NARI CotY 2021 Winner for Region 5 South Central
Residential Interior $100,000 to $250,000
PROJECT GOALS & HOW THEY WERE ACHIEVED
The homeowners contacted us wishing to remodel their master suite. With drawings and selections in hand they had thoroughly thought through their wishes and desires for the space. At our first meeting they discussed their issues with poor air flow, poorly sealed floors/walls/ceiling, not enough storage space for the bedroom and closet, and living with an outdated master bath with a dark, cave-like shower. These were the problems that needed to be addressed.
To achieve their goals, we brought in our HVAC specialist and a moisture control specialist. We removed the chase for the existing HVAC return and re-routed all of the HVAC ducts to create the most efficient solution as possible. The moisture specialist prescribed to have the crawl space beneath the house excavated and to install a combination of underground drainage, new vapor barrier, and spray foam insulation. This would resolve the moisture and air-flow issues coming from below. By taking all spaces in the master suite to their studs, we were able to install new wall insulation, blown attic insulation and spray foam insulation to ensure the envelope of the space was fully sealed.
The new floorplan layout added much needed storage including wall-to-wall, full-height, glass-front wardrobe cabinets installed in the master bedroom and re-working the master closet to include more functional storage. A new, larger, built-in desk was designed for the office. These modifications provided ample storage for the homeowner’s needs.
The new layout for the master bathroom included removing the bathtub and rearranging the fixtures to create a huge walk-in shower, large water closet, and larger vanity with full-height tower storage.
ENHANCING THE EXISTING STRUCTURE’S
The existing room layout was kept as the traffic flow served the needs of the homeowners well. With minor adjustments to the door and window sizes and locations and reconfiguring the plumbing layout in the bathroom, we were able to optimize the space for the homeowners use.
We removed the dated tub and furr-downs in the master bathroom and installed a large custom vanity with floor to ceiling storage cabinets at each end. The new vanity substantially increased the counterspace for the homeowners providing much greater functionality.
From the quartzite countertops in both the master bath and the master closet and the custom teak floating shower bench to the heated marble floors and combination of rift-cut oak, frameless cabinetry and beaded inset painted cabinetry, every material used in the project was carefully thought through for its durability, longevity, quality, and aesthetic appeal. We installed flush mount LED 360-degree adjustable lighting in every ceiling so the homeowners would always have the option to illuminate exactly where they needed. The full-height master bedroom wardrobes, and master bath cabinetry were upgraded to include LED strip lighting all the way around the cabinet opening to illuminate the entire interior of the cabinets.
ENHANCING THE EXISTING STRUCTURE’S
The homeowners wanted the design to match the rest of the house seamlessly. We had custom trim milled for the project to match the existing profiles exactly. In the hallway, we installed custom wall paneling built up to a large pocket door, seamlessly connecting this section of the house to the remainder of the home with this unique custom detail. Careful planning went into ensuring the dimensions and layout of the custom cabinetry in the master suite matched the wall-to-wall and floor-to-ceiling cabinet style and proportions of the rest of the home. Contrasting elements of brushed nickel metal accents with warm wood tones are balanced with the creamy white and warm gray paint colors and textiles used throughout this master suite. The spaces themselves are a great balance of heavy visual elements, such as the cabinets, juxtaposed with the clean lines and open space remaining in each room. The combination of all the materials used and the carefully planned layout, create the modern and clean aesthetic the homeowners were envisioning.
Evidence of Superior Craftmanship
This project put our craftsmen to the test. Each room has detail that contributes to this showcase project that required extreme precision. In the master closet, a built-in custom bench with storage was installed. Working around the existing framing and ensuring the bench and surrounding paneling matched up was no small feat.
In the master bath, the vanity cabinet includes a high countertop backsplash with wall mounted faucets accented by a custom mirror to the ceiling with narrow through glass sconces leaving no room for error.
The office’s desk system and master vanity are custom made with grain matched, rift-cut and hand-crafted cerused white oak. The outstanding finish was completed by hand on the jobsite by a local decorative artist.
The entry hall paneling and pocket door system are a true showcase to the skills of the trim carpentry in this project. The wall paneling was built from floor to ceiling and carried though to the matching paneled pocket door. The wall paneling lines up exactly with the custom full-height wardrobe cabinets on the master bedroom side. The look is seamless with the 3’ wide pocket door disappearing into the paneled wall. This section completes the seamless look of this unique transitional design.
INNOVATIVE USES OF MATERIAL AND METHODS OF CONSTRUCTION USED IN THIS PROJECT
This project called for the top in innovation from our suppliers and subcontractors for the project to be built to the highest standards. Schluter Ditra-Heat was installed beneath the white marble flooring and included a programmable thermostat for the homeowners to ensure the bathroom floor was heated prior to their use in the morning. The spray foam insulation installed beneath the floor of the bathroom ensures the Schluter system is operating at maximum potential. The designer selected a glass tile for the master shower that was available in both a textured tile and smooth tile, the combination of the two tiles create a unique texture for the shower walls that is both beautiful and discreet. Carefully and precisely drilled holes were required to mount the shower fixtures, glass hinges, and the shower seat through this textured glass tile.
The homeowners requested a teak shower bench but were not pleased with the available prefabricated options. We designed and built a custom teak shower bench to exacting specifications and retained a local metal fabricator to make custom stainless steel supports for the bench to cantilever from the wall, contributing to the modern, open feel of the bathroom.
This project had its share of difficulties with the streamlined design and sophisticated material selections. One major difficulty stemmed from the height of the cabinetry and the access to both the closet and bathroom through the hallway. Due to the height of the cabinetry we were not be able to bring in fully built cabinets, we had to manufacture the pieces of cabinetry, deliver them, assemble all cabinets within each room like a jigsaw puzzle and then install. This was especially difficult due to the amount of full-height cabinetry on this project. The access issue also caused stress for the large bathroom mirror. The mirror, designed to be one large piece, had to be carefully maneuvered through the bedroom and hallway, making a complete 180 degree turn to get into the bathroom in the correct orientation to be installed.
Additionally, the “zero tolerance” spacing on the vanity required the electrical for the wall sconces, the plumbing for the sink faucets, backsplash, and mirror to be absolutely precise. The mirror installed between the two tower cabinets and reaching from the top of the backsplash to the ceiling had to be made perfectly, as there was no molding to cover any gaps or mis-alignment. The electrical for the wall sconces had to be threaded through small precut holes in the mirror for the linear sconces that only allowed for a 1/2” margin of error.
OVERCOMING DIFFICULT OBSTACLES
The largest obstacle we had to overcome was the custom wall paneling in the hallway and how the hallway paneling would integrate with the cabinet paneling on the full-height wardrobes in the master bedroom. Both the interior designer and architect on the project had visions of what they thought it should look like, but were not clear on exactly how to make it happen. Many meetings on site ensued to tweak the design for the perfect layout.
This project is exactly what all parties involved envisioned for the space, and the final result is a stunning, modern, and relaxing master suite that the homeowners are thrilled with and will enjoy for many years.
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.
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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