Color theory with Michael K Chen

Last night I stumbled upon this beautiful home in the New York Times. The use of color and saturation really stood out to me. The other thing that stood out was a quote from the architect designer Michael Chen “My least favorite design expression is ‘Pop of color’ .” This really struck me, an interior designer who loves color and uses that phrase probably too much. I love using a neutral palette and adding color and pattern to contrast that. I love a pantry or powder room saturated in color and how that creates a little experience. Is the pop of color trend coming to an end?

Windows, moldings, walls, and ceiling are saturated in this coral color. Photo by Alan Tansey for NYT

After spending more time looking over the photos, I started to get how Chen was thinking. This home is saturated throughout and all of the colors work together to create a larger picture. Lots of different floors and rooms allow the color to tell a story, yet if you looked at a color chart with all of the colors from the home, they all work together. It’s less about avoiding a ‘pop of color’ and more about using color to enliven your entire home in a well planned way.

This room on a lower floor has light peach walls and ceilings. The color is also in some floor tiles. Photo by Alan Tansey for NYT

A bath on the top floor pairs coral with darker reds. Photo by Alan Tansey for NYT.

Do you think the ‘pop of color’ trend has come to an end? What are the next interior design trends to consider? Let us know in the comments below.

How Much Does a Kitchen Remodel Cost in Philadelphia?

Everyone wants to get the best deal on a quality kitchen, but most people don’t know where to start when it comes to budgeting for their kitchen remodel. In this post we will look at some national cost studies, share our own pricing guide, and speak with a Mortgage Loan Officer from PNC bank to discuss financing options.

The National Numbers

Let’s start by noting that this post is focusing on major renovations, meaning replacing most or all cabinets, counters, appliances, and using a contractor to do the work. Most of the sources we found also listed ‘mid range’ and ‘upscale’ in different categories. For an upscale renovation you can expect custom cabinetry and high end appliances like Sub Zero and Wolf, two items which will drive the cost more than any other category.

The 2023 Cost vs Value Report by Remodeling Magazine has the average cost in the Mid Atlantic region for a major kitchen remodel at $80,695 for ‘mid range’ and $164,263 for an ‘upscale’ kitchen.

Consumer Reports found the national average mid-range kitchen remodel to cost between $25,000 - $50,000. An average high-end kitchen remodel runs $75,000 - $125,000 (2016).

Marthastewart.com has the average mid-range kitchen remodel running $68,000 and the average upscale remodel reaching $160,000.

Cabinetry, appliances, and labor are the three biggest costs of a renovation. See more of this kitchen.

Airy Kitchens Guide to Pricing

At Airy Kitchens, we design and manage a mix of mid-range and high-end kitchens in Philadelphia and the Main Line. Our pricing more closely reflects local labor and cabinetry prices in the mid to high kitchen remodel sector. Our average kitchen project total cost in 2023 was $132,589.

After hearing all of these big numbers, you’re probably ready for more detail about how they add up. Understanding the smaller expenses is a great way to budget and save for your project. Here is a handy cost guide we share with our clients:

For our guide we divide our kitchens into basic, mid range, high end, and deluxe groups. We consider a basic kitchen to include ready-made cabinets, appliances like Whirlpool, and low price hardware and materials (granite instead of quartz). Our mid-range pricing includes simple custom cabinets or detailed ready-made cabinets with lots of organizers, mid range appliances like Bosch or GE Cafe and higher quality materials and lighting. High end kitchens include detailed custom cabinetry (think paneled appliances and cabinets that feel like furniture), luxury lighting, and the best counters and appliances. A deluxe kitchen will fit a grand home with finely crafted materials, custom millwork, and additional appliances like full height wine refrigerators. Note that the total costs don’t take into account opening walls, updating floors, or changing windows and doors. Many clients who are completing a renovation choose to add these items.

Custom cabinets can create better storage and a cleaner look.

