When I first started this post, I was in the throws of a home remodel with excitement and energy levels sky high. However, after 10 months of contractor work, I had countless projects remaining that I was going to "quickly finish up" myself. Yet after moving back into our house and relishing in a bit of down time, those projects weren't top priority - who needs closets anyway? And then came a new focus - transforming our overgrown yard full of invasive blackberries and thistle into a thriving food forest. You can learn about my progress on the forest garden here. I did eventually build the closets (well, except for the drawers...), but the baseboards and other minor aesthetic details fell by the wayside as I eagerly jumped into my new landscaping project.
Alas, with the focus outdoors and the unfinished indoors, I felt like the remodel was too incomplete to blog about it. However, on this gloriously broody PNW day, I've finally decided to ignore my feelings of inadequacy because of a not-quite-finished project and share what I've learned throughout the process. It's not the beautiful "after" images with gorgeous interiors I had hoped to share - not really an option given the state of my messy house and the fact that I still haven't put anything on the walls! Oh well, hopefully sharing what I learned almost four years after the fact will still prove helpful to people.
The "before" photo of our 1970's rambler
The "after" photo, although it's technically still a work in progress
BEFORE
The 1970's rambler we bought last year (yeah, not quite...see notes above) sure does have character...if you consider teal carpet (in varying shades), green toilets, pink tubs and an infinite array of brass to be "character." And don't forget the leaks and creaks and foggy windows. But as they say, "location, location, location," and our location is pure serenity! The chortling of the eagles overhead, the view of the Olympic mountains and access to miles of nearly deserted beach definitely make this house with "character" worth the risk. Interested in learning about the wildlife we have on the property? Check out the Field Guide I'm currently working on.
I love finding these beautiful ochre sea stars on our rocky beach, with the Olympic Mountains looming in the distance!
After nearly two years of planning, we took the plunge to reinvent our little rambler. Thankfully we didn't need to do much to the daylight basement (just paint and new floors and windows), but the main level needed a major overhaul. I considered managing the remodel myself but ultimately decided that hiring a professional contractor was the way to go with this particular project because 1) it was a much larger undertaking than I felt I could handle by myself and 2) given the frenzied state of construction, subcontractors were typically too busy to work with anyone other than the contractors they already had a relationship with.
Thankfully, I was able to find a very qualified contractor who was willing to let me serve as an assistant, of sorts. I was responsible for all the design, selection and ordering of most materials; and I took on a handful of small construction projects. He managed the subcontractors and took on some of the work himself. It allowed me to be knee-deep in the project while allowing the experts to do most of the technical work. And through it all, I learned a great deal. Here are some of my notes as I reflect on this experience, which was overwhelming and frustrating at times, but ultimately extremely satisfying.
Here you can see the progression of work in the living room. It's challenging to see in photos, but the ceiling height on the west wall went from less than eight feet tall to eleven feet, allowing for a full view of the water and mountains. The tall floor-to-ceiling windows and doors as well as the sleek metal and stainless cable railings help highlight the view.
Scope of work:
Replace all failing windows and exterior doors
Install new roof; modify roofline in living room to maximize the view
Remove inadequate weatherproofing; replace with quality weatherproofing and install new siding
Remove corroded gutters and downspouts; replace
Replace and enlarge deck; properly secure to house
Shore up house to better meet seismic building standards
Modify main level layout to incorporate mudroom, laundry room, larger kitchen, additional bathroom and larger master closet and bathroom
Level sunken living room; replace flooring throughout
Replace all cabinets and fixtures
Replace bulky fireplace wall with slimmer option to create better flow between kitchen and living room
Refinish interior doors (yeah, still working on that one)
Replace main level electrical
Replace as much of the old, rodent-infested insulation as possible (some areas in the basement couldn't easily be reached)
Replace garage doors
Install multi-point drain system to prevent basement flooding (completed after the primary remodel project)
Replace old driveway (completed after the primary remodel project)
Repurpose or donate as much as possible; recycle everything else, if possible
About half-way through the project. Roof and siding are complete (apart from paint); doors and windows are installed.
About the Project
Our house only had one owner before us. The couple built the house and lived in it until they either passed away or moved into assisted living. It was obvious that the house was well-loved, but as is often the case, as the couple got older, they didn't have the ability to maintain the property. While it was structurally sound, there were a number of major issues that needed to be addressed. The subflooring was showing in several places due to missing tile and damaged carpet. The skylights, sink, tub and even the toilet leaked. The layout was challenging because of the tiny master bathroom. The laundry was in the basement, which was not ideal. And the roofline in the living room cut off the view, which is the primary selling point of the home. Rodents had moved in, as had the fleas. And of course, cosmetically, the house was stuck in the 70's.
Before - Second full bathroom on main level. Tub, shower tile (not shown), flooring, sink and countertop all in varying shades of green! Leaking tub, sink and toilet. Missing tile between tub and toilet (covered by the rug) with water damaged subflooring. This photo reveals just a few of the issues we had to deal with.
We left the basement mostly unchanged, and didn't change the actual footprint of the house, but we did take the main level down to the studs. The home originally had three bedrooms and two bathrooms on the main level, but the sizes of the bathrooms and closets weren't ideal. So while most people would tell you to never eliminate a bedroom because it will decrease the resale value of your home, it's important to construct a home that actually fits the way you live. So we took one of the bedrooms and turned it into a large closet and bathroom. We now have two bedrooms and two and a half bathrooms on the main level. As for resale value, we have the ability to add a bedroom and bathroom in the basement if we wish to do so in the future, making it a four bed + four and a half bath home, so the value is still there. What's most important is that we are comfortable in our home while we're living here, which I hope is forever!
Demolition is a dirty job, but wow does it completely transform the space. I absolutely LOVED the demo stage because I could see amazing progress being made every day! Though it looks chaotic, our demo crew was very meticulous. They removed windows, doors, cabinets, fixtures and even trim as delicately as possible so everything could be reused. Bricks and wood were recycled/repurposed.
