NARI CotY 2017 Greater Dallas, Regional, and National Winner
Entire House $750,001 to $1,000,000
PROJECT GOALS & HOW THEY WERE ACHIEVED
The homeowners came to us seeking an update and expansion of their home to meet their current and future needs. The layout of the home, while functional with a fairly spacious living room, was cramped in most other areas including the kitchen and was lacking in good storage spaces. They emphasized several major points in our preliminary meeting:
- Expand the kitchen and create an open low for entertaining.
- Create a master suite with large walk-in closet, spacious bath, and bedroom
- Add a guest bedroom and bathroom
To achieve their goals, it was determined that adding a 2nd floor would be the best option so as not to lose the backyard space. The addition on the 2nd floor includes a playroom, kid’s bedroom & bath, and the new guest bedroom and bathroom. By moving the additional bedrooms upstairs, we were able to create a more spacious downstairs layout for entertaining and opened up enough space for their desired master suite. The house was expanded from approximately 1,900 square feet to 3,700 square feet.
The walls highlighted in blue on this image of the existing floorplan are the walls that remained after demolition and were ultimately used in the final construction of the project.
Most of the rooms were completely reconfigured with the exception of the kitchen and living/sitting room. Both of those were modified but remained in their same locations. The dining room and front porch also remained in their existing locations but were updated with new finishes.
ENHANCING THE EXISTING STRUCTURE’S FUNCTIONALITY
The new spacious layout of the home works well. The private study and formal dining room lead to the large chef’s kitchen and grand living room. A large master suite allows the homeowners privacy while the new attached garage is extremely functional. The new mudroom gives the homeowners a space to stash their coats and shoes while also separating the newly attached garage from the living room.
While designing the project we incorporated many built-in cabinets for additional storage in the open spaces, as well as larger closets with built-in dressers and adjustable hanging shelves. All trim installed throughout the project is hardwood for durability. Beautiful stone countertops were installed for function and aesthetics. Durable hardwood flooring was installed with a high-traffic finish coat to add extra durability. A sound barrier was installed beneath the flooring to reduce the noise from the 2nd floor.
We installed recessed can lighting throughout the home to illuminate all of the spaces. Exterior flood lights were installed around the exterior for security and outdoor activities. Wall sconces were installed in the powder bath and master bathroom for vanity lighting. Pendants were installed in the kitchen/ breakfast, dining room, study, and stair hallway for decorative lighting. LED undercabinet lights were installed in the kitchen, butler’s pantry, and laundry.
Fire rated attic stairs were installed in both the garage and one upstairs closet. The door from the garage to the mudroom is also fire-rated. Carbon Monoxide and Smoke Detectors were installed throughout the home. All shower glass in tempered. All construction was complete per current building codes.
One feature we included was a drain in the center of the laundry/utility room. In addition to the drain located in the drip dry area, this feature allows the homeowner an easy way to clean the floor as well as peace of mind if her washer broke to prevent flooding of the room or additional damages.
ENHANCING THE EXISTING STRUCTURE’S AESTHETICS
The classic white exterior with black accents really highlight the new design. Black aluminum clad windows, gutters, and standing seam metal roofing all make the exterior really stand out. The interior design focuses on neutral colors for the trim and finishes which is enhanced by the various pops of color found in the wallpaper and furniture including mixed metal accents throughout.
We used classic inset shaker style cabinets painted white with an added cove molding on the inside of the panels to create added depth and texture. The use of honed Carrara marble starts at the kitchen countertops and continues up for the backsplash. The use of Carrara marble is repeated throughout the home in the butler’s backsplash, master bathroom tile & countertops, powder bath vanity, and upstairs bath shower floor.
Evidence of Superior Craftmanship
INNOVATIVE USES OF MATERIAL AND METHODS OF CONSTRUCTION USED IN THIS PROJECT
One of the more unique features in this project is the barn style door entry to the study. Instead of the typical pocket style door, the homeowners opted for this more unique accent. It emphasizes the seeded glass and design of the door while continuing the white and black contrasting elements from the exterior of the home. It really draws your eye when you walk through the front door.
While installing the beveled subway tile in both of the upstairs bathrooms we ran into some difficulty with coursing the tile out properly where the tile wainscot wrapped the tub walls and the shower curb. The unique way we handled this was to install matching quartz from the countertop as wall caps to create an end for the tile to terminate behind.
