Table of Contents About Kathi Fleck And Lonestar Property Solutions SECTION I What You Need To Know Before Starting Your Project What Is DESIGN/BUILD? Why Is DESIGN/BUILD Important? What Is The Process? The Advantages Of Choosing DESIGN/BUILD What To Look For In A DESIGN/BUILD Firm 04 05 05 06 06 07 SECTION II The Daydreams To Details Design Process What s Your Dream? Budget Money Matters 08 08 10 SECTION III The Process: Step By Step The Design Process Product Selection Scope of Work Starting the Remodel Process Preparation Construction Process The Finishing Touches Completion 12 12 13 13 14 14 15 15 15 SECTION IV Designing With You In Mind Kitchens Bathrooms Pulling It All Together Latest Trends in Home Design Conclusion Renovate, Remodel Relax! 16 16 22 26 26 27 28 (817) 590-4499 www.lonestarpropertysolutions.com
About Kathi Fleck I spent many years in the corporate world in a business role interacting with major corporations. Despite my success, I always found the need to utilize my creative juices, and this creativity centered on remodeling my personal home during those years. In 2006 I decided to leave the corporate world and join my husband Don in his home remodeling business. That s when life really got fun! I was finally able to devote all my design and creativity efforts to my clients projects. I jumped in with new ideas, all while listening to their dreams and desires. I easily embraced my new roles as designer and contractor. In addition to designing for our clients, my husband and I manage the projects. In other words, we guide homeowners from the how to the wow. We both have advanced business degrees and we approach our clients with a professional attitude. We realize that almost anyone with a few skills can start up a remodeling business, and that many homeowners are wary of contractors and workers in their home. We strive to meet the needs and requirements of our clients. Attention to detail and superior craftsmanship are executed in each project. Clients are guided throughout the project so that the end result fulfills their vision and concept. This, in combination with determination and dedication towards customer satisfaction, contributes to the Design and Build experience of our clients. My certification in Universal Design provides me with the skills necessary to create environments, products, and services that are accessible and safe for all occupants in a household, regardless of their ability, age, or current state of health. 4 The Daydreams to Details Design Process
What You Need To Know Before Starting Your Project: What Is DESIGN/BUILD? For many years in the remodeling business, homeowners and business owners commonly hired an architect or engineer to design their projects. The homeowner would then put the project out to bid to several contractors. But while the architect or engineer could usually create a well-designed project, they often didn t take the homeowner s budget into account. This usually led to a design that would have cost more than the homeowner wanted to spend. To make the pricing situation even more difficult, contractors tended to bid the lowest possible scope of work and materials in order to get the job. Often times the contractor and designer or architect would disagree on specifics of the project, leaving the owner to settle the dispute. There were so many issues with this method of remodeling that it was necessary to create an entirely new process that gave the homeowner a well-designed, cost-effective project. That s when professional contractors started to discover that if they took on the responsibility of the design, the scope of development, and the construction, that greater customer satisfaction could be achieved. This concept was born in the commercial industry (and implemented in the residential community) and has become known as DESIGN/BUILD. The DESIGN/BUILD contractor has single source accountability for all phases of the project. By hiring a professional contractor who has made a commitment to designing and building a project, the customer only has to be concerned with one company. The DESIGN/BUILD contractor knows that they must be accurate from concept to final completion and must know how to plan projects with the homeowner s tastes and budget in mind. LoneStar Property Solutions 5
