Pre -War apartment renovation

Hey MDG,

I follow your posts, and wonder if you'd be willing to answer a few questions. I'm just about to buy a new apartment in the city. It's a pre-war co-op on the UWS, and will require a lot of work -which I won't be able to afford to do all at once.. I'm trying to figure out "who" I need to help me. I need someone to knock down walls between kitchen,maids rm and living room, repair old wood floors, paint replace moldings, door frames, and window casements . I also want to bury wires, take care of electrical, etc. Do I need a general contractor? Do I need an architect? Do I need to meet with a kitchen designer? Will these people come to the apartment and consult? Should I expect to pay for consultations? Is there any way I'd want to hire the workers myself, to avoid paying a general contractor's premium? Any advice?

Best, Stacy

Stacy,

Thanks for following my blog and emailing the mailbag! How exciting to renovate a New York City Prewar apartment! Looks extremely charming! Has great bones!! 

Pre- war apartments can have unusual floor plans and space limitations so I understand why you want to open up the kitchen, adjacent maids room and living room. This will definitely expand your space and make the apartment feel larger. Be aware, when you start to open up walls you may run into some pesky surprises like unwanted wiring, plumbing, or structural elements that may create design challenges. For this reason, I think it is important to hire a general contractor/architect team or design/build contractor to help solve these kinds of challenges. It’s a bad idea to hire different remodeling people and try to run the job yourself!!

The architectural portion of your renovation doesn’t sound like it really requires a GC/architect which separates design and construction and can get costly. Since you have a tight budget, you may be better off with a Design/build contractor. Design-build ties the architect contractually with the contractor and holds the contractor responsible for the entire project. They can provide the whole package: design, construction, installation, finishing flooring, moldings, etc. and coordinate all aspects of your project. It’s advisable if your contractor can give you a fixed price, a written job description, a contract and a completion date in writing (maybe impossible but you can try). When contractors get busy, they tend to disappear from construction sites. Also you should know your contractor should also be lead paint certified. The EPA now requires contractors to follow safe work practices around lead paint in buildings built before1970. So you know, this new regulation increases your demolition costs. Annoying, right!

Living in a cooperative, you need to consult your coop board. Most coop boards will not allow alterations that change building main systems (mechanical, electrical, structural). But your renovation doesn’t sound like it would. Once the board gives you its blessing, your GC will know what permits are required for the job. Some guidelines to follow: The DOB does require permits to take down walls, move electrical and relocate plumbing. All the other cosmetic work you plan to do doesn't require a permit: re-finishing your wood floors, replacing casement windows, replace moldings, replace doors and painting.

To find a reputable contractor, start off by asking the coop board for recommendations of people in the building who have done renovations and were happy with the quality of work. Then you will also have a contractor that is familiar with the building and its rules. I will see if I can get some recommendations for you as well. The contractors I typically deal with are not in New York City. You should get 3 contractor bids and know that their consultation time to bid your project is at no cost to you!

If you hire a design-build contractor, they can also take care of the kitchen design and cabinetry design. I would recommend you work with your contractor on an early kitchen design layout while you are in the design development phase. Are you moving appliances around? If so you may want to reconsider doing the kitchen earlier than planned. Moving appliances to new locations affects plumbing and electrical. You will want this done while you are knocking down walls. If you do not plan to move around appliances, then you can pull in the kitchen designer (whoever you choose) later after the construction is done.

I hope I have been helpful. If you have any other questions, please feel free to email me again.

Good luck,

M

Transparent concrete

My Scientist Dad is an innovator and a pioneer in the application of light and photonics technology, a forward thinker. He instilled in me to do more than what is expected, and to push the envelope. Not surprisingly over the weekend we were discussing new technologies for architecture and he asked me, “Can light transmit thru concrete? “ I thought to myself-how ridiculous. But he was already on Google ready to prove me wrong. He typed in Transparent Concrete. I couldn’t believe my eyes. In 2001, a Hungarian architect named Aron Losonczi already invented a light transmitting concrete. The translucent concrete block is now being manufactured by a Hungarian company named LiTracon.

What does this mean for the future of buildings? Cement can light up a room? You will be able to see images and objects behind concrete blocks? A concrete wall can essentially disappear? YES, as seen in these pictures! I am very excited about this!  This is just the beginning of endless possibilities for interior and exterior applications!!!

