Cypress Village - Options

[ZeroLot]

My design cutoff date is approaching and we'd like to upgrade our kitchen to Chocolate Truffle Caesarstone.

We were going to just suck it and up and pay the $3500 upgrade fee but we are now concerned about the quality of IP construction.

We'd also got a quote for $2400 for Caesarstone Misty Carrera for the master bath.

We have a 3rd party contractor ready to go to do all the upgrades for us.  But then there's the warranty issue with IP.

I'm at a loss as to what to choose.  I'm open to pros and cons of going with IP vs 3rd party contractor for a Caesarstone upgrade.  Thank you.

 

[OCgasman]

Kitchen, for sure go with the builder.  It's a royal PIA to do that after COE and might potentially void the cabinet warranty.  Bathrooms are much easier and that's personal choice.  Do you want it turnkey, albeit at a higher cost up front as well as paying interest on mortgage vs doing it after COE.  If you also wanna change bathroom cabinetry and hardware, then do it after.  JMHO.

 

[Chairman]

My design cutoff date is approaching and we'd like to upgrade our kitchen to Chocolate Truffle Caesarstone.

We were going to just suck it and up and pay the $3500 upgrade fee but we are now concerned about the quality of IP construction.

We'd also got a quote for $2400 for Caesarstone Misty Carrera for the master bath.

We have a 3rd party contractor ready to go to do all the upgrades for us.  But then there's the warranty issue with IP.

I'm at a loss as to what to choose.  I'm open to pros and cons of going with IP vs 3rd party contractor for a Caesarstone upgrade.  Thank you.

So the difference here is 3,500 with IP and 2,400 with an outside contractor? 1,100 in savings? I will probably be dealing with the same thing. My countertop deadline is coming up as well.

 

[Chairman]

ZeroLot,

What color paint and cabinets did you go with? Do you know what color and style flooring you are going with as well?

Right now, I have white cabinets, thinking caesarstone carrera (whitish) counters. Have not seen enough flooring colors yet but am thinking medium level dark flooring. Not too dark.

 

[ZeroLot]

My design cutoff date is approaching and we'd like to upgrade our kitchen to Chocolate Truffle Caesarstone.

We were going to just suck it and up and pay the $3500 upgrade fee but we are now concerned about the quality of IP construction.

We'd also got a quote for $2400 for Caesarstone Misty Carrera for the master bath.

We have a 3rd party contractor ready to go to do all the upgrades for us.  But then there's the warranty issue with IP.

I'm at a loss as to what to choose.  I'm open to pros and cons of going with IP vs 3rd party contractor for a Caesarstone upgrade.  Thank you.

So the difference here is 3,500 with IP and 2,400 with an outside contractor? 1,100 in savings? I will probably be dealing with the same thing. My countertop deadline is coming up as well.

The $3500 is the Kitchen upgrade via IP.  The $2400 is the master bath counterop upgrade via IP.

Our kitchen cabinets will remain the standard white.

We've already picked out the colors for our flooring.  It was a brutal session because we went back and forth on our flooring and countertop colors to make sure we got everything to match.  It was a VERY worthwhile session just so we know what direction we're going.  But we moved way from the grayish cool tone look to a more warmer medium tone with a good contrast between the countertops and the flooring.

We wanted faux wood ceramic tiles without grout lines.  Our designer said they don't install ceramic tiles without grout lines.  So we will most likely go with an outside contractor for our flooring.

Kitchen, for sure go with the builder.  It's a royal PIA to do that after COE and might potentially void the cabinet warranty.  Bathrooms are much easier and that's personal choice.  Do you want it turnkey, albeit at a higher cost up front as well as paying interest on mortgage vs doing it after COE.  If you also wanna change bathroom cabinetry and hardware, then do it after.  JMHO.

I had no idea kitchen cabinets had warranty too? 

My personal preference is I'd rather save money and NOT pay interest.  However those crazy "void-warranty" details concern me.  So thank you for letting me know about the kitchen cabinets warranty. 

IP should just make a list and let me know what warranties I will be voiding based on my decisions.  I have a 3rd party general contractor ready to go to help install everything for me.  I trust him to doing a better quality job than IP's contractors.  But if there's  bathroom sink and bathroom cabinets & drawers "void warranty" danger I my not have a choice but suck it up and go with IP as well for my bathroom countertops.   

