High Interest Rates Encourage Additions Rather than Building

During High INterest Rates -

Adding onto Your Home -vs- Building or Moving.

When interest rates are high, it can be more expensive to obtain a new mortgage for a larger home, which can make moving less appealing. In such cases, building an addition onto your current home may be a better option for several reasons:

Cost-effective: Building an addition onto your current home can be more cost-effective than purchasing a larger home. Here is some simple math, a new 700k mortgage, with a 30 year fixed, at todays current rate of 7.41% (according to google) leaves a payment of $4,851.

If you have a current mortgage on a 400k house at 3.5% your payment is $1,796. Add a 300k remodel at 7.5% and your total payment comes to $3,894, still real money but $1,000 a month savings.

Secondly, familiarity with the area: When you build an addition onto your home, you get to stay in the same area and neighborhood that you are already familiar with. I know for my quaint town of Hopkins, many people move out as they outgrow their cute Hopkins home, but sorely miss the area.

Personalization: Building an addition onto your home allows you to customize the space to your specific needs and desires. You can design the addition to meet your family's current and future needs - we love the great room and fireplace we added onto our home - a total game changer!

Lastly, increased home value: Building an addition onto your home can increase the value of your property. When you decide to sell your home in the future, you can potentially recoup some or all of the costs associated with the addition.

Overall, building an addition onto your home may be a better option than moving when interest rates are high, as it can be more cost-effective, allow you to stay in your familiar neighborhood, and provide you with the opportunity to personalize your space while increasing your home value.

We are here for you.

Let us know,

Mike and Andy Higgins

612 991 9151

Additions: 5 Things to Consider

Our quick guide on common questions and overlooks.

It's not a small decision to consider adding another space onto your home. There are many values to keep in tension. Additions are one of our favorite types of jobs, because they can really change how a family can use and relate in their house while also keeping that familiar sense of home. Here is a list of a few things to consider when planning your addition.

  1. Scope. “Thou shall not pass.” Gandolf yelled as he stood on the bridge facing down the monster. Well that monster can also be a baseboard trim that used to stop at the wall - which was just removed for an addition. Do you keep replacing all that base around the next room. Where do you draw the line? You need to do that somewhere.

  2. Continuity. Lets take that same trim, does it now look out-of-date where we decided to stop it? Maybe we can paint it so it blends into the new addition. How do you tie the old and new together so they look, if not like siblings, at least friends. 

  3. City Code. Most cities allow you to cover a certain percentage of your lot with a building or hard surface. When we go to permit we will submit those plans, but as you consider an addition, you may want to first look into that. 

  4. Cost and Benefit. Could you build a new house on the same lot for similar or less? Could you move? Is resale a consideration? Of course the more you say yes to an addition and no to all other options the better it is for us, but, we try our best to be as candid as possible, we don’t want you to waste your money. 

  5. What do you want? How honestly can you answer that question? Humans are funny things. I tried to justify a new garage to my wife because I want an office space for myself. A garage is big and an office space small and we found a solution for me (temporarily - I also want a wood burning stove). Its the hardest step in the process is negotiating with yourself, amid yourselves, and with your new design to balance out all the complex values of life. 

And as always, we are here for you. We are happy to help anyway we can. 

Best to you,

Mike Higgins


 

Kitchen - The Realtional Core to the Home.

As you know the heart of the home is the kitchen. Most warm, cute home sayings that end up on walls end up on kitchen walls. It is the realtional center of the home. This project is fitting to that. Its our third major project for this family. Our realtionship started in a wierd way. They were left high and dry and in a very bad place by a previous contractor, guess how excited they were to work with another one to fix what was left? But, we were a referral from another family where a similar thing happened and we came in to help out. The first project was to finish the botched addition. Then we helped finish their basement pool room. Now it seems like a fitting end that their final major remodel is in the relational core of their home. Obvioulsy we have been very blessed to work with them for so long and our grateful for the work and the relationship.

A couple cool things about the project:

- Fantastic finishes chosen for the tile backsplash, cabinets, and flooring. It always fun to work with great selections!

