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hauntedhowlett-writes · 2 years ago

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Title: cruel summer | chapter 1

Pairing: Joel Miller/Female!Reader

Rating: Explicit (18+, MDNI)

Chapters: 6/6

Read on AO3 | Join the tag list

Summary:

Joel takes a contracting job renovating a master bedroom and bathroom while the homeowners are away for the summer on a cruise.

He wasn’t expecting their twenty-three year old daughter and the thoughts he’d have about her.

Author’s note: I’m playing fast and loose with ages and timelines here. Joel is 38, reader is 23, and Sarah is 5. No mushroom apocalypse here, y’all.

Additional tags/warnings: explicit sexual content, age gap (15 years), reader is 23 and Joel is 38, he’s a lil guilty about it anyways, pet names, dirty talk, lack of aftercare, oral (f receiving), fingering, begging, angst, drying humping. Let me know if I’m missing anything!

You hear the heavy footsteps of your dad and the contractor coming up the steps to the front door. You turn from the stove, spatula in hand just as your dad comes into view with a man you’ve never seen before.

He’s tall and broad, shoulders stretching the worn flannel he’s wearing to what must be near its breaking point. He’s got a strong nose and sharp jaw highlighted by his tan skin. His hair is brown that’s streaked with gray, messy curls sticking up in all directions.

Woah, you think. Your eyes meet warm brown ones that make your knees feel a little unsteady.

Your dad gives the man your name followed by, “My daughter. She’s home for the summer while she studies for the MCAT. I hope that’s not a problem that she’ll be here?”

“Not a problem for me. Noise might bother you, though, if you’re tryin’ to study,” the man says, deep voice making your mouth go a little dry. He holds a hand out to you. “I’m Joel, by the way. I’m doin’ the remodel on your parent’s room.”

That’s right. Your dad had mentioned that your mom had finally broken him down and made him get a contractor out to update their master bath. They scheduled it while they’re away on a six week cruise, leaving you to house sit while you studied for your exam.

“It won’t bother me,” you reply, shaking his hand. They’re calloused and warm and just the brief contact is enough to have you wondering what they would feel like trailing over other parts of your body. “I’ve got noise canceling headphones.”

He smiles, but it’s short lived. He sniffs the air, brows pinching together. “Is something burning?”

“Shit! My eggs!” You turn back to the stove and shut the burner off, moving the pan off the heat and trying to scrape your now burnt scrambled eggs from the surface.

“Come on, Joel, let me show you upstairs.”

________

Joel returns to the house a few times that week to take measurements and talk materials with your mom. Each time you’re there in the kitchen, books spread around you at the dining table and your head bobbing to music he can’t hear.

He can’t help the way his eyes linger when he comes inside, stomping his work boots against the mat inside the doorway as a courtesy and, if he’s honest with himself, to get your attention. And every time you glance up and smile at him, bright and beautiful.

As soon as he’s back upstairs and remembers he has a job to do, he berates himself for the thoughts he has. He has no goddamn right to be looking at a client’s daughter, much less one as young as you.

His presence in the house is sparing over the first couple weeks of the job, mostly just dropping by for measurements and to get an idea of a plan for demo day. He’s got orders in on tile placed, fixtures picked out, paint purchased. Everything’s in place to get started next week.

Satisfied, he heads downstairs to leave. He both hopes you’re in the kitchen and prays you’re not, if only to ease his guilty conscience.

But there you are, bent over in front of the fridge in shorts that hug your ass a bit too well. You straighten up with a can of beer in your hand, popping the tab and taking a sip.

“You even old enough to drink that?” Joel can’t help but ask, lingering in the doorway.

“I bought it. Why, you wanna see my ID? You moonlight as a cop or somethin’?” You roll your eyes.

Brat, Joel thinks, rolling his lips together. He turns to leave, he’s made enough of a fool of himself for one day.

“I’m twenty-three, in case you were wondering!” You call out as the door shuts behind him.

Fuck.

________

Joel’s been upstairs since early this morning, smashing things with a sledge hammer, prying things with a crowbar, and all sorts of other destruction that filters through your headphones.

It’s almost noon when you decide to give up and give into the temptation to go see what the man is doing. You head upstairs, stepping carefully into your parents room. There’s plastic tarp leading from the door of the bedroom to the door of the bathroom that crinkles beneath your feet as you move further inside.

You peek beyond the doorway of the bathroom and clutch the frame almost painfully when you catch a glimpse of a rather sweaty Joel, white t-shirt sticking to his chest and back as he wiggles a crowbar between the wall and vanity, leveraging his body weight against it to get the fixture to detach from the wall.

