The New Way to Remodel: What the RRP Rule Means for You.

To my dismay, I was recently reminded by my remodeler that his labor and material costs may go up on projects involving any homes built prior to January 1, 1978.

Why? Because, in my experience, labor costs can be as much or more than materials. The Environmental Protection Agency (EPA) issued a rule requiring the use of lead-safe practices that all contractors must comply with effective April 22, 2010. Though enforcement was temporarily delayed to allow contractors to meet their certification requirements in June, all firms are required to be fully certified as of October 1, 2010.

The new regulation called the Renovation, Repair, and Painting (RRP) Rule, aimed at preventing lead-poisoning, dictates that firms performing renovation and repair must be certified and follow specific work practices to prevent lead contamination if working on pre-1978 homes which are determined to have lead hazard. As an EPA-certified renovator, non-compliance can include fines of up to $37,500 per day so it was certainly understandable to hear my remodeler emphatically address this issue with me.

But what does this really mean? In the remodeling industry, it has a huge impact. All the extra steps required by the EPA–from initial lead-testing to by-the-book material handling and disposal to documentation–will increase overall costs for both the contractor and the homeowner. While the financial ramifications of this new rule has yet to be accurately quantified, some projections for direct and indirect costs are coming in at about 15% and likely more depending on the scope of the renovation.

Throughout this blog post, you will find highlighted text that links directly to some very interesting information that I have culled online regarding the RRP Rule from the EPA website along with third-party insights from remodeling sources. Also, here's a quick consumer FAQ on the common concerns that have come up since I heard about this issue percolating at the beginning of the year. 

What is RRP?
Good question. I didn't even know what it actually stood for until a few months ago. It is the Renovation, Repair and Paint (Rule) that went into effect on April 22, 2010. It defines the specific procedures to be followed on any professionally remodeled homes that were built built prior to January 1, 1978. 

I do want to remodel my home but what happens if my house is that old?
If you are considering having a professional renovate your home, he/she must first confirm the build date of the house and determine potential lead hazards by way of a lead test if its age falls on or before January 1, 1978. 

Who will do this test and how much does it cost?
Lead tests must be EPA-certified as part of the RRP compliance. You may utilize a dedicated lead testing firm or inquire with your certified contractor if he would perform this service. Tests can vary from $200 to $600 dollars depending on the company. 

What happens if the test come up positive for lead?
The contractor is obligated by law to provide you with pre-renovation lead-hazard pamphlet that you must sign acknowledging that you have been provided with and understand the information on the nature of your hazards as well as steps you can take to safely handle your renovation. Any lead-hazard areas affected by the remodel will be dealt with in accordance to the strict procedures set by the EPA. You are also obligated to disclose the existence of lead hazards in your home should you decide to sell it. 

Can't I just select a non-certified contractor who will do this for less cost and less hassle?
Essentially, all contractors who renovate homes of all types and age are required by federal law to be EPA-certified or face fines for non-compliance. I suppose, in theory, you may be able to secure the services of one, certified or otherwise, who is willing to do this with disregard to the existing law.  However, to engage in such a practice could potentially expose you to a stop-work order, at the very least, and with an even greater financially liability, at worst.  

So how much is this really going to cost me?
Because the law is so new, contractors are still trying to figure out what this additional "cost of doing business" will be and until such time that they have fine-tuned their costing schedules to reflect the added expenses involved in this "new way" of remodeling, the best projections we have at the moment point towards a 15% increase. This percentage can vary by geographic location, size of the remodel and extent of the lead hazards found on the premises.

A new but unintended blog layout.

I cried in my proverbial soup. But how does one deal when the original template was modified by accident with no opportunity of retrieval.

On the other hand, there's something to be said about a new "do" and I hope this layout works just as well for you. It seems a little more pleasing to the eye.

So onward and upward I go and accept this new layout with grace and a little more fine-tuning down the road.

