Questions, answered
Remodeling FAQ for Wisconsin Homeowners
T And J All In Remodeling answers every question a Wisconsin homeowner asks before they sign, from how a price is set to who files the permit and what sits behind the tile. One in-house crew, permits filed with your municipality, a written price fixed before demolition.
- Licensed, bonded and insured
- No deposit to start
- Written price fixed before demolition
- Permits filed and inspections booked
- 4.9 out of 5From 60 Google reviewsRead them
- A+Accredited with the Better Business Bureau
- Owner-ledTeli or John on site, no subcontractors, since 2016
- 47Finished rooms photographedSee the gallery
The company, and what it builds
Who T And J is, what it builds, and how a job starts.
Who is T And J All In Remodeling?
T And J All In Remodeling is an owner-led design-build remodeling company based at 985 Georges Avenue in Brookfield, Wisconsin. It is run by a father and son, Teli and John Karampetsos, who quote every job and run the crew that builds it. The company has remodeled homes across Waukesha County and Greater Milwaukee since 2016.
How long has T And J been in business?
T And J has been in business since 2016. Co-owners Teli and John Karampetsos bring more than 30 years of combined remodeling experience to it. Working in the same Waukesha and Milwaukee County towns year after year also means knowing each building department, its permit process and the housing stock it oversees.
What kinds of remodeling does T And J do?
T And J remodels kitchens, bathrooms and basements, and takes on whole home remodels, home additions, decks, exterior siding, commercial build-outs and water damage restoration. One in-house crew handles all nine services, so a project that crosses trades stays on one schedule and one written price. Each service has its own page with the scope, materials and cost guidance.
Can I see finished work before committing?
Yes. The T And J gallery shows 47 photographs of finished rooms, with separate kitchen and bathroom galleries. Every photo is a completed job in Waukesha County or Greater Milwaukee, not a rendering, and each one was built by the same in-house crew that would work on your home. Reviews from past clients are on the testimonials page.
What is design-build, and how is it different from hiring an architect and a builder separately?
Design-build means one company is responsible for both the design and the construction, under one contract. Hiring an architect and a builder separately gives you independent oversight, but it leaves you in the middle when the drawings and the budget disagree. T And J works design-build, so the people who plan the layout and write the estimate are the same people who build it.
Does T And J handle design as well as construction?
Yes. T And J handles design in house, so the layout, cabinetry, countertops, tile and fixtures are chosen with you before any demolition. Each selection goes into the written estimate as an itemized allowance. Settling the design first matters because most cost overruns come from decisions made after the walls are open.
Do you take on small jobs, or only full remodels?
T And J takes on small jobs as well as full remodels, from a single bathroom refresh to a whole house. The scope is settled at the free walkthrough, not screened out over the phone. It is worth asking any remodeler whether your project is the size they normally run, because a job outside a firm’s usual range tends to be scheduled around everything else.
Can you work from plans I already have?
Yes. T And J can work from existing architectural drawings, a measured sketch or a folder of saved photos, and each one shortens the design stage. Bring whatever you have to the walkthrough. An accurate estimate still depends on seeing and measuring the room itself and on knowing the level of finish you want.
How long does the walkthrough take, and what happens in it?
The walkthrough takes about an hour and is free. Teli or John measures the room, checks the walls, plumbing and electrical that the design has to work around, talks through layout options and notes your budget. That visit is the basis for the written, itemized estimate, which is why T And J does not quote prices over the phone.
What happens after I ask for an estimate?
You get a reply within 24 hours to schedule a free in-home walkthrough. Teli or John visits, measures the room and discusses layout and budget, and a written, itemized estimate follows the visit. There is no deposit and no obligation at this stage, and nothing is paid until a contract is signed.
Should I get more than one quote?
Yes. Getting two or three quotes is sensible, as long as you compare them line by line and not by the total. Check that each one covers the same scope, the same material allowances and the same permit and disposal costs, because two quotes for different jobs cannot be compared. T And J itemizes its estimates so that comparison is easy to make.
Is T And J licensed, bonded and insured?
Yes. T And J All In Remodeling is licensed, bonded and insured in Wisconsin and is A+ accredited with the Better Business Bureau. The company pulls its own building permits, which in Wisconsin requires a Dwelling Contractor Qualifier certification. License and insurance details are provided with your written estimate.
How is T And J rated by past customers?
T And J is rated 4.9 out of 5 from 60 Google reviews and is A+ accredited with the Better Business Bureau. The reviews come from homeowners across Waukesha and Milwaukee counties and cover kitchens, bathrooms, whole home renovations and condo remodels. You can read them on the testimonials page.
Which towns and counties does T And J serve?
T And J serves Waukesha County and Milwaukee County from its base in Brookfield. That includes Elm Grove, Wauwatosa, New Berlin, Pewaukee, Menomonee Falls, Sussex, Hartland, Oconomowoc, Muskego, Franklin and Milwaukee. Each municipality runs its own building department, so T And J files the permit and books inspections with the office that covers your address.
Do you work on older homes?
Yes. Older homes are a regular part of T And J’s work, because much of the housing in Greater Milwaukee is pre-war or mid-century. Out-of-square walls, undersized electrical service and aging supply plumbing are common in these houses. When something hidden turns up, it is shown to you and priced as a written change order before work continues.
Why should I pick an owner-led remodeler over a larger firm?
The main reason is accountability. With an owner-led remodeler, the person who priced your job is on site while it is built. At T And J that is Teli or John Karampetsos, working with an in-house crew and no subcontractors, so questions about schedule, scope or quality go straight to an owner. A larger firm usually puts a salesperson and a project manager between you and the people doing the work.
I only have a question, not a project yet. Can I still ask?
Yes. You can call or send a message with a question even if a project is a year or more away, and there is no charge or obligation. Early questions about scope, budget ranges or permits are worth asking, because the answers often shape what you plan. When you are ready, the T And J walkthrough and written estimate are also free.
How do I book a free walkthrough?
Call T And J at (262) 352-9525 or use the contact form on this site. You will get a reply within 24 hours to set a time. Teli or John then visits your home, measures the room and notes your budget, and a written estimate follows. The visit is free and carries no obligation.
Planning, cost and paperwork
What drives a price, how to get a real number, and what the paperwork has to say.
Where do I start if I have never remodeled before?
Start with three things: which room, a rough budget range, and a list of what does not work about the space today. Then have a contractor measure the room, because a written estimate based on your actual layout tells you more than online averages can. T And J provides that first walkthrough and estimate free, with no obligation.