He repeats the process a few more times until the vanity is completely removed. He tosses the crowbar to the side and wipes the back of his hand across his dusty forehead. You clear your throat, his eyes shooting to the mirror to meet yours.

“Hey, uh. Hi. I’m about to make something for lunch…did you want anything?” You ask. His chest moves rapidly with his labored breathing.

“Sure,” he finally says.

_______

He shouldn’t be doing this. He shouldn’t be sitting at the kitchen table, watching you move around the kitchen like a picture of domesticity as you make two ham and turkey sandwiches for lunch.

You set the plate in front of him, along with a cold can of Coke, before sitting across from him with your own matching meal. He takes a bite, humming in satisfaction.

“Thank you,” he says when he’s swallowed. You nod, picking up your own sandwich and digging in.

The two of you eat in silence for a few minutes. Joel lets his eyes wander over you while you’re focused on your food. You’ve got a University of Texas tank top on, white with an orange Longhorn stretched across your chest, and another pair of shorts, giving him an eyeful of your long, smooth legs.

Tearing his eyes from you, his gaze lands on the stack of books on the table. “So, the MCAT. Must mean you’re pretty smart.”

“Not to brag, but I did finish organic chemistry without crying,” you reply, lips tilted in a smug grin. “I’m taking it at the end of August, before senior year starts. Dad said I didn’t have to get a summer job if I moved home and saved him some rent money.”

“What kind of doctor are you lookin’ to become?”

“Pediatrician. I love kids.”

Joel’s heart rate kicks up as he thinks about you chasing a toddler around a manicured lawn surrounded by a white picket fence. Or in the kitchen with a baby on your hip.

Jesus Christ. What the fuck is wrong with him?

“Joel?” You ask, breaking through his mental flagellation.

“Hm?”

“I asked if you have any kids,” you repeat.

He can feel his face go soft. “Yeah, Sarah. She just turned five. She starts kindergarten at the end of the summer.”

“How sweet,” you say. “I bet you and your wife are excited about that.”

“There’s, uh…there’s no wife,” Joel replies, clearing his throat uncomfortably. He stands, taking this empty plate to the dishwasher. “I better get back to work.”

Joel feels the weight of your stare on his back as he heads upstairs.

________

It goes on like that for two weeks. Joel gets to the house early and you study at the kitchen table until lunch time, when you ask him if he wants anything to eat. He should say no. It’s not your job to feed him, he’s got a stash of granola bars that’ll do just fine.

But each time he sees your hopeful doe eyed expression, his resolve crumbles to dust.

So he sits at the table each day, eating the sandwich you made him and drinking the Coke you gave him, learning tidbits of information about you.

Like how you weren’t sure about pursuing medicine at first, so you’re a bit behind schedule in taking your studies and will be graduating late. You changed your degree path when you volunteered in the pediatric oncology service at the medical school, sitting with young kids undergoing chemotherapy and making their days brighter. Your last roommate had a cat that always hid your keys, but you still liked him anyways. How your favorite color is yellow.

He tells you about Sarah. About how her mom left not long after she was born and how he’s gone at this parenting thing alone, save for the support of his brother, Tommy. He tells you about how only finished a semester in community college before dropping out to pursue construction. His favorite drink is whiskey, neat, and his favorite color is red.

One day, you’re not at the table when he lets himself into the house with the key your dad made for him. He finds he’s disappointed, not starting his day with your smile.

Upstairs, he’s working on laying the mud for the shower pan when he hears a splash from outside. He peeks out the window of the bedroom that overlooks the backyard.

His mouth goes dry and his pants get uncomfortably tight as he watches you lift yourself from the pool. You’ve got on the skimpiest red bikini he’s ever seen, the top barely containing your tits and doing nothing to hide the hard peaks of your nipples. You wring your hair out over your shoulder before moving to lay down on a nearby lounger. Your body glistens with drops of water that Joel wants to chase with his tongue.

You turn over on your stomach and Joel bites back a groan, greedily committing the view of your ass to memory. Jesus Christ, he’s never felt like a dirty old man more than in this moment.

He returns to his task and tries to chase his lustful thoughts away with manual labor.

_______

You can see him watching you from the window. Your sunglasses keep your own gaze hidden as you revel in the undivided attention of the man you’d been drooling over the last few weeks. You’d put on your tiniest bikini for the occasion, laying yourself out on the lounge like a meal you’d like him to dig into.

He stood there for a few minutes and you could practically hear his teeth cracking from how tense his jaw was. You could tell Joel really struggled with his attraction to you. He’s staring down the barrel of a fifteen year age gap, after all.