Financing Your Remodel

Okay, you’ve heard about the cost and (of course) it’s way more than you expected. So what are your options? Let’s look at five options:

Home Equity Loan (second mortgage)

Typically banks loan up to 80% of your homes value, but can loan up to 90% for a higher rate. Typically banks only consider the homes current value, not the value after the renovation. Loan term can be a full 30 years like a standard mortgage, but home owners typically choose a shorter term which gets them a better rate . Unlike a refinance, there are no considerable closing costs.

Home Equity Line of Credit (HELOC)

This loan has similar rates to a home equity loan, it can also be up to 80-90% of your total home value, and has no considerable closing costs. What makes this choice different is more flexibility. Your bank gives you an amount that you can take out, but you take the money as you need it and you don’t pay interest on the amount you haven’t drawn yet. This is a great option for projects that have a long timeframe and projects that may need additional funds. Consider taking out a larger amount loan to get a better rate even if you don’t need to use all the funds.

Home Improvement Loan or Construction Loan:

Many banks base the loan on ‘as completed value’, (value after the renovation is complete) for this type of loan, which means you may be able to borrow more. However, the bank is more involved in the whole process. They usually put the money in an escrow account and have a consultant monitor completion points and payments. This might slow the construction process down. If you are looking to purchase a fixer upper and take out a mortgage and renovation loan together, this may be the loan for you. The bank will package the mortgage and renovation loans together. Banks can also package this as a line of credit, but in the end it converts to one loan with one payment.

FHA 203K

Similar to a construction loan, the FHA 203K is geared toward the purchase of a fixer upper (often uninhabitable) and the bank is involved in the process. But now the government is involved too. Sounds fun, right? This type of loan is not really supposed to be for a luxury renovation as much as a functional or livable project. More hoops to jump through will get you a better rate and the ability to borrow up to 96.5% of the ‘as completed value’. This is not available to an investor, only to homeowners and non profits.

Refinance

Home owners may want to refinance their mortgage to fund their renovation. This is a good option if your current loan has a high rate or if you want to change the length. Unlike a home equity loan, refinancing comes with closing costs. All financial information in this article is not financial advice from Airy Kitchens. Homeowners should check with a qualified loan officer to make the best decisions for their home projects.

Consider mixing luxury materials with ready-made cabinets for a high end look without breaking the bank.

Timeframe: A home equity loan or line of credit typically takes four to five weeks. Meet with your lender before bringing on a designer or contractor so you know how much you can afford.

Other Tips: Don’t quit your job or retire before you take out the loan. Most of these loans are not as difficult as getting a mortgage, we suggest that home owners be careful not to do a lot of credit checks before applying because it can drop your credit score.

If you are thinking of remodeling your kitchen or bathroom and would like to contact an Airy Kitchens designer, please visit our contact page.

The Six Best Floors for your Kitchen Renovation.

If you are thinking about remodeling your kitchen consider updating the flooring to create a clean and finished look. Whatever your style or budget, flooring can make or break a room. A new floor can be necessary if you plan to change the layout or remove walls and this step should be considered during any renovation. What better time to change the floor then when you’re already having work done?

This job may be a larger undertaking then one might expect. Older homes often have sagging floor joists or haphazard underlayment. Once your contractor removes the existing floor it often makes sense to replace or brace existing structural members. While installing new flooring can run as little as $5000, updating these other items can double that cost. Once the structure is ready, what material is the best option for your kitchen? Lets take a look at the most popular kitchen flooring options:

Wood floors add warmth and comfort.

Wood floors are timeless and classic. We recommend hardwoods such as oak, maple, or cherry. Softer woods like pine and bamboo can dent from dropped items.

Pros: Wood floors are a softer surface which feels better on your back and knees. Softer floors are also safer for young children. Wood adds a warm look and feel which pairs great with painted cabinets. Wood can be repaired and refinished over time. With proper maintenance wood floors can last hundreds of years.

Cons: Be careful to avoid prolonged exposure to water. Leaks or uncleaned spills can destroy wood floors. Wood can cup and stain if exposed to water or high humidity from above or below. Wood is not a good choice to install over damp crawlspaces or radiant floor heating. Also, pets can scratch the wood finish.

