89
. 1326 Cunningham Rd One thing leads to another…. Truer words never spoken

Dads Remodel

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Thought you might like to see a slide show of the remodel at dad's house.

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Page 1: Dads Remodel

. 1326 Cunningham RdOne thing leads to another…. Truer

words never spoken

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“The Project”

There are some amazing real estate deals in Jackson these days. With this in mind I consulted 2 realtors for their evaluation of selling the house in its current condition.Both said it was not promising. With all the foreclosures on the market this house was in their opinion not likely to sell. Sold As-Is it might bring the land value. However residential land sales in Jackson County are down a staggering 94 % from 2007 levels.

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Continued..

So the only thing left to do was to as cheaply as possible make this house desirable in the current market. The size of the lot is appealing to many people. I’m sure it was one of the things that mom liked about it. Residential yet enough space to have some privacy. We all knew that the plumbing had failed. The plumbing leaks in the basement were fixed last fall. When full pressure was restored in the basement it did not provide any additional pressure to the kitchen or bathroom. The galvanized pipes had collected so much sediment that they were totally plugged. To fix the plumbing issues would require ripping out the ceiling in the basement. One thing leads to another…..

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Goals

1. To make the house sellable in the current market.

2. To do it as inexpensively as possible.3. Give dad a place to live until it sells that is

comfortable, more energy efficient and secure.

4. Fulfill the promise to mom to take care of Dad. Not that he can’t take care of himself!

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The Bad Window … started it all

It all started with the corner bedroom window. Remember it? The seal had broken and water had damaged both the wall and the floor. There was mold both in the carpet and on the wall. It would not be possible to simply replace the window. I decided that both windows should be replaced and it made sense to gut the room . To my surprise the walls had no insulation in them at all. The rocks and mortar are embedded in the wall studs. Well we should probably insulate the room . We shimmed the studs to get enough room to add the insulation. Removing the damaged floor reveled that the floor joists were rotted and not supporting the floor at all. We poured concrete to create a ledge for the new floor joist extensions. The floor area was built back up to level using some of the wood from the closet . The old windows were cemented in place. The cement had to be chiseled out and the frames pried out of the wall. Oh and while we had the walls open shouldn’t an overhead light and switch be added. Well the room also only had 1 electrical outlet. Yes just one. So lets add at least 1 or 2 more to make it better. And yes why not a standard closet with bi-fold doors.

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Windows on order … I went with Pella replacement vinyl windows. Low E Argon glass single hung. While they were on order the floor was finished and the insulation added. Drywall was installed on the walls without windows.

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New Closet….The closet is a standard 60” width with 48” bi-fold doors.

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Doors on ready for paint…

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New windows installed ….The new windows were installed into wood frames anchored into the concrete opening. The exterior wood of the window frame will be wrapped in white aluminum.

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Oops the door pulls are too close ….Well I think I figured it out when the doors didn’t open when I pulled on the knobs. They are fixed now.

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Doors open ….Sometimes I took odd pictures …. Doors open … doors closed.

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New Interior door….Well the trim needed to be redone as it was missing in some spots and in gutting the room didn’t make it. The door laying against the wall was from the linen closet.

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Primed for paintingI decided that a ceiling fan light would be a nice feature. The ceiling was primed and painted white. The walls were primed white also.

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I like green…The trim is all done in white gloss. The electrical outlets are white with white wall plates. The closet interior and doors are painted white. The carpet in this room will be Almond Beige.

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On to the Master Bedroom….

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The Master BedroomWe start with this. What is this you ask? Well like most everything else the original builders measured wrong. The flange for the toilet was too close to the wall. No problem….. Just cut a hole in the bathroom wall and shebam the embedded toilet tank. Amazing!

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And the heat goes on …. Notice the heat run. The stud was in the way so just cut it off! And the wiring. The electrician asked if my parents believed in God…. The place should have sparked long ago.

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What room is this?This is the closet in the master bedroom When the room was gutted for the remodel it just made sense to redesign the closet area into a more useable space. A standard closet was placed at the far end of the room. A ceiling light, electrical outlet and wall switch were added. The 2 windows are new.

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Another new window….Yes as you by now gather all of the windows are being replaced. And insulation is being added to all exterior walls.

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Last challenge the bathroom wall….You can see a bit of the wall on the left. This was all removed and the bathroom wall moved 3 inches into the master bedroom to give clearance for the toilet.

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Wall replaced ….As you can see the wall is replaced. Room is now ready for trim and painting.

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A look from the master closet…

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Another ceiling fanLike the other bedroom the same ceiling fan was used. The light is controlled by a wall switch by the door.

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Almost done…The room is painted in the same color as the other bedroom.

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And the closet is painted…A full length shelf was added in the closet.

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On to the Bathroom ….

