The madness of midway (and a video)

The best thing I can say about the demolition phase of this renovation is that it is over. It really is madness to take most of your house down the studs, essentially live in your master suite, wash dishes in your guest bathroom tub, cook on a camp stove, and (for a few weeks) do laundry on your patio. Madness.

In the spirit of documenting and sharing, I thought it was still worth sharing a few shots of the house midway through the renovation.

Walking into the house, the intrusive pantry is gone, as is most of the drywall around the kitchen. You can start to see the front-to-back view we’ll have when this wall gets cut in half.

Here’s a better shot of the kitchen, and it’s pretty empty at this point. We did a little extra demo by pulling down the entire ceiling, rather than removing the soffit and patching where it had been. The lights still work though, which means this space has 100% more light than the future dining room has ever had. So there’s that.

Staring straight into the kitchen (and future laundry room) the space feels simultaneously huge (thanks to everything being gone) and small (we’re putting a whole kitchen here?!?). Don’t forget that the space behind where I’m standing will be a huge wall of cabinets and a hidden pantry.

This view of the living room doesn’t even look that crazy. The drywall is almost out, but we haven’t even removed the slider yet (but we have decided not to keep it, per my earlier post). The carpet (and the hodgepodge of tile below) is on its way out.

This view is a bit crazier, showing the drywall we pulled from the upper part of the wall. That will eventually get recovered, but it did give us easy access to the corner of the attic where previous owners and contractors decided to leave rolls of insulation other non-essential building materials. Clean out commenced pre-drywall replacement. #RenovationIsGlamorous

The problem with these types of photos is the chaos. It’s really hard to take in what we’re planning. So once the walls were in place and the form was taking shape, I did a video tour to give you a better feel for the space.

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A few notes

  • Yay walls!
  • I mention the washer and dryer will stack. I failed to mention that we decided to buy a new washer. Our dryer is new enough that the washer pair was available. So we’re not stacking our existing set…. which wouldn’t work….
  • The pantry still feels a little crazy here… buy trust that it all makes sense later.
  • I mentioned the need to address the ceiling to add lights. That’s a great set up for our next post, which will be that PLUS (thanks to the magic of the internet) ALL OF THE DRYWALL!!!

 

SIde note: If you’re still out there reading this – thank you. I know this whole transition from a super cool firehouse to a California ranch has been odd, and then I basically disappeared for months. Renovations were slow thanks to Aaron spending all of last fall in the Midwest. Once things got rolling my job became utterly insane. If I wasn’t working in the evening, I was completely exhausted and it’s hard for me to be verbose and witty whilst tired. The work pace may not let up, but we’ve got SO many things to show you and I’m energized by the progress we’ve made! All that to say (again), thanks for sticking around and checking in to our little corner of the internet.

In which we meant to swap a door and a window and instead bought a new door and new window

You know you’re an adult when you frugally tell yourself “We don’t need to buy food while we are out. We have food at home.” We had the same moment while planning this renovation: “We have a door, and we need a door. We have a window, and we need a window. No need to buy anything.” Obviously based on the title, you know that’s not how this worked out… so let’s dive into the details of the living room.

One of the most important changes on the renovation docket was adjusting the flow so a couch would actually fit in the space. There was a lot to take in in the “before” photos of our living room – built-ins galore, a sideways couch, and doors/windows aplenty. I thought it might be helpful to take a step outside and get a clearer view of all of the openings in our living room walls.

Left to right – Here is the sliding door (which we planned to move around the corner), a door on an angle (why??) and a window that stays.

Moving to the corner, you see the same angle door and window, along with the window we planned to move and yet another door.

Here’s a straight shot of the side of the room. We planned to move this window to the slider opening and reframe this wall, removing the door on the right entirely. Got it?

Great. That’s not exactly what happened…

Problem 1: Windows installed on a stucco wall come with extra trim fin that sits over the rough opening and is essential for installation. You can see that trim around the small window on the photo above.  We didn’t realize that the window we wanted to move had its trim cut away when it was installed in a wood wall. It wasn’t a show stopper because Home Depot still carried the same brand, allowing us to get a slightly wider, but matching window.