If you're interested in overseeing your own major renovation, hopefully you can benefit from some of the things I learned along the way.
Here's the progression of the north side of the house. Although we had to replace all the windows, we tried to keep as many as possible in their former locations, which helped us save money.
Planning & Communication
The more thorough your planning, the more likely you are to stay on time and on budget. If you have selections made early on in the process, you'll have a much better idea of budget for the entire project (with fewer surprises). The better you plan, the less likely you are to have last-minute changes, which are often costly. Of course, if you plan years in advance, the cost of materials likely will have changed. Spend time looking through photos of ideas you like and come up with an overarching plan and aesthetic; then focus on selecting individual products based on that plan.
Every detail matters, because every decision affects another decision. The light fixture you choose, will determine the location of the electrical wiring. If you don't have your light fixture selected before electrical rough-in, which takes place early in the remodel process, you'll have to either make-do later or pay extra to have the electrician make adjustments.
The drywall truck just barely made it under the power line. If you look closely, you'll see our contractor on the right holding the power line up with a stick!
Consider site complications that could lead to challenges with your project. For example, we have a low power line that crosses our driveway. Some trucks were not able to get under it and had to park on the street at the top of our hilly driveway, making heavy deliveries, in particular, difficult to get to the house.
When comparing costs, make sure you include all cost factors. If you're considering Tile A versus Tile B, don't assume that just because Tile A's cost per square foot is lower that the final project cost with Tile A will be lower. Some tile is more labor intensive to install or will produce a lot more waste (and therefore you'll need more tile) because of the size of the tile and how it fits into the space where you're having it installed. Talk to your contractor to better understand all the costs involved before making your final selections.
Use technology to keep yourself and your ideas organized. I used a mix of Pintrest (for general ideas), OneNote (for photos of specific selections and my list of questions for vendors/contractor) and Excel (to track budget, contact information, etc.). Use what works for you, but consider saving all this information in a way that's easy to share with others at all times. You'll find that contractors and various vendors will have a much better idea of your vision if you can easily share photos of designs and products you like. Additionally, make sure you have easy access to important documents at all times. I used Google Drive to keep files readily available, particularly inspector's reports, architectural drawings, permit documentation and engineering calculations and drawings. Everything I mentioned here was always available on my phone so I could easily pull it up during a meeting.
I taped out the master bath layout on the basement floor to make sure I liked the flow of the space.
Use tape or cardboard to help you visualize space. Sometimes it's hard to know how big four feet by six feet really is. So get out that tape (masking or painters, ideally) or even cardboard and mark out your space. For example, mark out your proposed kitchen island to make sure it offers enough prep space as well as plenty of room to walk around it and to open the fridge/oven/dishwasher without hitting it.
Communication is key! Talk with you contractor/architect on how to best communicate your ideas and questions. You might set aside a specific time each week to meet, or perhaps emails and document sharing work best. Each person processes information differently, so it's important to figure out what works best for the two of you. I found that having everything in writing was imperative for me because I have a terrible memory! I made notes of each in-person meeting so I could remember what was discussed. And I kept a running list of questions and topics of discussion for items that weren't urgent. This led to more efficient and productive meetings. Of course, you might need to communicate with your builder/architect more urgently if they are waiting on a decision from you. Given my level of involvement in the project, I was on the job site every day and was available for questions anytime my contractor or a sub needed me. This was doable since I took a sabbatical from my paying job to complete the project; however many people might not have this level of flexibility and amount of time available. Be realistic when considering your schedule and be sure to communicate the best way/time to reach you when urgent questions arise.
It's okay to shop around When I first started making plans for our remodel, I was hesitant to speak to competing sales reps. What if that flooring rep finds out I'm also talking to the other one down the street? Should I admit that I'm comparing products and prices with online and local vendors? After a sales rep has spent a lot of time brainstorming with me, do I have to use their services if I find a product elsewhere that I like better? The answer...that's expected in this industry. You will not offend one sales rep if you decide to work with someone else. Sure, they would love your business, but they understand that you have a zillion options and it's up to you to decide what works best for you. It's advantageous for you to look all your options - visit a lot of local showrooms, look at online options and ask questions and consider suggestions from everyone! Take advantage of those sales reps - they have a lot of information to share and will ultimately help you in making your final decisions, whether directly (by choosing their product) or indirectly by steering you in another direction. Even if you don't buy their product, you can always show your appreciation for their time by recommending them to other people.
Former master bath - an explosion of pink and brass!
The finished master bath - Here you can see the grab bar in the shower that is helpful for balance now and for when we get older (left). We currently use it for hanging washcloths. We considered installing a built-in bench but decided that adding a free-standing bench in the future was a better option for us. The countertop center cabinet is set into the studs for more depth and has electrical outlets inside (center). There's also a separate water closet and built-in linen and hamper storage (right).
Big Picture + Future Planning = Long-term Happiness Consider what your needs might be in the future based on expected or unexpected life circumstances. No, you can't plan for every possible scenario, but thinking through some likely situations will help you be better prepared to grow with your house. Plus, even if you don't utilize some of these features, you might find that they make your house more appealing for resale. Some possible scenarios to consider include parents come to live with you and need their own space; kids move out of the house and you want to re-purpose some rooms; you decide to start working from home or (congratulations) you retire and now want hobby space; you get older (yeah, it happens) and can no longer manage stairs or reach the top shelf; or an accident or health issue creates mobility challenges. Some modifications you might consider during your remodel are including a primary living/sleeping space on the main level, curbless or low curb shower, wide doors and hallways, and framing support for grab bars in shower or near toilets (take a photo of where the supports are located if you don't want to install these bars now).