I listed this under "Quick Updates" though by no means was the process a quick and painless change. It took me the last three hours just to clean up this new blog layout and as for the painless part...maybe someone else got that tonight.

Do you have Plastic?

Today, I officially terminate my credit card merchant services. As much as it pained me to cancel this service, it is a necessary step.

I know that everyone loves to wave that plastic out. I know I do.

"Do you accept credit cards?"

I regret to say, "Not anymore."

But the reality is that the fees the companies charge retailers are high. We won't go into percentages but when I look at all the fees and poorly named "discount rate" that are charged, I cringe every month. It's the cost of doing business that I can no longer justify.

On a positive note, this reduced overhead–among many efforts I have implemented in the course of the last 8 months–are significantly so that I am now prepared to re-open my business (so to speak) with the ability to provide even better savings to customers.

And don't forget that I have some awesome backlog of inventory that I would really like to move and the discounts are phenomenal!

Video Replay: Prepping your Home to Sell

It's May and the real estate selling season has begun. This replay offers great and affordable tips on how to make your home ready to look its best for the season.

Clip courtesy of the Today Show, November 10, 2009

Lead Referral Program

NEW! QDS Referral Program.

Referrals are an important part of our business. We appreciate your support and confidence in what we do and our referral incentive program is our way of saying thanks. Here's what you can get...

Receive $20 for referral purchases of $200 or more.
Receive $100 for referral purchases of $2,000 or more.
Receive $500 for referrral purchases of 10,000 or more.

Drop us an email with your referral information. If your referral makes a purchase, you will receive a check based on the total (less tax and shipping) of their purchase. Or you're welcome to call for more information.

Lighting Closeouts

Thinking of giving your home a lighting facelift? These decorative flush-mount fixtures are available at $27 with a $20 flat shipping fee regardless of quantity. They normally retail at $58 and are available at over 50% off from the manufacturer WHILE SUPPLIES LAST.  If you or anyone you know is interested in placing an order, give me a call. I accept Visa, Mastercard and Paypal.

Industry Sound Bytes - First Time Homebuyer Tax Credit

Another noteworthy development that impacts the kitchen and bath industry is the legislation passed in Congress that extends the $8,000 first-time home buyer tax credit. Originally set to expire at November 2009, "the new law will extend the tax credit for sales contracts entered into by April 30, 2010 and closed by June 30. Further, the legislation has been expanded to include a new $6,500 credit for [qualifying] owners of existing homes who are purchasing a new principal residence." This is a much needed economic incentive in this fragile housing market that will help stimulate home sales, create new jobs, cut excess inventories and stabilize home prices, according to the National Association of Home Builders (NAHB).

(source: Kitchen & Bath Design News, Dec 2009)

2010 Eco-Challenge: Living Green Part Three

This is the last of the Living Green series and in the past week, I've had the opportunity to gather some very interesting material for this segment. It should come as no surprise that there is a bounty of information out there. I decided to narrow it down to just a few issues that are sure to be hot topics during the annual Kitchen and Bath Industry Show (K/BIS) coming up in just a few short months: new plumbing laws, alternative surfaces and adaptive reuse.

Plumbing Laws.
What type of faucet? How much water will it put out? What finish? These are basic questions I hear. What I don't hear is, "How safe is it?" That's because we don't expect our fixtures to come with a disclaimer that states, "The use of this faucet may be hazardous to your health." However, California has raised that issue and recently passed a legislation called the Assembly Bill 1953 (AB1953) that went into effect at the beginning of this year. It mandates that all products distributed and installed in the state, which are intended to dispense water for human consumption, must have no more than .25% lead content. These include kitchen faucets, bathroom faucets, bar faucets, lavatory faucets, bubblers, glass fillers, pot fillers, and supply stops. A similar law was also passed in Vermont and more states are likely to follow suit. This legislation is significant because current laws regarding the use of lead in home plumbing allow as much as 8% lead content. Manufacturers are jumping on the bandwagon to adhere to this new requirement so look for AB1953 compliant fixtures and supplies as more companies begin to roll out these products nationally for those who want more "lead-free" materials for their projects.

