Nail-down installation

1. Remove any baseboards or shoe moldings. Baseboard is used to hide the gap that you must leave for expansion and contraction of wood. So, you will want to make sure your subfloor is clear to the walls in order to have a place to come back and install the base and shoe molding later. The standard gap between the flooring and the walls is 3/16″ to 3/4″ depending on your manufacturer and style of flooring.

2. Screw down any loose or squeaky boards and undercut any door jambs to allow for the wood to be installed underneath. A helpful tip is to use the backside of one of your boards to determine the height needed to be cut off of your door jambs.

3. Start laying out the first row. Try to run the boards perpendicular to your floor joists if possible. You will need to either pop a chalk line or stretch a line parallel to your first wall. Make sure and account at this point for any out of square issues in your room. Once you start running boards they will appear as straight as the first board. You usually would measure from one side of the wall to the other and adjust any discrepancies with this first row. Make sure and predrill your first row or two for nails and face nail them into joists if possible.

4. Dry fit the next 3 feet or so. Make sure you are pulling your strips or planks from three separate boxes randomly so that the natural graining of the wood will vary slightly. This way your installed floor will have a more uniform look. Now you can layout all your boards for 3 feet or so and make your length cuts accordingly.

5. Nail down the next rows. Use a flooring nailer to nail through the tongue of the board. These are usually available for rent at most tool rental outlets. Using a rubber mallet to shoot the nail through the tongue. Make sure you adjust the nailer so that it countersinks the boards. Keep alternating nailing and dry-fitting boards to assure a proper fit.

6. Nail around any obstacles in the floor such as cabinets or pipes/fixtures that come out of the subfloor. Make sure you leave the appropriate gap around any of these obstacles.

7. Face nail the last few rows when you come to the edge of the room.

8. Next install your transitions and base moldings. Make sure you allow for a gap inside your transition. Also, make sure that you do not nail down the transition or moldings to the wood floor. You will need to nail the base moldings into the wall and the transitions into the floor in a place where it will not come into contact with the wood. Sometimes it is helpful to add some construction adhesive to the bottom of the transitions as these are usually high traffic areas. Over time this will prevent squeaking.

Glue-down installation

1. Remove any baseboards or shoe moldings. Baseboard is used to hide the gap that you must leave for expansion and contraction of wood. So, you will want to make sure your subfloor is clear to the walls in order to have a place to come back and install the base and shoe molding later. The standard gap between the flooring and the walls is 3/16″ to 3/4″ depending on your manufacturer and style of flooring.

2. If installing over a wood subfloor, screw down any loose or squeaky boards, Undercut any door jambs to allow for the wood to be installed underneath. A helpful tip is to use the backside of one of your boards to determine the height needed to be cut off of your door jambs.

3. Start laying out the first row. Try to run the boards perpendicular to your floor joists if possible. You will need to either pop a chalk line or stretch a line parallel to your first wall. Make sure and account at this point for any out of square issues in your room. Once you start running boards they will appear as straight as the first board. You usually would measure from one side of the wall to the other and adjust any discrepancies with this first row. Glue down this first row.

4. Dry fit the next 3 feet or so. Make sure you are pulling your strips or planks from three separate boxes randomly so that the natural graining of the wood will vary slightly. This way your installed floor will have a more uniform look. Now you can layout all your boards for 3 feet or so and make your length cuts accordingly.

5. Apply glue a foot or so out from the board and glue down the next few rows. Keep in mind the larger the room the less area away from your board you will be able to glue at a time. Make sure and keep some cleanup rags to try and keep the glue off the wood. Most manufacturers sell these as accessories. You can also use Acetone on a cotton or cheesecloth rag.

6. Glue around any obstacles in the floor such as cabinets or pipes/fixtures that come out of the subfloor. Make sure you leave the appropriate gap around any of these obstacles.

7. Glue down the last few rows when you come to the edge of the room.

8. Next install your transitions and base moldings. Make sure you allow for a gap inside your transition. Also, make sure that you do not glue down the transition or moldings to the wood floor. You will need to nail the base moldings into the wall and glue the transitions into the floor in a place where it will not come into contact with the wood using some construction adhesive to the bottom of the transitions.