Think ahead about backing If you have items that will be attached to the walls or ceiling that are either heavy or will be pulled on, consider installing backing in the walls before they're covered with drywall. Backing is simply a piece of wood that is secured to the framing of the wall or ceiling. In many cases you can use drywall anchors to hang things, but drilling directly into wood is much more secure. I installed backing in a number of places in preparation for current and future needs. For example, my yoga hammock hangs from the ceiling in the living room, the only room with adequate height clearance. The 2x6 inch boards in the ceiling help support my weight while I'm hanging in it. I also had backing installed for the cabinets I'll eventually hang in the mudroom. Backing was also installed behind the grab bars in the main and guest room showers and all the toilet paper holders and towel bars. And lastly, supports were installed in the ceiling of the master bath in case we want to install a glass door to the wet room in the future.
We used a combination of Batu hardwood and Hardie Reveal Panels. We used a high quality weatherproofing against the plywood of the house. Then we furred out the wall to allow for any moisture that gets behind the siding to escape. The batu is attached with hidden hardware. The panels are adhered with screws and a track system for support. I love this combination of materials, not just for the aesthetics but because the Hardie panels' maintenance-free nature is a nice balance to the regular oil finish application required to maintain the richness of the hardwood.
Have Realistic Expectations
With a remodel, as compared to a new build, there may be a number of surprises hiding behind those old walls. For this reason, the initial budget you're given from your contractor will undoubtedly be low. I found that increased expenses fell into one of four categories: 1) project took more time than the subcontractor originally predicted, 2) cost of materials increased since the original estimate, 3) hidden issues expanded the scope of work or 4) projects originally planned for a later date are more cost effective to do now and therefore were added into the current remodel. This last point was a real issue for us. We knew we'd need to replace the deck within five years but hoped to save up money before doing so; therefore this project wasn't on the original scope of work. However, after considering the cost of installing the deck as part of the remodel versus waiting until a later date, it made more economical sense to install while the siding was already being replaced and the current county permit was active.
The old deck was in rough shape and wasn't properly adhered to the house. The new deck is fully supported, including sheer walls that can handle strong winds.
Eventually we'd like to install a roof over the south section of the deck (just off the kitchen), but this was a project we could easily save for later. The support posts were left, rather than being cut after the railings were installed, so we can use them for the future deck roof.
Spend money on what is important; save when you can. This seems like such an easy thing to do, but the remodel process is one decision after another where all the small things add up to a big amount. I firmly believe in doing something "right" the first time so you don't waste time and money replacing/repairing later, but what does that mean for a remodel? And specifically, how do you go about saving money if you want to do everything "perfectly" the first time? Everyone's priorities are different, but perhaps these guidelines will help. 1) Spend your money now on things that will be difficult to modify or exponentially more expensive later. This could include something simple like backing where you think you might need supports later or extra outlets. If you want a laundry sink, it's best to add plumbing long before drywall is installed. If you have to wait to actually install the laundry sink, or you install a cheap polypropylene sink now and choose to upgrade in the future, that's okay. It will be much easier and less expensive to add/replace a sink than to cut out walls and flooring to install plumbing at a future date. Talk with your contractor to compare costs of tackling a project now versus saving it for later. For example, we had our contractor install backing in the mudroom to support cabinets that I plan to one day install. The backing was inexpensive to install before drywall went up, and I can wait years to install the cabinets, if needed (and I have!).
The closet light isn't beautiful and the textured ceiling isn't what we had originally planned for, but both saved us money, and neither are things we ever pay attention to.
2) Consider what's important to you. If that faucet or light fixture or refrigerator makes your dreams come true, it might be worth splurging. Just keep in mind that it might mean sacrificing something else. If you want to stick to a budget, you'll have to make tough choices. Consider your priorities. You might find that you want to spend more in frequently used spaces but save money in areas that don't see as much use. We reused old light fixtures in our closet and don't even notice them apart from the light they provide. We also chose an acrylic shower/tub combo for the guest bath rather than a more expensive custom tiled shower. However, we splurged on our glass garage doors since they greatly impact the aesthetic of the home, and they functionally provide tons of natural light for the garage/workshop. We wanted a smooth finish on our walls and ceilings, but our painter charges more for this technique since it doesn't allow for any imperfections. Instead, we opted to save money by adding a light texture. While it wasn't our first choice, it's not something we notice or are bothered by now, and we appreciate the savings that going this route afforded us. 3) Research less expensive options. The number of options for absolutely everything will make your head spin! But the good news is, there are often less expensive options out there that you can be satisfied with. Tile is a great example of this. You could spend $2 per square foot or $20 for a tile that looks very similar. In order to keep garbage out of the landfill, I highly recommend that you select durable, long-lasting products as much as possible, but that doesn't mean you have to spend a ton of money. The tile we chose for the laundry, mudroom and guest bath was only $2 per square foot but is super durable and easy to clean. The engineered hardwood flooring we used throughout the entire house was less than $5 per square foot but has a 4mm veneer, which should take decades to wear down. Lighting fixtures and cabinet hardware are other examples where you could spend oodles, but you can also find items you like (or can live with) that are reasonably priced.
To save money, we kept the old cedar siding on the east and south sides of the house, as they abut woods and aren't easily visible. We also kept the old orange garage windows. They don't let in much light, but it was less expensive to install additional lighting in the garage than to replace the windows.
No matter how hard working and skilled your team might be, there will be mistakes and misunderstandings. It's important to communicate as clearly as possible, give others the benefit of the doubt, and extend grace when things don't turn out as intended. Maintaining a professional, respectful relationship throughout the process is imperative!
Wow! What a transformation! We wanted to modify the entire roofline because our ceilings are low throughout the house, but this wasn't financially feasible. Instead, we modified only one small section of the roof over the living room, and it completely changed the aesthetic. The back of the house now has much more character and we can enjoy significantly better views from the living room. This is just one example of how our architect and builder helped us save money while achieving our goals.
Unless you have unlimited funds, be ready to make some compromises. I am smitten with butterfly rooflines and really wanted to swap out our traditional gable roof, but the cost was extraordinary. Our architect and builder helped us design a modified roof in the living room that was significantly less expensive but still accomplished a lot of our goals.