How does T And J price a remodel?
T And J prices a remodel only after seeing the room, never over the phone or from photos. Teli or John measures the space at a free walkthrough, reviews layout options and notes your budget. You then receive a written, itemized estimate with one fixed price, agreed before demolition starts.
What makes one remodel cost more than another?
Three things drive most of the difference: the size of the room, how much the layout changes, and the materials you choose. Keeping plumbing, gas lines and walls where they are costs far less than moving them. On a T And J kitchen estimate, the choice between stock and custom cabinets is usually the largest single swing.
Should I expect a fixed price or a time and materials quote?
For a remodel with a defined scope, expect a fixed price. Time and materials billing makes sense only when the work cannot be defined in advance, so if a contractor proposes it for a standard kitchen or bathroom, ask what is still undecided. T And J quotes one written fixed price, and any later change is priced as a change order you approve first.
Why do quotes from different contractors vary so much?
Quotes vary mostly because the contractors are not pricing the same job. One may assume stock cabinets where another assumes custom, or leave out the permit, debris disposal or an electrical panel upgrade. Compare quotes line by line, and treat an unusually low number as a question about what is missing, not as a bargain.
Does moving plumbing or electrical add much?
Yes. Moving plumbing or electrical is one of the most expensive changes in a remodel. Relocating a toilet, sink or range means opening floors or walls, running new supply, drain and vent lines or new circuits, and passing another inspection. Keeping fixtures where they are is the most reliable way to protect a budget.
How do I avoid the remodel costing more than planned?
Make every selection before demolition, insist on an itemized estimate, and ask what each allowance actually covers. Most overruns come from decisions postponed until the walls are open, not from a contractor raising the price. T And J closes selections during the design stage and holds one fixed price for that reason.
How much should I hold back as a contingency?
Plan a contingency of about 10 to 15 percent on top of the contract price, and more for an older home where no one knows what is behind the plaster. It covers hidden conditions such as old wiring, failed plumbing or rot. T And J prices anything it uncovers as a written change order, so that money is spent only with your approval.
Do I need an architect for a remodel?
Most remodels that stay inside the existing footprint do not need an architect. You will want an architect or a structural engineer when a load-bearing wall moves, square footage is added or the roofline changes, because those changes affect the structure and the permit drawings. T And J tells you at the walkthrough which side of that line your project is on.
Should I remodel one room at a time or do several at once?
Doing several rooms at once usually costs less per room, because demolition, permits, the dumpster and trade visits are shared. The trade-off is a higher total, a longer schedule and more of the house out of service at one time, so many homeowners phase the work in two or three stages. T And J’s written schedule shows which rooms are out of service and when.
Will a remodel add value to my home?
A remodel usually adds value, but rarely its full cost. Kitchens and bathrooms return the most, because buyers judge those rooms first. The real return depends on how your home compares with others on your street, so it is a local question more than a national average. If you expect to sell within a few years, keep the scope in line with comparable homes nearby.
Do I need a written contract for a remodel in Wisconsin?
Yes. Get a written contract for any remodel, whatever its size. It should state the scope of work, the price, the payment schedule and the timeline, and it is what both sides refer to if a question comes up later. T And J provides a written, itemized estimate before any demolition, and nothing is paid until a contract is signed.
What should I check before signing anything?
Check five things: the scope matches what you discussed, every allowance is stated, permits and disposal are either included or clearly excluded, the payment schedule is written down, and the contractor’s license and insurance are current. In Wisconsin, a contractor who pulls a building permit for a one- or two-family home must hold a Dwelling Contractor Qualifier certification. T And J is licensed, bonded and insured and pulls its own permits.
Can I get a cost range before booking a visit?
Yes. T And J publishes starting ranges on its service pages: kitchen remodels from about $17,000, bathrooms from about $12,000 and finished basements from about $20,000. Those are planning ranges, not quotes, because they cannot account for your layout, plumbing or selections. The exact figure comes in writing after the free walkthrough.
Do I have to pay anything to get a price?
No. The in-home walkthrough is free, the written, itemized estimate is free, and T And J takes no deposit at either step. The first payment is due only after you sign a contract.
What is in a T And J written estimate?
A T And J written estimate lists the scope of work line by line, an allowance for each selection such as cabinets, tile and fixtures, the permit and disposal costs, the payment schedule and one fixed price. It is detailed enough to compare against another contractor’s quote, and it becomes the reference for both sides once work starts.
What is an allowance, and why does it matter?
An allowance is a set dollar amount in the estimate for an item you have not chosen yet, such as tile, a faucet or light fixtures. It matters because a low allowance makes a quote look cheaper than the finished job will be, and two quotes with different allowances cannot be compared fairly. T And J states the allowance on each line so you can see what it will buy.
What is a change order?
A change order is a written, priced change to the agreed scope of work, signed before that work is done. It is used when hidden damage is found or when you decide to change something mid-project. T And J issues a change order in both cases, so the contract price never moves without your signature.
Are permits and disposal included in the price?
Yes. Permit fees and debris disposal are included in a T And J price and listed on the estimate. Both are commonly left out of contractor quotes and both add real cost, so when you compare bids, ask each contractor whether the permit and the dumpster are in or out.
Is the cheapest quote ever the right choice?
Only when it covers the same scope as the others, which is rare. A noticeably low bid usually leaves something out, such as the permit, an electrical upgrade or a realistic material allowance, and that cost comes back later as a change order. Ask each contractor to walk you through what is excluded before you decide.
How do I compare quotes if the materials are different?
Ask each contractor to price the same materials: the same cabinet line, countertop and tile. Otherwise you are comparing products, not contractors. If that is not possible, compare the allowance each quote sets for those items. T And J names the material and the allowance on every line of its estimate, which makes a like-for-like comparison possible.
What is a realistic scope for my budget?
That depends on the room and its condition, which is why it is settled at the walkthrough. T And J measures the space and tells you what your budget can cover, for example a surface refresh, a mid-range remodel or a full renovation. Bring a budget range instead of a single ceiling number, because a range lets the scope be matched to it.
Can I phase the work over a couple of years?
Yes. Phasing works well when it is planned as one project from the start. The plumbing and electrical rough-in for later phases should be done while the walls are open in the first phase, because opening the same wall twice costs more than the wait saves. T And J plans the phases around the permit and the demolition for that reason.
How far ahead should I be planning?
Start planning three to six months before you want construction to begin. Design, material selections and permit review all happen before demolition, and cabinet lead times fall inside that window. T And J schedules interior work year-round, and winter slots usually have the shortest wait.