Years of drought conditions have also propelled another transition in California that will affect all water closets. The current goal is 1.28 gallons per flush – 20% lower than the prior 1.6-gallon federal standard for low-flow toilets. Assembly Bill 715 (AB715) will be phased-in over the next four years until all new construction residential and commercial buildings have been adapted to meet the new code requirements. If you're looking for the best ultra-low flow toilets or high-efficiency toilets (HETs) in the market, consider the Toto line of single flush and dual flush toilets.

Alternative Surfaces.
Surfaces seems to be getting more scrutiny as well. Granite has long established itself as the crème de la crème of surfacing.  It is the most common upgrade and categorically "the must have" in any remodel or new construction project. But discriminating homeowners are now also considering other options that give them the aesthetic quality and perceived durability of granite with an eco-friendly twist. Over the years, the number of green surfacing manufacturers have sprouted up to fill this new market and even this economy has not dampened that growth.

Vetrazzo is one such company that has been creating beautiful countertops in the last decade using 85% post-consumer recycled glass formed with a proprietary formula that combines the glass with a binder of cement, additives, pigments and other recycled materials. The crushed glass within the slab gives it visual character without the traditional variations or "movements" of natural stone. It has the strength of engineered quartz, a high heat and scratch resistant index, along with a uniquely distinctive look derived from the palette of recycled glass used in the the composite mix. It also has the benefit of being color-fast in comparison to natural granite which tends to lighten or darken over time.

One other company that has caught my eye is Durcon. Remember those heavy charcoal countertops in science class? Those are epoxy resin surfaces popular in laboratories because they resist moisture, solvents, heat, acid, and abrasions–basically withstanding whatever comes their way. Durcon is a leading epoxy resin surfacing manufacturer for 35 years who recently created elements™ for residential and commercial application. It is a proprietary blend of post consumer recycled glass, resin and fine quartz formed through a unique manufacturing process that creates an incredibly smooth and highly durable work surface. This countertop has the look of a honed stone slab in five standard colors, though Durcon offers custom colors for clients. Unlike granite, it is non-porous. Its heat, stain, chemical, bacterial and fungal resistance also make it an appealing low-maintenance alternative.

Adaptive Reuse.
Perhaps nothing exemplifies this slow-but-sure trend towards green building more so than the the house itself. There's a reversal occurring in the building industry. Whereas McMansions were the order of the day a few years ago, now people are seeking the comfort of smaller, well-designed spaces and a new green phrase has come about called "adaptive reuse." Not to say we haven't already been doing it in one way or another, but it is apt and in keeping with our prevalent obsessiveness for putting a label to everything. But I digress...I think that the excesses of the past are bringing about a new wave of frugal ingenuity and it shows in the kind of green homes cropping up throughout the world from compact and/or minimalist pre-fab homes to the the architectural reuse of shipping containers into living spaces–and most especially these containers.

From outhouses to offices, to garden sheds and guest retreats, this remarkable transformation from box to house certainly gets my nod for using the concept of adaptive reuse to create livable spaces out of these ubiquitous icons of American consumption. The results? I'd call it nothing less than spectacular. I would love the opportunity to retrofit a shipping container any day! So, should I hear another question about how to make a space more functional, perhaps my earnest answer ought to be, "Try living in a box."

There are those who choose to live in adobe houses built with old tires or plastic bottles while there are others who built their homes out of leftover pallets and other salvaged materials. Some will build new and others still will remodel. The eco-challenge can take us from something as simple as a quick faucet replacement to a full-on project that will test the nerves and the budget.  But as with anything else, the rewards are great if we choose wisely.

Some reference links:

What is the AB1953?
HET's and AB715
The Best Low Flow Toilets
All about Vetrazzo
All about elements™ by Durcon
Container Ideas

2010 Eco-Challenge: Living Green Part Two

So the biggest question I hear about sustainable design is, "Isn't it expensive?"

