By Anonymous May 16, 2011
Chris and Mark sound real professional and their web page is put together real well, however they are a waste of time. We gave them a time frame of 5 months for when we will be moving from our house and told them we would like some landscaping done. It took them three months to come up with an estime on how much everyhting will cost and it was 3 times over our budget and they did not know when they wil be able to start the projectg. We decided we could not waste any more time and decided not to go with them, we still had to pay for design, which we were told will 800 dollars, but they demanded 1100. So in the end we waster over 4 months of our 5 months time frame and spent $1100 for a colorful drawing on paper. ...read more
By Anonymous September 22, 2008
I will be using this company again. Great design and planning skills. Amazing choice of plants, and the large granite boulders are stunning. ...read more
By Jane Doe September 20, 2006
The people at olympia lighting, are very helpfull and are very well knowlege in the lighting field.. I will absoluly go back again ...read more
EARLY BREAKDOWN I look at many projects for both remodeling and landscaping in the Olympia area. The one thing that stands out almost everywhere is most of the homes or properties have what I call, early break down. Many buildings are experiencing water damage issues, the landscape features are deteriorating and the yards are overgrown and dying. MOST LANDSCAPES ARE BUILT TO FAIL This occurs because of improper design and construction practices or poor maintenance. One of the primary causes starts with a lack of designing for the geology, weather conditions, plant growth and maintenance programs. Walls, walkways and patios have moved and lost their original shape and effectiveness. Drainage systems are clogged or totally failed. The plants and trees are overgrown and usually planted in the wrong place. (i.e. To close together or up against the house or yard structures like decks) Most yards look exactly like their neighbors. And, with the price of water on the rise, many home owners have let their yards die off. With proper planning and design work and quality building practices, you can have a property that is enjoyable to use, easy to maintain and is the envy of your neighborhood. DESIGN IS EVERYTHING As a contractor, I know my limitations. That is why I use a Landscape Architect on my projects. Quality landscape projects start with design work done by someone who understands the geology, the climate and how it impacts the ground and how the foliage and hardscapes tie into the building, lot and neighborhood. DIVERSE BIO-SYSTEM AND GEOLOGICAL REGION We live in a temperate rain forest with fairly dry summers and very wet winters. Summer snow melt adds a lot water to the underground systems that flow to the ocean. There is clay in areas and rocks in others; plus plateaus and valleys with high water tables and hills with low water tables Plus, This region was once covered by glaciers consequently; the ground is always changing due to the geology and underground water systems. All this combined with the impact of an ever increasing population and construction impacts the already complex environmental system PROPER DESIGN AND CONSTRUCTION PRACTICES ARE VITAL TO A SUCCESSFUL RESULTS Have you ever seen an expensive retaining wall, paver patio, walkway or fence after a couple of years of rain and changing ground conditions? Most of what we see around Olympia has failed. This means the contractor didn't build a proper base under the structure or drainage systems. To build on top of the ground, you need to understand what's going on under the surface of the ground and design to nature's forces. In some areas, 70% of the soil is river rocks with very little top soil in it. In this scenario, there is seasonal or constant water flowing and changing the underground structure. These conditions all play havoc on the surface of the land. The surface on this property literally changes shape as underground water erodes away. Landscape features must be designed to accommodate these changing conditions. In other areas, much of the ground is clay mixed with rocks. With clay, there are water flow issues that must be dealt with by installing proper drainage systems. The contractor mus design and build to accommodate these naturally occurring conditions. Our walls, walkways and patios are built on proper foundations to minimize the effects of nature's forces. The same goes for our fences and decks, we build them to last. SMALL SPACE SOLUTIONS (Newer Small Lot Sub-divisions) You don't have to give up a beautiful yard just because you live on a small lot. Landscaping solutions can be designed and built for any sized property, including the new micro lots. In fact, micro-gardens can be very unique and attractive. The key is to first make sure the ground water issues and surface coverage CODE requirement are taken care of. Then it's a matter of designing and building to the space and tying it into the rest of the property's landscaping. THINGS TO THINK ABOUT WHEN DESIGNING YOUR LANDSCAPE PROJECT THE VISUAL AND EMOTIONAL How do you want to feel when you drive up to your property? Are you tired of your yard looking like every other property in your neighborhood? Would you like to have a yard that transforms the seasons of the year? Is there a theme or character you'd love to see, but don't have the time or expertise to do it? Would you like to walk out your back door and enjoy your yard instead of dreading it? Do you need someone to help you create a unique property that you are proud to entertain in? Do you have a commercial property you would like to transform into something spectacular? Are you interested in increasing the value and curb appeal of the property? THE PRACTICAL (Sustainability, maintenance and expense;) Are you tired of doing constant maintenance to