Litracon concrete blocks basically is a blend of optical glass fibers with concrete. The fibers become a component of the concrete since they act like small pieces of aggregate. These blocks are suitable for floors, pavements and load bearing walls.  See pic below with shadows of trees behind:

And Get this, earlier this week architect Aron Losonczi gave a public lecture at the National Building Museum concerning his revolutionary product. If I had known about the lecture, I would have loved to have met him and peruse the current exhibition at the musuem entitled Liquid Stone: New architecture in concrete which features a five foot tall Litracon wall.

Not only does LiTracon concrete have the capabilites to transmit light and revolutionize the building and design industry, but it will help save energy and better our planet!
 

Netherlands repurposed plane hotel

FAVE of the week:

How would you like to experience a weekend away at a converted 1960 German airplane in Teuge Airport, Netherlands? The Cold war-era repurposed plane hotel hosts modern amenities like 24/7 hostess, sauna and jucuzzi, and 3 flat screens and who knows what else?

Cudos to the Dutch company Hotelsuites for one more step towards saving the environment as this plane would have been kicked to the curbside for dumping.

The untouched cockpit takes you back into the Cold war era.

The Installation is modern and chic.

This is a one of kind hotel!!

Repurposed Cement Factory

My design eye leans towards objects and architectural spaces that have been given a new life in unexpected ways…re-invented. Last blog post, I introduced this notion as Boudustrial, the collision of Boutique and Industry. HeyMdesign is interested in promoting the ideas of creative reuse and repurposing of existing buildings and home design and will track innovative design that uses sustainable materials and technology that considers the user and the experience.  

FAVE of the week:

My Boudustrial series kicks off with the most impressive adaptive reuse project I have ever heard of in Barcelona, Spain called the Cement Factory. Architect Ricardo Bofill imagined the conversion of an abandoned turn of the century cement factory into his architectural offices, exhibition space and personal apartment with guest rooms and extensive gardens. I wish I could have been one of the arquitectos on this project or atleast a guest. Can I, Mr. Bofill? The two year renovation ingeniously sculpted out extensives spaces by demolishing parts of the industrial silos, gigantic engine rooms and by exposing other hidden elements within its thick concrete walls. For example, see how his offices exposed and retained the industrial silo accents. Framed in such a way that they are art unto themselves. See pics below:

I love the the lofty interiors with its high ceilings, sleek contemporary furniture and moderate decorative elements. See pics below:

How magnificent the curve of the vertical silos form a sculptural backdrop to this concert and cultural activity hall! I can hear the resounding sound of music! See pic below:

Thru the interiors you can glimpse into the luscious gardens of eucalyptus,olive and cypress trees. See pics below:

I would love to sit in that garden and sip some sangria with Mr.Bofill. He is my hero! This is an inspiring transformation!

Are you a Boudustrialist?

Marcel Duchamp's Bicycle Wheel

I am passionate about Architecture and have respect for design that can be experienced, and bring global awareness. See past FAVEs of the week. (Green concrete, Floating homes, and Waste Landscape blogs)

Relative to interior design, furniture and lighting, I am inspired by all things crafted with an attention to detail.. I get excited when traditional materials such as wood and metals are merged and used in unexpected ways...re-invented.

Like Marcel Duchamp's 20th century Bicycle Wheel, he challenged assumptions about what constitues a work of art. By simply taking a prefabricated bicycle wheel and attaching it to a pedestal, he subverts the established notion of the artist's craft and the viewers experience.

Can we apply this notion into 21st century interior and architectural design?   Yes, and I call this movement Boudustrial: the collision of boutique and industry.  In future weeks, I plan to investigate how traditional materials such as wood and metal can be used in a refreshing, whimsical and unique ways.

 SUBMISSIONS for The Boudustrial Series:

Calling all furniture, lighting, industrial, interior and architectural designers: would you like to submit your products and/or projects that are contemporary with an industrial and whimsical edge? I plan to share your designs on my blog as part of my Boudustrial series.

Send Hey M design:

-Your image (s) as high resolution JPEG files
-Description of your product or project with a link to your blog or website
-Send your images to heymdesign@aol.com . ( Upload them to a drop box if the file is large)

Look foward!
M

Waste Landscape

FAVE of the week:

It's no surprise that digital music, led by iTunes is believed to take over sales of CD's. Its sad in the near future that we will lose the tangibility of the CD product.