OVERCOMING DIFFICULT OBSTACLES
The engineer called for steel beams to sandwich wood beams beneath the existing foundation for the second floor support, creating a hybrid laminated beam. In order to cause the least amount of damage, we cut some strategic holes in the subfloor and wove the newly sandwiched beams beneath to rest on the piers. Several additional piers were also required for the new loads. All exterior piers were dug with a drilling rig and the interior piers were dug with a small machine which fit inside the home.
Steel columns were used at both front and back porches wrapped with brick to match the aesthetic of the home but also provide additional support.
BEFORE & AFTER PHOTOGRAPHS
Look what Dallas homeowners are saying about Blackline!
“I am likely to recommend Blackline Renovations to a friend because my client is very responsive, innovative, and they're terrific at doing large jobs as well as small jobs.”
— Customer in Dallas, TX
from Guild Quality
“I used Blackline Renovations for a long overdue remodel of my kitchen, laundry, and living room areas. I had talked to a few companies over the years prior to meeting with Blackline. Having had a bad experience 3 years before, I was reluctant to start the process again. Chris and his team seemed different. They were knowledgeable, organized, and seemed excited about the prospects of turning my 1961 kitchen into something I could enjoy and be proud of. This would turn out to be a down to the studs renovation for approx. 50% of my house. Projects of this scope and duration are never without inconvenience, but it went smoother than anticipated. From design (I only had a general idea of what I wanted; few details), to project management, to execution, I can’t think of anything I would change. The end result is beautiful. The people were great to work with, and the results exceeded my expectations. Chris, Taff, and Jennifer listen and clearly care about the work they do.”
— Glen L.
“Blackline delivered a fabulous renovation of our kitchen and den. From design to plan to execution to cleanup, the whole team went above and beyond. The 8-month project was completed on-time and within budget. The quality of the craftsmanship is excellent. We are extremely pleased with the beautiful new space and would highly recommend Blackline.”
— Stacy C.
“We highly recommend Blackline Renovations. Chris, Taff and Jennifer are true professionals. They are responsive, organized, creative and made our bathroom renovation a seamless process. They went above and beyond. If you are looking to do some renovations look no further. We’re looking forward to working with Blackline again.”
— Elizabeth L.
— Darlene & Bill S.
“Chris and his team were always very professional. The scheduling, design and craftsmanship was exactly what I hoped for. I would not hesitate to use Blackline Renovations again and recommend them to friends and family.”
— Joel B.
“We used Blackline for two separate projects over the span of one year, and are thrilled with the results from both projects! Blackline did a kitchen/bath/laundry room remodel, as well as a back deck construction and we couldn’t be happier with the results. The Blackline team was very communicative, knowledgeable and overall great to work with. Would use and recommend them again.”
— Jaime G.
“Blackline Renovations did an outstanding job on my kitchen and master bed/bath remodel. What set them apart was their attention to detail on every aspect of the project. We would meet at my house on a weekly basis to review what we completed the previous week and what was on the to-do list for the upcoming week. It was very helpful to be consistently informed on the work of the project which kept any surprises to a minimum. The team was extremely professional, knowledgable, and courteous. They went above and beyond to make sure I was satisfied with the project all along the way. The quality of work was fantastic. They did not cut corners and kept to the scheduled timeline. I would highly recommend Blackline Renovations.”
“Chris Black and his team took it down to the studs to renovate the kitchen, master closet and new laundry. We also enclosed a porch, refinished the floors throughout, added attic insulation and poured a new driveway for our 1929 cottage. He was great to work with and had excellent weekly communication. We appreciated that he was very well organized and stayed on budget. I highly recommend him and I will use his company again.”
“Blackline Renovations renovated a guest bathroom for our home two years ago. We were and have been very satisfied with their work. Chris Black was professional every step of the way. We were satisfied with keeping to the timeline and budget. I was especially impressed with Blackline’s subcontractors. Everyone did a great job. We would definitely use Chris for future projects and have recommended him to many in our neighborhood.”
— T. S.
“The team has been fantastic and easy to work with. They bring all decisions to me and communicate clearly. The team is always available for concerns and questions. I am constantly updated on the project and workers. Best experience ever!”
— Paige M.