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How to Get Floor Plans of a House – Are House Floor Plans Public Record?

The post HOW TO GET FLOOR PLANS OF A HOUSE- ARE HOUSE FLOOR PLANS PUBLIC RECORD? appeared first on Atlas Homes TX. Custom Homebuilder / Major Remodeling.

– Major rehabilitation or major remodeling, such as the relocation of a load-bearing wall;
– New construction (including room additions);
– Repair of structural damage;
– Repairs requiring detailed drawings or architectural exhibits;
– Landscaping or similar site amenity improvements;
– Any repair or improvement requiring a work schedule longer than six (6) months; or
– Rehabilitation activities that require more than two (2) payments per specialized contractor.
A full 203(k) loan allows you to do the following as well:
– Structural repairs and alterations
– Room additions and garages
– Full renovations of kitchens and bath
– Repair and replacement of plumbing, heating, air-conditioning or electrical systems
– Energy conservation improvements
– Installation or repairs on a well or septic system
– Major landscape and site improvements for drainage
– Patios, decks, fencing, driveways, and improvements for accessibility for the handicapped
– Changes for aesthetic appeal and elimination of obsolescence, painting and cosmetic repairs
– New siding, exterior doors, Thermo-pane windows and storm doors
– Replacement of flooring, tile or carpeting
– New appliances

Eligible Properties:

To be eligible, the property must be a one- to four-family dwelling that has been completed for at least one year. The number of units on the site must be acceptable according to the provisions of local zoning requirements. All newly constructed units must be attached to the existing dwelling. Cooperative units are not eligible.

Homes that have been demolished, or will be razed as part of the rehabilitation work, are eligible provided the existing foundation system remains in place.

In addition to typical home rehabilitation projects, this program can be used to convert a one-family dwelling to a two-, three-, or four-family dwelling. An existing multiunit dwelling could be decreased to a one- to four-family unit.

An existing house (or modular unit) on another site can be moved onto the mortgaged property; however, release of loan proceeds for the existing structure on the non-mortgaged property is not allowed until the new foundation has been properly inspected and the dwelling has been properly placed and secured to the new foundation.

A 203(k) mortgage may be originated on a “mixed use” residential property provided: (1) The property has no greater than 25 percent (for a one story building); 33 percent (for a three story building); and 49 percent (for a two story building) of its floor area used for commercial (storefront) purposes; (2) the commercial use will not affect the health and safety of the occupants of the residential property; and (3) the rehabilitation funds will only be used for the residential functions of the dwelling and areas used to access the residential part of the property.

So, by now you are probably ready to go and wondering what the next step is. For more information on the 203(k) program, you can check out HUD’s website. You can also give us a call at 210-202-1974 and we will go over everything with you and get you on your way to turning the house you like into the home you love.
Fannie Mae HomeStyle®
The Fannie Mae HomeStyle® mortgage is similar to the FHA 203(k) loan, but has different limits on the After Repair Value. These loans can be used on a wider variety of homes though, and they don’t have to be owner occupied (One- to four-unit principal residences, one-unit second homes, or one-unit investor properties including units in condos, co-ops, and PUDs. No
manufactured housing.) It can be used for both purchase and refinance loans to renovate a property. Being a type of construction loan, a consultant is still needed for the initial work write-up and draw inspections. Veteran Home Inspections can help you with all of these steps and help guide you through the process.  ATLAS GREEN HOMES  713 545 2429 

