*Before You Remodel Kitchen Sinks – What to Expect

Wondering whether now is the time to refurbish your bathrooms or kitchens? Remodeling projects are infamous for the time and trouble they take to complete, despite Home Improvement companies' marketing efforts to make it look swift and easy.

I think these web sites actually harm their customers by pushing for a commitment people may not be ready for, so I thought that, instead, posting some information on the topic would help my readers be more realistic in their planning for the project budget and timeline.

When Do Most People Decide to Renovate?

Children are actually the best indicators for remodeling projects. According to a new consumer market resource, the HomeSight project, “Kitchen remodels are the province of "Empty Nester" life stage (36%) and of "Mature Families"- those with teenage and young adult children still in the household (43%).” That means that 80% of all remodels occur when the children of a residence are between the ages of 13 and 24.

So, if your last child is six years old and you are beginning to fantasize about shiny new kitchen faucets, you may want to channel that desire into the planning of a renovation to begin six or ten years down the road, rather than pushing a decision too quickly. The same resource goes on to say: “In fact, one third of all home remodel projects currently under way will be postponed for as long as five years. Of those delayed, 17% will never be completed in full.” Just imagine having a gutted kitchen/bathroom lying idle and unused, needlessly. Much better to spend more time on planning and avoid project delays.

Project Scope

Other sources of concern for families considering renovation:

• Will I be able to stop with one room, or...

• Will the budget explode, mid-project and bankrupt me before I can enjoy or sell the results?

Often, in the beginning stages of the project, consumers realize that changes in one room will precipitate renovations in other rooms in order to preserve a sense of balance and harmony in the residence. For instance, most who consider replacing one of their faucets, say, in the kitchen, will replace bathroom fixtures, as well. So, it is generally better to plan for renovating all of the utility rooms in the same project. This will make the budget more realistic, so you can plan for it.

Speaking of Budget Expectations

More food for thought:

• No matter how much money is involved, renovators see a consistent 13% increase in budget from start to end of project

• Average return on investment (ROI) for kitchen and bathroom remodeling projects above $15,000 ranges from 80-93%

Who Renovates Bathrooms and Kitchens?

While men tend to renovate entertainment centers and basements, studies show that women see kitchens and bathrooms as expressions of themselves. This means that kitchen and bathroom remodeling projects, including sink and faucet replacement, are most often completed, in the end, by professionals, rather than by husbands.

More behind-the-counter information can be found at:

https://www.quickenloans.com/refinance/learn/why/home-improvements-increase-home-value

http://blogs.consumerreports.org/home/faucets/

http://www.nkba.org/consumer_tools_statistics.aspx

*New low flow toilets – How much money will I save?

The new, low-flow and high-efficiency toilets may be good for the environment, but are they good for my wallet? Many Californians are wondering whether the money saved will be worth the upfront costs. Sure, people know it's good for the environment, but is it good for them? In the following, old toilets are compared to the new, 1.28-gallon per flush (gpf) high-efficiency toilets to make heads/tails of the issue.

Performance: Do High-Efficiency Toilets Stack Up?

People still worry about the performance of high-efficiency and low-flow toilets, and it makes sense that with restrictions on water usage, toilets would necessarily sacrifice power. This was true to some extent before 2003, but innovations in flushing technology are now making high-power, water-efficient toilets the norm. If performance is important to you, look for toilets with MaP test ratings of 1000 g and higher. For more explanation, read my blog: What is the MaP test for toilets, and Why Is It Important?

Water and Money Saved By High-Efficiency Toilets

So far, convenience and luxury are the same for conventional and low-flow toilets, but still, why would anyone willingly shell out the money for new toilets?

• Normal toilets use 3.5-7 gallons

• New toilets use 1.28 gallons per flush, or less

• on average, 4 gallons saved per flush

According to the San Francisco Examiner, by upgrading to high-efficiency toilets, the average American family will save:

• 87.5 gallons of water each day

• $12 in water utilities each month ($360 in 3 years)

Calculating Payback Period

Eventually, the savings gained by upgrading household toilets will outstrip the upfront costs. The only question is: will that happen before the mortgage is paid off. I estimate that upgrading a household in the Bay Area with 2 toilets will pay for itself within 6 years. That is not taking into account government rebates offered through the EPA's WaterSense program, installation costs, or more expensive models.

*What is the MaP test for toilets, and Why Is It Important?