Permits, code and timeline
Who files, which Wisconsin code applies, what gets inspected, and what sets a start date.
Which Wisconsin code applies to a home remodel?
The Wisconsin Uniform Dwelling Code (UDC) sets the building standards for one- and two-family homes, and your municipality enforces it through permits and inspections. Plumbing is inspected separately under SPS 382 to 384 at the rough-in stage. Commercial buildings fall under the Wisconsin Commercial Building Code instead.
Do I need a permit for every remodel?
No. Cosmetic work such as painting, flooring or replacing a faucet in the same location generally does not need a permit. Structural changes, new or relocated plumbing and electrical work, and additions generally do. Each municipality sets its own threshold, so T And J confirms the requirement with your building department before the job is priced.
Who files the permit, me or T And J?
T And J files the permit and schedules every inspection, so you do not deal with the building department yourself. That applies in every municipality the company serves, from Brookfield and Elm Grove to Oconomowoc. In Wisconsin, the contractor who pulls a building permit must hold a Dwelling Contractor Qualifier certification, and electrical and plumbing permits go to licensed trades.
How long does permit approval take?
Permit approval takes anywhere from a few days to several weeks, depending on the municipality, the season and the size of the project. Additions take longest, because they need plan review and often a survey. T And J builds the review time into your written schedule, since permit review and material lead times together set the start date.
What happens if work is done without a permit?
Unpermitted work can lead to a stop-work order, fines and an order to open finished walls for inspection. It also causes problems at resale, when a buyer’s inspector or the title company finds work with no permit record, and it can give an insurer grounds to dispute a claim. T And J pulls a permit on every job that requires one.
Does a permit raise my property taxes?
A permit does not raise your property taxes by itself. A finished improvement can raise your assessed value, because assessors review permit records, and how much depends on your municipality’s assessor. The question comes up most with finished basements, and T And J’s guide on finished basements and property taxes covers what to expect.
Do I need to be home for inspections?
Usually not, as long as the crew has access to the house. T And J schedules each inspection as part of the job and tells you in advance about any visit that does need you present.
How long does a remodel take?
It depends on the room. A full kitchen renovation takes 5 to 8 weeks of construction, a full bathroom 3 to 5 weeks, a finished basement about 6 to 10 weeks and a whole house renovation 4 to 9 months. Those are T And J’s construction times once the permit has cleared and materials have arrived. Design, selections and permit review come before them.
Which parts of a remodel take the longest?
The waiting usually takes longer than the building. Permit review and material lead times, especially for custom cabinets, windows and shower glass, account for more calendar time than construction does. T And J orders long-lead materials during the design stage so they arrive before demolition, not after.
Does T And J build through the Wisconsin winter?
Yes. Kitchens, bathrooms and basements are built inside the heated house, so interior remodeling runs through winter on the same schedule as summer. Winter is often the quickest time to get started, because crew capacity is freer and cabinet lead times tend to be shorter. T And J schedules exterior work such as decks and siding around the weather.
Who is allowed to do plumbing and electrical work in Wisconsin?
In Wisconsin, plumbing and electrical work must be done by licensed trades, who hold the plumbing and electrical permits for the job. Plumbing is inspected under SPS 382 to 384 at rough-in, before the walls are closed. On a T And J project, licensed trades hold those permits and T And J books every inspection with your municipality.
How soon can work start?
Work can start once the design is settled, the selections are made and the permit is issued, which is usually several weeks after you accept the estimate. The longest material lead time, often cabinets, typically sets the real date. T And J gives you a start window with the written estimate.
Can exterior work be done in winter here?
Some of it can. Siding can be installed in cold weather within limits, since vinyl turns brittle and some products have a minimum installation temperature. Deck footings and other concrete work are harder once the ground freezes, so most decks are built from spring through fall. T And J uses winter for design and permitting so exterior work can start as soon as conditions allow.
Why do remodels run late?
Remodels run late mainly for three reasons: materials arrive late, permit review takes longer than expected, or decisions are postponed until after demolition. Construction itself is rarely the cause. T And J closes selections during design and orders early, which removes the two causes a contractor can control.
What has the longest lead time?
Custom cabinetry usually has the longest lead time, followed by windows, special-order tile and custom shower glass. Shower glass is a special case, because it is measured after the tile is set and then takes one to two weeks to fabricate. T And J orders cabinets during design, since a late cabinet delivery holds up the countertops and everything after them.
What actually gets inspected?
Inspectors look at the work that is about to be covered up. A typical remodel has a rough-in inspection of framing, plumbing and electrical before the drywall goes on, and a final inspection when the work is complete. Plumbing is checked against SPS 382 to 384. Work pauses at each stage until it passes, which is why inspections are built into the schedule.
Through the build, and after
Who is in your home, what daily life looks like, and how a job closes out.
Who will actually be in my home?
The same in-house T And J crew from the first day to the last, with Teli or John on site. Crews are not rotated between jobs, so the people who measured your room are the people who build it and the people you talk to about it.
Can I stay in the house during the work?
Most families stay home during a remodel. The exceptions are when your only bathroom is out of service or when an entire floor is gutted at once. T And J plans the sequence so those stretches are short and known in advance, and the written schedule shows which rooms are unavailable and when.
Do I need to empty the room first?
Yes. T And J asks you to clear the room being remodeled and anything fragile along the path the crew will use, and tells you at the walkthrough how far beyond the work area to go. Emptying cabinets and moving furniture yourself protects your belongings and saves paid labor hours.
Will my water, power or heat be off?
Only for short, planned periods, usually while new plumbing or electrical is tied in to the existing system. T And J lists the expected shutoffs in the schedule before work starts, and water to the rest of the house normally stays on during a kitchen or bathroom remodel.
Who picks the materials, me or the contractor?
You do. The contractor’s role is to narrow the options to products that suit your budget, your layout and the lead time. T And J brings that shortlist during design, and your final choices are written into the estimate as allowances.
Can I visit the site or take photos during the build?
Yes, at any time. It is your home, and seeing the rough-in before the walls are closed is useful. T And J encourages homeowners to photograph open walls, because a record of where the plumbing and wiring run helps anyone who works on the house later.
My house was built before 1978. Does that change anything?
It can. Homes built before 1978 may contain lead-based paint, and renovation work that disturbs it falls under the federal EPA Renovation, Repair and Painting (RRP) rule, which requires lead-safe work practices. Ask any contractor how they handle it and get the answer in writing. T And J states in the estimate how a pre-1978 house will be handled.