The Advantages Of Choosing DESIGN/BUILD Why Is DESIGN/BUILD Important? What Is The Process? The DESIGN/BUILD process is recommended by NARI (National Association of Remodeling Industry) and NKBA (National Kitchen and Bath Association). DESIGN/BUILD offers greater customer satisfaction because it eliminates all of the pricing problems, construction delays, cost overruns, and headaches so common in remodeling. At the very beginning of the process, the customer and contractor establish if they will work well together. This is an extremely important part of the process because a good synergy between customer and contractor will often produce much better results in a solid working relationship. Once the parties decide they d make a good match, the DESIGN/BUILD firm draws up a project based on the customer s needs and the customer s budget range. After the customer accepts the design, the contractor will develop a clear and precise scope of work including trades and materials to be used for presentation to customer. This stage includes site visits with specialty trades and product selection in show rooms that give a hands-on demonstration of the products. Upon final approval by the customer, the contractor shall present the final scope of work with a contract and drawings to order the project. The DESIGN/BUILD firm then obtains the permit and schedules the project per agreement with the owner. Since we handle the design, scope development, and build of your remodel with your budget in mind, this allows us to give you a fixed price for your project. Many homeowners ask for a bid or an estimate for their project when they really mean they want a fixed price. However, an estimate is actually more of an approximate figure. The only way to give a fixed price is to have all four elements in place: 1. Design Based on specific measurements, selections, and pricing. We measure the space, decide on a layout for the design, design the new space (including cabinets and appliances for kitchens; cabinets, tub, shower for bathrooms), and choose the products in order to provide a fixed price. 2. Product Selection Based on selection of products for your remodel. We will guide you through the process of selecting products at showrooms and bring items to your home, so you can see how the colors and materials look and feel in your environment. 3. Scope of Work and Specifications Based on coordination of skilled trades for each task. We review your project with each of the specialty trade partners for their pricing requirements. We then plan out the cost for the project to deliver a firm, accurate price. 4. Budget The project is designed around your intended budget. It s important to price the project based on a realistic setaside budget range so you get exactly what you want. Visit www.costvsvalue.com for more information on realistic budgets for popular remodels in your area. 6 The Daydreams to Details Design Process
What To Look For In A DESIGN/BUILD Firm Some homeowners find that they get a better feel by meeting with multiple contractors. However, they usually come away more confused and overwhelmed because no two contractors will approach a project with the same materials and pricing. The practice that seems to work best is to find a good fit with a professional DESIGN/BUILD firm that meets your criteria. When choosing a DESIGN/BUILD firm, you want someone who understands you and relates well with you. A good designer will design with your lifestyle and dreams in mind, and she will listen to your concerns and requests. She will ask a number of questions and bring ideas to help you discover exactly what you want, while striking a perfect balance between the project s aesthetics, safety, and functionality. When you consider working with a designer, present your main requirements and their order of importance. The key is to let the designer know what is most important to you, whether it s appearance, practicality, or getting your home ready for resale. LoneStar Property Solutions 7
The DAYDREAMS To Details Design Process #1- What s Your Dream? Most of my clients have been dreaming about their projects for several years. The average time between a homeowner considering a remodel and actually starting the process is 18 months. Thinking about your project and actually taking action to start the design process are two very different things, which is why many homeowners stall their remodels. If you re unsure on what your look should be, or feel overwhelmed just thinking about your project, that s okay. Now is the time to dream and explore many different angles. Below is an exercise that will allow you to really focus on what s important to your dream design. Rate the following aspects from 1 to 8, with 1 being the most important and 8 being the least important. You ll come away with a better sense of what you truly want out of your remodel. Appearance Additional Space Up-To-Date Practicality Ready for Resale Repair a Problem Design Make Room More Accessible Create an Idea Folder You can find books and magazines on any aspect of home design: kitchen, bathroom, living room, master bedroom, kid s bedroom, etc. If you are looking for a specialty area, such as laundry room or outdoor kitchen, you ll find resources that deal with those as well. Additionally, the internet is a rich resource for design inspiration. Sources such as Houzz and Pinterest offer many ideas at the touch of a fingertip. Browse through books, magazines, and websites, and tear out or print the pictures you like. Place them in file folders, which I call Idea Folders. At this stage, you are simply deciding on what you like, without the concern of making any final design decisions. 8 The Daydreams to Details Design Process