Problem 2: After working on the furniture placement for the living room, we realized that we needed the sliding glass door to open from the left. Unfortunately, the one we owned opened at the right (with a fixed pane on the left), putting the walkway right next to the desk, rather than in the open walkway we had planned. Thankfully, we realized the issue at the very end of a Lowes sale. We decided to grab an awesome French door set with sidelights that open.

And that’s what renovation contingency budgets are for….

Here is where we landed post stucco repair:

We also decided to pull the angle door, not needing the light or the access. All of this will look much better with a new coat of paint.

This is one of the “oops” issues we hit during the reno that left me completely happy with the result. The budget took a small hit, but it was SOOO worth it. We’re both really happy with the French doors. They feel so much more modern than the slider (which we were able to sell on Craigslist), and most nights we’re popping open the sidelights to let in extra breeze.

The photos of the inside won’t make a ton of sense until we get some drywall up, but in the next post (which won’t be months from now) we’ll take a look inside (including a video) at the madness that is a demolished space.

Half the house renovation plan

When I say that we’re knee deep in this renovation, what I really mean is Aaron is exhausted from laying floors and I don’t recognize these before pictures anymore. The space has already undergone such a huge change and I can’t wait to share it with you! Let’s dive into all the goodies: before photos, an overview of our plans, floorplans and a video.

I’ve owed you a decent floorplan for a while, so here’s a look at the half of the house under renovation. Gray boxes are cabinets/built ins.

Items of note

  • The awkward pantry at the end of the hall
  • The laundry in the kitchen
  • The near lack of wall space in the living room thanks to an abundance of built ins and doors

 

Let’s dive into what the house looks like IRL. Here’s the view from the entry.

Straight ahead is a door to the kitchen and the ill placed pantry that turns the hallway into an awkward L. You won’t be surprised to hear that the pantry has to go.

Turning to the right, the kitchen sits behind the wall where the bar is. We are definitely planning to open this wall up.

Turning more to the right, gives you a full view of the front living room.

This is actually a pretty large space. To give you a sense, the desk is 10′. We absolutely love the corner window bank with the wide sills. We’re planning to turn this space into our dining room. We’ll add lighting (recessed and a slim custom chandelier) and paint (white for the walls, emerald green for the window nook).

Walking into the space and turning right again, you’re facing the front of the house.

This room is actually big enough to hold more than just a dining table. The corner next to the entry will become a casual seating area with a bar (the cart for now, a custom install later).

Now we’ve turned right again (basically we’re anti NASCAR-ing it up in here), facing the entry, coat closet and the back of the pantry.

You can start to see that we’re working with miles of carpet and some not-our-style (though what would be?) linoleum (in the entry and kitchen). All of this is getting pulled in favor of wood flooring throughout the entire house.

Turning right (yet again) you can see how this room flows into the existing dining area and back to the living room.

We haven’t arrived at the kitchen yet, but you may have noticed from the floorplan that it is rather compact and, as I mentioned, it has the laundry area. Changes need to be made!

In order to expand, we needed the space currently dedicated as “dining.”  One other key element when considering where to put things: we didn’t want to trench in order to add plumbing. That meant the washing machine and kitchen sink would need to stay relatively close to their current home.

Establishing that we wanted to absorb this space into the kitchen, yielded another challenge: how to effectively rework the space so it felt open, but not like it was cut in half by a large walkway (which is the current vibe.) I’m telling you all of this from this angle because it’s easiest to envision the pantry that we’re going to make. We’re taking some of the space from to post to the right as pantry and then adding floor to ceiling cabinets in front of it. This will give us a huge amount of storage and shrink the walkway to a more reasonable size in the kitchen.

All of that space behind the table will be PANTRY!!

Dining room aka FUTURE PANTRY

Flipping around, you get a view into the kitchen and a peek at the laundry area. Let’s take a quick look at the compact kitchen, then step back here to talk about our plans.