keep your property looking good? Do you desire a yard that you can use without stressing over all the unfinished projects? Are your watering bills outrageous, but you don't want to give up a beautiful yard? Would you like a landscape that looks good even in the winter? Do you want an incredible but are skeptical about all the maintenance time and expense it will take to keep it looking good? Do you desire a property that doesn't take all spring to clean up from the winter? Are you interested in making your property a sustainable eco-friendly environment? INCREASED PROPERTY VALUES AND SELL-ABILITY Two things happen when you have quality design and landscaping done to your property. First, it impacts how you feel and use the property. Second, it increases the value and the curb appeal. Like a kitchen or bathroom remodel, quality landscaping is an investment in your property. HARDSCAPES: A good design-build team focuses on bringing out the best in what nature has to offer. First, you design and build the hardscape features. These consists of the structures, such as patios, walls, decks, walkways or water features. SOFTSCAPES: Then you install the horticultural and finishing elements of the landscaping (i.e. plants, trees, shrubs, artwork) The goal in all our projects is to transform your property into an enjoyable, functional and sustainable environment. LANDSCAPING FOR DISABILITIES Designing for a disability starts at the driveway and works it's way into the home. Disabilities or limited mobility should not stop you from enjoying your yard and garden. You can transform your property into a beautiful crafted natural scene that that looks good through the changing conditions of the seasons. Absolute attention to all the important details produces exceptional lasting results. Chris Cascadia Landscaping ...read more
By Cascadia Landscaping May 19, 2010
Knowledge is power and it will save you time, money and stress Our goal is to educate the community on what they need to know to make good decisions in their next home improvement project. From basic home repair, remodeling and landscaping to GREEN building; this article help you learn more on a variety of subjects. Unless the consumer has the design work and building specs done themselves, they are relying on the contractor to determine the finished product. Consequently, this means that no two estimates will be the same. This article is written to help you, the home owner, navigate the complex world of remodeling and landscaping. Things to consider when planning a home improvement project Customers will ask me what it will cost to remodel their kitchen or bathroom or even the price of a small home repair project. My answer is always the same. "It depends on what you want, the materials you choose, if you want to change the walls or structure, etc. And most importantly, do you want it done correctly." There a whole range of things that will determine the cost on a project. Even how long you are going to keep the house before you sell it will impact your decisions. Every decision involves choices in quality, look, durability, labor to install, etc. A home improvement project will be more successful if it is planned and budgeted well in the beginning. Be sure to select a contractor with plenty of experience with your type of project. And remember, lowest price does not ensure a successful project. What's your budget? This is the most important beginning factor. Many consumers approach the concept of home improvement project totally backward. Before anything else, you have to figure out what you want and how much you are willing to spend. Then the contractor can build an estimate based on that budget. If you bring in several contractors before you figure this out you will just add confusion to the situation. Do your research: It's your home and you are the one who is going to live there. If you are unsure of what you want then I would suggest hiring an interior designer, architect or landscape designer. Many consumers try and get the contractor to be the designer. I recommend going online and to stores and get your ideas organized. Decisions will need to be made on plumbing fixtures, lighting, cabinets, flooring, windows, tub and shower designs, sinks, appliances, etc. There are literally hundreds of choices in each of the mentioned categories, including quality levels. How long are you going to keep the home before you sell it? This is vital unless you have money to burn. If you are keeping your home and you want something special, then go ahead and spend the money. But, if you are going to sell it in a couple of years, then be frugal&functional; and remodel it to be attractive to the typical consumer. Remodels can be a decent investment, but in today's market, it's not a great equity gain unless you are remodeling for energy savings and disabilities. Kitchens, bathrooms, and spare rooms are typically the best return on investment. What is your dream idea? How do you want to feel when you walk into the room or how you want it to function? These are important factors. The dream or goal is directly tied to a experience. My wife and I have totally different ideas about the kitchen vs. the garage or even a bathroom. Resale value and curb appeal: Remodeling and landscaping for value is determined by the market, your neighborhood and the type of work performed. Home improvement projects have different impacts on the value of the property. Kitchens, bathrooms and adding additional space are among the highest return values in remodeling. What is your time-line? In other words, when do you want the project started and completed? In-home construction impacts your livability on the property and you need to be prepared for that. Also, if you want a remodel done in the busy season, it is important to be scheduling with your designers and contractor well in advanced. A popular contractor can be scheduled out for