Something always causes a delay...which causes a delay...which causes a delay. Whatever your timeline is, assume it will take longer because of any number of delays. In our case, we saw delays from a massive snow storm, contractors getting sick or prioritizing urgent matters with other projects, inspectors taking longer to come out than planned, the power being out, holiday breaks, and projects simply taking longer than expected. There is a very fine line of encouraging contractors to make your project their priority and do their best work while not pushing them to the point where they're disgruntled with you. Thank you gifts (who doesn't love pizza and cookies?) and words of appreciation go a long way.
Here you can see me applying the oil finish to the siding (left) and creating the concrete countertop for the hall bath vanity (right).
If you want to complete some of the remodel work yourself, have realistic expectations of your skill level and the time you have to commit. It's imperative that you don't throw off your entire remodel schedule because you weren't able to complete your portion of the work on time. On the flip side, don't be deterred from doing some of the work if you have the capabilities, as it will save you money, help you feel more connected to the project, and add a bit of creativity to your home. In my case, I made two bathroom vanities, made and installed the closets, oiled the wood siding, stripped and refinished the interior doors, installed a portion of the baseboards, made the mudroom cabinets, refinished the laundry cabinets, painted some of the walls and painted all the trim...or at least that's what I will have done when I'm finally finished with this project! I left the major projects to the contractors who have the necessary skills and manpower.
This hall vanity was my favorite project. I love that I was able to make the entire vanity, including the countertop. It's a beautiful combination of sleek black legs, gritty concrete top and warm maple slats and sides.
My second favorite project was creating custom closets. Granted, I still haven't made the drawers, but I love the pull out scarf racks and the mail slats for flip flops and sandals. The beauty of making something yourself is that you can customize it exactly how you want.
Selection Considerations
If you find a product you like, make sure you get a sample. Many samples are free (to borrow or keep) or might cost a very nominal fee. You'll want to use those samples in two ways: 1) Test out their durability. If you're borrowing a sample, be sure to ask permission first! Drop, spill, scratch - do whatever you need to do to see how the sample will live up to life in your household. If it can't take the wear and tear, find another product that can. 2) Take those samples with you every time you consider coordinating products. For example, your kitchen sample pack should include your selected cabinets, flooring, paint colors (wall, trim and ceiling), countertops and backsplash. If you want to be thorough, include a sample of your cabinet hardware selection and even the color of your appliances. If your kitchen opens up to your living or dining room, include samples of any additional components from those rooms as they'll all be viewed together.
I took two upper cabinets that I got from a salvage shop and turned them into the vanity for our guest bathroom (left). We previously had a swinging door to the basement stairs, which was incredibly awkward as it blocked the hallway. So we swapped it out with a former closet door I got at a salvage shop. Some quick paint and a hardware change, along with a sliding track, and we have a fully functioning door that helps close off the space but allows light to filter into the stairwell (right).
You'll find a number of discount or free options on eBay, craigslist, Facebook Marketplace and local salvage shops. Not only do I LOVE a bargain, but I also strive to keep usable waste out of the landfill. However, keep in mind that you typically can't return these items (or the return window is very short). Additionally, the manufacturer's warranty might not apply, and a contractor will not guarantee the product, only their workmanship. Finally, some items might cost quite a bit to retrofit them for your space, so keep that in mind if cost is your primary reason for buying that particular item. On the flip side, salvaged items often add great character, so definitely make time to do some treasure hunting!
I love the warm tones of this engineered hardwood that we used throughout our house. I looked at TONS of flooring options, wanting to choose a product that I liked aesthetically and that would be durable. I placed a lot of dings and scratches on numerous samples before finding a product I felt would hold up to our household with pets.
Consider materials that will age well so you aren't inclined to remodel again after a short period. Look for products that easily hide scratches and dents. Can you believe I scratched our flooring the first day we moved back in? It's true! I slid a chair across the floor and it left a large scratch. However, our wood flooring has a lot of movement/character, and you don't even notice the scratch I made Day 1 or the many dings it has seen since. Also consider the style of products long-term. I'd recommend classic over trendy unless it's something you're incredibly excited about. Keep in mind that it's a lot easier to change paint color and pillows than tile.
Most people know that it's important to inspect and select your chosen slab of granite or other natural stone. However I learned that there are variations even in manmade products, and it's important to see the full slab of quartz (or other manmade slab) before your fabricator cuts your countertops. There may be colors or textures that appear on the full slab that weren't apparent in the sample.
Our tiler painstakingly separated every single pebble from the mesh backing and then carefully laid each individual piece so the wet room floor would look natural.
If you're using natural stone tiles or pebbles, make sure you see what they look like with the protective sealant on. It will alter the color.
Our laundry room might not be a designer's dream but it's perfectly practical. We have cabinets for storage, a bar for hangers, two pull-out drying racks and a utility sink. Plus there is space for dirty bins, clean baskets and an ironing board (and a spot to hang my drying garlic). It's everything I need for a proper laundry room.
Excess moisture can cause major damage in your home long-term. For this reason, our county requires laundry rooms to have exhaust fans, in addition to bathrooms and kitchens. If the county hadn't required it, I would have never gotten a fan in the laundry room, but I'm so glad I did. It makes a huge difference, particularly in the rainy Pacific Northwest! The bathroom fans we got have a timer so you just punch the amount of time you want the fan to run and it automatically shuts off when finished. Genius!
Consider installing outlets in some of your bathroom and kitchen cabinets. This will allow you to easily access and store electronics. I love being able to hide my electric toothbrush in the cabinet rather than having it sit out on the counter. And my electric tea kettle stays plugged into the wall within the appliance garage. I make my own herbal teas, and the surrounding cabinets and drawers are great for holding all my dried herbs and spices. I wrote a post about making herbal teas if you want to give it a try.