While there is no straightforward answer for this, I can say that it will cost as much or as little as your budget will allow. Of course, there will be those who are willing to spend the moon towards green products but if that isn't you, then take comfort in the knowledge that sustainable design doesn't have to be over the-top and over-budget. The key is patience and creativity.

In my previous post, I touched on some ways to begin the switch towards more sustainable practices without spending too much. On this segment, I will take the living green concept to another level and focus on some eco-friendly design options that you can incorporate into your project.

If you're considering a remodel or a new build in the near future, the planning stage is a great time to consider how to design for a greener lifestyle and it starts with your budget. Don't derail your own good intentions without knowing what you can realistically afford. If money is no object, then the world is your oyster. On the other hand, your budget may be a mere fraction of The Donald's portfolio, so work with that and decide what areas you would like to focus your efforts for a more sustainable design. I have included just a few possibilities that I think are worthwhile to consider:

Lighting.
Studies show that in an average American home, lighting accounts for about 20% of the electric bill. Switching to CFL's on most of your existing luminaires can reduce energy consumption by about half and as much as 75% on dedicated Energy Star qualified light fixtures which are gradually coming into the market as more and more companies cater to an eco-savvy generation. There is a dizzying amount of options to choose from in any given store and you don't have to worry that style will be compromised in your efforts to live green. Also, consider dimmers as part of your lighting plan. Chances are, you will be using some kind of recessed or track lighting in your project which may not accommodate common compact fluorescent lamps. The use of dimmers is a great energy saving measure and offers the added bonus of creating a softer lighting environment when you have no functional need to have everything on at full blast.

Surfaces.
I am a great believer of "form follows function" and surfaces as a whole is a dramatic design tool to create visual and textural impact in any room. It is the one element that I feel requires careful thought and application because it defines how well and how cohesively your home's character comes together. The opportunity to shop at a tile and stone center or a floor coverings showroom is an experience not much different from a kid in a candy store. Natural stone, exotic ceramics and porcelains, rich woods of many varieties, and incredible rugs and carpeting from every corner of the world are literally laid at your feet for inspection. But what I enjoy the most is the chance to see and utilize alternative materials that are sustainably harvested and/or manufactured. Natural stone slab such as granite or marble is the current trend in countertop surfacing. However, companies have been coming out with alternative composites using recycled paper, plastic and glass. Paperstone, 3Form, and Vetrazzo are just a few companies that come to mind who use recycled materials and sustainably responsible facilities to fabricate their countertops. There is a wonderful array of porcelain tile available that mimics the look of natural stone tile. Bamboo, cork and even reclaimed timber (though expensive) are fantastic renewable materials for flooring. With so much of your space affected by these materials, it's not a surprise that a large part of your budget will be focused on this area.

Cabinetry.
If you are remodeling and you have the luxury of having existing cabinets in excellent condition, a retrofit may not be such a bad idea. If the "carcass" is in functional shape, there is the option of simply re-painting or even re-facing your cabinetry to update the look. The savings you gain in salvaging your existing materials can be used towards interior cabinet organizers. In my projects, I find that big isn't necessarily better if the cabinetry I specify does not offer functional organization to utilize the space efficiently. If retrofitting is not a practical route or your project is a new build, consider using a local cabinetmaker for a custom or semi-custom look. They typically use materials from local mills and lumber yards who have access to low-VOC materials for use on your project. Urea Formaldehyde, a known carcinogen, is a major concern in cabinetry production primarily because the carcass, or box, is made of some kind of pressed wood (e.g., particleboard, plywood, etc.). If you are considering purchasing your cabinets "off the shelf" make sure to check if these products are formaldehyde-free as certain countries do not necessarily adhere to higher production standards of their US counterparts. Consider the use of plywood over particleboard or MDF which has been shown to have the highest rate of formaldehyde emmission.