I'm paying $775 to replace just the shower floor tiles to avoid voiding my shower warranty already.

 

[Chairman]

Here is my current thinking. I will go with IP's tiling in the bathrooms so no plumbing warranties are voided. I will also go with their counter tops in the kitchen, master, butler's pantry, and possibly 2nd bathroom (still dwelling on this one).

Flooring I am thinking I will go with an outside contractor but I am sure that will void some warranty. You should try to get clarification on exactly what warranties will be voided. I feel like they use that as a scare tactic.

Best of luck!

 

[Chairman]

Here is my current thinking. I will go with IP's tiling in the bathrooms so no plumbing warranties are voided. I will also go with their counter tops in the kitchen, master, butler's pantry, and possibly 2nd bathroom (still dwelling on this one).

Flooring I am thinking I will go with an outside contractor but I am sure that will void some warranty. You should try to get clarification on exactly what warranties will be voided. I feel like they use that as a scare tactic.

Best of luck!

If you replace any appliance or fixture that has a water connection, you void those warranties (e.g. toilets, diswashers, sinks, etc.) against water leakage.  one thing to consider when getting flooring estimates is to make sure that you include in the painted baseboards and shoe moldings with the contractor estimates... they are often not included.

Great point. They could also damage existing baseboards when they strip them off to put in the flooring... such a headache to do it with a contractor instead of just through the home builder. Why must they charge such exhorbant prices!?

 

[bones]

.

 

[irvinehomeowner]

We wanted faux wood ceramic tiles without grout lines.  Our designer said they don't install ceramic tiles without grout lines.  So we will most likely go with an outside contractor for our flooring.

What you should ask is for "thin" grout lines (e.g. less than 5mm) vs. the standard or thick grout lines.  This was important to me too, and i wouldn't consider any tile that wouldn't look correct using thin grout lines.

I'm not a flooring expert but I believe you really can't do thin or no grout lines with most ceramic/porcelain tile. You have to use a vitrified tile or natural stone tile (like travertine). This was explained to me before but most ceramic/porcelain is not perfectly square and the nature of the material doesn't allow it to be installed without the grout space to allow for imperfections and movement.

I was never really sure why you can do that with travertine but maybe because it's softer it gives more?

I am also interested in the faux wood ceramic but I don't like the grout lines or the one size planks. If they could do it without grout and have pieces in different lengths/widths, that would be a better look (vinyl... or what is known as luxury vinyl planks do this).

 

[Chairman]

Here is my current thinking. I will go with IP's tiling in the bathrooms so no plumbing warranties are voided. I will also go with their counter tops in the kitchen, master, butler's pantry, and possibly 2nd bathroom (still dwelling on this one

Good decision. We had a water leak in our powder room 3 years after close of escrow that damaged all the flooring and some baseboards. Since I got everything done through the builder, they paid for the entire cost of the fix. I was able to choose my own contractor.

3 years after??? wow... thanks for sharing your story.

 

[Chairman]

Here is my current thinking. I will go with IP's tiling in the bathrooms so no plumbing warranties are voided. I will also go with their counter tops in the kitchen, master, butler's pantry, and possibly 2nd bathroom (still dwelling on this one

Good decision. We had a water leak in our powder room 3 years after close of escrow that damaged all the flooring and some baseboards. Since I got everything done through the builder, they paid for the entire cost of the fix. I was able to choose my own contractor.

Bones,

I am having a tough time deciding whether or not to use the builder for flooring or go with outside contractor. The price difference is so great. I haven't hit that stage in my process yet but everything I have read and heard is bracing me for that moment.

In your case it worked out well so I'm sure you would recommend going with the builder. Sigh... this whole process is just a money pit. You all remember that Tom Hanks classic?

 

[bones]

[quo

 

[Chairman]

Here is my current thinking. I will go with IP's tiling in the bathrooms so no plumbing warranties are voided. I will also go with their counter tops in the kitchen, master, butler's pantry, and possibly 2nd bathroom (still dwelling on this one).

Flooring I am thinking I will go with an outside contractor but I am sure that will void some warranty. You should try to get clarification on exactly what warranties will be voided. I feel like they use that as a scare tactic.

Best of luck!