I wanted to completely open the space between the kitchen and living room; however the flue for the basement fireplace was located there as well as a support post. It would have been cost prohibitive to remove them. We really did want a fireplace on the main level, so instead we built a new, smaller wall that incorporated a main level fireplace, the support post, and the flue from below. Now the kitchen feels welcoming and open but has some amount of division from the living space. Bonus: we incorporated a pantry cabinet on the kitchen side of the fireplace wall behind the support post as well as drawers below the firebox platform, giving us tons of additional storage.
Notice how much smaller the new fireplace wall is compared to the old brick one, thus allowing much better flow between the kitchen and living room. The fireplace and hearth are raised to incorporate seating and allow for greater access to the warmth of the fire.
Happy Decisions
Here is a list of several decisions we made that I'm very happy about.
We painted our house black. Everyone we talked with thought it was a bad decision, and we almost changed our minds. But after looking at every color option, we kept coming back to Black Tar by Benjamin Moore. We're so glad we didn't let others sway our decision - we love the black! If you're thinking of going dark, keep in mind that dark colors absorb the heat. The black color on our fiber cement board radiates an immense amount of heat during our mild, short summers. This intense heat might be an issue in a hotter climate. Dark colors also show dirt easily, so if that bothers you, you might want to consider a lighter option.
Benjamin Moore "Black Tar" going up!
Speaking of siding, we used the commercial-grade Hardie Reveal panels for a portion of our siding along with the Indonesian hardwood Batu. Neither are typical options for residential home construction in our area, but we really love the mix of modern and natural style. It's important to research products to make sure they'll perform well in your area (maybe they aren't typically used for a reason), but be willing to take a risk on products that aren't as familiar if they're ones you really love.
We splurged on glass garage doors. They're the first thing you see when you come down the driveway, and they provide a lot of light in the garage, which serves as my workshop. Rather than paying to install windows, which would have been pricey, we put the money towards these garage doors that add great aesthetic and functional value to the home.
We recessed a middle cabinet that sits on top of our bathroom countertop into the studs. This gives us a few extra inches to store all our bathroom supplies without taking up valuable counter space.
Visualize with me, if you can. The image on the left shows the former dining room up against the windows with the kitchen in the foreground, and the old fireplace wall on the right of the image. Turn around and you'll see what's in the right image, the kitchen in the foreground with a random, unusable room against the back wall. We removed the dining room entirely, along with the wall previously separating it from the kitchen (and as much of the fireplace wall as we could). This allowed us a much larger kitchen with tons of natural light. Also, by shifting the kitchen, we were able to fit a mudroom and separate laundry room into the weird space that was previously unusable. This space was particularly ideal for a mudroom because the doors you see in the right image go to the garage and deck.
The original kitchen was serviceable but was a bit tight, particularly trying to open the fridge doors.
The new kitchen has tons of room to move, prep and cook. I especially love having two sinks and so much natural light! The entire wall behind the range and sink is tile so I can be as messy as I like.
We gave up a dining room to allow for a larger kitchen as well as a mudroom and laundry room. Since we don't use a dining room very often, having a dedicated room for dining was a waste of space. Instead, I built two console tables that typically reside behind our L-shaped sectional in the living room; and I made benches that fit underneath. When we have people over for a meal, we can easily push the tables together to create one large table by the fireplace that can accommodate eight or more people.
The dining table was easy to make. I custom ordered two maple slabs for the tops and simply sanded and sealed them since I wanted to keep them natural. The benches are from the same mill, but I used poplar wood since it's less expensive and was going to be painted anyway. I purchased custom legs from a local fabricator. This was a super quick project that perfectly fits our space and lifestyle.
When not in use, which is most of the time, the "dining room" is a wonderful place for humans and pups to relax by the fire.
We painted our ceiling and walls the same color (white), which makes the low height of our ceilings feel less noticeable.
Our shower has no door and no curb. It feels like you're showering outside because of the large window in that space. I love it! We were worried that the openness would make it too cold in the winter, so we installed supports in the ceiling that will allow us to easily add a shower door in the future if we choose. We have a heater installed near the tub that we turn on in the winter (though not as often as you might think). We close the main bathroom door, and the room stays nice and toasty. The curbless shower will be helpful as we get older and/or if we have mobility issues in the future. We also installed a contemporary grab bar in the shower, which primarily holds our washcloths but is also super helpful when shaving, and it will be nice to have as we get older. We opted against installing a built-in bench in the shower since we don't really need it right now, and it will be easy to add a stand-alone bench/stool in the future.
We love that our shower (to the left of the tub) is completely open. It almost feels like showering outside! Here you can see the (unfinished) barn door between the bathroom and bedroom that we can close to keep the shower heat in.
Our kitchen has a ton of very deep drawers that can store plates, crockpots, you name it. We only have a few upper cabinets that we use for glasses, spices, etc. This allows us to use most of our wall space for windows so we can enjoy the gorgeous view and lots of natural light (a pretty big deal here come winter).
Along the large set of windows in our kitchen (amidst all those drawers!), we installed a desk. The area is perfect for me to jump on the computer for a bit, and provides a place to store important files and other supplies I need to regularly access. Since I don't have or need a full home office (my husband uses our primary office space), this small space is just perfect for me. The desk drawer ended up being taller than I expected, and only a stool will fit underneath. This is not a problem since I don't work from this station for long periods of time, but it's a reminder of how important it is to think through every aspect of the cabinet plan!
Having a prep sink in the island is a game changer. I use the prep sink for just about everything...and save the main sink as holding station for all the dirty dishes that need to be washed.
There are a ton of oven/range options out there, and I can really appreciate our free-standing double oven range. Since it's just the two of us, having a range with a small and large oven works nicely. We typically only use the small oven, and are therefore glad it's the one on top. The larger lower oven comes in handy when we have a large meal or need to cook two things at once on different temperature settings.
It might be just the two of us, but we go through a lot of food. And if you've read any of my other posts, you know I like to make meals in advance to freeze for a busy day. Our full fridge/full freezer combo provides so much easy-to-reach space. If you have the room, I highly recommend installing a mammoth fridge/freezer combo. It's much more convenient that having a separate freezer in the basement or garage. Here are some ideas for Make Ahead Freezer Meals.