What happens if something unexpected is found behind the walls?
T And J stops work in that area, shows you the problem and prices it as a written change order that you approve before the crew continues. Hidden rot, outdated wiring and failed plumbing are common in the pre-war and mid-century homes around Milwaukee. This is what a contingency of 10 to 15 percent is meant to cover.
What if I am unhappy with the finished work?
Raise it at the final walkthrough, before the job is signed off, and put it in writing. T And J walks the finished room with you and completes a punch list of anything that needs correcting, measured against the written scope. Final payment comes after that list is done, which is when issues are simplest to resolve.
What happens when the work is finished?
T And J schedules the final inspection, completes the punch list and walks the finished room with you. Nothing is signed off until you have seen it in person. At closeout you receive the warranty documents along with the permit and inspection records.
Will the work affect my home insurance or resale?
It can affect both. A significant improvement may change your home’s rebuild cost, so tell your insurer when the work is complete. At resale, the permit record and the signed final inspection show a buyer’s inspector and the title company that the work was done legally. Keep both with your house records.
Does spending more on materials actually last longer?
It does where there is water, heat or heavy use, and it makes little difference on purely decorative surfaces. In a bathroom, for example, the waterproofing behind the tile matters more than the tile itself. T And J’s advice is to put the budget into the parts you cannot see or easily replace, then choose finishes with what remains.
When do I have to make my final selections?
Before demolition. The estimate is built on your selections, and material lead times start from the order date, so late choices delay the job. T And J finalizes the selection list at the end of the design stage, and anything changed after that is handled as a change order.
Can I supply my own materials?
Yes. T And J will install materials you supply, such as tile, fixtures or appliances. In that case the product warranty and the risk of a damaged or missing item stay with you. Late deliveries are the usual problem, so the schedule is built around your delivery dates.
What happens if something I chose is discontinued or backordered?
T And J tells you as soon as the supplier does and offers two alternatives at the same allowance. You can also choose to wait for the original item, in which case the schedule is re-sequenced around the delay so other work continues.
What kinds of surprises are most common?
The most common surprises are outdated wiring, corroded or failed supply plumbing, rot around tubs, showers and windows, and floors or walls that are out of level or out of square. All of these are routine in the pre-war and mid-century homes of Greater Milwaukee. T And J prices each one as a written change order, which is what your contingency is for.
Who is liable if something is damaged during the work?
The contractor is liable for damage caused by their work, and their liability insurance exists to cover it. Confirm that the policy is current before you sign. T And J is licensed, bonded and insured, and any damage on a job is reported to you the same day.
What if mold is found?
Work pauses in that area until the moisture source is found and fixed, because closing a wall over mold means it will return. Materials that cannot be dried are removed. T And J also does water damage restoration, so the drying is tracked with moisture readings and the extra work is priced as a written change order.
What about asbestos?
Older homes can contain asbestos in floor tile, pipe insulation and some board products. Disturbing it is regulated work for specialists, so suspect material should be tested and never sanded, cut or torn out on a guess. T And J pauses demolition, has the material tested, and prices testing and removal as a separate change order.
What is a punch list?
A punch list is the written list of small items left to finish or correct at the end of a project, such as a paint touch-up, a sticking door or a missing piece of trim. It is made by walking the finished room with the contractor, and it should be complete before the final payment is due.
What are the normal working hours?
Work normally takes place during weekday daytime hours. The exact hours are agreed with you at the walkthrough before the job starts, and anything outside them is arranged in advance. In an occupied home, T And J plans the schedule around your household’s routine.
How do I raise a problem mid-job?
Tell Teli or John directly, in person and in writing. Because an owner runs the crew, the person you tell is the person who can fix it, often the same day. T And J has no project manager layer between you and the people doing the work.
Do I need to do anything to maintain the work?
Yes, a little. Check grout and caulk once a year, run bathroom exhaust fans during and after showers, and keep exterior wood clean. T And J goes through the maintenance for your project at the final walkthrough, and the estimate lists the materials used so any later repair can match.
What paperwork should I keep?
Keep the signed contract, every change order, the permit and final inspection record, the allowance sheet, and the product and warranty information for what was installed. T And J hands that set over at closeout. A future buyer’s inspector will ask for the permit and inspection record, so store it with your house documents.
Kitchen remodeling
Cabinetry, appliances, lighting and the order the trades arrive in.
Does a kitchen remodel include appliances?
A kitchen remodel includes installing the appliances, but not always the appliances themselves. Some quotes carry an appliance allowance and others assume you buy them separately, so check which yours does. A range, hood, refrigerator and dishwasher can add thousands of dollars, and T And J states on the estimate whether they are included.
Do floors or cabinets go in first?
In most kitchens the floor goes in first. Running hardwood or tile under the cabinets gives a continuous floor, so the layout can change later without a patch. The exception is a floating floor such as luxury vinyl plank or laminate, which needs room to expand and is installed after the cabinets. The order should be settled during design, because floor height affects the cabinets and the appliance openings.
What should a kitchen remodel checklist cover?
A kitchen remodel checklist should cover the layout, cabinets, countertop material, appliance sizes, plumbing and electrical changes, lighting, flooring, ventilation and the permit. Each item affects the others, so decide them together. T And J turns that list into an itemized estimate with an allowance for each line, so nothing is missed or priced twice.
How much lighting does a kitchen need?
A kitchen needs three layers of light: ambient lighting for the room, task lighting over the counters, sink and range, and accent lighting such as under-cabinet fixtures. Many older kitchens have a single ceiling fixture, so adding layers usually means new circuits, which are run during the electrical rough-in.
What is a galley kitchen and does it work?
A galley kitchen has two parallel runs of cabinets and appliances with a walkway between them. It is one of the most efficient layouts, because everything is within a step or two. It fails only when the aisle is too narrow for two people or appliance doors collide. An aisle of 42 to 48 inches is the usual target, and T And J checks those clearances before pricing the design.
Does moving a kitchen sink or range need a permit?
In most Wisconsin municipalities, yes. Moving a sink changes the plumbing, and moving a range changes the gas line or the electrical circuit, and both kinds of work need a permit and an inspection. Plumbing is inspected under SPS 382 to 384 at rough-in. T And J files the permit with your municipality and schedules the inspection.
Is an open shelf kitchen practical?
Open shelving is practical for a small set of everyday dishes and glasses, and impractical as the main storage. Everything on an open shelf collects dust and cooking grease, especially near the range. The approach T And J usually recommends is mostly closed cabinets with a few open shelves placed away from the cooktop.