many months at a time. Design work and permitting are also time consuming and can delay the construction start schedule. How are you going to finance the project? It boils down to your budget and what you can afford. Every component of the project can be adjusted to fit the budget. It is so important to have design work done on larger remodeling and landscaping projects before you start asking contractors for an estimate. There are many variables and if there are structural changes it needs to be done by the right professional. A properly designed and engineered plan is going to produce a much more reliable construction plan and budget. It's all blue sky and guesswork until construction documents are finalized. If you are going to a bank for financing, then an accurate estimate and budget is vital. I have seen 20% to 50% variables in estimates on projects that don't have the design and engineering done first. Be prepared for unforeseen conditions: Remodeling and landscaping projects are laced with unknown issues. Everything from improper construction practices and CODE issues to structural issues, water damage or insect damage. Until the demo work is done, there are usually unknowns. Eighty percent of the projects I have done in the Olympia area have had hidden issues. All seasoned contractors have clear exclusions and change order sections in their contracts to cover these circumstances. This is also another important point to make sure you know what your budget is. Who else is going to be using the area? I always suggest that the key people are on the same page when deciding what result they want. Even children and pets can affect the choices in styles, materials, safety, access and materials. Are you dealing with an aging family member or do people who live there or visit have accessibility issues? There are over 54 million people in the country who claim to have some form of a disability. (One out of every five Americans) There are also approximately 7,900 baby-boomers turning 60 each day in this country. Aging-in-place, limited mobility, safety and accessibility are smart design concepts to integrate into your remodeling project, especially if you are selling your home soon. Are you prepared to have portions your home or property unusable for a period of time? This is important; you will have people in your home at odd hours, noise, dust, mold, safety issues, etc. Areas will be totally unusable by the family until the project is completed. Pets can also be an issue. If it's a large invasive remodel, I would suggest finding a temporary place to stay. (or even take a vacation) But, if you leave town, make sure you stay available for questions and decisions. There are almost always unforeseen issues and change orders in remodeling&landscaping projects. Understanding what defines a project that needs design work and permitting: You can swap the kitchen cabinets, appliances, sinks and shower without a permit, but if you want walls moved, space added to the footprint of the structure or the roof structure changed, you're going to need permits. And, to get permits approved then there needs to be design work, construction documents and possibly engineer oversight. This is usually determined in the first meeting with your contractor. Design-build is a concept used in major renovations. It is a construction process where the design and construction of a project are handled by a team under one umbrella. (See Design-Build) Design work, construction documents and building permits: Having the design work and material specifications done in the beginning simplifies the estimating process. When a consumer starts on a empty slate and expects the contractor to design the project, they will never have apple-to-apple estimates to compare. Each contractor will bring different ideas to the table which will effect the total project plan and price. If you want to simplify the process and eliminate confusion and stress, get the design work done first. Then, the estimates you get will be based on the same plan and materials specifications. You can hire the designers yourself or hire a design-build firm that will bring all the necessary professionals to the project. Design-build is a construction process where the design and construction of a project are handled by a team under one umbrella. Instead of dealing with multiple contractors, designers&consultants, all of your budgeting, construction project management, permitting, change orders and billing are handled through a single source. In more recent times, the contractor is typically the lead on design-build teams. Projects that change the structure of the building or increase the building footprint on the property will require design work and construction documents to get permits. Smaller projects may only require an interior design or non-structural design work. ESTIMATES, BUDGETS, DESIGN AGREEMENTS AND CONTRACTS THE ESTIMATE: The estimate is the foundation for the project plan and the contract defines the relationship between the client and the contractor during the project. (Both are vital) The estimate explains what is to be done, as well as, what isn't going to be done on the project. From the first conversation to the point of the contract, a lot of ideas can be discussed and can lead to misunderstandings about what the scope of the work actually will be. Unless you have construction documents to bid the work off of, estimates from different contractors may define different scopes of work. A good estimate defines scope, schedule, payment schedules and how unforeseen issues and change-orders are going to be handled. What is defined in the estimate is a lot more important that the price on the estimate. Almost every home improvement project I have done, has had unforeseen issues, CODE issues and change orders. How the contractor deals with and charges for those issues, is what truly defines the actual