“The completed project looks amazing and could not be any better. Each person we dealt with was very professional, courteous, and they worked with us to make everything as easy as possible. Working with them was super easy and the final product was impeccable.”
“The entire process from initial meeting, design, bid out of costs and actual construction was flawless. We were looking for a turn key contractor and we found it with Chris Black — with the added bonus of very high quality workmanship. We valued Chris’ input on design and construction, his experience gave us confidence. Once we got started, the communication of each phase of the process was detailed, timely. Our quality standards are high — and Chris met each one of them. AND came to the table of with solutions to each problem. We loved that he personally got involved and connected to our project.”
“I’d never lived through a remodeling project, but I’d been warned about it. And in our initial meeting, Chris Black didn’t sugar coat it. He said life would be tough at first, but that I’d love the final product. He was right. We communicated well and often from the initial planning stages, through demolition and construction, and during the final details. Chris gave sound advice, but didn’t flinch when I made unexpected changes. He stayed within his initial cost estimate. The project took longer than expected—but for good reason, and Chris kept me well-informed daily. I love my new kitchen and bath. And while I can’t yet afford my next project, I’ve already talked with Chris about it and look forward to the day it becomes reality. I’ll be a return customer.”
“Chris Black did an excellent job on our garage project. Chris was very professional, attentive to our requests—including the changes we made during the project—and kept us informed on a daily basis of what had happened and what was to come next. Overall, the project went very well, was completed in a timely manner and to our satisfaction. I would recommend him to anyone looking to do new construction or a remodel.”
“Chris Black did an excellent job of keeping me informed of my project at all times. The paperwork was clear and easy to understand. My needs were understood clearly and the end result was exactly what I wanted. I would definitely recommend Chris Black to any of my friends. I love my kitchen… it looks great!”
“I thoroughly enjoyed working with Chris. I felt informed at all stages of the process, and felt as if he truly cared about my satisfaction with the job. Chris was always available to discuss any questions or concerns I had. The process was as painless as I can imagine it could be, and I’m thrilled with the result.”
“I like [Chris Black] a lot, and found his approach quite refreshing. Even more, he followed up consistently and made me feel he wanted the job. I would recommend Chris Black to anyone who would ask. I definitely appreciated all of the efforts that made this a pleasant experience. I hope we will have another opportunity to work together in the future.”
“Chris Black and his team fit the bill for my bathroom remodel. Chris Black was very hands on and kept me informed regularly. He managed his subs accordingly and was very flexible with my decision process and change requests. The project took longer than anticipated, but you can’t rush perfection. I would recommend Chris Black to others seeking professional rebuild/remodel projects.”
“From day one, Chris Black was courteous, fair and professional. They went out of their way to understand what I wanted, then delivered the project early and under budget. I would recommend them to any of my friends or family that are looking for an honest, straightforward and professional contractor.”
“Chris Black was very knowledgeable and professional in all areas of our remodeling. He was open to our ideas, questions, and suggestions and worked very hard to find ways to accommodate any of our special requests. He had a good relationship with all his subcontractors, and I feel that helped make the job go more smoothly and keep us on our timeline. We love our new kitchen, half-bath, and updated ceilings and floors in all downstairs rooms! I will definitely call Chris when I ever need more remodeling work done.”
“Chris Black was thoroughly professional. The project was completed on time, on budget, and with the highest possible quality of professionalism. The few minor problems that were encountered were handled quickly and completely. If I do any building or projects in the future, I’m calling them.”
— A.S. & H.S.
“Strangers coming into your home to rip out walls and fixtures and then to rebuild a large portion of your house is unsettling. But Chris made the process smooth and user friendly. We will have them back for more projects. The quality of the work was excellent and the outcome pleased us no end. They know what they are doing…and they let you in on all the decisions and the step-by-step process. You never feel out of control with them. It was most comfortable working with these guys.”
— J.C. & M.S.
Proudly Serving the Following
Dallas, Texas Neighborhoods
Bluffview, East White Rock Lake, Farmers Branch/Hockaday, Forest Hills, Highland Park, Hollywood Heights, Lake Highlands, Lower Greenville, North Dallas, North Dallas, Northwest Dallas, Oak Lawn, Preston Hollow, Royal Oaks, University Park, Uptown, West Dallas, West White Rock Lake