This is the mudroom in progress. We installed trim around the tile, painted the doors to match the walls and have hanging racks and hooks on the walls. I've already hung a massive shoe organizer that I made, and I'm currently in the process of installing a mix of salvaged and custom cabinets I have made or modified.
We could not live without a full mudroom, especially here in the wet Pacific Northwest. Our mudroom has plenty of space to store our shoes and shed our wet gear before coming into the house. It also has a dog door, which provides outdoor access to a fenced yard for our pup. We even tiled up the wall a few feet so that rainy gear can dry without soaking the walls. And bonus! This will be a perfect bedroom for shelter pets we wish to foster in the future.
Stripping the many layers off the interior doors has been incredibly time-consuming, but it has been worth it. We could have easily painted over the doors, and it would have been fine, but we really like having black stained, rather than black painted, interior doors.
If it was salvageable, we either reused it or donated it. Here are a few examples: We moved the former kitchen cabinets into the garage. They aren't pretty but are very solid and have made a huge difference in my workshop organization. I also sanded and stained some of the upper cabinets from the kitchen and use them in the laundry room. All the interior doors that fit after the rework of spaces (which was most) have been reused; the rest were given away along with their door jams. I only had to buy two interior doors, and both were from a salvage shop. All the old aluminum windows were given to people in the area who were planning to make greenhouses, sheds or cold frames with them. Many people might have tossed them since they were no longer usable for a home (even salvage shops wouldn't accept them), but there were tons of people ready to give them a new purpose! The lighting was either reused or donated. Even the trim was given away. The demo crew had to be a bit more careful removing everything, but it was worth it to keep so much out of the landfill! And they got to take some of the items home with them, so it was a nice trade :)
Closet construction in progress. Cutting shelves (top left), creating mail slot shoe storage using custom jig (bottom left), and priming closet panels (right).
I designed and built our closets myself, which allowed me to customize the space based on the items we store. I might not get very excited about fashion, but I love scarves, so I designed two custom scarf pull-out racks that are awesome! And I have a built-in shoe rack, which includes a mailbox slot style holder for my flip flops (see photos above). One of these days I'll finally build the drawers, but until then, we use baskets.
Next to each side of the bed (in the master and main guest room), we installed light switches and overhead can lights on a dimmer. The switch controls the light directly above that side of the bed as well as the main bedroom light. This way we can control the lighting without having to get out of bed, and it eliminates the need for a lamp, giving us more room on the side tables.
While I'm sure you're focused mainly on the Shiloh cuteness, if you look closely you can see the very convenient and low-profile bedside light switch on the wall. There is one on both sides of the bed.
Lights on dimmers! Our electrician advised us to install our living room lights on two separate switches and to put both on dimmers. I thought it was a strange idea but decided to go for it since the cost was minimal and he seemed to know what he was talking about. I'm so glad I listened to him. We rarely use both sets of lights, and we often have the dimmer set to low. This is a great way to reduce electricity use - save the planet and money! We also installed dimmers in the bedrooms (in lieu of bedside lamps) and over the island. Though we didn't do this, I can see how installing a dimmer in the bathroom might be helpful, so the vanity lights aren't so bright when you first get up in the morning.
Imagine how heavy and awkward these metal roofing panels are! Rather than carry them up a ladder, they use a truck with a gigantic lift to deliver the materials directly to the roof.
We absolutely love our metal roof. It's easy to clean, doesn't leach chemicals during runoff like a traditional shingle roof, will last basically forever and it just looks cool! Some people want a metal roof because they think they can hear the pitter patter of rain, but we've found that the insulation blocks the noise. Instead, we hear the rain through our skylights, which we also love. They add much-needed light during our gray days of winter (and fall and spring!).
Main bath shower hooks - Sometimes it's the little things you use every day that make a difference. Because of the layout of our main bath wet room, we hang our towels on the wall next to the tub. I prefer a towel rack over a hook because towels dry more quickly this way, which is especially important in our wet climate. However, I like to have a towel within arm's reach of the shower. Enter the double swivel hook! This small piece of hardware attached to our shower wall can hold a towel and robe so both are within reach. When no longer needed, the hooks can be discretely tucked against the wall.
Things I might do differently if I had a do-over
While I don't want to beat myself up about decisions I made during the renovation process, I think it's helpful for myself and others to reflect on how I might have done things differently, in hindsight.
Our microwave sits in a lower cabinet with an outlet inside. It works well and enabled us to reuse our existing microwave. However, I've since become aware of microwave drawers. I haven't researched them to know how they function and hold up over time, so I can't actually recommend them, but if I had the option, I would definitely consider one.
If you look closely, you can see that the caulk (the vertical line in the center) between the tile and white wall matches the tile perfectly. Even though the grout (the horizontal line between the two tiles) is technically the same color, it came out much darker than it was supposed to. So rather than blending in as intended, the grout really stands out. It's obviously not the end of the world, but after spending so much time selecting products, it's disappointing that it doesn't look how it should.
We had two tile-related issues that resulted from my not being aware. 1) The natural stone on our bathroom floor was a mix of muted cream colors. However, when the sealer was added, which you really do need, obviously, it made the colors much bolder. I would have chosen a different tile if I had realized this would be the case. Word to the wise, wet all your natural stones to see what they'll look like once sealed. 2) I purchased all the grout for our tiles based on the grout samples provided by the manufacturer. For whatever reason, one of the grouts did not match the sample. The caulk in the same color was correct, but the grout was wrong. I didn't notice the issue until after the grout was applied. Given that I purchased the grout, it wasn't the tiler's fault that the color didn't match the sample, so I couldn't ask him to redo the work without paying for the change. I decided to sit with it for a bit, but years later, I still hate that grout. Eventually I'll have to switch it out because it drives me crazy. Lesson learned, always do a test of the grout (or stain or anything else) to make sure it's the color you intend.