Yep – that’s a laundry area taking up valuable real estate…

Ok, so now you know what we had. It’s all going.

Literally every single thing in this space, including the soffits. We’ll build a wall between the kitchen and laundry area (remember those appliances have to stay close to where they are – no trenching) to give the washer and dryer a dedicated room. Then we’ll open as much as we can to the left and right to expose the kitchen to the adjoining rooms. We’ll be left with a U-shaped kitchen of lower cabinets, with a range range centered on the far wall and miles of new countertops!

Turing right from the view above, you get a look at part of the living room.

The footprint for this room is rather large, but as the floorplan demonstrates, this space has a lot of awkward built ins, exterior doors (3) and wood paneling.

To get some much needed wall space, we’re moving the existing slider and replacing it with an existing window. We’re also planning to remove all of the paneling and drywall in this space. We just couldn’t get past how nice the walls would look as one continuous surface. The paneling isn’t our style and, unfortunately, the previous owner textured the drywall above it, making it impossible to match. Going back to the studs will allow for an easier rework of the electrical in this room and give us a chance to re-insulate with more modern materials.

Stepping into the space and turning left offers this view

We absolutely loved the vaulted ceilings and we don’t mind the chevron wood slats… though we will surprise no one by saying the ceiling could use a good coat of white paint. The ceiling fan is the only light in this space and in the evening I want to die a little. We compensate by leaving all of the kitchen lights on all the time. All that to say we need to figure out how to get more overhead light and that may (spoiler alert – WILL) affect the final design of the ceiling.

This also gives you a good view of the bar that backs to the kitchen (aka the reason our couch… really any couch… won’t fit in this space.) All of the built ins are getting pulled. In the future, this wall will hold the slider and the entrance to our backyard. Reorienting was important, because eventually this will open to our outdoor dining area.

The view from the opposite side of the space:

This gives you a good look at the awesome MCM fireplace… and the rest of the built ins. The fireplace stays basically as is. We’ll remove the mantel and refinish the hearth to cover up the leaf imprints, which you can see better in the photo below. Once the room is cleared, the couch will face this direction. We’ll add shelves to the left of the fireplace and a screen/projector combo for maximum TV viewing that can be hidden away when not in use.

And to round it all out, here’s the view from the family room, through the dining room to the front room:

Let’s steer back to the floorplan, with a view of where we were:

And where we’re going:

Does your chest feel lighter looking at the open space in the family room once all the built ins are out… or is that just me?

With this layout, I feel like photos and floor plans are only so helpful. So I’ve made a truly awkward iPhone video tour of the space. (You’re welcome?)

 

A few notes:

  • I made this video on Jan 15 (my birthday!) and it’s funny to hear how the plans have evolved since then. I mention that we “think the front room will become the dining area.” Obviously, based on the notes above we’ve settled that.
  • We are not taking out the half wall in the entry. Aaron’s assessment of the post is that it is built “strangely.” We decided that losing that half wall was not worth the effort it would take to make sure the house is still structurally sound… which seems rather important.
  • Not sure why I sound super nervous…
  • We actually decided to leave the deep freeze in the garage for now and just put shelves in the pantry. More on that later when we get into the details of all the individual spaces.
  • Seriously, I sound like I am panting

 

So that’s (mostly) where we started. Obviously we’re adjusting and refining as we go. We’ll start to dive into the details and finishing choices (like the AHmazing floors Aaron is installing this week) in the upcoming posts.

Workshop – before and after

Over a month ago, I shared the makings of the California workshop.  Time really flies when you’re knee deep in a renovating half of your house. But before we dive into the details of that makeover, I wanted to share the finished workshop along with some before pictures because those are always my favorite.

I condensed A LOT of our house hunt into one post, but one thing I didn’t mention was all of the time I spent visiting open houses and touring with our realtor solo. It helped us to get a feel for the features we could expect in a home in this region. By the end of the search, I could basically look at the garage first and backyard second and tell you if we would be interested. One of the items we added to the “nice to have” list after seeing it in a lot of garages was a loft space for extra wood storage, which we were lucky enough to get in this space.