Look to Your Friends and Family If you have any friends or family doing a remodel, take pictures of their project both the before and the after. When you review actual Before & After photos of a real home you ve visited, it becomes easier to picture your own changes. At the very least, this process will stimulate your desire and vision for your own remodel. Visit Model Homes Model homes are a great place to see the latest looks on colors, wall textures, plumbing fixtures, new kitchens and bathrooms, and outdoor living spaces. Touring new model homes is common for shoppers who want to browse and gather ideas. Prioritize Your Ideas and Plans Once you have a large sampling of photos in your idea folder, it s time to prioritize them. Now is when you list the ideas and plans that are most important to you the ones that really speak to you. This will help you prioritize those plans that fit best with your desired look and your budget. Dream Big This daydream phase of the process can be a fun experience. You want to look at magazines, books, model homes, and other sources for inspiration. After you ve gathered ideas from your sources, you ll want to move forward and onto the path of turning your dream project into reality. Notes LoneStar Property Solutions 9
#2- Budget Money Matters The most common questions regarding budget are the following: What is a realistic budget for my project? How do I know how much I should invest in my home? Will I get my money back when I plan to sell my home? Will the remodel increase the resale value of my home? How do I keep my remodel within my budget? With a professional DESIGN/BUILD firm, your project is designed around your intended budget. It s important to price the project based on a realistic set-aside budget range, so you get exactly what you want. An excellent resource for estimating the budget for a remodel is found in the Remodeling Cost vs. Value Report (www. costvsvalue.com) compiled by Hanley Wood, LLC. Complete data from the Remodeling Cost vs. Value Report can be downloaded free at www.costvsvalue.com. This website will give you realistic budgets for popular remodels in your area. By reviewing a third party reputable source, you can determine a set-aside budget for the type of remodel in your area. 10 The Daydreams to Details Design Process
Some of the remodels to review include: MID-RANGE PROJECTS: Attic Bedroom Remodel Scope of Work: convert unfinished attic space into 15 x 15 bedroom with 5 x 7 bathroom Pro Tip: After selecting the type of remodel you want, immediately plan your budget. A design for a kitchen remodel could take 4-12 weeks of planning, reviewing drawings, choosing materials, and more. Imagine spending that amount of time working with a Designer only to find out that you are way over budget. A lot of time and energy will be invested into a project that can t even be built. That s why it s best to plan your budget ahead of time. Bathroom Remodel Scope of Work: update existing 5 x 7 bathroom Home Office Remodel Scope of Work: convert existing 12 x 12 room into a home office Minor Kitchen Remodel Scope of Work: update 200 square-foot kitchen, keeping the cabinets and changing the doors, drawers, counters, and more Major Kitchen Remodel: Scope of Work: update 200 square-foot kitchen with new cabinets, counters, appliances, and more UPSCALE PROJECTS: Bathroom Addition Scope of Work: add 100 square-foot master bathroom to existing master bedroom with amenities Bathroom Remodel Scope of Work: expand existing 35 square-foot bathroom to 100 square-foot bathroom with amenities Major Kitchen Remodel Scope of Work: update 200 square-foot kitchen with top of the line cabinets, appliances, and many upscale amenities Master Suite Addition Scope of Work: add 32 x 20 master bedroom suite with many upscale amenities Deck Addition Scope of Work: add 16 x 20 square-foot composite deck LoneStar Property Solutions 11
The Process: STEP BY STEP Here is a step-by-step guide as to how the DESIGN/BUILD process works. This will give you an idea of the level of detail and precision you get when working with a DESIGN/BUILD company. 1. The Design Process: During this phase, the designer or contractor meets with the homeowner to assess the project, determine the homeowner s needs and wants, and compile the homeowner s wish list for his or her remodel. The designer/contractor will take measurements and pictures of the home to create a preliminary proposal, and will design the layout for the room and cabinets. 12 The Daydreams to Details Design Process
