Photo: Cindy Apple Photography for Model Remodel

Heated floors are known in the building industry as “radiant floor heating” or “underfloor heating.” They work by transferring heat through the floors using electrical cables or tubes of hot water; water systems are called hydronic floor heating. Floor heating is typically installed on top of the underlayment (electrical) or just below the subfloor (hydronic), in a precise pattern that ensures every inch and corner has even heat distribution. The temperature can then be controlled via a programmable thermostat on the wall.

You can choose to heat your entire home with radiant floor heating, or just use it for supplemental heating in one or two rooms. For most homeowners, we recommend the latter. The most common rooms to install them in are bathrooms, mudrooms, and basements. Tile or concrete are often the natural choice for these locations because they are easy to clean, but those materials feel cool to the touch. To combat the cool, especially in rooms where you walk with bare feet, heating is a simple solution.

Wall-mounted programmable thermostat for heated floors in a Mt. Baker bathroom remodel (Photo: Cindy Apple Photography for Model Remodel)

Thankfully, both tile and concrete hold heat better and withstand higher temperatures than other flooring materials, making them the perfect match for radiant heating. They will retain the heat even after the system is turned off, thereby using less energy than, say, a space heater, to heat the room longer. Electric floor heating is reasonably energy-efficient, and close to negligible if you’re already powering your house with solar.

Electric systems are the most common and affordable choice for small spaces or single-room applications. They are great for remodels because they are thin, adding little height to the floor. Heating cables are snaked across the floor in a patterned channel or using pre-manufactured mats, depending on the customization required. The tile installer or flooring specialist will be able to install the heating system, but you should plan for the additional cost of a certified electrician to hook it up to your power supply. When all is said and done, adding floor heating to a small bathroom can cost as little as $1,500. It’s a relatively minor investment when you consider that the overall cost of a bathroom remodel in Seattle can be upwards of $50,000.

Hydronic floor heating in a Seattle basement remodel (Photo: Model Remodel)

Hydronic systems are recommended for larger applications—such as an entire house or a full basement—due to the lower operational costs. Larger systems could initially cost well over $50,000, but are very energy efficient over their lifetime. These systems are most often installed during initial construction or major remodels because they are installed deeper in the floor and require more height for the tubing.

At the end of the day, heated floors are a preference, but one worth indulging if you have the means. If you tend to run cold, the simple joy of warm feet straight out of the shower is worth the relatively low cost. Ask your contractor about your options. For a feature you’ll use daily for most of the year, this seemingly small luxury goes a long way.

Jason Legat is the founder and president of Model Remodel, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ more than 3,000 members, write to homework@mbaks.com.

Q: I am interested in doing a major remodel of my Seattle home. How can I get an idea of how much it will cost?

A: Great question! Budgeting is a big part of planning a remodel. Unfortunately, finding accurate pricing information for typical home remodel projects can be a challenge.

Looking at prices across the country doesn’t help because building costs vary greatly by region—you can expect to pay more for a new kitchen in Seattle than your friend in Wyoming paid. Home renovation TV shows aren’t much help either because they severely underestimate costs. Project scope and materials make a big difference. Basic facelifts with off-the-shelf materials cost a lot less than major redesigns with luxe tile and fixtures.

Your final cost is also affected by who does the work: DIY might be the cheapest option, whereas a well-established, service-oriented remodeling company will cost more. If you’re willing to accept the risks, a handyman will often fall somewhere in the middle of the cost spectrum, although you may not get a fixed bid or a detailed schedule upfront.

Even in 2019, when nearly every bit of information you’re looking for is just a few clicks away, most remodelers still don’t disclose their pricing, although some companies are starting to change that. At CRD Design Build, for example, we began publishing pricing guides in 2017 to help homeowners estimate real-world project costs in Seattle. We’ve continued to update them ever since.

Another resource is the annual Remodeling Cost vs. Value Report, which is based on building cost data. The report confirms what you might have read in the news: the rising cost of labor and materials is continuing to drive up the cost of construction in Seattle and nationwide.

The report lists two price ranges: “upscale” and “midrange.” I’ll be discussing pricing for upscale projects in this article because I’ve found that they’re what homeowners have come to expect and what most of them opt for. For most people, it wouldn’t make sense to save a few dollars by going with midrange plastic laminate countertops when upscale stone countertops are so much more enjoyable to use and add to your home’s resale value.