cost of the project. Too many people look at the price, when they should be looking at the "terms and conditions". Even fixed-price bids have clauses for unforeseen issues in the contract. THE CONTRACT: The contract defines the final agreement that you and your contractor have crafted. It also defines the relationship between the client and the contractor in terms of communication and how payments and issues are going to dealt with. A well written estimate and contract becomes the foundation for the project plan. In some cases the estimate may also have the contract integrated in the document. If a contractor leaves out details it can add delays and additional expenses to the project. Omission estimating is common in the remodeling industry and can lead to huge cost and time overruns on the project. ADDITIONAL NOTES ON ESTIMATES&CONTRACTS ESTIMATING: Definitive and accurate estimating takes time to produce. I get a lot of what I call "curious shoppers" looking for a price to do a project. This means I am going to give a guesstimate based on my past experiences on similar projects. The bottom line is the customer needs to start with a budget and a plan. There are too many variables in remodeling and landscaping to start asking contractors for estimates before you know what you want and can afford. The concept of getting a bunch of "free-estimates" can put price as the key component instead of value, quality materials&workmanship and customer service. THE LOWEST PRICE: My first response to this is "You get what you pay for". Let me explain; taking an older and possibly damaged structure to an attractive, functional final product requires a highly skilled contractor. Home repair, remodeling and landscaping is a merger between troubleshooting, art, customer service and construction. Your home is a huge investment and it requires quality care and maintenance to keep or improve its value. Quality work and materials, customer service and reduced maintenance is a product of "value at a reasonable price" which is not typically "the lowest price". TIME&MATERIAL: This type of contract is usually seen on small home repair projects where the variables are high and it is almost impossible to give a fixed bid on. You will also see this as a clause for repairing unforeseen conditions on a fixed price bid. FIXED PRICE BID: There is a huge difference between getting a bid on replacing your windows, siding or roof and having a bathroom or kitchen remodeled. Remodeling and landscaping projects are laced with many different product choices, potential for customer change orders and unforeseen issues. A contractor is going to have strong clauses in the contract to cover these contingencies. For a fixed price bid to apply, all the details and planning need to be extremely thorough. (i.e. fixtures, appliances, materials, processes, design work, etc) COST-PLUS AGREEMENTS: This is similar to a time&materials project, basically all the project costs are on the table. The project is recorded in detail and an agreed upon profit is added to end price. Without a base line "not to exceed" value on a project, this type of agreement is risky. COMBINATION AGREEMENTS: To me, most home improvement projects are a combination of a fixed price and a time and material agreements. I may do the demo work for time and materials until we get enough of the issues exposed to actually do a fixed price estimate on. Or, I may do a fixed price bid with time and material charges for change orders or customer change orders. But if I do this, then my estimate is extremely detailed so there is no question what is in the bid vs. what is extra work. The bottom line for me is the written word. There are usually several conversations leading up to the start of project and misunderstandings about the actual scope of the work or products can occur. PROJECT FEASIBILITY AGREEMENTS (Budget Development / Designs provided) The contractor is hired to establish a range of values for the determination of the budget based upon a designer or architect's drawings that the customer provides. This budget plan typically doesn't represent an estimate by the contractor. It is complied to give the customer a price range on their remodeling concept. Basically, you are hiring the contractor as a consultant. DESIGN AGREEMENT (Budget Development / Designs not provided) This scenario is where the contractor is hired to produce conceptual drawings & construction documents and build a project plan with a budget based on the customers ideas. The process typically requires design work, engineering, multiple sub-contractor bids and a budget plan. It will produce everything needed to get the project permitted and built. The contractor functions as a project manager for the client to do all the things necessary to turn their ideas into a workable project. Again, you are hiring the contractor as a consultant. Are you driven by "GREEN" issues? Remodeling and landscaping to sustainable and energy saving standards impacts many decisions you will need to make. Everything from the materials you choose and even the contractor you hire to do the work. Green is an overused word in today's marketplace and there is a sea of information to sort through. The key to green building is a team approach. Make sure the contractor is truly plugged into the right professionals to be able to deliver a sustainable result. See: Green Building (Web articles) Landscaping: The weather conditions of Western Washington and the geology of the area impact the ground your house is sitting on. Have you ever seen a retaining wall, a paver walkway or patio two years after it has been installed? The evidence of poor landscaping practices is in every neighborhood in the Olympia area. You can't just place blocks or pavers on the ground and expect them to stay in place. The ground is always moving and what is done under the ground is vital to stabilizing the work that is done above the ground. Do you like or trust the contractor? This is vital because they will be in your home for eight plus hours a day for weeks or even months. I once heard an old-school contractor say he would never sign a contract with someone he didn't trust with a handshake agreement first. As a contractor, it's one of the first things I ask myself about the client with whom I am discussing the potential project with. I put my heart and soul into my projects and I need to work for customers that I'm comfortable with and trust. The same goes for you and the contractor you choose. Chris Cascadia Design Build Cascadia Landscaping ...read more