2. Product Selections: The designer will help the homeowner select the products for the remodel by either taking you to showrooms or bringing materials directly to your home. Your designer will take into account your tastes, needs, and budget to help you select the right materials for your project. 3. Scope of Work: At this point, the contractor will develop a clear and precise scope of work, including the different specialty trades and materials to be used. The contractor will meet with any specialty trades to review the scope of work, and will work with the homeowner to finalize the details of the project (such as cabinet/tile colors, decorative trim, plumbing placement, and more). After the homeowner has approved the plans, the contractor will draw up a final contract. This will be the finalized design and pricing for the project. LoneStar Property Solutions 13
4. Starting the Remodel Process: To begin the remodeling process, the homeowner signs a legally binding contract that includes the contractor s and homeowner s responsibilities, the scope of work, and the deposit schedule. The Federal Trade Commission allows for the Right of Rescission, which mandates that a waiting period allows the homeowner to cancel the project within a specified amount of time. The homeowner and contractor then review the project timeline to come up with a preliminary timeframe for the remodel. 5. Preparation: To prepare for the construction phase of the project, the contractor obtains any necessary permits from the city. The contractor also orders all of the materials at this time and presents a finalized project schedule to the homeowner. The homeowner and contractor schedule benchmark meetings to ensure the project is going as the homeowner anticipated. 14 The Daydreams to Details Design Process
6. Construction Process: During the construction phase, the contractor will tear out the area, perform any necessary electrical or plumbing and install the new materials. The homeowner can prepare for the tear out by asking his or her contractor what is required. Removing all items from closet floors, small items from tops of cabinets and inside of drawers will make furniture easier to move. Removing items from inside lower cabinets minimizes dust and debris from settling on your items. Dust will filter through your home and strong smells will occur during certain parts of the remodel, so make prior living arrangements if you are allergic or sensitive to odors. There will be inspections throughout the project, so make sure to keep the inspection paperwork visible at all times during the process. 7. The Finishing Touches: The contractor uses a punch list to review the work performed and notes any details of the remodel that need attention. If necessary, a final inspection with city officials will close out the project. The contractor and homeowner then perform one final walkthrough. 8. Completion: After the final walkthrough, the homeowner should receive warranty papers for products from manufacturers and a guarantee from the contractor for a specified amount of time. Now is the time for the homeowner to add his or her special touches and, most importantly, to CELEBRATE! LoneStar Property Solutions 15
Designing With YOU In Mind KITCHEN Lori Dr A Retro Relic Gets A Fresh Facelift. These clients wanted to bring their 1980s kitchen into the 21st century. In its original state, the client s kitchen felt cramped and had limited space for cooking, food preparation, and entertaining. Storage was limited, cabinets were dated, and functionality was poor. We created an award-winning kitchen design that visually opened up the space and allowed for more usable room and greater functionality. This was created with the following strategies: Removed the fur-downs over the cabinets Removed a partial upper wall between the kitchen and family room, allowing for the cook to participate in family activities while in the kitchen Relocated the refrigerator to another wall, allowing for greater food preparation and cooking around the range Created multiple sources of light for more warmth and visibility Used a mix of dark and light colors in the room for extra POP Incorporated green and red colors to represent the client s homeland of Scotland Included special elements for food preferences: The husband wanted a spice pull-out for cooking The wife wanted veggie storage for fresh food Used a variety of materials and textures: Green Verde Tuna granite; touch of green in the floor tile. Enhanced Golden Sand Stone backsplash Touches of red: pendant lights, window treatments, decorative items BEFORE AFTER 16 The Daydreams to Details Design Process
Project Summary: My clients are thrilled with their new kitchen and asked us to renovate the rest of their home. They have given us excellent reviews on Houzz (Houzz.com/pro/lonestarpropertysolutions) and referred us to friends and co-workers. Not only did we improve the functionality and space of their kitchen, but we greatly enhanced the WOW factor of their home. We created a kitchen and breakfast room that is inviting and warm, while also suiting their needs. LoneStar Property Solutions 17