Many consumers do not trust low-flow or high-efficiency toilets to flush as well as the standard models. This infamy is leftover from toilets manufactured in the last decade of the 20^th century that were as low in their flushing power as they were in their water usage. But now, technology has caught up, in part, because of the MaP test (2003).

Before 2003, new toilets could not be told apart by their flushing power, so manufacturers did not have a big reason to research technologies that would increase power, even with low amounts of water usage. The resultant negative product reviews were throwing the entire water-efficiency movement into doubt. Users would sometimes need to flush these old models two or three times, which would waste as much water as the standard toilets except with more hassle!

Fixing the Problem: the MaP Test and Its Impact on Toilets

To address the problem, Canada and the US devised the Maximum Performance Test (MaP Test), which was to rate toilets based on their flushing power. As a result, consumers could tell the difference between high-end and low-end models before purchasing. As one can imagine, the higher-end models began to sell much better, and the ineffective toilets were kicked back to the drawing board.

What the Rating System Means

Now, most toilets on the market perform up to consumer expectations. Still, check the rating on each model. The rating represents the maximum fecal size that the toilet model will reliably flush. So, because the largest fecal size for the average male is 250 g, the test does not go below that threshold. Ratings larger than that indicate superior performance, and most models being produced today boast ratings at or above 600 g. For more information, view the latest MAP test report  Here.

The WaterSense Program – How It Builds on the MaP Test

The EPA's WaterSense Program uses the MaP test to either pass or fail toilet models, as well, but the program only passes models that:

• Rate at 350 g or above on the MaP test, and

• Have equal to or less than a 1.28 gallon flush (called high-efficiency toilets)

The downside to this certificate is that the stamp of approval covers up the MaP rating, so it is impossible to distinguish between toilets with a 350 g rating from those with a 1000 g rating. If the difference matters, then you may need to look up the results yourself on the pdf given above.

Why the WaterSense Program Matters – Save Money

There are plenty of rebates one can claim for replacing old toilets with WaterSense-certified models. These will often take up to $40 off each replacement, which adds up to more than 10% savings on most models. These rebates can be found on the EPA's site, with applications and instructions.

Only One More Thing To Do – Installation

If you are excited about saving the environment and money by purchasing a new toilet but want more specific information regarding the amount of money and water a high-efficiency toilet will save you, check out my last blog (link “New low flow toilets – How much money will I save?”). But remember that installation costs some money on top of the purchase price. Click here for a free estimate.

The Gritty Truth - When to Consider Sewer Replacement

It usually takes a blockage or breakdown of a household's sewer system for most people to consider sewer replacement. On the other hand, most people would agree it would be better to know how to diagnose minor sewer problems before a blockage. The following is designed to teach how a sewer line backup/blockage can be avoided, first by diagnosing sewer issues, and knowing when it may be time to consider sewer replacement.

Signs of Trouble

Late warning signs, such as toilet overflow, may be effective at calling the household into immediate action, but it is certainly better to realize beforehand that a problem might occur! Here are the numerous symptoms that should send up red, septic flags:

• Drain noises

• Odors

• Slow drains

• Wet areas on property

• Blockages

If you notice any of these symptoms but would rather a plumber take the problem out of your hands, I have provided a link to a free estimate in the San Francisco Peninsula. For the do-it-yourselfers, please find more info below.

Diagnose the Cause of a Blockage – When Not To Consider Sewer Replacement

Knowing how to determine whether a sewer line may need replacement or whether the problem could be as simple as a child's toy stuck in the pipes can have a large impact on your course of action. Sometimes all it takes is a little problem-solving to figure out what the problem is, and what to expect.

If any drains or toilets are running slowly or are backed up, they could either be signs that the sewer system is on the verge of collapse... or merely a message that it is time to have your drains snaked

The easiest way to tell the difference is to diagnose the extent of the problem. Look at all the drains close to the malfunctioning one. Be sure to take into account the fact that toilets closer to the main sewer line (on the ground floor) will be the most prone to backing up. If a number of toilets or drains are flushing or running slowly, then the sewer line almost definitely has a significant problem, such as tree roots getting in the pipes  Click here to read: (Sewer Cleaning – Keep Roots from Becoming Pipe Blockage), there are resources on this blog regarding how to fix the problem yourself. Alternately, you can call a plumber to take care of it.

If, however, only one toilet is having trouble flushing, then the problem is most likely a single blocked drain, which can most likely be easily fixed. Check out this online how-to unclog blocked drains guide if wanting to do it yourself. 
If all this seems like too much work  Call a Professional Plumber