by Heather -

New floors

Continuous flooring throughout the firehouse was never a real possibility, mostly because it was 5,000+ square feet and we are not made of money.  Taking on a much more modestly sized California ranch made a flooring upgrade realistic, and it didn’t take much online browsing to feel pretty certain that new floors would be a must in any home we bought.  It shouldn’t come as a surprise that Aaron “Master Sourcing Expert” Hawes jumped into the task with glee. Here were our parameters:

  • Click-together flooring  that we could float over a slab foundation
  • Solid wood (rather than engineered) so it could be refinished some day if needed
  • Hard wood – because Great Dane claws
  • Not hand-scraped or faux distressed – No offense if you have this style. We just don’t love it.
  • Mid-tone brown
  • Under $5 per square foot

Bamboo instantly jumped to the top of the list thanks to the hardness and price. The biggest struggle, and one of the most important considerations, was finding the right color. We love the warm mid tone brown that is common in much of the mid century furniture we gravitate towards. Real life: We ordered enough bamboo floor samples (usually free or really cheap) to floor a child’s play house.

Ultimately the winner was Warm Brown from Trinity Bamboo. (Top sample below.)

It’s a stunning tone that warms up our white-walled rooms. We also loved the matte finish and wide planks. It fit nicely in the budget at under $4 per square foot.

After chatting with the company, we opted to buy tongue and groove planks rather than click-together and glue them down. This provides a nice base for everything, like the cabinets in the kitchen. The glue works in place of the vapor barrier that would normally go under a floating floor installation.

Ordering was easy and delivery was prompt! That may be where the “easy” part of this story ends. Gluing down wood floors is HARD work. After pre-cutting the planks for a section, Aaron had to work quickly to trowel the glue and set and tape all the boards before the glue setup. Adding to the time sensitivity was the relatively short pot life (time before the glue dries too much) of the large buckets. The glue isn’t cheap so basically any time he opened a pail it was a race to use it all. The good news for you is that buckets have been discontinued. The glue is now distributed in much more manageable (and resealable) tubes.

It’s a ton of work but the end result is absolutely stunning! The boards have enough variation to give a nice natural feel and the color is exactly what we wanted.

So far he has finished all of the floors in the public spaces of the house, including new baseboard and trim throughout the kitchen, dining room and hallway. Our bedroom is up next and I cannot wait to tear the carpet out and extend these floors into that room!

by Heather -

In which we plant succulents outside and all my dreams come true

This wasn’t the first project we did at the new house. The first project we tackled was painting our master bedroom… and our master bathroom… and, for good measure, the guest bedroom. We tackled those first because we spent nearly a week in our house without ANY OF OUR STUFF. But that’s a story for another day… a day when I have edited “after” photos when my husband lives full time in California with me.

It’s important to share these updates because you may have noticed in the introductory post for the new house that I failed to take good “before” photos of the backyard. Now I can’t do that without bringing you up to speed on these quick updates we made soon after moving in.

Up first: Swapping this table for our fire pit.

While it was great to have this outdoor eating area when we were waiting for our things to arrive, it didn’t fit in our overall vision for the backyard for a lot of reasons. 1. We have a massive slab (aka future table) and designs for a larger outdoor dining room. 2. This seemed like the perfect spot for our fire pit.

The post of the table is cemented in place, so removing it just required a quick tour with the sawzall.

We kept the chairs – 2 for the fire pit and 2 for the interim outdoor dining area.

Project #2: A planter makeover.

There are approximately 1,000 planters/planting beds at this house. While most of them need to be converted in groups, this standalone guy (no pun intended) was an easy target for ALL OF THE SUCCULENTS! I love succulents and have a Pinterest board to prove it. (Ok, that sounds weird, but it is true.) They grow outside here and this may officially be heaven. So you shouldn’t be surprised when you see a lot of these make their way into our landscaping.

Boom!

Succulents + gray rocks. Be still my heart.

I intended to list the names for all these plants, but those photos are with Aaron in St. Louis. If you’re dying to know, leave me a comment and I’ll swing back with the info. In the meantime, I’ll just be sipping my wine gazing lovingly at these beauties.

by Heather -

Welcome to our SoCal mid century ranch

Even while living at the firehouse, we always lusted after mid century ranches. St. Louis has quite a few (not within our budget) and we’re obviously enamored with the simplicity of mid century modern design. I tell you this because I think it’s kind of cool that in giving up our “forever home” we landed in the only other style of home we’ve ever had heart eyes for.

