Bathroom Remodel

Posted by Sarah on Tuesday Mar 9, 2010 Under Bath, Renovation

This bathroom remodel took place at a rental house in Southern Pines, NC, the same house with the painted stair runner posted about here.

I don’t have a true before and after for you because I didn’t make it over to the house with my camera before it had already been demolished.

There’s a different approach in renovating a rental property. Generally, I like to keep things neutral and keep a tight budget in mind which is why you see a lot of off the shelf fixtures. I don’t want to push the design envelope because I know that most of the people in my area probably won’t appreciate it, the painted stair runner blew a lot of minds but in a good way.

I’m not trying to sell this property, I’m really just trying to maintain it or remodel it to a level that will set it apart and guarantee higher rent.

Here’s a picture of the bathroom after it had been gutted.

ashe bath before3 ashe bath before

ashe bath before2

Here’s what we did:

  • Stripped everything out except for the shower. It stayed because it was tiled with neutral mocha brown tiles. I regret leaving the shower now, I think we should’ve gone ahead and re-tiled the shower. If we would’ve done that, I would’ve certainly used white subway tiles.
  • New plumbing
  • New wiring
  • New toilet, Lowe’s
  • New pedestal sink, Lowe’s
  • New faucet, Overstock
  • New mirror, Lowe’s
  • Sconces, CSN Lighting
  • New floor tile, Marjorca
  • Added wainscotting
  • New valve trim, showerhead, local plumbing supply
Here’s what the bathroom looks like now

ashe bath after ashe bath after2

ashe bath after3

I think it turned out great!

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Indiana Project: Exterior Repair

Posted by Sarah on Sunday Feb 21, 2010 Under Renovating Indiana house

Checking in with the Indiana project…really I don’t check in, I should actually pitch a tent out back because I’m there so much.

Front exterior 2/20

This week there are different sub-contractors running all over the house.  The HVAC will be roughed in and should be complete by the end of the week. This was a significant unforeseen expense. The house has an existing oil furnace and we are changing it over to natural gas, this required all new equipment.  We knew that we had to extend central a/c to the upstairs but we had no idea that we would upgrade the entire system and switch fuel types. This was a blow to the budget and we had to make some adjustments.

DSC_0011

Plumbers will begin their work this week.  The plumbing rough-in is expected to be complete by the end of this week. I spent most of last Friday afternoon learning about drop-in acrylic tubs and doing some price comparison.

Electrical rough-in is almost complete, the absence of a concrete kitchen plan has delayed the electrician’s work.

Kitchen windows

The windows were measured last week. The window installation is now 3-4 weeks away, this will result in the largest delay in the project thus far. I cannot move on to the next level until the entire rough-in and framing are inspected and the house cannot be inspected unless the new windows are in.

Left side exterior

This week the carpenter will continue to repair the exterior. Some of the shakes needed to be replaced or added where windows were deleted. When the vinyl siding was installed all of the molding around the windows was trimmed down and the original wood brackets were also cut.  All of those are being repaired to look as they did when the house was built.

window trim cut

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Who put the B*S in building?

Posted by Sarah on Tuesday Feb 9, 2010 Under Renovating Indiana house

Good Morning and let the venting begin!

bureaucrat faceless

Who put the poo poo in the construction/remodeling process? Local city officials like those sitting down at planning and inspections, that’s who. Bureaucrats who live some times happily, most of the time unhappily under a mound of forms and are so ingrained in a process or code that seems to serve no one.

I know, I know those bureaucrats are someone’s mother, daughter, niece or father. That doesn’t mean that I can’t dislike their process and sometimes along the way not like them very much. Trust me I talk to bureaucrats all day long at the “real job”, I have lots of pent up disdain and for totally justified reasons.

stack of paper

OK so I live in an area that is referred to as the Sandhills in North Carolina, adjacent to golf mecca (Pinehurst), its a collection of small towns.  Although the downturn in the housing market has slowed things down here and selling prices are down and it is very much a buyer’s market, we haven’t suffered as much as other areas of the country.  The point is that the housing market isn’t booming here, meaning these compliance officers like planning staff and inspectors aren’t that busy.

In applying for a permit for the Indiana project, we first filled out an application. Then we had to submit drawings of the major renovations and the fixtures because they need to figure out how much to charge us for the permit.