If you replace any appliance or fixture that has a water connection, you void those warranties (e.g. toilets, diswashers, sinks, etc.) against water leakage.  one thing to consider when getting flooring estimates is to make sure that you include in the painted baseboards and shoe moldings with the contractor estimates... they are often not included.

Great point. They could also damage existing baseboards when they strip them off to put in the flooring... such a headache to do it with a contractor instead of just through the home builder. Why must they charge such exhorbant prices!?

Unless you are planning on retiring there - you will end up passing this cost on to the next buyer during resale... so its up to you.  Cash out of pocket to pay the subcontractor + time and effort to find and manage them...vs. higher overall cost and ability for recourse for quality or defects through the builder.

Great pearl of wisdom there... something to definitely consider.

 

[Goriot]

Here is my current thinking. I will go with IP's tiling in the bathrooms so no plumbing warranties are voided. I will also go with their counter tops in the kitchen, master, butler's pantry, and possibly 2nd bathroom (still dwelling on this one

Good decision. We had a water leak in our powder room 3 years after close of escrow that damaged all the flooring and some baseboards. Since I got everything done through the builder, they paid for the entire cost of the fix. I was able to choose my own contractor.

Bones,

I am having a tough time deciding whether or not to use the builder for flooring or go with outside contractor. The price difference is so great. I haven't hit that stage in my process yet but everything I have read and heard is bracing me for that moment.

In your case it worked out well so I'm sure you would recommend going with the builder. Sigh... this whole process is just a money pit. You all remember that Tom Hanks classic?

I am going with a outside contractor on the flooring.  $10k difference just on the flooring is too much to pass on. 

 

[Chairman]

Afternoon, TI folks!

Thoughts on upgrades for the tile along the walls in the master bathroom shower, tile for the floor of the shower, and tile on the bathtub, countertop for the bathtub. I am looking to go with a light colored concrete tile look. Going with caesarstone carerra countertop.

Looking at photos I originally was going to go standard but realized it looks way better with the upgrades. What are your thoughts on this? The one option I would opt out of possibly is the countertop for the bathtub. Can save there and would still look clean and modern with white.

Also what do you think about the custom frames for the powder, master bathroom, and secondary? The cost is about 350 for each frame. My designer was saying that is pretty close to what it would cost if you go outside. If you don't get the framed mirror, it will be glued to the wall. So if you want to frame it later you may have more work cut out and might have to plaster the wall if you rip anything out.

Anyone have experience with this? Thanks!

 

[irvinehomeowner]

I'm with Tyler... kitchen, master bath, downstairs bathroom.

For the bathrooms, sink counters and hardware first, shower/bath tile second, flooring 3rd (flooring can be done easier more economical later if needed).

And like Tyler said, you don't *need* to have premium bath/shower tiles, subway arrangement or decorative ribbon is enough.

 

[bones]

Ag.

 

[Chairman]

Thoughts on this wood flooring with white shaker cabinets and caesarstone carrera countertop vs a darker rustic wood floor?

 

[Chairman]

http://lauzonflooring.com/en/item/100/travertine-hard-maple

only issue is that it can easily be mistaken for laminate but it is actually wood. :I

what do you think of it compared to this one?
http://www.floorsbynature.com/sku/26380

 

[Chairman]

Here is my current thinking. I will go with IP's tiling in the bathrooms so no plumbing warranties are voided. I will also go with their counter tops in the kitchen, master, butler's pantry, and possibly 2nd bathroom (still dwelling on this one

Good decision. We had a water leak in our powder room 3 years after close of escrow that damaged all the flooring and some baseboards. Since I got everything done through the builder, they paid for the entire cost of the fix. I was able to choose my own contractor.

Bones,

I am having a tough time deciding whether or not to use the builder for flooring or go with outside contractor. The price difference is so great. I haven't hit that stage in my process yet but everything I have read and heard is bracing me for that moment.

In your case it worked out well so I'm sure you would recommend going with the builder. Sigh... this whole process is just a money pit. You all remember that Tom Hanks classic?

I am going with a outside contractor on the flooring.  $10k difference just on the flooring is too much to pass on.

Hi Goriot,

If you don't mind sharing, how much did Irvine Pacific (?) quote you on flooring through the design center? I am assuming you bought from IP, if not which community did you buy in and what year was this? Thanks.