So without further ado, I present our new home.

It’s a 3 bedroom, 2 bath 1,800 square foot ranch that has only been owned by one family before us. Let’s take a look inside and chat about our renovation plans. (Note: all of these photos are from the day of the inspection. None of the furniture is ours… although if you think we own a recliner you may be new here…)

Reno plans: We already want to paint the exterior, which sucks because the previous owners did a really nice job painting it before they put it on the market. But seriously that yellow beige has got to go! We’re envisioning a blue grey main color and black roof (more on that later). Ultimately, we’d like to change the front yard to water friendly, desert landscape. We’re already noodling it, but we may need help from a professional designer (suggestions please!) because landscaping isn’t our forte.

We also ran into a little bit of an issue trying to get our trailer parked on the pad to right of the driveway. So we’re nixing the light post and curved wall on the right and extending the concrete to the sidewalk. As we work on the exterior, we’ll eliminate the “country” leaning aspects (like the fixtures and the brick around the front door) to give it a sleeker vibe.

To the right of the entrance is a front living room. The photos don’t do the space justice, it’s rather large has gorgeous corner windows with extra deep sills.

Reno plans: The entire house is getting new flooring, so let’s get that out of the way up front. We’re just not carpet people and the Danes have only confirmed that by reveling in every square inch. They’re in heaven. I keep telling them to enjoy it while it lasts, but their very small grasp of the English language leaves me feeling like they’re not getting the message.

I digress. This space will likely become our dining room and contain a desk/working area. I think this will make more sense as we go so bear with me.

It opens into an existing dining area and the kitchen. So looking right you see this:

Looking left you see this:

The kitchen is rather compact… even more so when you realize the large open space in the photo below is the laundry area.

Both the kitchen and existing dining room look into the rear family room, which offers a TON of natural light from a huge slider, two doors and another set of corner windows.

Reno plans: Per usual, I’ll dedicate an individual post to major renovations before we dive in. I mention that because it’s a little hard to describe exactly what we’re going to do to the kitchen/dining areas without sticking you in the center of the space and gesturing… maybe a video is in order? Suffice it to say that we’re merging the spaces together to form a large kitchen, carving out a dedicated laundry room and adding a walk-in pantry. We’re planning to lose even more walls between the front room, kitchen and family room so the space feels super open.

Speaking of the family room, there were no photos of this space in the listing and it’s one of the reasons we fell for this place. Hello high ceilings. Hello fireplace.

The kitchen is to the right in the photo above. If you turn to the right, this is what you see… minus Aaron and the inspector. We’re amazed at the custom woodwork and the former owner’s ability to get a TON of storage in this home. But this bar has got to go. It’s totally impinging the flow in this space.

Here’s a shot looking to the other side of the room (with your back to the fireplace).

This corner includes a custom sewing area and you probably already guessed that it’s on the chopping block.

Reno plans: This space has some major issues with flow, mostly because every wall has a window, door or built-in. By the fireplace, we’ll install a different set of built-in cabinets to house our bar and hide a projector screen when it’s not in use. We’re also seriously considering moving the large sliders to the sewing area (in favor of a large window). More to come there. Oh and this space needs white paint like WOAH.

Back through the kitchen and down the hall you come to the smaller of the guest rooms, which we’re planning to turn into dedicated wine storage. Exact renovation plans are TBD, but paint and wine racking are obvious.

The guest bathroom was recently renovated, which is great. It would be more great if it wasn’t a melange of beige on beige on brown, but it works for now. This space also has a huge skylight, which I love.

Reno plans: This is lower on the list, but when we get it to it we’ll de-beige and make it match the rest of the house.

The actual guestroom is at the end of the hall on the left.

Reno plans: It’s mostly basic decorating in here: paint, new light/ceiling fan, then figuring out what furnishings and decor we keep from the captain’s bedroom.

At the end of the hallway to the right is the master suite.   

Reno plans: The bedroom is HUGE and the bathroom is tiny… and has a lot of awkward angles… and there’s no mirror over the sink. So it’s kind of a hot mess. When we get to it (this is probably at the very bottom of our list), we’ll do a total overhaul and give more space to bathroom. For now, paint will tide us over.