You didn’t see an issue with it. You’re an adult, he’s not abusing any sort of position of power, hell, all the man has done is check you out. He hasn’t even touched you. You don’t want him to feel guilty about being attracted to you because god knows you don’t feel guilty for wanting to climb him like a tree.

You don’t bother with a towel or changing when you go upstairs to tell Joel lunch is ready. When he sees you in the doorway he freezes, and you bite back at a laugh at the look of surprise on his face.

“Lunch is ready,” you tell him.

He clears his throat. “I uh…I think I’ll just eat a protein bar. Thank you, though.”

Your bottom lip pops out in a pout. “But I made pasta salad.”

“I got a lot to do,” he tries again. His jaw keeps clenching, his hand wrapping tightly around the tool he’s holding like he’s hoping it’ll anchor him in place.

“Please, Joel?”

That gets him. He sighs, standing with a groan.

“Fine.”

________

This was a bad idea. He should have held strong and insisted he’d eat by himself today.

You’re still in that goddamn bikini and he is fighting for his life sitting at the table as he watches you plate up pasta salad. Usually you would drink a Coke with lunch but today he’s surprised to see you pouring a glass of wine.

“It’s my day off from studying,” you say as you take your seat across from him, sipping from the glass. “I think I deserve a little treat. Don’t you?”

He has to be imagining the double meaning of your words. He gives you a tight nod in response before focusing all his energy in eating his pasta and avoiding your gaze.

“You okay, Joel?” you ask. Your sweet face is pinched in concern and goddamnit, Joel can’t take this.

“Fine,” he grunts. You give him another pout, the same one that broke his resolve upstairs.

You finish before him, sticking your bowl in the sink before picking up your wine glass from the table and refilling it. Instead of taking a seat, you lean your barely clothed hip against the table in front of him.

“You seem tense,” you comment. Joel swallows roughly, throat dry. You set your glass down and take a step closer.

“What are you doin’?” He asks, voice rough and low. He can barely breathe. This can’t possibly be happening.

You plant your hands on his shoulders for balance as you slide onto his lap, legs on either side of his waist and pussy dragging across his hard cock. He hisses, hands grabbing onto your waist before he can stop himself.

“You can’t be doin’ this,” he says, voice strained. “We can’t be doin’ this.”

“Why not? I see the way you look at me. I’ve been lookin’ the same way.”

“You’re young, baby. Too young for an old man like me.”

You loop your arms around his neck, pressing your chest to his and fuck, he can feel your tight little nipples as your tits press against him. “‘M not too young,” you murmur, dipping your head to mouth at his neck. His fingers flex against your ribs. “You’re not doin’ anything wrong, Joel.”

His head drops back as you keep pressing sweet little kisses to the stubbled skin. His hips flex beneath you and you gasp, arms tightening around him.

Joel is so fucked. So, so fucked. Has been from the moment he stepped into this goddamn house and saw you sitting at this very table.

Maybe…maybe just one time. One time should be enough, get it out of your systems, cut through the tension and move on.

You’re whimpering against his neck, squirming over his lap as his hands drag up your waist until his fingers find the edge of one of the pathetic triangles covering your breasts. He can feel your breath hitch as he pulls it to the side, exposing your tight little nipple to the cold air.

“God, baby,” he groans, dipping his head forward to wrap his lips around the little bud. You moan so loud and wanton as he licks you that he knows he’s fucking done for.

He digs his fingers into your still damp hair, tugging your head back so that he can finally drag your mouth to his. You taste like wine and sunshine and he’s never been much of a wine guy, but from your tongue he’ll taste anything.

You open up to him so sweetly, your hands clutching his shoulders and your hips moving against his painfully hard cock as he devours you, dragging his own hands over all that exposed skin like it’ll disappear if he doesn’t touch you everywhere at least once.

It’s still not nearly enough.

He stands and you squeak in surprise as he sits you on the edge of the table. “Holy shit,” you mutter. He glances at your face to make sure you’re okay.

Your hair is messy from his hands and lips swollen from his kisses, eyes wide and dark as you stare back at him. Your top is half off, and Joel can’t help but reach out and tug the other cup down to expose your other breast.

“Pretty as a goddamn picture, darlin’,” he murmurs. He presses a hand to your chest, urging you to lie back.

“You think I’m pretty?” You ask. He huffs a laugh.

“Don’t be a brat, fishin’ for compliments,” he admonishes. He plucks at the strings holding those little bottoms in place, the bows falling loose so that he can push the material aside. “Look at this pretty fuckin’ pussy. You’re drenched, baby.”

“Been like this every day,” you reply, voice all breathy as you squirm beneath his rapt attention.