Speaking of grout, while I love the look of the pebbles for our wet room floor, they are very difficult to clean. There is a lot of grout, and cleaning is made especially difficult with all the undulations. If you love them, don't rule them out. Just be prepared for a bit more work scrubbing. The pebbles I purchased were sliced so that they're flat on the surface, which makes them more comfortable on the feet (step on both to see which you prefer). I'd imagine the non-sliced pebbles are just as difficult, or perhaps more difficult, to clean.
In order to save money, we kept and built around the range that came with the house. Unfortunately it gave out shortly after we moved back in so we had to buy another one anyway. While I do like the double oven range we purchased as a replacement, I wish I could have selected a larger unit with more burners. To have the space for it, though, I would have had to incorporate it into the remodel plan. Since the cabinets and countertops are in place, I'm stuck with this size.
If given the chance, I would extend the south portion of our deck. I didn't realize it at the time because we hadn't owned the house long enough before starting the remodel, but the southwest corner is the only space where we get afternoon shade in the summer. I actually did make it larger than it was originally, but I'd make it even larger if it was an easy fix.
Given the amount of rain we receive, it's imperative to have fully operational gutters and downspouts. I had planned to install gutter guards to keep them clean; however when I spoke with the gutter guard representative, I learned that since our gutters were installed with spikes rather than screws, we aren't able to install the system. I have to clean the gutters several times a year, and even remove a couple of the downspouts that often clog.
Selection Specifics
Interior
Paint & Stain - Sherwin Williams Nebulous White 7063, satin (walls, ceiling and trim); Minwax Stain, True Black (interior doors, guest bath vanity, and laundry cabinets); Benjamin Moore Black Tar 2126-10 (living room beam) Notes: Love the colors we chose! Very neutral and classic. I particularly like that the ceiling, wall and trim are all the same color (and same sheen), so that the black accents really pop and our low ceiling (in most of the house) doesn't feel quite as low. The black and white colors are a nice balance to the warmth of the wood flooring.
Sinks - Kohler Demilav Wading Pool, white (main, guest) and Kraus Rectangular Vessel 19" Bathroom Sink, white (hall bath); Kraus KBU-22 32" Undermount 16 Gauge Stainless Steel 50/50 Double Bowl Kitchen Sink (main); and Kraus KBU-16 15" Undermount 18 Gauge Stainless Steel Single Bowl Kitchen Bar Sink (island); 23" Wall Hanging Mustee Durastone Utilatub (laundry) Notes: Love the Kohler sinks. The Kraus stainless kitchen sinks do scratch more easily than the Kohler kitchen sinks I've had before, but they're much less expensive and otherwise just as good. I like having a utility tub in the laundry room rather than a nicer sink; it's super deep, easy to clean and I don't feel like I have to be as careful with it.
Toilets and Tubs - Toto Drake, 1.6 gal, chair height, elongated, cotton white (main, guest and hall baths); Woodbridge 59" Acrylic Freestanding Bathtub Contemporary Soaking Tub with Brushed Nickel Overflow and Drain, B-0014 / BTA1514 (main bath); Maax TSEA Plus Tub/Shower Combo (guest bath); Alpha iX Hybrid Bidet Seat (main bath) Notes: The Maax tub/shower combo has all the storage you need at just the right height, but the tub is taller than others which might be an issue with anyone who has mobility challenges. The Woodbridge soaking tub isn't insulated and does lose heat over time, but it hasn't been an issue for me. I like and can recommend both. The Toto toilets work without any issue. I love the bidet seat!
Faucets - Delta T4753-SS with Delta R4707 rough-in valve, stainless (main bath tub); Delta T14267-SSLHD Ara Monitor 14 Series with detachable shower head we already owned and R10000-UNBX rough-in valve, stainless (main bath shower); Delta T14467-SSLHD with detachable shower head we already owned and R10000-UNBX rough-in valve, stainless (guest bath shower); Kraus Ramus Single Lever Vessel Faucet FVS-1007, satin nickel w pop-up drain PU-10SN (main, guest, hall baths); Kohler Simplice Single Handle Pull-down Sprayer Faucet Model K-596-VS, stainless (primary kitchen sink) and Model K-597-VS, stainless (kitchen prep sink); Glacier Bay Carla Single-handle faucet (laundry) Notes: These faucets are all fine, but the Kraus faucets noticeably show water spots. The Kohler prep faucet (K-597) does not have a button you can press to stop the flow of water like the larger faucet (K-596).
Cabinets & Cabinet Hardware - Crystal Cabinets Maple, Slate. Shaker doors, slab drawers (kitchen); Crystal Cabinets, Quartersawn White Oak - Natural, shaker door, slab drawer (main bath); hall and guest bath vanities were custom made; Atlas Homewares - A811-BN drawer pulls and A848-BN cabinet pulls (main bath); Atlas Homewares - Sleek Arch, Modern Bronze in various sizes (kitchen); Richelieu Transitional Metal Pull BP7227256195 (guest bath) Notes: I ordered the Crystal Cabinets online through Green Building Supply, and primarily chose them because of the quality build, the use of no formaldehyde plywood and the lower cost compared to a local custom cabinet maker. The rep was easy to work with, but there are limitations working with a non-local cabinet maker or supplier. In particular, we were relying on my contractor for proper measurements rather than the cabinet supplier, which means that the supplier wouldn't take responsibility for the measurements. I had to be incredibly thorough when placing the order. It would have caused major time delays and additional costs if I had made any mistakes. It's imperative that you think through every aspect of a kitchen cabinet design, including how all the cabinets, drawers and appliances will relate to each other, which can be quite complicated. If I was doing this over, I'd more carefully weight the costs and benefits of using a local cabinet maker who takes responsibility for all the measurements and design work and who can be on-site for the design and installation of the project.