The planning person calls me and says:

Planning: “we need to see a drawing of the structure on the lot so we know how the house is positioned on the property.”

Sarah: “don’t you have access to the GIS property lookup on the county government’s website, its pretty fancy now they just updated it. There are layers to use, you can see the topography and everything”

Planning: “oh those satellite pictures aren’t accurate, we can’t be sure that those measurements are accurate”

Sarah: “so you want me to go out and physically pull a measuring tape across the lot lines?”

Planning: “yes”

Sarah’s dream question: “What the hell do you folks get paid for and why do I see county employees out surveying?”

So I drew it. Went to turn it in to inspections, planning person says no not yet, you have to go see the Erosion Compliance office because you’re building a deck and a front porch. So we play along. We submit our erosion compliance form, the secretary says the inspector won’t be back until Wednesday and he won’t be able to get back to you until Friday (my thoughts–because he’s so busy and all). But we say thank you and hand over our form.

The erosion compliance inspector calls today and says we have to install silt fencing along the front and the back of the property! Why because we’re gonna dig some holes for porch footings, we could potentially flood the river with mud that is miles away or we’re going to erode the land away. Yeah…not so much.

silt fencing

So I guess we’re just going to ask the Erosion Compliance person if he happened to even get up from his desk and go out there and look at the property or did he just say oh lets make them intall silt fencing.

This is what sucks about renovating.

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Could this be it?

Posted by Sarah on Wednesday Feb 3, 2010 Under Uncategorized

Oh boy, thank you Remodelista for unearthing this on Inspace Locations and presenting it to us all. It really helped me piece an idea together for the Indiana project.

English cottage2 Inspace

English cottage Inspace

So after seeing Remodelista’s post on the English Cottage entry, it was easy to draw a line from that to an image I found not too long ago at Canadian House & Home.

exterior color CH&H

The color contrast is delicious and my love affair with watery blue seems unending. And as I said before, there are painted cedar shakes on the exterior of the Indiana house. 

And I found this rooting around in Flickr one day,

Sears Roebuck Amsterdam

 This is an old Sears houseplan, it was called the Amsterdam. After doing some light research I’ve found that this house is a Dutch Colonial Revival and I think the Indiana house is too.  I originally thought the Indiana house was begging for a big covered front porch.  But after collecting all of these images, I’m beginning to think a generous covered entry is the way to go. Enter support brackets,

entry brackets molly frey

entry Molly Frey

 Both of the images above are from Molly Frey Design

 Just a reminder, this is what the Indiana house looks like.

Front Exterior

 Thanks for following along with my thought process. I love when things to start to come together.

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It’s A Beautiful Butterfly

Posted by Sarah on Wednesday Jan 13, 2010 Under Renovation

Clearly I’ve read The Very Hungry Caterpillar way too many times to DC (hence the title of this post).

I love when you find those home transformations where the beginning structure is a 1950s ranch or as some call it a post war box and it turns in to a Craftsman style cottage or bungalow.

Example given…

ranch before Fine Homebuilding

And then…

ranch after Fine Homebuilding

images via Fine Homebuilding

Some of  architect Ross Chapin’s fine work,

ranch before Ross Chapin

and after…

ranch after Ross Chapin

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The Rental

Posted by Sarah on Monday Jan 11, 2010 Under The Real Estate of Things, Uncategorized

My family and I are working on a cottage in Southern Pines, NC. We plan to locate tenants for this property. It will be on the rental market by the end of this month.

We did some slight revamping and had to do some significant repair to the plumbing, kitchen, new windows and a bathroom upstairs. We purchased it at the beginning of December and experienced some setbacks mostly because we couldn’t all agree on whether or not to gut the kitchen. We ended up emptying it out.

This view looks in to the kitchen from a bathroom, the sunroom/laundry area in the back.

kitchen

I snapped a few other pictures just for fun. We’ll take a look at the whole place once it’s done. Below is the exposed lath after cabinets and dilapidated beadboard are removed. Despite the raw quality of the lath, the color is a warm honey color, it will be covered over once again.

DSC_0115

The linoleum underneath the cabinets

linoleum

Vintage seeded glass in the downstairs bathroom, the old blue tile will stay for now.

downstairs bath

Here’s a little reminder about our TEOT’s Flickr page which has an abundance of images for your design-related pleasure as well as images concerning this project, past and future projects.

 

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