“That right?” He asks, dragging his thumb through your wet folds. You moan, hips jumping from the table. He kneels, placing one arm around over your hips as he presses your legs apart with his free hand, spreading you for him.

You’re breathing so fast he’s almost worried you might pass out. “Shhh, pretty thing, let me take care of you.”

He licks a broad stripe over your core, his tongue swirling around your aching clit before dipping back down to your entrance. You fight against his hold, hips trying in vain to chase his mouth.

“Oh, god,” you cry out. Your hands find their way to his head, fingers scratching against his scalp as he feasts on your cunt. “Joel, more, please!”

He keeps his arm tight against you and uses his other hand to slip one finger into your wet heat, groaning at how tight you are. His tongue focuses on your clit while he slowly strokes his finger in and out, adding a second then a third when you start babbling about more more more.

“Fuck me, Joel, please,” you beg. He shakes his head against your cunt, the scrape of his beard against your sensitive flesh making you scream. “Please!”

He stands, continuing to stroke his fingers inside you as he uses his thumb on your clit to replace his tongue. “I don’t have a condom with me.”

“I’m clean, I’m on the pill, please, Joel, I need your cock so bad,” you plead. Joel groans. He’s already crossed a line but he can’t go there. He knows damn well that if he feels you clenching around him with nothing between your bodies, screaming his name as he pounds inside of you, he won’t ever leave.

“No, sweetheart, you’re going to come on my hand and my mouth or you’re not going to come at all,” he snaps, hand moving faster, curling against your front wall.

_______

Tears slip from the corners of your eyes as Joel continues to drive you higher and higher toward release, your muscles tightening painfully as his fingers curl inside you and his thumb circles your clit.

You don’t know what you expected from all this, but Joel Miller dirty talking and finger fucking you on your kitchen table was not on your deduction bingo card. He’s better than anything your brain has conjured up thus far and you just know this one time isn’t going to be enough to sate you, especially since he keeps calling you “good girl” and “darlin’” and “sweetheart” in his rough southern accent.

You want him to fuck you so bad, you’re desperate for it. But he’s staunchly refusing to cross that line despite the hundreds that have been crossed already.

You try to hold back your orgasm, not wanting this to end, but it crashes over you anyways, leaving you breathless and sobbing his name as his hand slows its pace.

Joel’s fingers slip from your body and he leans forward, pressing them to your lips. You open your mouth, licking and sucking at his offering.

“Goddamnit,” he groans. “That was gorgeous.”

You sit up, supporting yourself on shaky arms. He steps back, but you hook a leg around his waist to stop him.

“Wait, let me—“

“No, baby, I’m good,” he says, cutting you off and dodging your hands. “I gotta get back to work.”

You can feel your high leave you in an instant. “Oh…okay.”

“Thank you for…lunch,” he says awkwardly. “I’ll be upstairs. If you need me.”

You don’t say anything as he turns to leave.

————

Upstairs in the bathroom, the one not being remodeled that he presumes is yours due to the messy countertop and fluffy yellow towels, Joel takes his cock from his pants and fists his length, grip almost painful as payment for his transgressions.

He cums with the thought of your eyes screwed shut in ecstasy, shouting his name as you clenched around his fingers. Your name is on his lips in the softest whisper he can manage as he cums, hard and hot, into a tissue.

He slumps against the wall, breathless. And while he may have come faster than a teenager, he doesn’t feel an ounce of relief.

Fuck.

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superiorpadremodeling · 2 years ago

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palmettorenovations · 2 years ago

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regencyconstructionsd · 30 days ago

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Affordable Kitchen Remodeling Ideas Without Sacrificing Style

Remodeling your kitchen doesn’t need to come with a steep price tag. There are plenty of budget-friendly ways to refresh your space without losing out on style or functionality. By focusing on cost-conscious improvements, you can create a modern, stylish kitchen that meets your needs while staying within budget.

Give Your Cabinets a New Look with Paint and Hardware

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Choose Budget-Friendly Countertops

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neatfixllc · 3 months ago

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businessreviewspro · 3 months ago

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Overcoming Common Bathroom Remodeling Challenges

Embarking on a bathroom remodeling project can often feel like navigating a maze of decisions and surprises, especially in the bustling and diverse architectural landscape of Bergen County, New Jersey.

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Bathrooms are naturally prone to moisture and humidity, which can lead to mold and mildew if not properly managed. Ensuring adequate ventilation is key to overcoming this challenge. During your custom kitchen and bath renovation ideas for Bergen County, consider upgrading your ventilation system or installing a larger window to improve air circulation. Water-resistant materials and finishes for walls, floors, and cabinetry will also help protect your space from moisture damage.