Countertops - Luce Di Luna Honed Marble (kitchen island); Anthracite Black Honed Granite (kitchen perimeter); Steel Gray Brushed Granite (guest bath); Ceasarstone Fresh Concrete 4001, 2cm (main bath); Absolute Black Granite, leathered finish (fireplace hearth) Notes: I love the looks of this particular marble and would definitely consider it again; however it is certainly not as durable as other countertop options (corner chipped off when glass hit it). Surprisingly, the Anthracite granite has also not proven as durable as other granites I have experience with (small chips on the edge from a glass hitting it). Obviously we drop a lot of glasses! I was warned about the marble having potential etching and staining issues, which so far has not been a problem.
Hardware - Kwikset Halifax Iron Black, square (all interior doors); Hoooh SUS 304 Stainless Steel Bath Towel Holder Hand Towel Ring Contemporary Style Wall Mount, Brushed Finish, D110-BN (main bath vanity); Delta Ara 24" Towel Bar, stainless (main bath); Moen YB0402BN Align Double Robe Hook, brushed nickel (main bath shower wall); Delta Contemporary Decorative ADA Grab Bar, stainless (24" in main bath shower, 18" in guest bath shower); ReliaBilt Matte Black Barn Door Kit (hall) and Miseno BARN-KIT96 FBL 96 Inch Sliding Barn Door Track and Fitting Set (main bath) Notes: I'm pleased with all these selections and can recommend them.
Lighting - Capital Lighting 8493-103 Old Bronze 24" wide (main bath vanity, guest bath vanity); Juno Lighting SlimForm Square LED Surface Mount Downlight (14" bedrooms and laundry room; 12" mudroom (installed two)); Besa Lighting Concrete Mini Pendant (kitchen island); Savoy House 8-9130-2-BK (hall bath vanity light) Notes: I specifically chose the Juno lights because of our low ceilings. They work well but do have an occasional flicker. I love the look of the concrete pendants!
Hardwood Flooring - 7.5" wide plank Mercy European Oak engineered hardwood (throughout, no longer available) Notes: I love the warm tones of this flooring. The fact that it is engineered meant that I could use it through the house, including the basement, which is on a concrete slab. The 4mm veneer is durable and could be refinished in the future if needed. The factory finish prevents scratches and is very easy to clean, a must for pet lovers!
Tile - Atlas Concorde Forge Steel matte tile, 18x36 (fireplace surround); MSI Belmond Pearl tile with Mapei Kerapoxy grout Silver 27 (mudroom, laundry, guest bath flooring); Tierra Sol, Nuovo Navara Series, Bianco 12x24 and bullnose for trim and shower cubbies with Mapei Kerapoxy Pewter grout (main bath floor and shower walls); United Tile - Maluku Tan FLAT Interlocking Cut Stone Pebble Mosaic with Mapei Kerapoxy CQ Pewter grout (main bath shower floor); Bedrosians Antique Tile - Wenge 8x48 with Mapaei Kerapoxy Charcoal grout (main shower feature wall); Statements Comfort C - Ivory Field with Mapei Sanded Grout Warm Gray grout (main vanity wall); Statements Lumina Bianco matte 10x30 with Mapaei Kerapoxy White grout (kitchen wall) Notes: The Atlas Concorde Forge Steel is my favorite tile in our house. It is a real statement in the living room! Be prepared - specialty tiles like this one have a lengthy lead time, up to several months. As noted above, the Mapei Sanded Grout did not match the sample, which was hugely disappointing. I like every tile I chose. The MSI Belmond Pearl was a steal at Home Depot (much more expensive at other locations). It's easy to clean and looks more expensive than it was.
Fireplace - RSF Focus 320 with black powder coated chimneys Notes: I like this fireplace but it has to be incredibly hot before you can close the door or it will get smoky and burn out. I really like having a fan that can blow the warm air into the living room, heating much of the house.
Mirrors - Renwil Reynolds 24x36 (hall bath); 31" Infinity Square Black Mirror, cb2 (guest bath); Delta Custom Reflections - 24x31, flush, standard glass (main bath)
Appliances - GE® 30" Free-Standing Electric Double Oven Convection Range JB860SJSS; Miseno MH00830AS 30" Range Hood; Frigidaire FGRU19F6QF Fridge and Frigidaire FGFU19F6QF Freezer with Frigidaire TRIMKITEZ2 Trim Kit; Whirlpool WDTA50SAHZ Dishwasher Notes: As noted above, I love having a double oven, and the fridge/freezer combo is a huge deal for our family. The dishwasher is the best dishwasher I've ever had.
Exterior Notes: I love the siding materials we choose as well as the paint color. The metal roof gives the house a contemporary look, a big step up from the basic 70's gable with traditional shingles. The spot light is strong, but the other lights are quite dim and are more for ambiance. I love the fiberglass windows and doors, although some did chip during install. I love using black powder coated chimneys (treated locally, supplied by fireplace company) for the fireplaces (main level and basement) rather than a more traditional brick chimney. They are a perfect complement to the modern exterior of the house. The garage doors are one of my favorite aspects of our house and were well worth the splurge!
Paint & Oil - Benjamin Moore Black Tar 2126-10; Penofin Hardwood Natural (Batu siding)
Roofing - Nu-Ray Metals Matte Black
Siding - Batu; Hardie Reveal Panels
Lighting - Madison Avenue Good Lumens 23641; WAC Lighting WP-LED430-50-ABK Endurance Double Spot
Hardware - Kwikset 971HFLSQT-514 Halifax Single Cylinder Keyed Entry with Square Rosette (interior side) with Kwikset 818SCELIP-514S San Clemente Single Cylinder Keyed Entry (exterior side), Iron Black; Spore True Doorbell Black with Illumination
Windows & Doors - Milgard Ultra Series C650 Fiberglass windows and doors with SunCoat Max Low-E glass (throughout); Marvin Integrity All Ultrex sliding glass door (basement); Security Boss, MaxSeal Pet Door, Tall Grand (mudroom)
Garage Doors - Clopay Avante, black anodized with frosted glass
コメント