I did not take nearly enough photos of the backyard. Another post with some better shots is definitely in order. So let’s hold on that for now.

Three large sheds line the walkway to the garage and were another huge selling point for us. This eliminated the need for Aaron to build a sh-workshop because the storage space freed up all of the garage space for the larger tools.

And here’s the garage/future workshop. It’s #1 on the list (and already in progress) because we need those tools for the other renovations and there’s a BUNCH of boxes that I’d like to get out of my front living room.

Reno plans: Remove all the cabinets, patch the walls, paint, epoxy the floor, new electrical and lighting, then re-install everything that we JUST installed in the workshop at the firehouse. Moving is fun, guys! (Sarcasm)

I mentioned that Aaron got to see the house for the first time during inspections. His eye, along with a lot of input from various professionals, added several major projects to our list:

  • New roof (it was way past due and will require a full removal/replacement)
  • New furnace (it was original) and possibly adding air conditioning (because global warming)
  • New electrical panel and additional sub-panel in the garage
  • Stucco repair around the new electrical panel
  • Tenting for termites (a common need, that is normally covered by the sellers, but wasn’t in our case… and to get into that story I would really need to have you here in person… and a bottle of wine)
  • Minor fireplace repair

So, here we go again… albeit in a much more manageable space. Questions? Encouragement for a video? Or maybe just an extended story on Instagram?

by Heather -

Our SoCal house hunt

Figuring out where to live was a huge piece of the “should we move to California” equation. That’s probably not surprising given we were abandoning our dream home and care enough about our residence to blog about it. Per our usual form, we dove head first into learning about the area and considering our options, which ranged from crazy ideas like living in a relatively rural area (nixed when I drove on a “road” which was actually a dirt path and was convinced I would get my rental car stuck trying to get back to civilization) to crazier ideas like buying land, living in a trailer and building a huge workshop (nixed when we figured out the cost of running utilities to a vacant property & zoning restrictions).

What we settled on when we really got down to it was the following list of criteria:

  • Less than an hour commute from Thousand Oaks
  • Workshop space (probably in a two car garage, but bonus points for an oversized garage, three car garage or detached garage) for Aaron’s woodshop
  • A view and/or a very private backyard
  • Parking for our camping trailer
  • Minimum 1,500 square feet
  • Ideally, under $600k
  • Additional bonus points for a good kitchen, something with some of our style and fruit or palm trees (because California!)

Besides the budget, which is an obvious limitation (and actually increased over time, because California), the most important factor and the hardest to determine via the interwebs was WHERE we should look. We basically drew a circle around Thousand Oaks and looked at anything within 1 hour… which we eventually learned had to be 1 hour WITH traffic.

While we are far enough out that we don’t get “LA traffic”, rush hour is still a factor and that ultimately made us cut out areas like Santa Clarita, which was a bummer because there are magnificent mountain-side homes up there. I spent a lot of time outside work trying to get a feel for these locales so that that when Aaron came in for the “home buying trip” we could be a bit more strategic with our time. When we “narrowed” down our list (our poor realtor) we ended up looking at about 20 houses in Simi Valley, Fillmore, Ventura and Camarillo over the course of 4 days. Rather than recapping our months-long search in detail, I thought I’d give you the highlights of the four areas we seriously considered.

Simi

Simi Valley

By far, I looked at the most homes in Simi Valley and was pretty convinced that we would end up here. Not only is it relatively close to my work (via highway or surface streets if traffic necessitates) it sits in a valley and has very close, very beautiful mountain views… the kind of views that were driving us to leave the firehouse.

Simi (2)

The top contender in Simi Valley was a house on Colleen Street with a very secluded backyard and a personal mountain view. It had high ceilings in the great room and a lush private patio out front. In the negative column, it had a serious Spanish vibe and needed a kitchen like woah. The thing that blasted it to the top of the list and even helped us imagine life in some of the other homes we toured wasn’t even included on the listing. The backyard included a very large walk in shed which made us consider how much additional workshop space we could get in that shed or by replicating the set up elsewhere. Local building codes don’t allow for the addition of a large structure, but Aaron (ever the thinker) realized he could add two sheds, back to back and subvert the requirements. We quickly coined the term “Sh-workshop” for the shed/workshop we could build on any property with a big enough backyard.