This ceramic tile is glazed to look like terra cotta. Ceramic tile is durable and low maintenance.

Ceramic, porcelain and terra cotta tile are surprisingly similar. All are fired clay, usually with a glaze. Porcelain is high-fired and made from a special clay making it the strongest choice (but harder to work with). Terra Cotta is a clay known for its red orange color. All tiles are porous unless glazed. Glazing is like a baked on glass layer.

Pros: If you want your floors to look the same in ten years as they did on day one, then choose a glazed tile. The glaze is so strong that it cannot stain and you won’t need to reseal it. Ceramic tile can be budget friendly but thicker tiles that will hold up for eighty plus years are more costly. Modern tiles are available in large sizes with thinner grout lines and can be glazed to look like wood, stone, or concrete.

Cons: Tile is easier to damage and harder to fix than other options. Ceramic tile can crack or chip more easily than the other options listed. Ceramic is a different color under the glaze so chips are very noticeable. While the tile may be low maintenance, grout is susceptible to dirt and staining. It should be resealed yearly.

My husband slammed a bag of ice on this slate floor at our housewarming and I gasped in horror, but no slates were cracked!

Natural stone tiles like slate, limestone, travertine, marble, and granite come in many sizes and colors. Most stones have beautiful patterns and textures.

Pros: Natural stone is not glazed and it is the same color throughout. So chips and scratches can happen but are less noticeable than ceramic. Granite, slate and travertine are denser and less porous than limestone and marble. Stone tile is stronger than ceramic and can last hundreds of years.

Cons: Even dense stones like granite and slate can stain. Stains and wear can look fine if you like a patina but if you want a cleaner, newer looking floor then plan to reseal every 1-2 years. Stone can not be sanded or refinished. If you scratch it badly, tiles will have to be replaced. Hard tiles like stone and cement are more likely to break dropped dishes.

This cement tile floor by Stacklab is fun and durable.

Cement tiles are made by mixing color pigment with cement and creating a thick ‘wear’ layer, usually from a form. This layer is hydraulically pressed together with one or two more base layers to create a thick and heavy tile.

Pros: Because they have a thick top layer, nicks and chips are less visible. Cement tile is stronger and more durable than ceramic tile but looks and feels softer. Cement tile can last one hundred years.

Cons: Like natural stone, concrete is porous and will need to be sealed every 1-2 years to avoid stains. Concrete can not be sanded or refinished. It is weaker than stone. Hard tiles like cement, stone, and ceramic are harder on your knees, making a rug or mat necessary.

Vinyl looks clean and classic. It’s also budget friendly.

Laminate and Vinyl floors are available in wood looks that can fool even the most discerning eye. Laminate is typically installed like a wood floor while vinyl comes in strips, tiles, and large sheets.

Pros: Both vinyl and laminate are good alternatives to wood because they hold up against water, pets, and radiant heat better. Vinyl is plastic and can be used in wet bathrooms and basements. Laminate can hold up to more water and humidity than wood but will still get damaged by excessive water. Both options are budget friendly and easy to install.

Cons: Vinyl and laminate are not the most durable or beautiful materials. Don’t expect more than ten years out of either material. Neither material can be refinished.

This cork floor kitchen by Maughan Design looks modern and fresh.

Cork flooring is typically installed as an interlocking tile that is glued to the subfloor.

Pros: Cork has many similar qualities to wood but it actually performs better. Cork is softer than hardwood which is great for your knees and your kids. Cork is more water and moisture resistant than wood. Cork also provides greater noise and heat insulation than any other options.

Cons: Because it is softer cork is more susceptible to dents and dings then wood. Cork tiles can not be refinished so it’s lifespan is shorter than wood. Think ten to twenty years. Cork should be resealed every five years for durability and stain control.

The best choice for our environment.