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A successful renovation relies heavily on the expertise of skilled professionals. For fast kitchen and bath remodels in Bergen County NJ, sourcing the right contractors who understand your vision and budget is crucial. Seek out those with positive reviews, relevant experience, and a portfolio of completed projects in Bergen County. A trustworthy team will not only ensure the quality of your renovation but also keep the project on schedule.

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Finally, personalizing your bathroom to reflect your unique style while keeping it functional can be a delicate balance. Incorporating custom kitchen and bath renovation ideas for Bergen County means selecting fixtures, finishes, and colors that resonate with your taste and complement the overall design of your home. Consider incorporating smart technology, such as heated floors or LED mirrors, for a touch of modern luxury that blends style with practicality.

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newbayremodeling · 11 months ago

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kitchen remodelers in Clearwater - New Bay Remodeling

What is the work of remodeling?

Remodeling involves altering or changing the structure, design, or appearance of a building or space. It can encompass a wide range of activities, including:

Structural Changes: Modifying the layout or framework of a building by adding or removing walls, floors, or other structural elements.

Aesthetic Upgrades: Improving the appearance of a space by updating finishes, such as painting, tiling, flooring, or installing new fixtures.

Renovation of Systems: Upgrading electrical, plumbing, heating, ventilation, and air conditioning (HVAC) systems to improve efficiency or meet updated building codes.

Functional Enhancements: Adapting a space to better suit the needs of its users, such as converting a room into an office, adding a bathroom, or creating an open-plan layout.

Exterior Modifications: Changing the exterior elements of a structure, such as roofing, siding, windows, or landscaping.

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secretdreamlandtaco · 2 months ago

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“Fast & Easy Roll-Off Dumpster Drop-Offs & Pick-Ups in My Area”

Introduction

When it comes to domestic renovations, landscaping, or construction tasks, the sheer volume of waste may also be overwhelming. That's in which roll-off dumpsters come into play. They provide a handy answer for eliminating debris and retaining your workspace tidy. This article will explore everything you need to recognize about instant and straightforward roll-off dumpster drop-offs and go with-usaon your aspect, along with how you can uncover inexpensive alternate options, the varieties of dumpsters reachable, and details on determining the fine native products and services.

Fast & Easy Roll-Off Dumpster Drop-Offs & Pick-Ups in My Area

If you've ever undertaken a giant venture at abode or work, you could possibly have discovered your self asking, "How do I organize all this waste?" The solution lies in renting a roll-off dumpster. These dumpsters are designed to deal with massive volumes of waste and should be would becould very well be effectively introduced and collected by using regional dumpster rental expertise. Whether you might be in quest of residential dumpster rentals close me or advertisement dumpster leases near me, the strategy is simple.

Understanding Roll-Off Dumpsters What Are Roll-Off Dumpsters?

Roll-off dumpsters are extensive containers which are added on a truck, rolled off at your particular place, and picked up whilst you're finished. They're foremost for lots of initiatives, from domestic cleanouts to development sites.

Common Uses for Roll-Off Dumpsters Home Renovations: From kitchen remodels to bathing room enhancements. Landscaping Projects: Disposing of backyard waste like branches and soil. Construction Sites: Keeping debris contained and prepared. Cleaning Out Attics/Basements: Making room for brand new objects. Types of Roll-Off Dumpsters Available Sizes of Roll-Off Dumpsters

Roll-off dumpsters are available quite a few sizes to house the several wants:

| Size (Cubic Yards) | Description | Ideal Use | |---------------------|--------------------------------------|---------------------------------------------| | 10 | Small tasks | Garage cleanouts, small renovations | | 20 | Medium tasks | Home renovations, mild landscaping | | 30 | Large initiatives | Major renovations, sizeable backyard cleanups | | forty | Extra-wide tasks | Construction web sites, commercial cleanouts |

Choosing the Right Size for Your Needs

Selecting the right dimension is Emergency Porta Potty Rentals New Jersey needed. If you underestimate your wants, you will run out of space; overestimating may perhaps result in unnecessary costs. It's smart to talk to your nearby dumpster apartment carrier for steering.

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Finding Affordable Dumpster Rentals Near Me How to Search for Affordable Options

Searching online is probably the most highest techniques to to find cheap dumpster condominium close me. Websites like Google Maps or Yelp can guide discover local facilities with buyer studies.