Which kitchen upgrades hold value best?
The upgrades that hold value are the ones a buyer cannot easily change: the layout, the cabinets and the countertops. Trend-driven finishes and high-end appliances date faster. In T And J’s experience, a well-planned layout with mid-range cabinets ages better than a cramped layout with expensive appliances.
How long does a kitchen remodel take?
A full T And J kitchen renovation takes 5 to 8 weeks of construction. A mid-range remodel takes 3 to 5 weeks and a cosmetic refresh 1 to 2 weeks. Those times start once the permit is issued and the cabinets have arrived. Countertops are measured after the cabinets are set, which adds about two weeks in the middle of the job, and every date goes on a written schedule.
Does a kitchen remodel need a permit?
Almost every full kitchen remodel needs a permit, because it involves electrical, plumbing or structural work. A cosmetic update, such as paint, new hardware or replacing a faucet in place, generally does not. The threshold is set by your municipality, so confirm it before demolition.
What should I do before a kitchen remodel starts?
Empty the cabinets and drawers, confirm your appliance delivery dates, and plan where you will prepare meals. T And J sets up a temporary kitchen with a refrigerator and microwave in another room, seals off the work area to contain dust, and confirms the demolition date with you in advance.
How do I fix a bad kitchen layout?
Start with the work triangle between the sink, range and refrigerator, because repositioning one of those often fixes the layout without moving a wall. Structural changes cost more and should come second. T And J measures the room and tests two or three layouts against the existing plumbing and electrical before drawing the final plan.
How do I hire a kitchen contractor?
Choose on the written scope, not the headline price. Ask for an itemized estimate that names the cabinet line, the countertop material and the appliance allowance, confirm the license and insurance, and ask who will be on site each day. In Wisconsin, the contractor pulling the permit must also hold a Dwelling Contractor Qualifier certification.
Bathroom remodeling
Conversions, order of work, tile choices and what sits behind them.
Can a tub be converted to a walk-in shower?
Yes. A tub-to-shower conversion is a rebuild, not a swap. The tub comes out, the floor framing is repaired where needed, and a sloped shower pan, a bonded waterproof membrane and a repositioned drain go in before the tile. T And J flood tests the pan before tiling. Keep at least one tub in the house if you may sell to a family.
Which parts of a bathroom should never be DIY?
Leave the waterproofing, the shower pan and any plumbing that moves to a professional. Those are the failures you cannot see until water stains the ceiling below, and by then the tile has to come out. Relocated plumbing also needs a permit and a rough-in inspection. T And J keeps the waterproofing and the flood test with its own crew for that reason.
In what order is a bathroom built?
A bathroom is built in this order: demolition, plumbing and electrical rough-in, rough-in inspection, waterproofing, a flood test of the shower pan, tile, then the vanity, fixtures and shower glass. Glass comes last because it is measured against the finished tile. T And J schedules the inspection and has the glass measured as soon as the tile is set.
What is a powder room and what does it need?
A powder room, or half bath, has a toilet and a sink but no tub or shower. It needs a water supply, a drain and vent connection, lighting and in most cases an exhaust fan, but not the waterproofing a shower requires. The new plumbing still needs a permit and a rough-in inspection.
Should the toilet be visible from the door?
Preferably not. A good bathroom layout puts the vanity in the first line of sight and screens the toilet with a half wall, the vanity or the swing of the door. Clearances matter too: a toilet needs 15 inches from its centerline to any wall or fixture and 21 inches clear in front. T And J checks the sightline and the clearances before the drain location is fixed.
Large tiles or small tiles in a bathroom?
Use each where it works best. Large tiles have fewer grout lines, which makes walls and main floors easier to clean and visually calmer. Small tiles give more grip and follow the slope of a shower floor to the drain. T And J often pairs large-format tile on the walls with a small mosaic on the shower floor.
What is actually behind the tile in a well-built shower?
Tile is not waterproof, so the layers behind it do the work. A well-built shower has cement board or a bonded sheet membrane over solid framing, a pan sloped to the drain, and sealed corners, curb and pipe penetrations. Tile should never go straight onto drywall. T And J flood tests the pan and membrane before any tile is set.
Does an extra bathroom add more value than improving an existing one?
It depends on what the house lacks. Where a home has too few bathrooms for its bedrooms, adding one usually adds more value. Where the count is adequate but the main bathroom is dated, remodeling it does more. A new bathroom costs more, because it needs new plumbing, a permit and inspections, so compare both prices before deciding.
Do you need a permit to remodel a bathroom?
You need a permit once the work touches plumbing, electrical or structure, which covers almost every full bathroom remodel. Replacing tile or a vanity in the same location often does not need one. T And J confirms the rule with your municipality, files the permit and schedules the rough-in inspection, where the piping is checked against SPS 382 to 384.
How long does a bathroom remodel take?
A full T And J bathroom remodel takes 3 to 5 weeks of construction. A mid-range remodel takes 2 to 4 weeks and a refresh 1 to 2 weeks. Custom shower glass is measured after the tile is set and takes one to two weeks to fabricate, so it is the last item installed. The vanity and fixtures are ordered during design to keep that schedule.
Basement remodeling
Wet bars, headroom, radon, square footage and what a permit expects.
Can I put a kitchen or wet bar in the basement?
Yes, as long as the new sink can drain. If the sewer line runs below the basement floor, the slab is cut and the drain ties in directly. If it runs above the floor, a sewage ejector pump or up-flush system lifts the waste to it. T And J determines which applies during design, because it sets the plumbing rough-in, the permit and the cost.
How do I make a basement feel less like a basement?
Focus on ceiling height, lighting and a warm floor, which matter more than any finish. Keep as much headroom as possible by planning soffits around ducts and beams, use layered recessed and wall lighting, and choose flooring that insulates the slab. T And J plans the ceiling and the mechanical rough-in together to protect headroom.
What is the usual mistake in a basement layout?
The usual mistake is drawing walls without first mapping what is already there. Ducts, beams, the main drain, shutoff valves and the electrical panel all need clearance or access, and a wall in the wrong place lowers the ceiling or buries a valve. T And J maps the mechanicals first and designs the rooms around them.
How long does finishing a basement take?
Finishing a basement takes about 6 to 10 weeks of construction with T And J once the permit is issued. Adding a bathroom or cutting an egress window through the foundation extends that. Any moisture problem is corrected before framing starts, so the basement is checked for dampness first and a date range comes with the estimate.
What happens if a basement was finished without a permit?