Now, let’s take a look at the cost and resale data for three of the most popular upscale remodeling projects in Seattle.

Bathroom Remodel

A bathroom remodel with features such as a tile floor, double vanity, and freestanding tub will require an average investment of $74,198 in Seattle. Of this, you can expect to get back $58,593, or 79% of the investment, when you sell your home. Because upscale bathroom remodels retain so much of their value—and because people simply love a luxurious bath experience—this a very popular project.

Kitchen Remodel

According to the report, a 200-square-foot major kitchen remodel in Seattle averages $145,658 and includes such features as stone countertops, tile backsplash, white cabinets, undermount sink, undercabinet lights, and a wall oven. Real estate agents interviewed for the report estimated that you will get back $107,381 (or 73.7%) at resale.

Home Addition

Building a main-floor addition can be a more cost-effective option than adding a second story. The 2019 report estimates a new master-suite addition in Seattle, built at ground level and including such features as a gas fireplace, walk-in closet, and higher-end bathroom, will run $304,522. The project is expected to return $205,741 (or 67.6%) at resale time.

I hope this information will be of use as you start to plan your remodeling project. Just keep in mind that the costs listed here are just local averages. Your actual project cost will be driven by the finishes and layout you choose, the existing condition of your home, and many other factors unique to you.

Teri McDermott is owner and operations manager of CRD Design Build, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ nearly 2,800 members, write to homework@mbaks.com.

Q: I’ve lived in my home awhile now and want to freshen up the look and feel without remodeling. What can I do with my space to make it feel new again?

A: Redecorating your home is a great way to give it a quick and easy upgrade without the cost or hassle of a remodel. As you begin to think about how you want to redesign your space, consider these cardinal interior design rules to help you in your planning.

Create a Focal Point

The first question you should ask when planning your room is where the main focus will be. Where can you do something special that will draw the eye? Choose only one focal point—a wall across from the entrance, for instance—and do it well. Pay special attention to lighting. Add texture to a wall, a contrasting color, or a vignette of furnishings and artwork. A room without a focus is lost in space.

Eye-Level Art

One of the most common mistakes people make when installing artwork is to hang it too high. Art looks best when it hangs where you can see it, at eye level. This means roughly two thirds of the artwork should be below eye level and one third above. This rule might be slightly altered when hanging art over furniture like a buffet, sofa or console table; in that case, the bottom of the frame should be 4 to 8 inches above the furniture. When artwork hangs above a mantel or headboard—which are often higher than the average sofa—this gap should be smaller.

Use the Right Rug Size

Too-small rugs make spaces feel small and incomplete. Rugs should be proportionate to the room. In a bigger room, where the furniture is nearer the center of the space, the rug should be big enough to fit all the furniture on it. In a smaller living room, where the furniture is closer to the walls, the rug should extend into the space under the furniture, but still leave about a foot of bare floor showing at the edges.

Let Furniture Breathe

Never push any upholstered seating up to the wall. No matter how small the room, there should be at least a 2-inch gap between the wall and seating. This breathing space will make the room feel more spacious. Equally important is that armoires, console tables and bookcases should never be lined up along the wall next to one another.

Flexible Lighting

Lighting is the most important design element in your home. When done well, it creates a sense of depth and atmosphere while still providing sufficient light where needed. Lighting should come from different sources at different heights, such as wall sconces and ceiling lights. The soft light of table and floor lamps adds ambiance; you can never have too many lamps. Where possible, install dimmer switches.

Use Mirrors

Mirrors are indispensable as a design tool. Because they reflect light and objects in interesting and useful ways, designers often use mirrors to correct architectural flaws, create the illusion of more space, and bring light deeper into a room. If you have an awkward, dark, or narrow room, or just want to maximize the view from a window, a mirror in the right spot can save the day.

Layering

When a room feels incomplete or wrong, our first thought is to question the bigger things like the layout, the furniture, or the colors. While these are important, the answer often lies in the smaller things. In a room that feels right, you will find layers of pillows and throws, artwork, and compositions of accessories, books, lamps, and flowers. Layers are like blankets—they make us feel comfortable.

Mia Hannom is the owner of In Form Design, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ nearly 2,800 members, write to homework@mbaks.com.