Tennison: From Drab To Fab. These particular clients wanted to update their kitchen to fit with the rest of their modern, upscale home. The bones of the kitchen were in good condition, but it was rather boring and nonfunctional. The purpose of the kitchen design was to update the kitchen to accommodate the clients busy lifestyles and entertain family and friends. Since the clients wanted a custom kitchen without gutting the room, we used the following strategies: Replaced unused desk area with wider, taller entertainment center housing a trash pull-out, wine refrigerator, and cabinets Reconfigured the oven cabinet to house a double oven and warming drawer Replaced outdated white appliances with appliances made of Stainless Steel BEFORE AFTER Painted the existing cabinets a vanilla color and glazed them for an Old World effect in a Traditional home Added multiple sources of light for more warmth, including under-cabinet lights, chandelier over the island, and pendant lights over the bar ledges Exotic granite with rich coppery colors coordinate with the oversized floor tiles and Cayenne single basin silgranite sink Walls painted in a warm mocha color coordinate with the room and rest of the home, pulling all elements and colors together 18 The Daydreams to Details Design Process
Project Summary: We accommodated this client s particular tastes and attention to details. We kept the good bones of the kitchen, added dimension with color and materials, and brought out the very best of the existing room. The client was extremely happy with the end results, as we created a kitchen fitting with the rest of her modern, upscale home. LoneStar Property Solutions 19
North Port: Contemporary. Dramatic. Functional. Choose 3. This homeowner hated the layout of her kitchen because the island made her feel like she was constantly walking in circles. To add to that, the cabinets were in poor condition and completely out of date. To remedy this, the homeowner decided she wanted a Contemporary look with functionality. This was created with the following strategies: Appliances were relocated for easier use, allowing several cooks to prepare food and cook at the same time The refrigerator was moved across the room, closer to the breakfast room and rest of the home for easier access. It offers a sense of separation between the breakfast room and kitchen Put the unused and cluttered desk area to good use by creating a mud room effect with storage bench, cabinets, and hooks. This allows the homeowner and her teenage daughter a much-needed drop zone for books, jackets, purses, and shoes without the messy appearance BEFORE AFTER Made a unique kitty cut-out to create an opening where the cat could eat. (Yes, even kitty was considered in this kitchen remodel!) Contemporary designs filter throughout the room 20 The Daydreams to Details Design Process
Project Summary: The client wanted to bring her kitchen up to date with more usable space and upgraded appliances. We improved the work flow, provided more efficient appliances, created more dimension and appeal to her kitchen. The client was thrilled that her new kitchen is now a timeless, inviting room that fits her personality and needs. She and her daughter love to cook and prepare weekend meals together and now have the space and ability to spend time together. LoneStar Property Solutions 21
BATHROOM Poplar: A Beautiful Custom Master Bath In A Traditional Style. This client wanted an updated bathroom to match the rest of her home s upscale look. The bathroom had inadequate shower and cabinet space, as well as an oversized, unattractive tub that hadn t been used since the 1990s. The client s husband had initially started the bathroom remodel himself, but progress was slow. A year later, the client contacted us to redo the entire project. Here are the strategies we used to create a spacious, gorgeous bathroom remodel for the client: BEFORE Expanded shower size by 50% Created additional cabinet space Reduced tub space AFTER Raised shower head; jetted body sprays, hand-held sprayer Installed tall custom (36 H) maple cabinets with dark cherry stain to match the cabinet design in the rest of the home Coordinated the colors and textures of the granite, tile, and walls Installed brushed nickel plumbing fixtures, lighting, and accessories Included numerous custom features such as a pocket door, entry doors to bedroom, built-in shelving, and wall tile in the commode closet 22 The Daydreams to Details Design Process
Project Summary: What started as a fixer upper the clients tried to handle themselves turned into a world-class bathroom with tons of space and modern touches. The clients are now enjoying a spacious shower, beautiful cabinets and fixtures, and many customized features that suit their needs to a T. They were all too happy to let us bring their bathroom up to date with the rest of their upscale home. LoneStar Property Solutions 23