An unpermitted basement can lead to fines and an order to open walls for inspection, and it often surfaces at resale, when a buyer’s inspector finds living space with no permit record. It can usually be put right by applying for a permit and having the work inspected. T And J can tell you what your municipality will want to verify, typically egress and electrical.
What if my basement floods after it is finished?
Stop the water at its source if you can, switch off power to the affected area, and start drying quickly, because mold can begin growing on wet materials within a day or two. T And J answers water emergencies 24/7 and handles both the drying and the rebuild. The crew also identifies whether the sump pump, the drainage or the grading caused the flood.
Is radon a real concern here?
Yes. Wisconsin health agencies recommend testing every home for radon, and a finished basement is where it matters most, because people spend time there. The EPA recommends mitigation at 4 picocuries per liter or higher. Test before you finish. If mitigation is needed, T And J can route the pipe far more easily while the walls and ceiling are still open.
Does a finished basement count in square footage?
Generally not. Below-grade space is usually left out of the above-grade square footage on a listing, even when it is finished, and is reported separately. It still adds usable living area and can raise the assessed value. Whether a room counts as habitable depends on egress, a 7 foot ceiling and permanent heat.
Is finishing a basement worth it?
Usually, when the basement is dry, has enough headroom and the house needs more living space. It costs less than an addition because the foundation, walls and roof already exist. T And J basement projects run from about $20,000 for an open recreation room to $60,000 or more with a bathroom, bar and bedroom. It is not worth finishing over an active leak, so moisture is checked first.
Whole home remodeling
Scope, sequencing, living arrangements and what a whole house actually costs.
What is the difference between a renovation, a remodel and a restoration?
A renovation updates what is already there, such as new finishes, fixtures and flooring. A remodel changes the layout or the structure, for example moving walls or relocating a kitchen. A restoration returns a house to its original period condition. The difference decides the drawings, the permits and the inspections, so settle which one you want before asking for prices.
Will one contractor handle everything?
With a design-build contractor, yes. T And J handles whole home remodels from design and permits through framing, drywall, cabinetry and finishes, under one contract and one schedule. The alternative is hiring and coordinating each trade yourself, which makes every gap between them your responsibility.
Should I move out during a whole house remodel?
Move out if the kitchen, the heating or most of the plumbing will be out of service at the same time. Otherwise most families stay, with the work sequenced room by room. T And J’s written schedule shows which rooms are out of service and when, so you can decide based on the actual plan.
Should I open up the floor plan?
It depends on whether the wall is load-bearing. A non-structural partition is simple to remove. A load-bearing wall can also come out, but it has to be replaced by a beam and posts that carry the load down to the foundation, which adds cost and requires a permit. T And J identifies which kind of wall it is before design begins.
How is a whole house remodel priced?
A whole house remodel is priced room by room from a measured scope, not from a square foot figure, because wiring, plumbing, insulation and structure vary far more between houses than floor area does. As a guide, single rooms at T And J run from about $12,000 for a bathroom refresh to $80,000 or more for a full kitchen. A multi-room project is quoted as one fixed figure after a walkthrough.
Is it cheaper to renovate or to move?
Renovating is usually cheaper once you add up agent commissions, closing costs, moving costs and the higher price of the next house. Moving makes more sense when the house cannot give you what you need, because of the lot, the structure or zoning limits. T And J will tell you if that is the case before you spend money on design.
How long does a whole house renovation take?
A whole house renovation by T And J takes about 4 to 9 months of construction after the permit is issued. The number of rooms open at once, any structural changes and the lead time on windows and cabinets decide where in that range a project falls. A written schedule comes with the fixed price.
What does a whole house remodel cost per square foot?
Cost per square foot is an unreliable way to price a whole house remodel. Two houses of the same size can differ by a factor of three once electrical, plumbing and structural work are counted, and kitchens and bathrooms cost far more per square foot than bedrooms. T And J quotes from a measured, room-by-room scope instead.
How do I remodel an old house?
Start with the structure and the systems, then the finishes. In a pre-war house, the wiring, plumbing and insulation are usually what need attention first, and the cheapest time to replace them is while the walls are open. T And J prices work like a repipe or a new electrical panel as part of the remodel, not as a separate project afterward.
Home additions
Process, permits, zoning, cost per square foot and how long it runs.
Will I lose use of part of the house during an addition?
Only briefly. Most of an addition, including the foundation, framing and roof, is built outside the existing walls. The disruption comes at the tie-in, when the exterior wall is opened to connect the new space. T And J seals that opening against weather and dust and keeps the rest of the house in use.
How long does a home addition take?
A home addition takes about 3 to 6 months from permit to completion on a T And J schedule. It takes longer than a remodel of the same size because the foundation, framing, roof and exterior all have to be built before any interior finish. Drawings, engineering and zoning review come before that and are shown on the written schedule.
Does an addition add more value than finishing a basement?
Usually yes, because an addition creates above-grade square footage, which counts in a listing. It also costs several times more, since it needs a foundation, framing, a roof and its own permit, while a basement already has them. Compare the cost of each against the space gained.
How much does a home addition cost?
A home addition costs more per square foot than any remodel, because you pay for a foundation, framing, a roof, siding and extended heating, plumbing and electrical before any finishes. Size, foundation type, the roof tie-in and whether it includes a kitchen or bathroom set the price. T And J quotes additions as one fixed figure after a site visit, and its cost-per-square-foot guide shows current Wisconsin ranges.
What is the process of adding an addition to a house?
The process runs in this order: a survey and zoning check, drawings and engineering, the building permit, excavation and foundation, framing and roof, exterior and mechanical work, then interior finishes. Many Wisconsin municipalities require a plat of survey with the application. T And J handles each step, starting with the setback check that decides how large the addition can be.
Do I need a permit to add a bedroom?
Yes. Adding a bedroom needs a building permit whether it is new construction or a converted space, because it brings egress, smoke and carbon monoxide alarms, and heating into scope. A basement bedroom also needs a code-compliant egress window or exit door.
How big an addition can I build without a permit?
None. Any addition to a house changes its footprint and needs a building permit, regardless of size. Small detached structures such as sheds follow separate local rules. T And J checks the setbacks, lot coverage and height limits for your lot with your municipality before anything is drawn.
Can a homeowner build their own addition?
Yes. In Wisconsin, an owner who lives in the house can take out the permit for their own home, but the plans, the engineering and every inspection still apply. The foundation and the structural framing are where owner-built additions most often run into trouble. T And J can also take over an addition that has already been started.