- We removed a wall, making the space bigger so they could entertain more people.

- The hardwood is a rare Keo wood and it looks fantastic.

- Maple cabinets with a cherry-wood stain.

- Granite countertops.

- A great big faboulous stove and oven.

 We are here for you if you wanna talk about whats next for you and your family.

Mike Higgins

c. 612 991 9151

Easy, Effective Expansion in 5 weeks.

This near empty nester couple wanted a big dining room for entertaining. Being in a split-entry their only real opportunity for expantion was out. So we designed and built a modest,14ft by 14ft addition, at a good value. With frigidity on the mind this cold spring, we worked together to add some comfort-enhancing upgrades including: in-floor heat for year round comfort and  spray foam insulation for minimum air leakage and even heating and cooling. As the project progressed we thought through some other options to optimize the usage of the space for the money. We widened the doorway into the porch to offer a more open feel and were able to re-use the original patio door. We also added a double hung window for more light but also to give the option of subsidizing their A/C with a window unit if they felt they needed one down the road.

They now have their great entertaing room and can afford to eat in it too. If you would like to see the rest of the after pictures from this project, click here.

See you around,

Mike Higgins

Shoemakers Kid's Finally Get Shoes!

As it goes with the shoemaker so it goes with about every other skilled laborer. The last to benefit from the skill is the laborers own household. I am proud to have finished the great feat, not feet, of completing the facelift to the front of my house.

 

A few of my favorite things are highlighted in it:

- Stacked stone.

- Recessed lighting.

- Inset house number.

- Stone Pillar on either side of the door.

 See all the before and afters here.

Pin to Pave Your Next Projects Path

You do not have to be old to greet each new digital fad with classic old man skepticism. That is indeed how I greeted pinterst, until I started to put together a design for my own bathroom. I came across a picture on the internet of a bathroom I liked and thought "I wish I could copy and paste this to one folder with all my bathroom ideas." I was blinded by my old man skepticism. I opened a pinterest account and discovered the treasure trove of pictures relevant to my project. Simply by searching "Subway Tile" in the Pinterest search bar I found hundreds of examples to feed my idea monster. 

Much of good design is the coupling of components. It is hard to find one picture that has all of your desired or necessary components. Find a picture with some or one component you like and add it to your board. In time you can have a clear idea of what you want and pictures of that idea to share. When it comes time to do your project you pass that board down the line and we can make a plan from there.

Another good site that works similarly to pinterest is houzz.com. It is a site for the sole interest of house design. Many, many pictures and ideas. 

I found this bathroom on pinterest and I love it.



Hopkins Front Entry Facelift Success!

Sometimes a well intended "handy man" is the worst thing for a home and the best thing for our future business. Its seems true of the debacle that was poor young Tom's front entry way. It appeared to be converted to a front entry way from a porch, with good intentions, many years back. The exterior wall was held up by the frame of the door.  The hole thing shook when you operated the door. The roof was sagging due to improper framing. The ceiling was framed level at about 6' 3" rather than vaulted which created that always sought after and welcoming dungeon feeling upon entry. 

The flat roof and poor insulation created a serious ice dam situation. We re-roofed it to ensure no leaking and spray foam insulated the joist space to minimize escaping heat. 

Please notice in the pictures below the spray foam solution to every conceivable problem, applied by the previous owner. We think they had pests of some kind. We tore out all the obsolete gutter and spary foam and cleaned it up with new metal. We replaced the front gutter and gutter helmet. 


Hopkins Love - Open House. Sat June 23. You're Invited!

We would love if you could join us for our 3rd annual Hopkins Love Open House. This is Hopkins Love: we find an unkept house in Hopkins that is an eye-sore to the block it lives on. We buy it cheap. We make a plan and we change everything that we would change if we lived in the house.

We are not flippers. Flippers update with paint and cabinets. We are remodelers. We work like we are working for a real end user not just whatever the market can handle. We move the furnace, move stairs, tear out walls, add walls, put on additions. Our goal is to leave a great house to that block.

