it will tell you which alarm is going off with words, it will also tell you when its battery is getting low so that you don't end up taking it down in the middle of the night and never returning it to its post. Its affordable too, you can buy it directly from their website or in most local hardware stores like Ace.

Now you can sleep safely in style without the concerns of the big G knowing even more about your hourly habits.     Nighty night!