How is a room addition designed?
A room addition is designed from the outside in. The roofline, the setbacks and the foundation come first, because they determine what the interior can be. A good addition matches the existing roof pitch, siding and window proportions so it does not look added on. T And J draws the exterior first, then plans the rooms inside it.
Deck construction
Composite against wood, footings and frost, inspections, lifespan and labor.
How long does building a deck take?
T And J builds most decks in about 1 to 3 weeks on site once the permit is issued. The footings are dug and inspected first, then the frame, decking, stairs and railing follow. Height, size and stairs decide where in that range a deck falls, and the date is set with the estimate.
What makes a deck need a permit?
Most Wisconsin municipalities require a building permit for a new deck, and many require one for a replacement. Decks attached to the house or raised above grade are almost always covered, and the footings and framing are inspected. T And J draws the plan, files the permit and schedules the footing and final inspections.
How do I know if my old deck should be replaced?
Replace the deck if the ledger board or joists are soft or rotted, the footings have shifted, or the posts and railing move under pressure. Worn or splintered surface boards alone can be replaced without rebuilding. The ledger, where the deck attaches to the house, is the part that fails without warning, so T And J inspects it and the framing first.
How much does it cost to build a deck?
T And J quotes a deck as one fixed figure after measuring the site, because the cost depends on size, height above grade, the decking material, the railing style and the number of stairs. A low pressure-treated deck costs far less than a raised composite deck of the same size with stairs and guards. The deck cost-per-square-foot guide on this site gives current Wisconsin ranges.
How long does a wood deck last?
A wood deck lasts about 15 to 25 years in Wisconsin when it is kept sealed and water can drain off the frame. It lasts far less where water sits on the joists or against the ledger. Freeze-thaw cycles are hard on wood, so T And J flashes the ledger and details the framing to shed water.
Do decks need to be inspected?
Yes, when a permit is required. The inspector usually checks the footing holes before concrete is poured and returns for a final inspection of the framing, guards and stairs. After that, inspect the deck yourself each spring, looking at the ledger, the fasteners and the railing.
What is the warranty on composite decking?
Composite decking carries a manufacturer’s warranty that depends on the brand and the product line, commonly with limited coverage for fading and staining over a stated number of years. Ask for the written warranty for the exact product before you choose. T And J names the decking and railing lines on the estimate so you can check them.
Is a composite deck worth the money?
Composite is usually worth it if you plan to stay in the house. It costs more to buy than pressure-treated wood but never needs staining or sealing, so it tends to pay back over time. Wood is the better choice when the upfront budget comes first or you want to paint the deck. T And J prices both on the same frame so you can compare.
What are the problems with composite decking?
Composite decking gets hot in direct sun, it can look more uniform than real wood, and some product lines need joists spaced closer together than wood does. It also costs more upfront. It does not rot or need staining. T And J checks the manufacturer’s span table for the line you choose before framing the deck.
Does a composite deck increase home value?
A composite deck adds value mainly by removing a maintenance job a buyer can see. A sound, low-maintenance deck is a selling point, while an old deck with a soft ledger or loose railing reads as a repair bill. The gain depends on the condition of the deck you have now.
How deep do deck footings go in Wisconsin?
Deck footings in Wisconsin must reach below the frost line, and municipalities commonly require 48 inches below grade. That depth keeps frost from lifting the deck in winter, and it is one reason a deck costs more here than in warmer states. The footing holes are inspected before concrete is poured, and T And J confirms the required depth with your municipality.
Can a deck be built over concrete?
Yes, if the slab is sound, drains properly and sits at grade. A low deck can be framed on sleepers laid over the concrete, without new footings. If the slab is cracked, has settled or holds water, the deck should stand on its own footings instead, and that is how T And J builds it.
What should I know before building a deck?
Decide three things first: how high the deck will be, how it attaches to the house, and where the stairs land. Those choices set the framing, the permit requirements and most of the cost. In Wisconsin, a deck surface more than 24 inches above grade needs a guard at least 36 inches tall. T And J works through all three at the walkthrough.
How much of a deck cost is labor?
Labor is typically one third to one half of the cost of a deck. The rest goes to decking, framing lumber, concrete footings, railing and hardware. Height and stairs raise the labor share, because both add framing and time. An itemized estimate should show labor and materials separately.
Can composite decking be stained or painted?
No. Composite decking should not be stained or painted. Its surface is made to shed moisture, so finishes do not bond well, and most manufacturers exclude painted boards from the warranty. If you want to change the color later, choose wood, because pressure-treated lumber and cedar both take stain once they have dried.
Can an old deck be resurfaced instead of rebuilt?
Yes, if the footings, posts, beams, joists and ledger are sound. New decking and railings can then go on the existing frame for less than a rebuild. Rot at the ledger or undersized footings means the frame has to be replaced. T And J inspects the structure first and tells you which job you have.
Exterior siding
Replacement cost, permits, house wrap, windows and how long a re-side runs.
Does a siding job include soffit, fascia and gutters?
Soffit and fascia are usually included, because they are reached from the same scaffolding and look mismatched if left old. Gutters are usually priced separately. Confirm each on the quote. T And J lists soffit, fascia, trim and gutters as separate lines, and checks the soffit venting, which affects how the roof space dries.
What is a square in siding pricing?
A square is 100 square feet of wall area, the standard unit for pricing siding materials and labor. A house with 2,000 square feet of wall has 20 squares. A per-square price usually covers only the siding itself, so T And J shows trim, flashing and sheathing repair as separate lines on the estimate.
Does new siding improve resale?
Yes, mainly by removing a visible repair from a buyer’s list. Faded, cracked or loose siding signals a cost, while new siding improves curb appeal. Not every house needs a full re-side before it is listed. T And J can tell you whether the whole house or only the worst elevation needs work.
How much does siding replacement cost?
Siding replacement cost depends on the wall area, the material, the amount of trim and the number of openings, the number of stories, and how much sheathing has to be replaced. Sheathing repair is the usual unknown, because rot only shows once the old siding is off. T And J measures every elevation, quotes one fixed price and states a sheathing allowance in writing.
Do you need a permit to replace siding?
It depends on the municipality. Some Wisconsin communities require a permit for re-siding and others do not. T And J checks the rules for your address and files the permit when one is needed, before any siding comes off.
Do you have to replace the house wrap when replacing siding?
In most cases, yes. House wrap is the weather-resistive barrier behind the siding that stops water from reaching the sheathing while letting the wall dry, and old wrap is often torn, sun damaged or lapped incorrectly. On a T And J re-side the sheathing is inspected, new wrap is installed and every window and door opening is flashed.