Use Keywords: Include specific phrases like “budget friendly dumpster rentals close to me” while shopping. Compare Prices: Look at multiple groups’ pricing structures. Ask About Discounts: Som

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allpropertyservicess · 3 months ago

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Looking to Hire a Reliable Home Renovation Services Toronto - Key Points to Consider

ortfolio of works that have been implemented. Ask whether there are different types of work and compute if theSearching for a reliable renovation contractor is one of the core activities in the process of having a home improvemenThis blog covers the dett project implemented as per your requirement. Such contractors deliver quality work within deadline and project budget.

ailed steps to assess and select a reliable renovation contractor from the identification of the project to the contracting phase. If you need any help concerning property including renovation, search “Property Management Services Near Me”, and select All Property Services.

How to Hire the Best Home Renovation Contractor?

If you are intending to remodel your home, it is very possible that you will either develop too much enthusiasm or be too overwhelmed. Whether considering a kitchen remodeling project or addition, or even a bath remodeling project, the contractor one hires to do the job is very important.

The whole process of contractor selection is a step-by-step process that would help one to find a perfect match when it comes to qualifications and trust to execute the set goals and objectives.

Know Your Requirement

The first requirement, which is an imperative for virtually any project, is to clearly define what you are doing in what is known as a project charter.

Work Scope : First of all, discuss the recent outline of the tasks to be performed in the framework of the planned work on the renovation of spaces. Pinpoint which areas of the house need work and spell out what kind of work they require.

Budgeting : Fix the budget you could afford to go by in your project. It is recommended that aside from the expected funds for shooting, that is 20% of the projected budget, there should be a backup fund as well, which is 10-20% of the total budget.

Timeline : When coming up with your renovation plan, determine the time frame that will be required with a rough estimation of the duration from the start of the process up to the end. Expect that the preceding plans and hence there may be some delay and therefore, schedule some additional time.

Step 2 – The identification of potential contractors.

Referrals: First, you should ask friends, relatives, neighbors, and your co-workers who they are using for this service. This type of recommendation is usually credible.

Online Reviews: They should include the review site known as Yelp, Google Review, Angie’s List and also the Better Business Bureau. Seek for a person with better reviews all the time.

It is recommendable for you to search for contractors that are affiliated with organizations such as the NAHB or the NARI. You can also reach out to Airbnb Property Management Services providers to know about contractors working in your locality.

Step- 3 :- Shortlisting Contractors

Phone Calls: Call a few of the contractors and discuss the project with them. Learn whether they have executed similar tasks before and, if they reply in the positive, whether they are capable of performing work at your price range and before your deadline.

References: Ask for clients that the contractors have worked with in the past few years. Get an idea about how much experience the firm has on the job, how good the firm is in the job, whether the job was done in the right time schedule and on the estimated budget.

Portfolio : Given the said contractor, analyze the pre is focus or concern to detailed facets.

Step 4 : Review of The Credentials and Qualifications

Licensing : Ensure that the contractor possesses a legal working permit as per your state or region. Procedural differences exist, but they must sit for tests and meet insurance and bonding requisites.

Insurance : Ensure that the contractor has also insurance cover within the range of liability insurance and workmen compensation.

Bonding : Ensure you check that the contractor has a bond. A bond is useful where the contractor fails to finish the work or to meet other fiscal obligations as may be required.

Step 5 : Get Estimates

Written estimates : Require the contractors to submit in writing estimates broken down in details of their work. In each of the estimates the breakdown of the labor, material and the other related costs would have to be shown.

Scope of work : According to the research, the estimate should clearly show work content with reference to the work tasks, events, deliverables required in the tasks.

Payment schedule : Explain the payment plan and point out that it is important that it be rational. One red flag that is difficult to overlook is that some contractors will ask for a disproportionately large amount of money at the beginning of the project.

Timeline : It should be understood that the estimate draws a timeline of the project insofar as there is a mention of the possible commencement date and the expected date of project completion.

Step 6 : Finalizing the Contractor

In-person meetings : Interview on face-to-face the best prospects for the positions. From such a visit, one is able to converse with the other party on the specifics and possibly ask questions on the project in addition to establishing the level of professionalism and their manner of communication.

Questions to ask:

For how many years has your business been in the market ?

Do I have or did I compete with others similar to this job in the recent past?

Do you have a List of recent clients and projects handled at your firm?

How do you relate to the management of projects?

Basically, how are contingencies dealt with or managed within a project ?

Step 7 : Finalizing the Contractor

Written contract with details : Once you have selected a contractor all the conditions of job descriptions should be put down in a contract. Here are the details that need to go into a contract :

Scope of work

Payment schedule

Timeline

Materials and specifications

Change order policy

Warranty and guarantees

Site plan and cleanup

Step 8: Keep Talking

Regular Updates: Make with your contractor a protocol on how you will be communicating.

Site Visits : The owner has to go and check on the site sometimes to ascertain if all that is required is in place.