I live in Hopkins and know two neighbors who have bought houses from flippers. Its kinda sad. One neighbor went to hang up clothes on move-in day and the rack fell off the wall. It was just screwed into the sheetrock. That works for flippers because it looked good when people walked through it. We have more Love than that.

This house is really cute and solid. It very "South Mpls, Arts & Crafts, Bungalow"-like. We did good by it, matching its styling wherever we could. We opened up the floor plan a bit, making it feel more happy. We tore off the roof above in the upstairs bath so we could add in a stand up shower (the pic is the after - turned out well huh?).

Love to see you there.

Details:

Saturday June 23rd

11-3pm

37 7th Ave S. Hopkins 55343

Beer, food, and things for kids provided. 

 

Remodeling for the Only Dog that Blogs

After being flooded out of Missouri Al and Marilyn moved to wonderful, freindly, and dry, Hopkins MN. They brought with them their blogging dog, Lucky Dog. Lucky Dog has been a faithful reporter of the goings on of the remodel we have been doing on his new home. He takes more before and after pics than we do. After everyday of significant progress Lucky Dog is sure to add updates to his blog. Lucky dog also writes about what flowers are in bloom and some resturaunt reviews. He is quite prolithic. I welcome you to follow our progress through their blog. The kitchen will be going in soon.

Enjoy,

The Higgins'

 

Spend a Little - Get a Facelift. Spend More - Get a WOW!

Facelifts and WOWs both have their place in our homes and lives. There are spaces that we need to last just a few more years and there are spaces that we want to remodel once and never touch again for as long as we live. The tension comes when we expect a project to be an "as long as we live" space on a "few more years" budget. Once the first demo begins we often begin to think, "Maybe we should just move those outlets", or "This space would be way-more user friendly if that wall wasn't there".  Its hard to swallow higher costs if you're not prepared for it at the outset. 

Below are examples of both a facelift bathroom and WOW bathroom. 

The first one is a nice facelift. The total cost on the project was about $7,500.

 

Cost Savers:

  • Did not change the layout of the bathroom. No electrical, plumbing, or framing changes.
  • Did not change the flooring. 
  • Did not replace the vanity cabinet. 

Improvements:

  • New fixtures. The tub, toilet, faucets, and lighting were all replaced helping to make everything in the bathroom feel new.
  • Newly tiled tub surround. This is the best way to add a contemporary feel to a bathroom. We love the character and pop an accent strip adds to a surround.
  • New cultured marble vanity top. Clean and new looking, this is much better than the 90's laminate.
  • Fresh coat of paint on walls and ceiling. 

 The second example is a WOW bathroom. (Here is the full slideshow on it.) It cost about $23,000. The homeowner planned changes on every level:

  • They wanted more natural light, so we added a skylight.
  • We removed an oversized linen closet to open up the space. 
  • We moved and updated all the lighting for better performance and appearance.
  • We moved the toilet for better spatial flow. 
  • They chose top-notch tile and finishes.
  • Added a custom double-bowl vanity and linen tower.
  • They chose an incredible Brazilian granite top for their vanity.
  • Replaed door into bathroom wih a frosted glass door.
  • Added many great small details, like cutom light switch covers, and cubby shelves in the shower.

This couple wanted a bathroom that will endure both in function and design for many years.The long term perpective was in their intial plans and they understood the costs associated with it. It made the entire projecrt feel better for them, and us.

We're here for you either way you decide to go. We are not afraid of navigating either course.

Regards,

The Higgins'

612 991 9151

Trends: Sushi. It has nothing to do with remodeling but it is delicious.

Working at the abused house we bought to remodel then release back into the Hopkins community, just south of the main street in Hopkins we discovered Hopkins' Sushi Restaurant. Aji is on the corner of 7th Ave and Main St in the new retail/condos. They have the best Sushi Happy Hour in the world, probably. Six sushi rolls for $3. That is crazy cheap for how good it is. Also beer is 2 -for-1.

If you haven't ever had sushi before here is what to order:

1) Philly Roll: Salmon, avocado, cream cheese, wrapped in rice and sea weed.

2) California Roll: Crab, avocado, mayo, cucumber, wrapped in rice and sea weed.