Appliances.
Energy Star equals money in the bank. As I have previously posted, utility companies are offering rebate incentives to make it more appealing for consumers to purchase Energy Star qualifying appliances and fixtures. Mind you, this isn't a philanthropic operation. The reality is that the more energy everyone uses, the more taxed the power grid becomes so it's in everyone's best interest to reduce that consumption. Your long-term savings will also benefit from your purchase. That tired old refrigerator is probably not the best investment in your house and while you could make the effort to service and maintain that unit, it may cost you more than it is now worth.

Plumbing Fixtures.
I like the vintage hand pumps. They deliver water....'nuf said. Actually, those original hand pumps were probably one of the most ingenious ways of conserving water since it stopped the flow of water when you stopped pumping. But what of today's wide world of plumbing fixtures? Thanks to regulation, companies are facing tougher requirements to manufacture more eco-friendly products. The ever-increasing demand for energy is bringing forth a greater awareness for more efficient building materials and plumbing fixtures are not an exception. California recently mandated that low-flush 1.28 gpf toilets be used on all new residential projects beginning this year. Sensor activated faucets that you would only think to find in retail stores and restaurants are moving into the home. For a mere $5, you can purchase a simple in-line shower valve shut-off that you can install on the showerarm. In designing your plumbing system, I would recommend the use of an on-demand hot water system such as Rinnai. Used for some time in Europe, this system will heat water only when it is needed. In planning your kitchen, consider the addition of dedicated dispensers for soap and instant hot-water. In planning your bathroom, ask yourself if a tub is truly a want or a need. In master bathrooms, there's a tendency to install jetted tubs that rarely get used thus wasting space and energy as you have to still keep this unit clean. Design your shower stall with a handshower assembly. If nothing else, cleaning a shower with this added accessory reduces the amount of time and water you spend cleaning that space.

As a final note, your own creative savvy in seeking out materials can be very valuable in your efforts to building green while saving green. You may not have to buy your materials new if you have a local Habitat ReStore. Countertop fabricators always have small remnants or even large pieces left over from previous jobs that they are willing to sell at a fraction of what it would normally cost. Consider going on a salvage hunt. It can be a lot of fun and enormously satisfying when you run across a goldmine at a bargain. Look for someone else who is remodeling that would be happy to unload some good materials that are still in great (and sometimes new) condition such as wood floors, doors, hardware, and even fixtures. Contractors are a great source for other "bonepile" that they have accumulated over the years, most if which were likely never used for one reason or another. And one final but equally important avenue are your local independently-owned businesses whose available resources and competitive prices just may surprise you.

Some reference links:

Dedicated Energy Star Light Fixtures
Dimmer FAQ's by Lutron
Sustainable Countertops
Are Your Cabinets Eco-Friendly
An Introduction to Air Quality
Lessons from a Secondhand Home in Teton Valley

A 2010 Eco-Challenge: Living Green Part One

If only Kermit knew just how easy it was, he probably would not have lamented that "it ain't easy being green..." and with so many materials and opportunities out there that allow us to switch to more sustainable products and practices, the notion of eco-friendly living is not that out of reach.

To launch the new year, I have decided to commit these next three blog segments to sustainable design, materials and the value of green-living. This first segment will highlight some of the benefits of living green along with tips on inexpensive sustainable practices that are easy to do with just a little time and effort. Without a doubt, there's an emotional aspect to this endeavor. But beyond the warm and fuzzy satisfaction of contributing to the welfare of our environment, there is also a financial benefit that help to drive this trend.

Thanks to the American Recovery and Reinvestment Act, there are greater incentives for homeowners to improve upon their properties. Under the Residential Property Energy Credit, the energy tax credit rate is increased to 30% for homeowners who make energy efficient improvements to their existing homes such as adding insulation, energy efficient exterior windows and energy-efficient heating and air conditioning systems. While this tax credit require some expense, it does result in long term savings on energy usage and a tax break at the end of the year.