Woodvale Dr: Blah Bathroom Gets Major Facelift. These clients wanted a new and updated bathroom to fit their unique tastes. Their current bathroom was drab without much detail or color, and this young couple wanted an updated and contemporary style with special touches and bold colors. The wife wanted a new tub to relax in, as the old one was outdated and hadn t been used in years. The cabinets were also too short, and the shower was cramped and sullied with dark grout lines. Here are the strategies we used to create a spacious, gorgeous bathroom remodel for the client: Widened the shower opening and raised the shower floor Tall 36 custom cabinets with medium stain for both His & Her sides New luxurious tub to soak and relax in BEFORE AFTER Raised shower head; hand-held sprayer Coordinated the colors and textures of the Rainforest limestone counters and shower seat, tile, and walls Installed brushed nickel plumbing fixtures, lighting, and accessories Created a haven of individual taste and design for a young flourishing couple 24 The Daydreams to Details Design Process
Project Summary: These clients are thrilled with their master bathroom conversion. We turned what was once a drab, dingy, dreary bathroom into a bright and cheery space that matches the customers unique tastes. Their new bathroom has the amenities, look, and feel of a true Dream Room that also boasts the cleanliness and comfort the customers craved. LoneStar Property Solutions 25
Pulling It All Together: The meaning of pulling it all together is different for everyone. You may finally have the room of your dreams after it is newly remodeled. Changing your kitchen or bathroom brings new flooring, cabinets, countertops and appliances, taking it into the modern age. Complete the transformation process by decorating your remodel to reflect the changes you made. Listed below are popular materials and features trending in contemporary remodels. The possibilities are literally endless! Latest Trends in Home Design Main Updates in Remodels: Brushed Nickel, Polished Nickel, Oil Rubbed Bronze Plumbing & Light Fixtures Removal Of Acoustic Popcorn Ceilings Granite & Solid-Surface Counter Tops Removal Of Wallpaper; Smooth Textured Walls Neutral Paint Colors- Brown Or Grey Tones Removal of Carpet- Replacing with Hardwood and Wood-Look Tile Flooring Convert Unused Bath Tubs Into Large Walk-In Showers Stainless Steel Appliances Frameless Shower Glass 26 The Daydreams to Details Design Process
About LoneStar Property Solutions LoneStar Property Solutions creates your dream project while eliminating all of the guesswork, uncertainty, and sense of overwhelm that comes with remodeling. This happens through coordinated design, product selection, scope development, building services and an open line of communication with clients. From the first meeting to the final walkthrough, our main concern is that you re positively thrilled with the results. As a preferred business associate with Coldwell Banker Real Estate in the Dallas-Ft. Worth area, we prepare homes for sale and assist buyers and sellers with turn-key developments. LoneStar is a member of the National Association of Remodeling Industry (NARI) (www.nari.org), the Better Business Bureau with an A+ rating (www.thebbb.com), and The Good Contractor s List (www. TheGoodContractorsList.com). Our designs and commitment to customer satisfaction have garnered the attention of industry associations and go-to home improvement sites. LoneStar Property Solutions 27
Renovate, Remodel... Relax! In Renovate, Remodel Relax!, Kathi Fleck Shares Decades Of Remodeling Knowledge With You And Shows You How To Take Your Home Improvement From How?! To WOW!!! Kathi Fleck s new book, Renovate, Remodel Relax!, is the lighthouse that guides you EVERY STEP OF THE WAY from figuring out exactly what you want, to selecting the right contractor, to achieving the end result you desire. When you read Renovate, Remodel Relax! you aren t simply gathering tips from an interior designer you re having a profoundly intimate conversation with one of the most creative, experienced home designers in America today. Renovate, Remodel Relax! completely prepares you for your remodeling project ahead. So while the normal homeowner is stressed, confused, and agitated during their remodel, you will be totally relaxed, in control and even enjoy the experience. www.kathifleck.com Contact Us Today Give us a call today at (817) 590-4499 or visit www.lonestarpropertysolutions.com to schedule a free, no-obligation, no-pressure consultation. We would love to help you achieve your remodeling vision. 1500 Brown Trail #250 Bedford, TX 76022
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