Fillmore

Fillmore

Fillmore is a cute town nestled between mountain ranges, and with an iPhone, I have been unable to properly capture its beauty. It’s a bit of a drive from Thousand Oaks, and the route includes traversing a mountain (read: really twisty mountain road with no guardrail, which is probably my worst driving scenario….) Despite that, it was high on the list because of the value. It was one of the only areas where we could easily afford a three-car garage.

A40B8DFC-2EF9-414E-9DF2-D0F731B1EE2C

The very first house we fell for was in Fillmore. It had vaulted ceilings in the great room (there’s a theme here), three bedrooms, an orange tree, a two-car garage and an EXTRA FOUR CAR DETATCHED GARAGE. It was a dream set up for Aaron’s workshop, but by the time I saw it in person there was already an offer on the table and we weren’t far enough along in our process to be able to make our own offer.

When Aaron arrived, we still looked at quite a few places in Fillmore because value. We actually looked at some new builds (who are we?) and a super charming house in walking distance to downtown Fillmore. Ultimately, we crossed Fillmore off the list because it’s really far from everything… work… the beach… a Home Depot. It didn’t help that we drove from Fillmore to Ventura one day and got to see/feel the difference between living in a valley and living with an ocean breeze. Everyone kept telling me that it’s hotter to live in a valley, but driving a few miles and seeing the temperature literally drop made such a huge difference in our overall house hunt.

Ventura 2

Ventura

When we started looking in this area a LOT of people (here and in real life) told us that we would love Ventura. Honestly, I didn’t see it for a long time. It seemed no different than any other city in the area, except that it was closer to the ocean and therefore the houses were more of the beach bungalow variety (small) and more expensive. It finally clicked when we visited downtown Ventura after a day of house hunting. This super quaint area is filled with shops (antique, thrift and otherwise) and cute local restaurants. It is totally our jam. If we could have afforded to live in walking distance of that area, we would have become very serious about Ventura. Alas, budgets.

 

Camarillo

Camarillo

Camarillo was the last stop on Aaron’s whirlwind trip. I hadn’t spent much time in the area nor had any homes hit our radar that made us go “Ooooh!” So I went into the day thinking we would make an offer on the Simi Valley house. We planned to meet our realtor after lunch so we stopped at a Thai place beforehand and it was so good that I joked that we should buy in Camarillo just to be able to make this “our” Thai place. During the drive through Camarillo to the first house something clicked. Something about this town, with it’s cool ocean breeze (like Ventura) and the number of trees lining the streets, reminded us of a perfect resort town. We were crushing hard.

Cam1

The first house we saw was small – 1,400 square feet, which feels tiny when you’re coming from 5,500+ but the backyard was stunning. It had a charming dining area, plenty of grass and a space for a sh-workshop, but the thing that put it over the top was a terrace that looked weird in photos, but made so much sense in person. It offered the perfect home for multiple fruit trees and sitting areas with views of the mountains (and even the ocean on a clear day.) We were enthralled. We booked a second visit to the Colleen house in Simi Valley and it just didn’t have the same magic after experiencing the weather and seeing the yard at the Camarillo house. So we made an offer… a low offer… and it was rejected. It was a defeating blow to end Aaron’s trip, although the entire trip was invaluable for narrowing our search to Camarillo (with Simi Valley as a backup).

In the midst of this trip, we accepted an offer on the firehouse! That was such a relief, but it also put a bit of a time crunch on the house hunting. Our window to buy and move everything to a new house (rather than into storage) was quickly closing. Aaron headed back to St. Louis and almost immediately a new Camarillo house hit the market, this time on Rowland.

Cam2

It had high ceilings in the living and dining room, a good (albeit small) kitchen layout, the potential to open up the space between kitchen and living area, white walls (hello no painting), a good two car garage and a natural space for the sh-workshop. The biggest negative was the backyard. It backed up to several two-story homes, many of which looked down into the yard. The backyard also lacked landscaping. If you’ve followed this blog for any amount of time, you may have noticed that landscaping is not our forte or our passion. Still the interior stole my heart and we deiced to make an offer. When our realtor called to find out the status she discovered there were already 4 offers, including one full price, cash offer.