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The answer is this; you can get a mortgage to buy a house and fix it up at the same time using the same loan. Renovation financing otherwise known as FHA 203K and Fannie Mae HomeStyle loans; provide solutions for this stalled market segment. The renovation financing revolution is in full bloom as home buyers are taking properties in need of attention and turning them into dream homes with help from the FHA and Fannie Mae.
My colleague and long-time mortgage guru; Matt Gratalo says “a lot of first time homebuyers are bargain hunting but thin inventory does not give them much opportunity. Renovation financing lets them buy the ugly duckling house at a discount and turn into the neighborhood swan.”
To understand how renovation financing works, a basic tutorial about the valuation mechanics for these loans will be helpful. A traditional, straightforward purchase or refinance mortgage loan relies on the current market value of a property based on an appraisal. Renovation financing considers the purchase or acquisition price supported by an appraisal, then adds in the proposed improvements (using architectural plans and specs and builder costs estimates), and allows the appraiser to make a determination of what the “after improved value” would be. Essentially determining and relying on what the value of the property will be once the improvements are done. The financing is then based on that after improved value.
For example; if the purchase price of a house is $300,000 with improvements estimated to be $100,000 and the appraiser determines the after improved value to be $400,000, then the down payment and mortgage financing will be based on the $400,000 after improved value. For an FHA 203K loan, the down payment can be as little as 3.5% of that $400,000 AIV, for a Fannie Mae HomeStyle loan, the minimum down payment would be 5%.
Renovation financing can also be used to refinance current mortgage obligations and make improvements to the home you currently own!
Short sales and foreclosures are often “as is” sales, and lenders want any defects fixed before closing. This is not an issue with 203K and HomeStyle financing as correcting the defects are included in the improvements, allowing closings to proceed without having to address any “as is” issues.
These are not exotic loans, they are actually pretty straightforward but they have more moving parts than a traditional mortgage loan. And more people are involved in the process (contractors, architects, and renovation lending staff to name just a few!), so experience and expertise are important, taking the time to vet prospective lenders will pay efficiency and cost dividends throughout the process.
So head on out to Open Houses this Sunday and take your creative vision with you, because that neglected, diamond-in-the-rough-needs-work-so-nobody-wants-it-house, might just be the dream home where you will raise your family

The post The Renovation Revolution: 203K And HomeStyle Mortgage Loans appeared first on Atlas Homes TX. Custom Homebuilder / Major Remodeling.

A summary of how we can help you:

• Custom Home Plans: The aforementioned service of providing excellent custom home plans is, of course, our specialty here at Atlas Green Homes. Our house plans are affordable, drawn to your specific tastes, and can be completed with lightning-fast turnaround time. There are several reasons why it’s more practical to go to a home plan designer instead of leaving everything to an architect — you’ll never find a company more efficient than our house design firm.
• Permit Expediting: There is a complex process that anyone who’s building a new home has to go through in terms of acquiring the necessary permits. While this is something you can do on your own if you’re willing to put in the time and research, the general rule of thumb is that it’s easier, faster, and provides more peace of mind if you hire experts to handle it. This is especially true if you also choose us for your house floor plan designs — we’ll make sure everything is deliberately designed to meet the standards of Austin. San Antonio and Houston permits.
• Help With Red Tag Code Violations: Like we mentioned above, there is a complicated set of various rules that need to be followed in order to begin a new construction project — even a small one. It’s possible that a portion of your property violates existing Austin. San Antonio and Houston code. The penalty can be harsh if you don’t take care of it as soon as possible. We’ll help you identify any existing code violations on your property, and create custom solutions that are tailored to your needs in order to fix them.
• Garage Conversions: If you don’t feel like you need a dedicated space for your garage, it opens up a whole new world of possibilities. There are countless ways you could take advantage of that space, and if you’re looking for a full-fledged garage conversion where you transform it into a living space, that’s absolutely something that we can help with. We have all kinds of great ideas on how you could get great use out of your garage space!
• 2nd Story Additions: Many older Austin. San Antonio and Houston homes were built without second levels. Do you want to expand into something bigger without moving to a new home? Sometimes the best option is to simply add the second story onto your existing house. And, of course, this is something that we can design for you. Adding a second story is a very intricate design process, as it needs to be seamlessly integrated with your existing home and built to modern standards.
• Custom Luxury Home Design: If you’re in a position to afford a luxury home, you have the power to truly make it your own. You shouldn’t just settle for something that’s cookie-cutter or formulaic; your house is an expression of who you are, what you do, and how you see the world. Don’t you want it to be designed according to your tastes? We’ve created the floor plans for many luxury homes in Austin. San Antonio and Houston and the surrounding regions, and we know that we’ll be able to create a house that’s both luxurious and tailored to your specific personality.
• As-Built Drawings: Many of our projects involve making changes to existing structures, whether they’re small modifications or entire remodels. In these scenarios, it’s essential to have as-built drawings after the fact, which keep a careful documentation of all the changes that were made in the new job. This is useful for several purposes — it keeps the designers and building contractors accountable for their work, and gives a good reference point for the future in case the home’s blueprints ever need to be re-examined.
• Whole House Remodels: We get it, sometimes there just isn’t a good reason to leave the property you own, even if you’re not at all content with the house that sits on it. Maybe it’s because you’re living on valuable land. Maybe you have a lot of acres you don’t want to give up. Maybe it’s just sentimental. In any case, if you want to give your entire home a complete overhaul without actually moving, we’re the ones to call. We’ll provide the floor plans, home designs, and work with you to build a solution that’s perfect for your needs.
• Interior Remodels: Sometimes, the outside of your home is just fine and dandy, but the inside leaves something to be decided. That’s when it’s time to call us for interior remodel planning. We can create a home floor plan that makes significant changes to your interior without having to make major changes to the home’s basic structure. Interior remodels are often more affordable and efficient than whole house remodels, so if you’re on a budget or already satisfied with the exterior of your home, this is a great option.Your Home Designers in Austin. San Antonio and Houston