3) Salmon Roll: Salmon wrapped in rice and sea weed.

Then mix soy sauce and a small amount of wasabi (something similar or horseradish) until its strong enough to taste but weak enough to not make you cry. Dip the whole roll in the mixture and put in mouth and enjoy the freshness.

If you are in the area give us a call we'll gladly meet you for sushi - if we can, of course.

Mike and Andy Higgins 612 991 9151

 

Us Higgins boys with Aji the owner. He looks super cool so you know his food is good.

Moasic Accent Strip - Continuity and Pop.

Most people know how to design a space that looks nice but struggle to take it to the next level. For bathrooms with tile surrounds or wainscot the mosaic accent strip is the easiest most cost effective way to give that allusive design "pop" to your bathroom. It is also a great way to add an accent color and create continuity. In the example just left the traventine in the mosaic ties the granite counter top and maple cabinet in well. Simultaneously the glass ties into the wall color. It all helps soften the transition from tile to to counter to painted wall while giving that eye-leasing extra something.See more examples.

Also, its not a bad place to start. You can use a moasic pattern as an inspiration piece and design your bathroom around it. If you know you like a pattern, use it to inform your entire bathroom pallette.

We like "The Tile Shop" tile supply store for inspiration. They have a huge selection and many display bathrooms to give you a real idea what this tile will look like in place. We have an account there, so you can go pick it out your tile and hold it under our name, when the project comes we pick up what we need and go from there.

Here's to Happy Bathrooms,

Andy Higgins

612 232 6658

 

 

 

Hopkins House Progress

Please enjoy this 4 picture slide show of some of the progress that is now taking place at the "Hopkins House" (37 7th ave S. Hopkins.)

- Removed wall between kitchen and dining, put in 14" microlams to carry the upstairs load.

- Jack hammered 12" thick poured concrete walls in order to add egress windows into basement. Jack hammer is cleverly tied to the ceiling.

- Complete gut and will be added dormer of upstairs bath.

- Removed the chimney, you can see post to support kitchen header.

Hopkins Whole-Home Remodeler Strikes Again - In a Good Way.

Another run-down home of Hopkins has fallen into the loving arms of Higgins Construction. 37 7th Ave S. is one block south of the new Japanese resturaunt off Main Street in Hopkins. The home, like many of its kind, was at one time a great house that went outdated and a bit unkept for a long time. We have bought it and we will be gently restoring it and improving it to be a great, updated, family-friendly, affordable home a block off mainstreet. We call this type of project "Hopkins Love." Most people who flip houses leave many problems behind doing only what will make the house look good on the day of sale and not to last - no love. We are building a business and want what we leave behind to be a testimony of who we are. Also, I live in Hopkins. I don't want crappy houses with nice veneers to be the norm for foreclosed homes. If you would like a tour to see whats going on, stop by anytime. We will show you the love.

Darn Those Dams! Four Things You Can Do to Prevent Ice Dams

Leaky ceilings are not cool. Everybody knows that. You may not know that it's not your roofer's fault. Your roof was never intended to be submerged in water. That is what an ice dam does to your roof. Ice dams are indicators of a few things going wrong in your attic system. The illustration below shows how warm air leaving your house melts snow on your roof that re-freezes, creating a dam. It's quite sad.

Here are four things you can do, or hire some reputable fellas to do for you, to prevent ice dams from ruining your day.

1) Increase attic airflow with soffit vents and roof vents. (It's not what people tend to think of first so I listed it first.) Be sure your attic has proper ventilation so the warm air can be carried away from your roof deck out your attic vents. That keeps your roof deck cool and your snow frozen. You need high vents (on the top of the roof) and low vents (soffit vents) to have proper air movement.

2) Increase air flow by adding attic rafter spacers against your roof deck. This ensures there is space along your roof deck for air to move. It is especially important where your rafters meet the attic floor for that is where your insulation will tend to pile up to your roof deck and stop air flow. Heat will inevitably wiggle its way through your insulation. If there is no space for that heat to be carried away it will wiggle though your decking and your shingles until it mingles with the snow.

