Sally Kavanagh, Architect, AIA, LEED AP of Kavanagh Consulting, LLC, has been designing homes and redesigning historic properties in Steamboat Springs for a decade. She sat down with us at Colorado Group Realty to share her insights on home renovations.

 

Colorado Group Realty: Do you need to use an architect for a remodel? 

Sally Kavanagh: No, but you do need a structural engineer to sign off on drawings.

What are the most common challenges homeowners face in Steamboat Springs? 

The number one problem right now is labor, both for design and build.

What is the average time to get a proposal through planning with the City of Steamboat Springs? 

The city just updated its process last month. It takes about three weeks.

If you buy an older home can you knock it down?

The process for looking into doing any work to a property 50 years or older starts with the City review per the Community Development Code (CDC). If a property owner wants to demolish a house, they have to apply for a demolition permit.

Through the permit application process, if the property is 50 years or older it is reviewed first to determine if it is considered eligible to the local Steamboat Register of Historic Places. If the property is not considered eligible, then the application for demolition can be approved. If the property is considered eligible, per the CDC, it has to be reviewed by the Historic Preservation Commission (HPC) and a 30 day hold will automatically be applied to the property after it is reviewed by the Commission. During the Commission meeting, one of 2 things can happen, at the end of the 30 day hold the permit will be approved or the property owner can show there is a hardship and HPC can approve the application.

If the property is listed on the local register, then HPC will review the application as a regulatory body and can deny or approve the demolition.

Can a property owner challenge a set back?

Yes, people can apply for a setback variance which is reviewed through the “Minor Variance” process, when the proposed variation is equal to 20% of less of the setback standards specified in the Community Development Code.

How long is the typical timeframe from hiring an architect to project completion?

Between 12 to 18 months is standard.

Can you do continue construction during the winter months? 

Yes absolutely, the local contractors have their means and methods! Ensure you complete any foundation work before winter to keep the cost down.

Can you do a remodel and still live in the property? 

Yes, you can, but it depends on the extent of the remodel and on the contractor. The problem we face in Steamboat is finding somewhere to live while your home is under construction. It can add a lot of money to your project.

Will my choice of materials affect the timing of the project? 

Definitely, there is a shortage of certain materials and appliances right now.

What are ways I can save money on a project? 

It helps if you are not a tight schedule. Choose standard forms when it comes to the design. Rectangles are cheaper than circles. It affects everything from your roof to the trim and drywall. You can save money on more affordable materials and appliances.

If I have a limited budget, what renovations can I do to give me the greatest potential return on investment? 

There are three things that I think make a house more appealing: views, natural light and volume. A functional kitchen is also something that appeals to buyers in all different phases of life from young families to retirees.

What should I consider when choosing a builder?

Ask friends and neighbors you trust- word of mouth is the best advertising.  I would also recommend working with local contractors. They have relationships local subs and material vendors. I’ve seen out-of-town builders underbid on jobs that ended up going way over budget because they did not know the local market.

Downtown Steamboat is going through a huge transitional phase just now; do you have any advice for new homeowners looking to remodel older properties?  

Think about the scale of the street. It’s important to preserve Steamboat’s heritage and culture through historic preservation of the built environment.  Renovate homes in a way that won’t displace families and renters who once were able to live, raise families and participate in our community by replacing older homes with large mostly vacant homes. Be aware of removing assets we can’t get back.