An art installation called "Waste Landscape" by Elise Morin and Clémence Eliard at the CENTQUATRE in Paris France exhibited how CD's will ultimately disappear from our daily life. Dunes of 60,000 hand sewn metallic CD's create a 600 meter undulating landscape. 

What a powerful installation to experience the awareness that CD's will ultimately transform into toxic waste! This is a moving installation, I hope it comes to New York City!

Fantastico Museo in Galicia,Spain

My FAVE of the week:

I really love the postmodernist artist Richard Serra who takes into account the viewers reaction as they approach and move through his structures. I remember walking thru his massive Corten Torqued ellipses feeling off kilter by the asymmetry and awe inspired!! So, I was extremely excited when I came across a new project in Galicia, Spain that seems so Serra-esque. But what is it? Is this a park or a musuem or both?

Nieto Sobejano Arquiectos envisioned it to be both, a musuem-park. Built outside the city of Galicia, these beautiful looking Corten steel silos engage the landscape and form Spain's Museo Interactivo de la Historia de Lugo.

A cluster of small and large cylinders define above and below ground spaces and illuminates at night thru an exoskeleton of Corten mesh.

Take a look at the color of the steel juxtaposed against the landscape. Its perfecto! I will have to go check out this musuem-visitor center on my next travels to Spain.

Cheers,
M

Trinity Root 9/11 Memorial

Trinity Root by artist Steve Tobin was dedicated to the people who died on September 11, 2001. This powerful sculpture in the churchyard of Trinity Church in New York City reminds us all of growth, the passage of time and our connection to all things.

This photo is licensed under a Creative Commons license.  Photo credit as Scott Beale / Laughing Squid laughingsquid.com.

Reface or Replace?

Hey MDG,
I really dislike my kitchen cabinets and cannot afford a new kitchen. How can I transform my kitchen without the expense?
Amy from Boston

Amy,

You are right! Building a new kitchen is costly and intrusive. Talk to anyone that has lived thru it and they will tell you that it is rough, and that's saying it mildly... Have you ever heard of Refacing cabinetry? This is a really good option for you to transform your kitchen without spending the big bucks. Ask yourself these questions first:

Are the bones of your cabinets in good condition? Are your cabinets built 20-30 years ago? If so, they may be unattractive but are solidly constructed and are good candidates for kitchen cabinet refacing. Are you happy with your kitchen layout and the way it functions? If you are nodding your head yes, then refacing is still a good option.  Is your existing kitchen floor level? If it is, you are good to go for refacing but if the floor is not level sometimes settling can cause cabinets to sag so you may find some obstacles ahead. Are your existing cabinets painted? If they are painted before 1978, the paint most likely has lead in it and refacing contractors are required to take special precautions when working and required to give you a brochure called "Protect your family from Lead in the home." I hope your cabinets are not painted because this is an added expense to your project.

Ebano

So how does refacing existing cabinetry work? Basically your contractor will remove your old doors and drawer fronts and then rough up the old face frame and side panel finish in preparation for the new veneer covering. Can you believe thats it? Finish options are plastic laminates and wood veneer. Plastic laminates will be the less expensive option. Check out Formica laminate for a wide range of solid color, wood grain and patterned laminates. Refacing with wood will cost 10 to 25 percent more than the laminates. Take a look at Tabu Veneer. Tabu offers natural beautiful wood veneer in a full range of colors. See the Ebano, Teak and the Noce Wood Veneer images. Don't you love it!! Contact the  New York Sales Rep at materialsinc for pricing assitance.

Once the veneer covering is wrapped over the existing wood, your contractor can re-install the 'new' cabinets and drawer fronts. Voila, you have brand new cabinets and you didnt have to wait months! You can then select some cool looking decorative hardware to finish off your project and personalize your cabinets. Take a look at focalpointhardware. They have a lot of brands to offer.

So, how much is refacing going to cost you? How much you pay for refacing depends on the size of your kitchen. Whatever you pay it will be significantly less than the cost of a new custom kitchen. People dont realize that there are a lot of other hidden costs to kitchen remodeling: moldings,installation, any required plumbing or electrical,refinishing your walls if cabinet locations change, sales tax, and delivery charges.

Noce

Teak

If you do not get your refacing contractor thru a recommendation, make sure you get references and go see their work. Check corners, edges, and where stiles and rails meet on cabinet doors. These intersections should be crisp!
Good luck with your renovation!
M

Floating homes?