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The Plumbing and the Bathroom …The plumbing in the house has been totally gutted and replaced. All hot and cold water pipes have new shutoff valves. The hot water heater was also replaced. The old non functional water softener was removed. There is now excellent water pressure to all faucets.

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It could not be saved ….I knew there was not much that could be saved in this room. I did at dad’s request save the bathtub faucets, spout and shower head. They were put in last year and were still in good shape.

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Did you know there was a window?This is a picture of the gutted bathroom. Hanging down is the old bath fan. The black on the back wall was some attempt at waterproofing. (I think)

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New wall…The bathroom side of the new wall . The toilet stays until the last possible moment. (its cold out behind the bushes in the winter) I decided to change the location of the bathroom sink to give the room (5x10) more flow and to look less cramped.

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There was our only water supply ….

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The linen closet would get an extreme makeoverAt a later date…. Right now it held remodel stuff.

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New tub and shower surround ….The tub and surround are a matched set. A good tight fit. This set was not low end. The low end just seemed flimsy. and cheap. That said the cost of the unit was about 550.00. As code requires “green” board was used in the entire bathroom. It is a standard 5 foot tub.

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Here’s JohnnyThe toilet was replaced with one that is water efficient and “chair” height. Like the temp light fixture? The electrical wires are for the new bath fan and light. There will also be a GFI outlet in this box.

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The floor tile…. The floor tile used in the bathroom was also used in the foyer. A new subfloor was put down before the vinyl flooring.

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Painting ….The bathroom color is a light beige crème.

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Without the plastic drop cover

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A little perspective from the doorway…

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The sink base…Nothing much was square and we had to do a bit of work to get this to look right. The new back wall was fine but the side wall slope was amazing. I nixed the idea of tearing out another wall… It looks fine now. Waiting for the plumber to run the new drain line so the top can be put on.

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The new medicine cabinet ….The 4 bulbs do light up the room well.

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Bathroom electrical finished….We used a dual switch for the bath fan. The top controls the light the bottom the fan.

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The Fan Light

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Linen Closet ….The closet was gutted to the studs. The bottom laundry chute was removed and the closet goes down to the floor. The interior is painted the same color as the bathroom. The shelves are glossy white.

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Linen closet bi-foldsGives the closet a finished look.

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On to the Kitchen

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The Kitchen…..They say a kitchen sells the house. Well in that case we need to tackle it. It will take more than a cosmetic facelift to wow a buyer.

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The kitchen demo has begun…..Again no visible insulation found. So we added it. The wiring was gone. It needed total rewiring. New outlets and switches were added.

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And the Door ….I thought the door might make the cut until I looked closely at it. Basically someone took a full height door and sawed the bottom off of it. That’s why the handle is so low.

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The Drop Ceiling …..There was no real ceiling in the kitchen. The drop ceiling was hanging from the rafters which were also holding up the florescent lights. It was a hodge-podge of the first order. We added rafters to have something to nail drywall to.

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See the new rafters? …..Not kidding. We didn’t remove bad boards and replace them with new ones. There weren’t any there.

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Ah the Basement Door….Again this door is 3 inches lower than standard height. Plenty of room for the standard which make you wonder why not use a standard door?

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Wiring…..An electrician’s nightmare. Notice the window? You can get a good look at the cement “frame” theory. Set the window in place then apply the cement. It appears that none of the windows were sized for the opening. Check out the size of the new window when you get to that picture.

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View from the Living Room ….Yes those are hanging lights…. The lights were laying across the rafters not attached to anything.

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Notice Anything?The Window to the porch is gone…. Really need the space for a cabinet and after the porch was added it was not needed. The porch side of the window has knotty pine from the kitchen covering it. Looks nice.

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Old Refrigerator Corner ….In the remodel the fridge location will be moved to the back wall.

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Looking into the Living Room…The new shelf in the pass thru window will be Oak. Stained to match the cabinets.

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Door Replaced…The new door matches the ones used in the living room. It opens into the room. It even locks.

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New basement DoorThe new door is standard height. The right side picture corner is where the new refrigerator will go.

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Door to Bedroom 3 ….Bedroom 3 has yet to be touched. It currently holds the beds etc. When the carpet is laid in the other bedrooms this room will be done. All of the old wiring is gone from the kitchen. The switches are now actually attached to the wall. This room has 6 “can” lights.

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Window in and its bigger than to old one …Window is in. the board on the outside has not yet been removed. The existing cabinets were not salvageable. These are the stock Portland Oak cabinets from Lowes. There will be new Whirlpool brand appliances. The kitchen will have an over the range microwave, smooth top range, refrigerator with ice maker, and a dishwasher. Again while I doubt dad will use the dishwasher much it has to be there for the next owner. The appliances are black.

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Old refrigerator location …Adding the dishwasher took 24 inches from an already small kitchen. Putting the fridge on the back wall took and additional 30 inches. So in this space I put more than enough cabinet space to compensate. It looks really sharp!