While this may seem like a lot, it really only scratches the surface of all the services we have to offer to the people in the greater Austin. San Antonio and Houston area! If you’re in need of permits, plans, remodel designs, and more, we’re the ones to call. 713 545 2429

We have a commitment to putting our customers’ needs first, which is why we’ll communicate extensively with you to create a solution that’s specifically designed for your circumstances, and it’s also why we offer our services at affordable rates which save you a tremendous amount of money that you’d normally have to pay to an architect. We truly want to help you create your dream home.

You don’t have to be in Houston proper to call for our services. We provide plans and permits to everyone in the greater Houston area, so if you’re anywhere in the metro area, we’ll be happy to work with you. Contact us today!   www.atlasghomes.us 

The post What Atlas Homes Plans and Permits Can Do For You appeared first on Atlas Homes TX. Custom Homebuilder / Major Remodeling.

Volatile organic compounds, or VOC’s, are increasingly being found to cause respiratory problems such as allergies and asthma, especially in babies and children. They can even affect the health of your pets!

As much as possible, we use natural materials such as wood, clay-based paint and natural finishes — instead of vinyl flooring, synthetic carpet and chemically-formulated paints. This not only ensures the best possible indoor air quality, it also minimizes the environmental impact when these materials are eventually disposed of.

Old construction materials are a major contributor to landfill. Synthetic carpets in particular are non-biodegradable, bulky items that are one of the biggest single sources of landfill waste. By avoiding these materials, and by recycling old construction supplies, we try to keep our waste products to a minimum.

Here are some of the materials we use:

•Recycled construction materials and supplies: Habitat for Humanity ReStores
•Clay-based paints: Farrow & Ball
•Recycled paint: Paint Plus Reuse Program
•All-natural carpets: EarthWeave
•Bamboo flooring
•Linseed oil wood finishes
•Metal roofs

The post Environmentally-friendly construction, ATLAS GREEN HOMES appeared first on Atlas Homes TX. Custom Homebuilder / Major Remodeling.

The short answer is, if you have the land it is probably better to build out than to build up.

Building any home addition is a major undertaking. However, building a second story addition has significant more risk and interruptions associated with it.

First, local codes need to be checked to see if adding a second story addition is even feasible.

Second, the existing foundation needs to be inspected by the local building inspector, architect, or foundation contractor to see if the foundation can support a second floor. Concrete footings and foundation requirements usually vary on the type of home being built. A second story home creates significantly more load on the concrete footings and foundation walls. Consequently the footings and foundation walls are typically built more ruggedly for two story homes.

Third, the roof has to be torn off the home. This leaves the home vulnerable to the weather such as rain, snow and wind. Also, removing a roof in a controlled manner also takes significant time and labor which adds to the cost of the project.