I hope everyone remained safe and has dried out from the wrath of hurricane Irene last week. Certain areas got hit harder than others like North Carolina where homes were submerged underwater. So, wouldn't it be cool if homes were able to float? Well get this: Brad Pitt's Make it Right Foundation, responsible for rebuilding New Orleans after Katrina, has teamed up with Morphosis Architects to unveil eight green homes that float when flooded.

So no surprise here.... FAVE design of the week:

According to Thom Mayne of Morphosis, the house floats when floodwaters rise and glides up 12 foot guideposts. Its like a house boat, who knew? The house is made up of green materials and breaks away from electric lines and plumbing and has batteries to power up kitchen appliances and other devices inside up to three days.  Here are some images: conceptual to completion:

Talk about innovative green design! I would love to see this in action!

M

Green Concrete

 FAVE of the week:

As you know, Concrete is used to build bridges, roads, sidewalks, and foundations for homes. But did you know that the manufacturing of concrete is the third largest source of greenhouse gas from the emission of CO2?  Well, a start up company named Novacem has come to the rescue! Novacem has concoted a new cement that negates Co2 emmisions when it hardens! What an impact this will have on our planet if all future cement can do what Novacem's green concrete can do!

Kitchen Nana Wall remodel

Hey Gang,
Sporting some ideas to expand my kitchen without the expense of a house addition. You are probably wondering, how do you do that? Join me and I will share my design ideas for my home remodel #2.
M  

Now that we successfully completed house remodel #1 (see Zen Modern blog), we are planning to redesign our deck and create an outdoor livingroom that will step down to grade level. My husband has been asking me to start drawing up these plans for the deck. But what he doesn't realize is that I would also like to build the deck right behind the exterior wall of the kitchen (on second level) allowing us to create an outdoor livingroom off the kitchen. Surprise,are you reading this hubbie? This is a picture of the back wall of our 1986 kitchen soon to be renovated:

How do I rebuild our deck and transform our kitchen at the same time? By using the NanaWall Transition Kitchen system by Nana Wall, a leader in Opening Glass Walls. This system is a glass window-door combination that folds back to create a large wall opening up to 35 feet. The panels are hinged and connected together on a track allowing the glass wall to fold up and expand space. So, do you get me? I do not intend to add more square footage to my home. I only intend to structurally change the existing back wall by using the NanaWall Transition kitchen system and gain more space onto my 'new deck'.  I envision an entertaining space where friends and family can gather without the headache of bringing food, plates,etc in and out. Everything is open and easy. The pictures below are not my new kitchen but are images of how the Nanowall system works:  

This system would transform my home by enhancing our view to our wooded backyard, let natural light in and plenty of buggies in (ha ha) and expand our kitchen space for some awesome parties!! How cool and convenient would it be to add a bar right behind my kitchen counter? I can do this with the folded back window!

Technically, the wall system is weather tight, air tight and has been structurally tested for hurricane-resistant requirements. They are available in aluminum,wood or aluminum clad over wood frames in a wide variety of colors, finishes, panel widths and folding configurations. It works with the Nanowall SL45 Aluminum, WD65 and WD66 Wood systems. The 10 wood options include Lamboo (laminated bamboo), pine, spruce, beech, Douglas fir, oak and sapelli mahogany. Aluminum systems are available in durable powder coating in a choice of gloss or matte colors.

So my hubbie is now thinking, how much is this going to cost? Well, its not cheap. My NYC representative tells me the cost ranges between $500 and $1000 per running foot or $60 to $125 per square foot.

This is a revolutionary glass wall system that's as simple as flipping a latch and unfolding a door!
We all can dream!
M

Equator 'scape'

Hey MDG,
I saw your readymade 'Zebra bathroom scape' last Sunday and  I was hoping to get some advice for my powder room bath.  I would really like to incorporate black, gray and white into my room. Do you know of any stones to suggest with these colors and any design advice on how to use them?
Becca from NYC

Hi Becca,
I have a stone for you! It is called Equator White. It is a sleek and sophisticated marble featuring a white background with dramatic dark grey and black banding. It is available in both tile and slab and would compliment any modern home. You can find it at the Artistic Tile showroom in New York City.