By Cascadia Landscaping April 03, 2010
Design-build can be as simple as using an interior designer in conjunction with the remodeling contractor. But, it is typically for projects that change the structure of the building or increase the building footprint on the property, and will require permits from the planning department. Projects of this size and complication will require design work&construction; documents. THE BENEFITS OF USING THE DESIGN-BUILD PROCESS Contrasting with the "traditional"design-bid-build approach where you would be responsible to hire designers, architects, engineers and contractors independently. The Design-Build process allows you, the client, to contract a single source for all the design and construction services for your project. The advantages for a client who chooses to use the Design-Build system are: * One source accountability * Gives you an accurate cost estimate before you start a project * Better budget control through the project build phase * A complete design that expedites the construction process * An efficiently managed project * Saves time in the design/estimating phase * Assurance that your project will be done correctly the first time THE DESIGN-BUILD ADVANTAGE It is the best way for a contractor to deliver value to you. Obtaining design services independently of the contractor generally costs more and may lead to lapses or conflicts between project design and execution. A quality design-build contractor, has extensive knowledge of real costs and can design a project that fits your budget parameters. A good design can also save costly mistakes. If a problem arises during a project, it can be taken care of quicker and more efficiently. This ensures quality work and allows a contractor to warranty their projects. THE DESIGN-BUILD PROCESS 1. The First Meeting The introductory meeting is to learn about you, your home and the ideas you have about your project. The contractor can also educate you on the process involved to turning your ideas into a reality. This is also where a contractor will determine if the project is appropriate for their firm. 2. The Design Agreement, Estimate Process This phase will include an architect, interior designer, the contractor and any other pertinent professionals necessary to the project. the design agreement states that, for a fee the contractor will design your project, produce construction documents and an estimate to meet your budget and goals. This process is not about giving you an estimate for an idea you have, it's about designing a plan to meet your goals and budget. THE DESIGN PROCESS Conceptual designs: The Architect and interior designer works with the client's ideas and turns them into sketches or concepts. Design Development: All the designers and trades people participate. Drawings are taken to a more detailed level. Structural issues are addressed and the concepts start evolving into the final design. Construction Documents: The blueprints and specifications are produced. The contractor can do the estimate, permits can be obtained and the project plan can be developed. The Design-Build Package: We create a detailed visual package. Written specifications, work time lines, payment schedules, and material samples move the venture from the concept to reality. The Review, Final Details, Selections and Plan Approval: We walk through the details of the proposal with you and we encourage you to ask questions. As concepts and final selections of finish materials and appliances are defined, we provide budgetary feedback, letting you know the impact of the decisions you make. At the end of this phase, the hard work by you and our design team comes together into a well-defined project 3. The Construction Agreement The construction agreement is drawn up, reviewed and signed and the initial payment is collected. The progress payments are scheduled, and we discuss the start date, schedule and project completion procedures. 4. Construction Phase The work begins. The construction crews and trade contractors are scheduled. A quality team will be very professional, personable and helpful. Respecting your property and minimizing disruption are constant guidelines, as is regular communication with you. When decisions are needed from you, or unforeseen conditions are encountered, these items will be brought to you in an expedient manner. If these situations affect your budget, you will get a change order detailing the credit or cost. 5. Project Completion&Follow Up At the end of the project there will be a detailed walk through and thorough explanation of systems and maintenance schedules, and how to deal with any warranty issues. Then, before a year is up, the contractor will contact you to see if there are any warranty issues that may need attention. Most importantly, you get to enjoy the results of a well planned and managed project. Chris Cascadia Design Build Cascadia Landscaping ...read more
By Cascadia Landscaping January 29, 2010
Wall lights add a beautiful and delicate decorative touch to homes. Homeowners who would love to add a great ambiance to their home may be interested in getting interior wall lights installed. Here are some instructions on installing these particular wall lights for your home. ...read more