Forth, frequently the homeowners need to find temporary housing elsewhere, as it is nearly impossible to live in the home while the roof is removed and replaced with another level.

Fifth, although every attempt is made to maintain the integrity of the first floor of the home, inherently there are risks of damage to the first floor ceilings and walls. Ceilings frequently are cracked while the second floor is being constructed.

Building a second floor addition is not an impossible endeavor. However, it does require more up front work and presents more risk to the existing home structure while being constructed. If you have limited land, then it may be your only alternative to create more space in your home. Again, however, if you do have the land it is probably a better bet to build out with a room addition.

Articla , Atlas Green Homes

The post Choosing between a Room Addition and a Second Floor Addition for Your Home, Article by ATLAS HOMES appeared first on Atlas Homes TX. Custom Homebuilder / Major Remodeling.

 Streamline FHA Loans and Refinancing Options In addition to their regular 203k loans, which finance the purchase and rehabilitation of existing homes in need of update and/or repair, the Streamline FHA loan also offers homebuyers and current homeowners the option of purchasing, updating, repairing or refinancing their homes under a streamlined option. The streamline FHA home construction options allow homeowners to […]

The Benefits of a FHA 203k Loan A FHA 203k loan is designed to help residents purchase, repair, and rehabilitate older homes in their communities. As part of a government initiative to encourage sustainability and improve living conditions in urban and suburban settings, the 203k loan program offers federally backed loans through certified lenders. These loans exhibit some unique benefits to borrowers […]

Choosing 203K Contractors Choosing 203K Contractors The FHA 203k loan program is designed to allocate funds to homeowners who are looking to purchase, renovate, and repair an older home. Once a homeowner is approved for this loan, he or she will need to choose a HUD consultant and 203k contractors to begin work on the renovations. When shopping […]

 203K Loan Requirements An FHA 203k loan can be an excellent option for anyone looking to purchase and rehabilitate an older house, or for those looking to refinance and/or remodel their existing home. Before embarking on the application process for one of these loans, however, it is important to know the ins and outs of 203k loan requirements. […]

What You Need To Know About the 203k Mortgage In the late 1970s, the U.S. Department of Housing and Urban Development and the Federal Housing Administration launched an initiative called a 203k mortgage, that was intended to revitalize urban communities. This successful initiative survives today under the provisions of the FHA Loan Program, which provides 203k mortgage loans to individuals looking to purchase and […]

What is the FHA Construction Loan? The FHA construction loan is a loan backed by the Federal Housing Association, which is dedicated to helping people remodel, rehabilitate, refinance, or expand single family homes. The benefit of the FHA loan (in addition to its affordable interest rates and payments) is that it offers borrowers the opportunity to take out one loan to […]

What is the FHA Rehab Loan? Homeowners who need to repair an older house, or potential homebuyers looking to purchase and renovate a run-down home may want to look into applying for an FHA rehab loan. These loans are designed to make homes in urban and/or low-income areas more attractive and more livable, and are ideal for individuals on a limited […]

How To Find a FHA 203k Contractor Selecting a FHA 203k contractor for your remodeling project is one of the most important aspects and can be an overwhelming task. There are a few things that you need to look for when choosing the right FHA 203K contractor for your project as they […]

Mortgage Applications Increase Mortgage applications are up. The phone was ringing off the hook this week with the majority of callers asking about the FHA 203K. Not surprising since we are smack in the middle of the best buyers’ market we have ever seen and probably will never see again in our life time and most houses need […]

The post 203K program What You Should Know About 203k Repair Loans by Atlas Homes appeared first on Atlas Homes TX. Custom Homebuilder / Major Remodeling.