Now how to use this gorgeous stone:

Put your money into the Equator stone flooring using 12"X24" tiles and create a chic focal wall by framing the Equator stone around a large mirror. On the frame, play with the vein direction of the marble. That's what will make it look so interesting! I am showing dark gray walls to accentuate the dark banding in the stone which is Benjamin Moore's  trout gray # 2124-20.

To make a statement, either sit the sculptural Vitraform Coppa glass pedestal (1) infront of the mirror or the Cogliati sink (3), oh my! These sinks are very special in that Cogliati encases stone or enamel sinks in transparent glass. Pair the sink with Dornbracht's Symetrics (2) single hole faucet. Water will project from the mirror, how cool! To echo the rectangular shape of the Cogliati glass sink, use the Duravit Vero toilet (4). Love those contemporary lines! To finish off the room, you need a spectacular chandilier. Switch collection has a beauty called mercury (5). The reflective mirrored pebbles can float from the squared off cove.

If you need further showroom information, contact me. Love to see some pics, Becca!
M

Zebra 'scape'

Digg this! Let me INTRODUCE a new segment to my blog: Readymade Design Scapes. My intention is to plan and artistically fashion 'scapes' which are conceptual rooms (bathroom, kitchen, etc ) that will be intimate, quirky, luxurious and offer products that you can find at your local plumbing, tile and lighting showrooms.

Series 1 will focus on edgy bathroom 'scapes'  highlighting tiles from Porcelanosa and fixtures and fittings from Alape and Duravit.

The Zebra 'scape' is a conceptual boutique powder room found in a contemporary residential home. The intention is to have a powerful feature wall as you walk into the room balanced with circular cove lighting above and modern fixtures, fittings and accessories.
Lets break it down:
1. The mosaiced focal wall is a powerful coordination of colors, textures and lost objects by artist Sophie Verrecchia. http://www.zebramosaic.com.au/
2. Wall & Floor tiles: Porcelanosa's Crystal dark 13" X 40" porcelain tile. It looks like black glass.
3. The 41" Subzero chandilier puncturing thru the circular cove is made up of Bohemian crystals, fabric and metal. Its a WOW piece! It  provides ambient illumination and also has a center halogen down light to provide task or accent illumination. You can purchase it thru http://www.y-lighting.com/.
4. Uttermost Kagemi 30" wide contemporary metal mirror combines the square and circle echoing the geometry of the space and circular cove in the ceiling. Can be purchased thru http://www.lampsplus.com/
5. Hansgrohe's Axor Stark X Faucet  is a wall mounted facuet, truly minimalistic in design.
6. Circa Alape white enameled vessel sink. It is a simple contemporary design.
7. Wall Hung Vanity called Mizu Bliss by Alape. It is made of timber veneer and polyurethaned a satin white or black finish. It features a contempoary design with an open storage area
8. Duravit's floating Second Floor toilet #220509.  How can you love a toilet? But I do! I have it in my Zen bathroom! (see Zen modern blog) The flushing system is hidden inside the wall. All you see is the toilet and a plate for flushing. Very cool!

Nook space becomes Home Mini-Bar

Hey MDG,
Inside my home there is a 7'-0" wide x 2'-4" deep x 7'-11" high nook where I want to build a low storage unit that houses an undercounter refrigerator, wine bottles, liquer and glasses. Any tips?
Thanks,Scott from Florida

Scott,
A Home Mini-Bar for your nook sounds like a great idea! I love the idea of having a space where you can entertain friends. But lets put an edgy spin on it. I took a look at your space and thought it would be nice to take advantage of the 7'-11" height instead of just building a low cabinet.

Frame the nook with 2" piece of paint grade wood all the way around. The lower section can be more functional with your undercounter refrigerator and storage. The upper portion can be more decorative by showcasing your liquer, wine and glasses inside a geometric pattern of niches.

To keep cost down, purchase paint grade wood and paint the large 2" wood frame a steel gray color. Then paint the inside of the niches, a dark blue. The rest of the wood can be painted a light gray. To get a more modern edge, incorporate frosted glass on the back of the niches and backlight them, baby! You will have to run electrical to (2) Bartco linear fluorescent tubes that will be hidden in the back of your storage unit. Make sure you leave room to access the lights for when they blow out.. If you want to add color to the lights, add a tube guard over the light fixture. They come in many colors and you can get a 'bar' effect right in your own home!!

Cheers to you!
M