Should windows and siding be replaced at the same time?
Yes, if both are due. The window flashing ties into the house wrap behind the siding, so doing them together lets each opening be sealed once and correctly. Replacing windows later means cutting into new siding and trim. T And J sequences the two so each opening is detailed once.
Can you replace siding on one side of the house?
Yes. Replacing one elevation is common after storm damage. Matching is the difficulty, because profiles and colors change over the years and old siding fades. T And J sources the closest current product, shows it to you before installation, and ends the new siding at a corner or trim break so the transition looks intentional.
How long does vinyl siding last?
Vinyl siding typically lasts 20 to 40 years in Wisconsin. Fading and brittleness show first on the sides that get the most sun, and vinyl can crack from impact in deep cold. The house wrap and flashing behind it often fail sooner than the panels, which is why T And J inspects them on every re-side.
Is siding replacement covered by home insurance?
Homeowners insurance generally covers siding damaged by a sudden event such as hail or wind, and does not cover age, fading or wear. Your policy and your adjuster decide what is covered. Photograph the damage before anything is repaired. T And J provides a written scope and price for the repair, including any damage found behind the panels.
How long does a siding job take?
Most T And J siding replacements take 1 to 3 weeks. The size of the house, the number of stories, the amount of trim and any sheathing repair set the time. The crew works one elevation at a time so the house is closed up each night, and the job is scheduled around the weather.
Does siding need removing to add wall insulation?
Only for some types. Blown-in cavity insulation can be added without removing the siding. Continuous rigid insulation over the sheathing requires the siding to come off, so it makes sense to add it during a re-side. Which approach suits your house depends on the wall construction and the condition of the existing siding.
How often should siding be replaced?
Replace siding when it fails, not on a schedule. Signs include cracked or loose panels, warping, or moisture reaching the sheathing. Vinyl often lasts decades, but a failed weather barrier behind it can force the job sooner. T And J inspects the sheathing and flashing and tells you how much life is left.
Can siding be fitted to a house that is part brick?
Yes. Siding is often installed above or beside brick. The joint where the two materials meet is the critical detail, because it is a path for water, and it needs proper flashing and trim, not caulk alone. T And J flashes and trims every brick-to-siding transition.
Commercial remodeling
What it covers, what it costs, allowances and who is allowed to build it.
What is commercial remodeling?
Commercial remodeling is construction work on business space, such as offices, shops, restaurants and leased units. It covers partitions, finishes, restrooms, and mechanical and electrical changes, including tenant improvements, also called build-outs. It falls under the Wisconsin Commercial Building Code, not the residential code, and it adds plan review and landlord coordination, both of which T And J handles.
How much does a commercial renovation cost?
A commercial renovation is usually budgeted per square foot. The cost depends on the scope, how much of the electrical, HVAC and plumbing changes, the finish level and whether work must be done after hours. Mechanical, electrical and fire protection work often cost more than the visible finishes. T And J visits the space and quotes one fixed figure, and its commercial renovation cost guide shows current ranges.
How do I negotiate a tenant improvement allowance?
Negotiate the tenant improvement allowance before you sign the lease, using a contractor’s priced scope for the space. An allowance based on a real build-out cost is easier to justify than a round number per square foot. Clarify what the landlord delivers, such as HVAC, restrooms and electrical service. T And J can price the build-out at that stage.
How long does a commercial renovation take?
The timeline is usually longer than the construction itself. Landlord approval, municipal permits, possible state plan review and long-lead mechanical equipment all come first. Construction can then be phased area by area, with noisy work moved to evenings or weekends so the business stays open. T And J agrees the schedule in writing before work begins.
Can a residential contractor do commercial work?
Yes, if the contractor has the insurance and the code knowledge that commercial work demands. The differences are in accessibility requirements, fire and life safety rules, and plan review. T And J builds both residential and commercial projects with the same crew, and coordinates with a licensed architect or engineer when stamped drawings are required.
How much does a commercial bathroom remodel cost?
A commercial restroom costs more per fixture than a home bathroom. Accessibility requirements govern clearances, grab bars and door hardware, and the partitions, finishes and ventilation are commercial grade. The accessible route to the restroom may need upgrades too. T And J reviews accessibility during planning so it is included in the price from the start.
Water damage restoration
What drying involves, how long it runs, insurance and living through it.
What does professional drying actually involve?
Professional drying starts with extracting standing water, then uses dehumidifiers and air movers to pull moisture out of the structure. Wet materials that cannot be dried, such as saturated carpet pad or drywall, are removed. Progress is measured with moisture meters, not judged by touch. T And J checks the readings daily and closes walls only when they return to normal levels.
Do I have to move out during restoration?
Usually not, if the damage is confined to one area. You may need to leave when water has reached the heating or electrical systems, when most of a floor is affected, or when the water is contaminated, as with a sewer backup. T And J sets up the drying equipment around your household and tells you if staying is unwise.
Will my insurance cover it?
Homeowners insurance often covers sudden, accidental water damage, such as a burst pipe or a failed appliance hose. Gradual leaks, flooding from outside and sewer backups are often excluded or need separate coverage. Your policy and your adjuster decide coverage. Photograph the damage before anything is moved. T And J documents the moisture readings and provides a written scope for your claim.
How long does water damage restoration take?
T And J typically dries a contained area in 3 to 5 days, and it takes longer when water has soaked into wall cavities, insulation or the subfloor. Rebuilding starts only after the moisture readings return to normal. The same crew handles the drying and the rebuild, so there is no handoff between the two stages.
What does basement water damage look like?
Look for water stains low on the walls, white powdery deposits called efflorescence on concrete or block, soft or swollen drywall at the base, buckled flooring, and a musty smell that does not go away. Materials can feel dry and still hold moisture, so T And J checks the framing and drywall with a moisture meter.
Will a wet basement pass a home inspection?
Not cleanly. A home inspector will report staining, efflorescence, a musty odor or elevated moisture readings as signs of water intrusion, and buyers usually respond by asking for a repair or a lower price. The lasting fix is to correct the cause, such as the grading or the sump pump, and then dry and rebuild. T And J handles both before a sale.
Not answered here?
Ask it at the walkthrough. Teli or John comes to the room itself, measures it and answers in front of the thing you are asking about, which beats any page of text. There is no charge and no obligation.
985 Georges Avenue, Brookfield, Wisconsin. Serving Waukesha County and Greater Milwaukee.