Another great credit that is readily available to consumers is from the Energy Star Rebate Program available through your local utility company. Most homeowners are familiar with these rebates. Still, you may want to take a look again at what your utility company offers. The program varies from one area to another, but there are rebate incentives that may surprise you. In the Rocky Mountain Power service territory, the Home Energy Savings Program features rebates on Energy Star rated lighting fixtures and fans in addition to the appliance rebates that are typically available. You can even get a rebate for recycling that old refrigerator humming away in your basement. Fall River Electric, serving the smaller communities of Eastern Idaho, also still offers Energy Star appliance rebates to their customers.

Then there are the simpler sustainable options. Within our own communities, we are able to live green by utilizing our local recycling programs. Certain areas like Cache County, Utah, have the envious luxury of having curbside recycling while others may have to sort and manage their own materials. Teton County, Wyoming, recycles magazines along with the myriad of paper, plastic, cardboard, aluminum and tin. Likewise, the Madison and Bonneville Counties in Idaho offer similar amenities but with the added benefit of recycling all plastics from 1 to 7. CFLs, certain compact electronics and batteries are among the most challenging to recycle but thanks to places we commonly shop at, these have become less cumbersome to deal with. Your local Home Depot will recycle CFL bulbs. Staples accept old cell phones, PDAs, digital cameras, chargers and rechargable batteries while Batteries Plus will take away your single-use household batteries among others.

Plus, there is a financial plus to recycling. Sign up for Staples Reward Program and return your ink cartridges to your store for rebates. Using grocery sacks as your waste bin liner saves you from store-bought bags. Aluminum recyclers will pay to buy your soda cans. Certain grocers such as Broulim's in the Idaho area will discount your bill for bringing your own reusable bag. Consider your local school as a venue for recycling as well. The PTA organizations may have some programs set up to raise funds. In our own school district, Victor Elementary School's PTA takes grocery bags and ink cartridges to raise money for the school.

As for other ideas for living green at home, here are a few more thoughts to help you reduce your environmental impact without sacrificing modern conveniences. I will also revisit these same ideas on my next segment on sustainable design for remodels or new construction:

• Replace your incandescents with compact fluorescent bulbs.
• Use a reusable soap dispenser and buy liquid soap refills.
• Keep a separate recycling bin next to your waste bin in the kitchen.
• Create a sorting station for your recycling in a mudroom, pantry closet, or garage.
• Keep your freezer temps at 0º and the refrigerator between 35º-38º.
• Turn your dishwasher on at bedtime and let the dishes air-dry overnight instead.
• Most detergents work equally well regardless of water temps so wash laundry in cold water.
• Replace that old, dripping showerhead with a high-efficiency 2.5 gal/min model.
• Consider a hose and showerwand attachment to efficiently clean the shower.
• Do an occasional maintenance check on the toilet to make sure it isn't leaking or running.

A final thought. Reduce your use of paper towels and buy microfiber cloths instead. I am a huge advocate of this material and recommend it to all my clients. I think it is the best cleaning cloth you will find to help you in your day to day cleaning. If you are a Q Design Solution fan on Facebook or follow this Design Cue blog feed, contact me for your free PURE KITCHEN microfiber dusting and cleaning cloth by Now Designs. It absorbs 3-4 times its weight and the microfiber thread is extremely fine and woven into thousands of loops, creating a huge surface area with which to trap bacteria, dust, dirt, and grease. This allows for remarkable dusting and cleaning ability without the use of harsh cleaning chemicals. These versatile cloths can be used dry for dusting, or wet for cleaning. Try it on your windows for a streak-free shine–just use water. You will receive one (1) sample 14x14 cloth with a Q Design Solution logo embroidered on the bottom left.

 Some reference links:

Energy Star Website
Residential Property Tax Credit Info
Rocky Mountain Power Home Energy Savings
Fall River Electric Energy Rebate Program
Earth 911