3) Add attic insulation. Prevent heat loss by insulating better. Expect to pay about $1 a square foot for blown in insulation.

4) Prevent air leakage by spray foaming leakage points. As hot air rises it creates a pressurized field. It pushes on your ceiling trying to bust out. Attic accesses, light fixtures, plumbing stacks are all gateways to your attic that the sneaky warm air molecules escape through. Make an airtight barrier and trap those molecules in with spray foam, three cans will probably suffice for the average rambler. Also, caulk shut your attic access - from the outside.

Lastly, your homeowners insurance may not pay to fix systematic problems but they will likely repair ice dam damage to your ceiling, walls, floor, insulation, etc. Most of the time they pay for the ice dam removal as well, if it is attached to a claim.

We hope this helps.

Talk to you later.

Andy Higgins

612-232-6658

 

A Fresh Feel Through New Lighting

Now that the darkness of the pending winter is upon us, we need fake light to feel right. Lighting is the largest factor in influencing and shaping our mood. If you would like your space to feel fresh and different - changing your lighting approach may be a good, inexpensive option. Below is a primer on the four lighting categories and my top five lighting recommendations.

Ambient Lighting, Also called general lighting provides light for entire rooms. The sun in the sky is the best example. It washes through our windows and lights everything uniformly. Chandeliers, pendants and other overhead lights fall in this category.

Task Lighting is designed to illuminate a specific work space. Under-cabinet mounts above a kitchen counter track lights and intentionally placed recessed lights are examples of this.

Accent Lighting is used like a spot light to draw our attention to an art piece or architectural detail.  They are designed to give "pop" or interest to space as if to say "If you notice nothing else, notice this."

Mood Lighting is lighting for feeling. The other three types of lighting are practical aids in seeing things. Mood lighting is a practical aid in feeling. We want to feel warmand cozy by the soft light of a fire or by a grandpa reading by a simple lamp. We want lovers to feel romantic by candle light. We want to feel bright and happy by a well lit room on a dark December evening.

My top 5 lighting recommendations:

1) Under-cabinet lights. They provide great task lighting when working. They look cool when using countertops to serve off of during a gathering. And when they are the only lights on in the kitchen they set a soft mood.

2) Pendant lights. They provide good task and ambient lighting. They are another way to create continuity in your style by matching the finish with other hardware, lighting, etc. or they can be used as funky accents for "pop."

3) Recessed lights. The best way to add lots of light without having a fixture hanging down. Provides task and ambient lighting. Also the best way to make a basement feel happier, especially as most basement have less headroom then the main level.

4) Table lamps on a buffet or couch backer table. They can make a setting feel grand and help provide task lighting, if reading is a task, and mood lighting. You can find inexpensive options easily and install, plug in, on your own.

5) Dimmer switches. Want it happy? Slide it up. Want it mellow? Slide it down. Mood at your finger tips. That way you can have a huge bright chandelier and not have it dominate every event with its brightness.

Also, candles are always nice.

Hopes this helps you.

Andy Higgins

 

The New Look is Here!

"You guys need to do something about this, your logo needs to reflect the quality of your work." That is what our good friend said holding a Higgins Construction business card after touring a whole house remodel we just finished. He said outright what we sorta knew was true. We committed to putting in the effort to make it happen and discovered - it is hard work to give a company an image makeover. 

I enlisted a friend of mine, Will Gunderson, to put his mind around it for us. Will recently left a position as an Art Director at Target where he helped manage and design Target's brand and image. He is now on his own giving his knowledge, skill, and love to us on the outside of Target. We may not be buying advertisement space on the back cover of Time magazine but that is no reason not to look good. 

After all the grueling work and healthy conflict passed and we had our finished product I showed it to a female friend of mine to get her thoughts, the first thing out of her mouth was, "I want to keep looking at it because of the colors even though its a construction company. Then that font looks like you guys know what you're doing, but then that font down there looks modern and fresh."  Will rocked it. 

Also, just to let you know, even though Higgins Construction is looking really good, we are still the affordable, relational guys you have always known. 

Andy Higgins