One thing that makes this space so ideal for Aaron’s shop is the garage door (and the nice weather), which basically allows an instant extension for cutting long items.

I love seeing how Aaron made this space work by putting smart storage throughout, including building a revamped miter saw table (the original was too big to move out of the firehouse) that houses the compressor and hanging drill storage.

So the workshop is done! … and currently filled to the brim with Ikea cabinets and assorted other kitchen pieces. I promise it won’t be another 30 days before I bring you up to speed on all the work going on.

Workshop: California edition

A few weeks ago, Facebook shared a memory in which I posted a blog and basically said “we did this project, but the workshop is up next.” It made me laugh because that seemed to be a mantra at the firehouse for many years. “We did this! Next up: Workshop.” When we finally made it to the workshop and finished it off, it inadvertently turned out to be the last space we finished under the assumption that firehouse was our forever home.

In our SoCal ranch, the workshop actually claimed the first spot on our renovation list. I’d like to say that we learned a lesson by waiting so long to tackle it at the firehouse, but the truth is that this house is much smaller. We couldn’t wait to get all the workshop stuff into the workshop (and out of our front living room).

So let’s take a closer look at the original space. We bought a slightly oversized two car garage with a lot of built-ins. The previous owner was a carpenter, which is evident in the work he did throughout the house and in the workshop he built for himself.

The garage has a window looking onto the front yard, which is great for light and ventilation. The loft space is also a perk as it’s a nice spot to store wood and other supplies.

The door in the back leads to the side of the house. There’s no direct access from the house to the garage, but that works for our needs. Heading out that door leads to a walkway that is bordered by three huge sheds. They offer a ton of additional storage, leaving plenty of floor space for tools.

We also love that it is a Dutch door. Leaving the top half open allows for extra ventilation while keeping an inquiring Great Dane safely out of the space. Hank is tall enough to see over the bottom half of the door, but can’t join in the fun. The louder and more dangerous the tool, the more interested Hank is in it.

The water heater is also in the garage (behind the white door in the photo below), but thankfully the laundry area is inside. Garage laundry is very popular in SoCal, but we knew that wouldn’t work for us. Besides the fact that I’m not keen on doing laundry in an active workshop, having those appliances in the space would take up valuable room for freestanding tools.

The first task for this space was one we couldn’t DIY: asbestos abatement. We snagged a bit of the popcorn ceiling to test when we did inspections, and it came back positive for asbestos. That’s not surprising considering the age of the home. Luckily the ceilings in the rest of the house have already been scraped, so we only needed to pay for this small section to be taken care of. Once we got the all clear, Aaron got to work. While we love that he is taking over a workshop from a fellow craftsman, Aaron didn’t need any of the existing cabinets.

The drywall was in pretty rough shape. Rather than expend the time and effort to replace the drywall, Aaron opted to cover the walls with 4″ pine shiplap.

We very briefly considered leaving the pine in its natural state, but our natural tendencies won out. The walls and ceiling got a coat of white paint.

Before/after comparisons are my fave. Here are a few

Boom! Seriously, white paint is the best.

From retro garage workspace…

to uber modern workshop.

Cluttered…

to clean!

Next up, we tackled the floors. We used the same product as in the firehouse workshop: Rustoleum’s EPOXYSHIELD in gray gloss (minus the flecks included in the package, because simple floors > flecked floors). Two coats + the recommended cure time and we were ready to move in the big tools.

Aaron tackled hanging lights, installing dust collection (just like what he did in the original space), building tables for a few saws and organizing in between his trips back to St. Louis for fall weddings. I’ll share some final photos in the next post and then we need to bring you up to speed on ALL the changes going on in house. I’ve been sharing some sneak peeks on Instagram, but I’m excited to break down everything we’re tackling to transform our kitchen, living, dining and (NEW!) laundry rooms.