At Airy Kitchens we always think about the environment and how our renovations will effect the future. There are many factors to consider including how materials are made, where they come from, how long they will last, and if they can be recycled. We recommend natural materials like wood, natural stone, and cork, which can all be recycled or will decompose. Choosing a local wood species or local stone can greatly reduce the environmental footprint of your kitchen remodel. Cement tiles are more eco friendly than ceramic because they are not fired in a kiln. However it can be hard to find these tiles made locally. Cork is actually harvested from trees so trees do not need to be killed to use it, but it too is grown overseas. In the end, we think durable floors are worth the cost. Building for longevity is the best way to care for the future.

Brass, Bronze, Chrome and Stainless. Everything You Need To Know About Cabinet Hardware.

Cabinet hardware is available in countless finishes, but looks can be deceiving. Why is one cabinet knob thirty dollars and another three dollars? Here are the basics: Most hardware is made from inexpensive zinc or more expensive copper and brass. Often these base metals have a finish, or plating of a different color adhered to them. Stainless steel and bronze can be plated over these metals, but they can also be solid. Chrome and nickel are always plated over another metal, never solid. Confused yet?  Well, most hardware is actually pretty durable and a cheap price does not always mean it's poorly crafted. Lets look at some of our favorite cabinet hardware finishes to compare the pros and cons of each material. 

Love these counters? Learn more about marble and seven other kitchen counter options.

Polished Brass looks shiny and golden. It pairs great with painted cabinets.

Pros: Polished Brass is sealed with a lacquer coating, so it will not age or tarnish. This common finish is easy to match between brands.

Cons: Polished brass, like most shiny finishes, will show fingerprints and the lacquer can dull over time. 

Unlacquered Brass is a living finish, meaning it will change with time and use.

Pros: You don't have to worry about fingerprints here, unlacquered brass shows wear over time and the spots you touch will stay shiny. This raw brass has a warm, rosy color and you can always polish it back to a shine with brass cleaner.

Cons: If you want a uniform look, unlacquered brass will take more maintenance. We prefer the worn patina on rounded, amorphous shapes. It can look dirty in an edgy, contemporary style kitchen.

Antique Brass offers a patina without the maintenance.

Pros: Antique brass is aged with chemicals and sealed with a low luster finish. This gives you a worn, antique look that will never change or need polishing.

Cons: Chemically aging something never looks the same as a natural patina and the color here is not as warm as unlacquered brass.

Bronze is highly durable and offers many finishes.

Pros: Bronze is corrosion resistant and recommended for use in coastal homes with salty air. Many finishes and colors are available in bronze including the popular 'antique bronze', which looks black with copper highlights.

Cons: Bronze is more porous than brass and can develop shrinkage cavities over time. 

Stainless Steel is the best choice for outdoor kitchens, but make sure it's solid.

Pros: A stainless steel finish is easy to match and will look at home next to your stainless appliances. Solid stainless is corrosion resistant and our recommendation for all outdoor kitchens. Stainless hardware is typically not sealed, so the finish can be polished or even lightly sanded to remove surface scratches

Cons: Solid stainless is more expensive than other options. Plated stainless pieces are a good option indoors, but will not hold up outdoors. Make sure you know what you're buying when dealing with stainless.

Chrome hardware adds drama and reflects light in this bathroom.

Pros: Chrome gives a highly polished and reflective finish that you won't find in other metals. Chrome is corrosion resistant and looks great in polished bathrooms.

Cons: While it won't rust, chrome will dull and develop pits over time. This shiny finish will also show fingerprints and water spots.

Nickel looks soft, but also feels modern with a brushed finish. See more of our kitchens here.

Pros: Nickel is available in brushed and polished finishes. It's color looks close to sterling silver and is warmer and richer than chrome. Polished nickel is easy to match between brands.

Cons: Nickel is pricier than chrome. Unless it is lacquer sealed, this finish will tarnish and need maintaining. 

Matte Black hardware is contemporary, but we think it's a classic. There’s more black hardware in this colorful kitchen.

Pros: Matte black is usually created by powder coating another metal. This process results in a very durable finish that won't show fingerprints. Similar to hand forged iron, we think this  finish works great in older homes.

Cons: Matte black hardware can look dramatic, especially against white cabinets. Use it sparingly and try to mix it with other metal finishes..