Moving Windows to Improve The Layout

Audio Summary – Moving Windows To Improve Layout

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Project Summary:

– Kitchen Remodel – Added Mudroom – Bathroom Update 

A kitchen remodel in Betton woods, Tallahassee with some significant layout changes, including moving some windows and adding some walls. This couple was referred to us by another client, who we also did a kitchen remodel for.

During the initial design and budget consult we decided that adding an island would be costly since it would require moving windows and cutting the slab.

During design however they decided that they really liked the island concept and the extra cost of moving windows was worth it. We also decided to close off the entrance from the garage to create a small mudroom and provde some privacy for the bathroom right off the kitchen. We also updated the bathroom.

Key Updates:

This was a very satifying remodel from a design point of view. Not only were we able to add a lot of function with the large island and mudroom but the colors and selections really came together for a timeless look and feel.

Quote from The Clients:

“Thank you so much! The kitchen is absolutely beautiful and we are so
excited to finish moving back into it.”

Process: Our initial design and budget consult includes 3D concept drawings and a good better best budget for your project. This gives us a pretty good idea of what the project might look like and help to create a more accurate budget. We also continue to explore options in the design phase.

Before Plan

The original kitchen was cut off from the living room and had upper penisula cabinets that blocked the view. The bathroom off the kitchen was awkward as there was no privacy and they mentioned that they never used the door to the backyard that was next to the bathroom.

Before: Upper peninsula cabinets blocked view, soffit wasted space, kitchen felt closed off

Initial Concept

The initial concept was to keep the floorplan mostly the same but remove the upper peninsula cabinets. We also included adding a wall to create a mudroom, updating the bathroom and replacing the floors in the kitchen and living room.

We discussed an island concept but that would have required moving windows and cutting the slab… adding significant cost. They were not sure they wanted to invest that much into the kitchen so we kept the layout changes minimal.

Initial concept: Keep similar layout to save cost but remove upper penisula cabinets, remove soffit and update storage around fridge. Also create a mudroom between kitchen and bathroom. 

Process: After you have approved your initial concept and budget the design process begins, starting with our designers visiting your home. We have between 2-4 design meetings in our showroom to finalize all the details of the project, including a fixed price contract and a detailed project calendar.

Updated Design

During design the clients decided the extra cost of the island was well worth it so the desinger created some new options for them that included widening the opening between the kitchen and living room.

They also decided against new floors in the living room and doing tile in the kitchen instead of wood.

Updated Concept: Added island, changed french doors, added windows and opened up living room wall.

Another view: Added storage next to fridge and a coffee station by the closet under the stairs

Our Favorite Things

When designing a project we always to try create between 1 and 3 focal points to draw the eye and create ‘happy surprises”. The rest of the design tends to be more neutral to allow the focal points to stand out. We also try to incorporate personal elements that reflect how the homewner uses the space. These can be organizational or aesthetic.

Every project has a few things that really make it stand our or were special to the homeowner. Here are our favorites.

Coffee station with pocket doors and walnut accent shelf

Wall Sconces next to range hood and over new windows

Chrome Bridge Faucet

Materials and Fixtures Used in This Project

Fixtures and Accessories

• • Morrison Medium Three Light Lantern from the Studio Collection by  Visual Comfort
  • Fairview Single Sconce with Gloss White Dome from Rejuvenation
  • Bathroom: Sculptural 2 light Sconce vanity light by West Elm
  • Emanuelson Mirror from Shades of Light

Challenges And Solutions During Construction

There were a few issues on this project, nothing too serious but it did cause some delays.

Unexpected Delay: Countertops

Probably the biggest issue was a delay in the countertop install. This created an issue for the tile installer and the electrician that delayed the project a little over a week. This did not add any cost to the project but did extend the completion date by 2 weeks.

Somewhat Expected: Exposed wires in soffit

We removed the soffits so we could bring the cabinets to the ceiling. Once they were removed we realized the electric wiring had been run through the soffit.

This  was something they had warned the client about in design as we run into this about 30% of the time we remove soffits in the kitchen. This was the first change order on the project.

Design Oversight: Move Air Return

We originally thought the air return in the mudroom area could be shift easily. But during the project we  realized there was framing in the way so we had to build a custom return instead. We considered this our oversight and covered the cost.

A Happpy Accident: Coffee station and Stair Soffit

The coffee station was designed to fit next to the stair soffit but a small mismeasurement in design created an issue and one of the cabinets would not fit. The solution though turned out to be a favorite feature… we added a walnut accent shelf next to the coffee station. We covered the cost of this change.

Design Change

The client was unhappy with the sconce lights she selected in design after seeing them installed. The deisgners provided some alternative options and we ordered replacements. This was a small change order for the client.

Minor issues that were easily addressed

* Paint touch-ups on walls, trim, and the central vacuum cover plate.
* Missing shelf pins and shelves for the coffee station.
* A missing switch plate for the motion sensor in the pantry.
* Adjusting the chain and straightening the island pendant light.
* Re-caulking the mud bench seat.
* Replacing damaged beadboard in the mudroom.

Project Timeline

Like most of our project this one started right on time. We did finish about 2 weeks past our expected completion due to a delay in countertop install that created scheduling issues with the electrican and tile installer.

Total project length was 13 weeks (2 weeks longer than expected).

• Proposed project start date: April 9th, 2024

• Actual Project Start Date: April 9th 2024

• Proposed Completion Date: June 21, 2024

• Actual Completion Date: July 18th, 2024

We build a detailed project calendar for every project. It is kept updated by the project manager and you can access it in your online project portal. 

Summary of Project Costs

Initial Estimate:  $144,831

This budget was to mostly keep the same footprint in the kitchen replacing the floors, cabinets and counters. It also included adding the mudroom and updating the bathroom.

Fixed price proposal: $196,210

During design the client decided to change the scope of work. We changed the layout of the kitchen to include an island, widened the opening to the living room, changed the french doors in the kitchen, added two new windows, built the mudroom and updated the bathroom.

Change Orders: $9321.77

Remodeling is not an exact science. There are usually unknowns and occasionally issues caused by human error and oversights. Sometimes the client also requests additional work to be done.

Here is a summary of the additional costs on this project:

Change Order Costs to Client: $9,321

• • • Move electric wires found in soffit – this was somewhat expeceted and was discussed in design
    • Add wallpaper to bath and mudroom – this was a client request
    • Fix water main leak – we discovered the leak during rough plumbing and repaired it.
    • Paint back porch – additional request by client

Additional Costs Absorbed by MKB: $2,828

• • • Custom Air return – unforseen issue moving the return
    • Walnut shelves – design adjustment due to mismeasurement of stair soffit
    • Additional drywall patches
    • Other misc costs

FInal Project Cost: $250,832 (includes all client change orders)

This was a big investment but they clients plan to be in this home for the next 15 years or more so they felt it was well worth it and they were thrilled with the results.

Cost Breakdown

Project Video

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Before Photos

Final Project Photos