Change Orders : As for the variations, both addition in the scope of work and reduction in the scope of work are allowed; however, they must be in writing in the form of change order.

Step 9 : Project Completion and Adjournment

Final Inspection : Last but not the least, carry out the last inspection with your contractor regarding the work that has been done.

Punch List : Create a ‘close out list’ of other small items or details which still needs to be attended to before disbursement of money/ payment.

Final Payment : The final payment is required only for the work that will be done to the satisfaction of the customer and all the conditions provided in the signed contract.

Conclusion

In this aspect, therefore, planning, research, and communication are key when attempting to hire the right contractor in renovation. Adhering to the outlined steps will help you arrive at a contractor who is going to deliver on their promise and most importantly, complete the project within the right time and cost.

A renovation can be very successful : visually and feasibility and also perhaps in terms of adding value to property. The major and crucial component of the process is spending time and effort in the selection of the right contractor to ensure a pleasant renovation experience. Search “Property Management Services Near Me”, and choose All Property Services. They’re experts in all sorts of home renovation projects

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kitchbathrem35 · 3 months ago

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Kitchen Bath Remodeling Near Me

Transforming Your Home: The Ultimate Guide to Kitchen and Bath Remodeling Near Me

Introduction

The kitchen and bathroom are two of the most essential spaces in any home. They not only serve critical functional purposes but also significantly influence the aesthetic and market value of your property. If you’ve been contemplating a renovation to modernize these spaces or to adapt them to your changing needs, a professional kitchen and bath remodel could be just what you need. This guide explores the many facets of kitchen and bath remodeling, the benefits of hiring professional services, and why you should consider a local contractor for your next big project.

Why Remodel Your Kitchen and Bath?

Enhancing Functionality

One of the primary reasons homeowners choose to remodel their kitchen and bathroom is to enhance functionality. Over time, the way you use these spaces may change. Perhaps you need more storage, better lighting, or updated appliances that match your current lifestyle. Remodeling allows you to tailor these spaces to better meet your daily needs.

Increasing Home Value

A well-executed kitchen and bath remodel can significantly increase the market value of your home. According to various studies, kitchen and bathroom upgrades offer some of the highest returns on investment compared to other home improvement projects. Potential buyers often look for modern, stylish, and functional kitchens and bathrooms, making these upgrades a smart financial move.

Improving Energy Efficiency

Modern kitchen and bath remodels often incorporate energy-efficient appliances, fixtures, and materials. Upgrading to LED lighting, water-saving faucets, and energy-efficient appliances not only reduces your carbon footprint but also lowers your utility bills, making your home more environmentally friendly and cost-effective.

Enhancing Aesthetics

A remodel allows you to bring your vision to life, creating a space that reflects your personal style. Whether you prefer a sleek, contemporary look or a more traditional design, a kitchen and bath remodel can transform your home’s aesthetic, making it more enjoyable and visually appealing.

The Benefits of Hiring Professional Remodeling Services

Expertise and Experience

Professional remodelers bring a wealth of expertise and experience to the table. They are skilled in various aspects of construction and design, ensuring that your project is executed to the highest standards. Their knowledge of building codes, materials, and techniques helps avoid common pitfalls and ensures a smooth remodeling process.

Quality Workmanship

Hiring a professional guarantees quality workmanship. Professionals have access to high-quality materials and tools that may not be readily available to DIY enthusiasts. They also have the skills to execute complex tasks with precision, resulting in a finished product that is both beautiful and durable.

Time and Cost Efficiency

While DIY projects can be rewarding, they often take longer and can end up costing more due to mistakes and unexpected issues. Professionals streamline the remodeling process, ensuring that the project stays on schedule and within budget. Their established relationships with suppliers can also result in cost savings on materials.

Comprehensive Project Management

A professional remodeling service provides comprehensive project management, handling everything from initial design to final installation. This includes obtaining necessary permits, coordinating with subcontractors, and managing timelines. Their oversight ensures that every aspect of the project is executed efficiently and effectively.

Why Choose a Local Contractor for Your Remodeling Project?

Familiarity with Local Building Codes and Regulations

Local contractors are well-versed in the building codes and regulations specific to your area. This knowledge ensures that your remodel complies with all legal requirements, avoiding potential fines or delays. Their familiarity with local inspection processes also helps streamline the project.

Accessibility and Availability

Choosing a local contractor means you can easily reach them for consultations, updates, and any issues that may arise during the project. Their proximity allows for more frequent site visits and hands-on management, ensuring that your project progresses smoothly.