So I did what anyone would do at this point: I cried. Stress and frustration (mostly at myself for falling for a house before it was ours) just welled up. I took a shower and eventually gave in to Aaron’s suggestion that we offer anyways, because you never know. I called it an early night and didn’t even write back to his text about a new-to-the-market house that looked promising.

Camhouse

Nothing recharges me quite like sleep and after the emotional rollercoaster of Rowland, it was just what I needed to look at yet another potential house. By the next morning Aaron was really excited about the new property, and when I looked I agreed that it hit just about every one of our requirements, which we tweaked slightly as we got to know the market. It had:

  • Good garage space
  • Laundry not in the garage (this is really common in the area, and besides not wanting to schlep my clothes in and out of the garage for cleaning, it would take away space from the workshop)
  • Sh-workshop potential – This property listing included three existing sheds on the left side of the house
  • Private backyard – It’s surrounded by single-story homes
  • 1,800 square feet – A little larger than average thanks to an add-on in the 70s
  • An extra wide driveway for parking the trailer

Having learned how quickly homes go under contract, we contacted our realtor immediately and found out there was a midday open house I could attend with her. The house was good enough that I awkwardly face-timed Aaron to give him a tour. Seeing it in person yielded a few additional positives and negatives for the house.

  • Positives included:
    • A vaulted great room in the rear of the house with a fireplace
    • Mature avocado tree
    • A peekaboo mountain view if you stand in the right spot of the backyard (“Peekaboo” may be a bit generous, but it makes me happy nonetheless)
    • A window and some vaulted storage in the garage
  • Neutral but interesting: There’s no direct access from the garage to the house, which worked just fine for us because it would be easier to contain the workshop as a workspace (including the inevitable sawdust.)
  • Negative: The laundry is in the kitchen.

For those of you who don’t know, the home buying process in California is very different from the Midwest. In the Midwest, you can view the seller’s disclosure before making an offer and once an offer is accepted, you’re pretty set. In California, buyers make offers with less information, but have 15 days to do the necessary inspections and can walk away much easier. So even though Aaron hadn’t seen the house, we decided to make a slightly above asking price offer. This was on the Thursday of Memorial Day weekend and we ended up having to wait until Monday for an answer. Ugh! In the interim, the realtor hosted THREE MORE open houses, which gave me a chance to scope out the house again and also caused us a bit of angst in the form of “JUST ACCEPT OUR OFFER ALREADY!” Ultimately, we were asked for a best and final offer and it was accepted!

In escrow, but not fully committed – emotionally (learned that lesson) or financially – we booked Aaron’s travel, a home inspection including scoping the lateral line (we always recommend this) and separate termite and HVAC inspections.

More details and loads more photos next time!

 

Assorted musings:

– If you need a realtor near Thousand Oaks or up into Santa Barbara, I can’t recommend Natalie Miller enough. She listened to our needs – explicit and our reviews of each home – and by the end she could tell as quickly as I could whether we would like a particular home. She made herself available for our whirlwind house hunting trip and expertly planned each day’s itinerary. Her service didn’t stop after the offer and she patiently answered our 101 questions about the details around buying in a brand new area of the country. On top of all that, she’s just a lovely person to hang out with and gives expert restaurant recommendations.

–        We looked at a house in Simi Valley that was completely turnkey – white walls, updated kitchen, good backyard, good RV parking – and it convinced me that we could never buy a house that is totally done. I felt like we kept wandering through the space and just NOT bonding with it. It was even a really good price, but we just didn’t care.

– The fastest way to turn this introvert into an extrovert is to make me move to an entirely new area. EVERYONE became a person to interview. “Oh you’re from here. Where do you live? Do you like it? Have you heard of Fillmore?” The most extreme example came one Tuesday evening when I drove to Fillmore to view the 4-car garage house. I stopped at a Mexican restaurant to grab a quick dinner and walked into the restaurant behind a threesome of elderly, local women, one of which invited me to dine with them. To which I would normally reply, “Oh, thanks but I’ll pass” but instead I said “Oh, do you live here, because if you do I will absolutely take you up on it.” They are incredible ambassadors for their town. Besides answering all of my questions, when it was clear that dinner would not arrive before my viewing appointment, they offered to buy my dinner and get it to go. I swung by their house on the way out of town, to grab my tacos and try to express my gratitude for their kindness.