Welcome to Atlas Green Homes the Room Addition Experts. We are a “one stop shop“ for adding livable square footage to your home. Atlas Green Homes Design Build is a full-service general contractor on a mission – “to bring customer service and satisfaction to an industry in dire need.” We offer modern building technology and deliver the most cost effective building solutions and single point of contact for homeowners that need to add more space to their home. We are a specialty construction company which means we can help everyone in residential remodeling. The project budget, scope of work and timeline will be considered before we enter into contract with our clients. It is not uncommon for us to have a waiting list due to our service, quality and reputation. The sooner we can get your construction budget and timeline in place, the sooner we can get you on the Atlas’s schedule. Adding a room addition not only increases the overall square footage of your home, but can also increase the value of your home. If you don’t plan to move any time soon, the additional square footage allows you to configure your house to fit your changing lifestyle. You’re already comfortable with the living space, know the neighbors/ schools, and know your way around town, so a room addition could be a viable option. There are many options to add living space to your home. An increasing trend is building a small guest house or mother-in-law suite to your existing home. Many families are forced to move in with one another for a variety of reasons and an attached living quarters or detached granny flat has been a popular solution to many of our clients in Houston, Austin and San Antonio. Room additions give you the option to still be under one roof, but live in separate areas of the home and maintain a degree of privacy. Aging parents have opted to move in with their children instead of going to a nursing home. A detached father-in-law suite is an innovative solution to keep your family close, but still maintain their independence and privacy. Build a Guest Home to Create Rental Income Another popular reason of late is to build a guest house that can generate rental income through Airbnb or VRBO in Austin, Houston, San Antonio, Waco, and Collage Station. The vacation rental business is in full bloom and we have lots of clients taking advantage of this new trend. Not only are most of our clients able to increase the appraised value of their home, but they are able to generate income from renting out the newly built guest home or granny flat.

Please give us a call @ 713 545 2429 to schedule a time for free consultation and assessment of your project. Thank you

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It’s no secret that a lot of valuable family time is spent around a dining table.  , a custom home design firm in Cypress — believes that traditional walled-off spaces make it difficult for families to enjoy time together. “It used to be about designing homes as large as they could be,” he says. “Now people want a better space that their family can all share.”

 

Learning the ropes. During college,   home design from a custom builder. “In those early years, I was getting yelled at by framers, carpenters and trim designers,” he says. “It taught me to design homes that don’t just look good on paper, but that can actually be lived in.”

 

All in the family.  “For holiday meals, I don’t like the traditional adult table and children’s table. I want everyone to be together. I think about that when I’m designing a home: How would a family live here?”

Tired of crowded, separated spaces? Read  tips below to open your living areas to the whole family.

 

1. Forgo the Formality

Rather than reserve a separate space for formal dining, save that square footage for a dining area in your main living space. “Why keep space for a table you enjoy only once or twice a year?”  “Instead, we like to upgrade the breakfast area in the great room into a dining area that everyone can enjoy year-round.”

A client in Benders Landing Estates in Spring, who is originally from South Carolina, wanted a kitchen with classic Charleston charm. “I wanted to give her a nontraditional dining space that she would actually use,”   “I ended up expanding her breakfast room so she and her family could eat there every day, take in the lake views and still be a part of the action.”

 

 

2. Dine With a View

In most older homes, “the dining room was an enclosed space in the front of the house, “Now we like to place the dining area in the back of the house so it opens up to the backyard or looks out to your best view. Many homes we do are on golf courses or lakes.”

Another Benders Landing Estates client wanted a highly symmetrical, Alamo-inspired home. “Instead of pushing the dining space away from everything, I lined it up with the kitchen and the living area under that cathedral ceiling,”  To the right and left he got beautiful yard views. The dining area is at the center of everything.”

 

 

3. Enlarge Your Island

Once you’ve incorporated your dining area into the great room, expand the size of your kitchen island. “Traditionally, the island was strictly a prep space,”  Now we’re creating larger islands to act as anchored entertaining spaces. It helps blend the formal and informal vibe of updated kitchens.”

  chose a large island that looks and functions like furniture for the Benders Landing Estates kitchen seen here. “Not only does it have additional storage, which frees up space in the kitchen, but it also has paneling, decorative table legs and its own paint color,” he says. “The island became a place for my clients’ grandchildren to sit, which was the objective.”

The post Enlarging your existing home with new design appeared first on Atlas Homes TX. Custom Homebuilder / Major Remodeling.