Supporting the Local Economy

Hiring a local contractor supports the local economy by keeping money within the community. Local businesses often source materials from nearby suppliers, further contributing to the economic well-being of the area. Additionally, local contractors are more likely to take pride in their work and reputation within the community.

Personalized Service

Local contractors often provide more personalized service compared to larger, national companies. They are invested in their community and strive to build lasting relationships with clients. This means you can expect a higher level of customer service, attention to detail, and a commitment to ensuring your satisfaction.

Key Considerations for Your Kitchen and Bath Remodel

Budget

Establishing a clear budget is crucial for any remodeling project. Consider all aspects of the remodel, including materials, labor, permits, and contingencies. It’s important to have a realistic understanding of costs and to set aside a portion of your budget for unexpected expenses.

Design and Layout

The design and layout of your kitchen and bathroom should reflect your personal style while maximizing functionality. Work with your contractor to create a design that meets your needs and complements the overall aesthetic of your home. Consider factors such as workflow, storage, lighting, and accessibility.

Material Selection

Choosing the right materials is essential for both the durability and appearance of your remodel. High-quality materials may cost more initially but can save money in the long run by reducing maintenance and replacement costs. Consider materials that are durable, easy to clean, and resistant to moisture and wear.

Contractor Selection

Selecting the right contractor is one of the most important decisions you’ll make. Look for a contractor with a solid reputation, positive reviews, and a portfolio of similar projects. It’s also beneficial to choose a contractor who is licensed, insured, and offers warranties on their work.

Popular Trends in Kitchen and Bath Remodeling

Kitchen Trends

Open Concept Layouts: Open floor plans that combine the kitchen with adjacent living spaces continue to be popular. This design promotes a sense of spaciousness and facilitates better interaction during gatherings.

Smart Appliances: Integrating smart technology into kitchens is becoming increasingly common. From smart refrigerators to voice-activated assistants, these appliances offer convenience and efficiency.

Sustainable Materials: Eco-friendly materials such as bamboo, recycled glass, and reclaimed wood are gaining popularity. These materials are not only sustainable but also add a unique touch to kitchen designs.

Bold Backsplashes: Colorful and patterned backsplashes are a great way to add personality and visual interest to your kitchen. They serve as a focal point and can tie together various design elements.

Bathroom Trends

Spa-Like Retreats: Homeowners are transforming their bathrooms into spa-like retreats with features such as rainfall showerheads, freestanding tubs, and heated floors. These elements create a luxurious and relaxing environment.

Minimalist Designs: Clean lines, neutral colors, and simple fixtures characterize minimalist bathroom designs. This style creates a serene and uncluttered space.

Double Vanities: Double vanities are a practical addition for shared bathrooms, providing ample space for two people to use the bathroom simultaneously.

Accent Walls: Adding an accent wall with tiles, paint, or wallpaper is a popular way to add depth and interest to bathroom designs. This trend allows for creativity and personalization.

Steps to a Successful Kitchen and Bath Remodel

Initial Planning

Start with a clear vision of what you want to achieve. Gather inspiration from magazines, websites, and social media platforms. Create a list of must-haves and nice-to-haves to guide your planning process.

Budgeting and Financing

Determine how much you are willing to spend and explore financing options if necessary. Having a well-defined budget helps in making informed decisions and prioritizing various aspects of the remodel.

Hiring a Contractor

Research and interview multiple contractors to find the right fit for your project. Ask for references, review their portfolio, and ensure they are licensed and insured. A good contractor should be able to provide a detailed estimate and timeline for your project.

Design and Material Selection

Work with your contractor or a designer to finalize the design and select materials. Consider factors such as durability, maintenance, and aesthetic appeal. Make sure all selections are within your budget.

Permits and Approvals

Depending on the scope of your remodel, you may need permits and approvals from local authorities. Your contractor should handle this process, ensuring that all work complies with local building codes and regulations.

Construction Phase

During construction, maintain regular communication with your contractor to stay updated on progress and address any issues promptly. Be prepared for some disruption to your daily routine, especially if you are living in the home during the remodel.

Final Inspection and Walkthrough

Once construction is complete, conduct a thorough inspection with your contractor. Make sure all work meets your expectations and any issues are addressed before final payment. A reputable contractor should provide a warranty for their work, giving you peace of mind.

Conclusion

A kitchen and bath remodel is a significant investment that can enhance the functionality, aesthetics, and value of your home. By hiring professional services and choosing a local contractor, you can ensure a successful and stress-free remodeling experience. Whether you’re aiming for a complete transformation or a subtle update, the right team will help bring your vision to life. Embrace the opportunity to create spaces that reflect your personal style and meet your practical needs, turning your house into the home of your dreams.

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