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A side view….The cabinets will have crown molding around the top to give them a more finished look.

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The vinyl in the kitchen….The floor was a bit iffy so new plywood was laid down prior to installing the vinyl.

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Another Look …..The vinyl was a stock purchase from Lowes.

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On to the Living Room ….This room was started at the same time as the firs bedroom. And it has taken the longest to finish

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The Living Room …..Well I think you all remember this room so I will spare the detailed review. From this picture I am sure you are going “oh my”. Well I was going “oh my my my.” As you know the paneling was not in real good condition. The decision was made to strip it and drywall it.

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Quite a sight….We began to remove paneling and before long had a bit of a mess going. The couch was not making the “cut” so I wasn’t too worried about it. I decided to pack all that was staying into the Kitchen bedroom and the porch which was rehabbed last fall.

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More of the sight…..No furnishings were harmed it the destruction of this room.

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One last look ….I’m not sure what kind of wall board this is but it was loaded with glue from the paneling.

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A week later ….The room is cleared and drywall is up. Not without quite a bit of flying by the seat of the pants. This house was built mostly using used recycled materials. And when it was constructed they didn’t understand the 16” on center theory. In the ceiling some rafters were 16” some 19” inch and some 23 inches apart. Keeping the ceiling somewhat level was a real challenge.

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More Living Room Pictures ….Well what to do with the single pane non functional front picture window. One pane had a crack in it and upon close observation one of the no longer opening windows was warped and daylight was seen in the crack. I guess we should replace it.

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Looking better…A lot of mud and tape required in this room.

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Ok if you replace the picture window …Both of the French door sets were actually for interior use I was told. An attempt was made to retrofit them as exterior doors but the results were sorely lacking. The heat loss through them is tremendous.

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Look at the header…The entrance to the bathroom and the bedroom was for some reason low. Both doors were 3 inches shorter than standard. To fix or not to fix? Well fixing it would require redoing the attic entrance and reframing the header. Decision…. Lets get it right.

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Just the living room floor…I had hopes of refinishing the hardwood floors .. Until I removed the carpet and found them to have buckled in spots and that the floor is not level in some spots…. Ok lots of spots. The buckled floor boards were replaced but not much can be done about the slope. Good carpet pad will help I’m told.

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If you replace the French Doors… Well what about these windows.?

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And oh yes the Foyer …The first impression is in the foyer.

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Primed walls ….While waiting for windows the living room was primed for paint and the foyer closet was demolished. Ceiling looks pretty good in this picture.

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The Fireplace….This is an interesting piece of stone work. It really needs a good cleaning. I did a lot of internet research and the best cleaner is called Krud Cleaner. It will be one of the last things done. The dust needs to settle.

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Another living room picture…The foyer closet is missing.

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The foyer….This windows was in the closet. It had white contact paper applied to the glass blocks. Again no insulation found in the outside walls. I decided to create a new closet similar to the ones in the bedrooms.

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A look from the foyer….

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New Windows…..The window openings were actually larger than the old windows. To maximize the window opening I decided on 2 sliders in this area. Again double paned low E glass.

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The French Doors….The cost of replacing the 48” French doors with exterior grade was not financially feasible. $1,800.00 each. Instead I went with a 36 inch 15 lite single door. They have dead bolt locks and fit well. You might also notice the new picture window.

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The header raised…..As you can see the header into the bathroom and bedroom has been raised to standard height. The door to the bathroom and the master bedroom match bedroom 2.

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Let there be light…..As you all know there were no overhead lights in the living room. Well “can” lights are an inexpensive way to address this issue. The poor guy crawling in the attic connecting up the electrical wanted combat pay. There are a total of 8 cans controlled by 3 switches. So from any point in the room you can find a light to turn on. You get one last look at the avocado fridge. The old appliances have been sold for use at a cottage at Wolf Lake.

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Trimming the living room….Hanging from the wall is a digital programmable thermostat. Even set at 60 the house was expensive to heat. It was set back to 50 at night 60 during the day unless it was a painting day. Then it went to 68.

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Eric…. The painter….No not my Eric ….. The final color in the living room…. White trim and…. No not green….. Same crème used in the bathroom with a chestnut brown carpet. Not as dark as what was there before.

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Yet to be done…• Driveway repaired and seal coated. • Steps to the front door replaced. • Concrete to the steps replaced.• Old limestone and white blocks around porch removed. • Landscaping• Some mortar repair to the stone on the house.• Outside of windows trimmed out white.• Gutters added to rear of the house.• Soffit and fascia around house.• Doll house repaired.• Handy Barn erected for lawn tractor etc.• Oh and did I mention the basement? Replace ceiling torn out to install plumbing.

Replace doors and windows.

• One thing leads to another ….. Oh I said that already.