Tag archives for renovation

Lulu’s Bathroom: Before Demolition

I felt honored when my friend Lulu and her husband asked me to work with her on customizing her Dream Bathroom in her new condo near the beach.

Their home is really perfect: modern, fresh white paint, a great location, and hardwood floors!

The bathroom was functional and move-in-ready. I liked that the shower and tub surround were clean and white. As a designer, the bathroom was an empty canvas.

We made plans to transform and customize the space from the floors to the ceiling. From the dark slate floor tiles to the time worn vanity, which made the room appear outdated…

The lighting fixtures and mirrors were basic and lacked originality…since Lulu has great taste, they were just too simple for her liking!

Here is a running list of the things we are removing:

  • Mirrors
  • All lighting fixtures
  • Noisy ceiling fan
  • Shower enclosure
  • Bathtub
  • Shower head
  • Sink vanity and faucet
  • Floor Tiling
  • Shower bar and Accessories
As you can see form this list, that’s basically everything! 

Follow our daily sneak peaks via Instagram, where you can see materials, fixtures, and demo pics.

Please stop by and see all of our inspiration for tile layout and design on our ever-evolving shared pin board!

You will see how they all come together in our new bathroom design.

Happy Wednesday~ thanks for looking!

For more process pictures, check back weekly:)

 

 

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Renovation: Finishing Details

Today, I’m sharing all the miscellaneous details and bonus photos of our property renovation on Keats Ave.

There is a bonus room located off the kitchen, that was historically an addition to the property. We found evidence of the addition in the augmented rooflines of the home. I think this room might function as a formal dining room, den, office, extra bedroom or nursery. I wanted to keep the space traditional, neutral, and versatile. For this reason, I chose the color, Silver Plate by Sherwin William, which allows the window trim to contrast beautifully against the walls and ceilings.

In the daylight, I enjoy the combined look of the chocolate malt hardwood floors with the painted gray walls and white trim. We reinstated transom windows above the exterior and interior doors of the property to keep classic details within the property.

We fixed up the stairs by painting the steps espresso and white. The original banister really matched the floors pretty well, so we just kept it the same, which was lucky because they can get pricey. I thought a sisal runner would add texture to the stairs and protect the paint for the time being.

Meanwhile, we painted the upstairs bedrooms in Whisper White by Dunn Edwards. We used nice 5″ architectural baseboards through all the bedrooms of the property. Our carpenter created custom door and window trims ranging from sophisticated to basic. In the bedrooms, we kept trims basic.

We saved money by using closet doors from Habitat for Humanity resale store and economical carpet from Home Depot.

The basic light fixtures and recessed lighting throughout the property are all about creating illumination. You can see how the white walls and open doorways really create an open feeling in the front living space.

Painting the gray door was a finishing touch to the property. I felt it added to the Scandinavian sensibility that I am really drawn to.

You can catch up on the rest, if you missed out on the bathroom and kitchen designs.

As for now, I’m staying busy!  Lulu’s bathroom demolition starts tomorrow and I will keep you looped in via Instagram.

 

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Renovation: Master Closet Reveal

The Master Closet was something that I struggled with when renovating the property in Historic Clifton.

I loved the idea of a fully customizable closet and wanted to provide all of the features that I could. On the other hand, we were on a budget doing the entire property and the closets seemed to be something extra beyond a necessity.

I came across this closet by Ana White.

I love Ana’s carpentry and her comprehensive design plans. Since, I do not have the ability or time to DIY this one…I showed these to my carpenter to obtain a quote. Unfortunately, in this instance the cost was in the labor and not the materials. His quote was over $1,000….so I had to really consider the value vs. money a built-in closet might add to the property.

I was back at the beginning, looking for ideas when I came across this stunning minimalist walk-in closet on a budget.

via Stylizimo

From this photograph, I mapped out simple design plans for my carpenter to see. This idea came in way under budget because it required minimal labor and materials.

We planned to add:

  • 95″ wooden clothing rod
  • 95″ upper shelving
  • 95″ lower shelving
  • shoe rack
  • mirror
  • decorative lighting

The L-shaped closet within our Master Suite seemed to lend itself to a similar layout and design.

There is a area to the right of the door is large enough to place a dresser or dressing table.

Around 16″ from the floor we used a piece of paint grade pine to build a shoe ledge or shelf for bins and storage on top of a ledge placed by our contractor to hide some HVAC duct work.

Here, I would consider placing a large rectangular mirror on the wall at left.

So, there you have it…by providing minimal shelving along with a sturdy 95″ clothing rod, we designed an open closet space with lots of potential for customization.

I am happy with the results and believe that anyone would love to have a clean slate like this to dress-up and organize their wardrobe.

Thanks to Stylizimo for being my inspiration.

Stay tuned for more on the Master Suite coming soon!

 

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Renovation: Landscape Inspiration

Due to some wonderful events on the home front, I am sharing a quick inspiration board today in lieu of a long post. I love to use inspiration boards which I create using Photoshop with clients and vendors to communicate clear ideas.

I created this board to convey my ideas to Victory Gardens of Kentucky on sprucing up the front yard of the Keats property.

You can see how the exterior of the property looks here before and after the renovation. We can’t wait to soften the lines of the home using some soft trim green foliage.

I often ask my clients, how they would describe their aesthetic. The look for this yard is:

Trim

Classical

Modern

Charming

To achieve this, we will use trim low boxwoods, layered hedges, a stone garden path, and flowering urns filled with floral accents for Spring!

I would love to hear your landscaping or gardening plans this season. I promise to share photos of our yard las the landscape transforms.

Next week, stay tuned for exciting news and a special guest feature!

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Renovation: Kitchen Inspiration

I hope you are enjoying this series of Renovation stories. Because something VERY special could be happening tomorrow on the home front, I have opted to share this Monday post one day in advance. While the landscapers are getting started working on the outside of the property. I would like to show you the Kitchen transformation from the inspiration to how it looks now.

I knew that for this house I wanted an open Scandinavian modern type of feeling. I felt that a future dweller might enjoy white cabinets, open shelving and warm wood countertops that accented the floors. I loved the kitchens by other designers below.

You may remember how the kitchen looked before drywall. I also wanted to preserve historic touches, where I could.

One thing that spurred me on from the kitchen before, was the overcrowding. There were just so many cabinets yet, all in good condition made from solid pecan wood. I liked the idea of reusing the cabinets and reconfiguring them in a better way. For this, I would need our carpenter to really help us make that work.

None of the countertops that could be salvaged because they were all mismatched pieces of stone, marble and plywood simply sitting on the cabinets unattached, in fact some of the cabinets were not attached to the walls!

The warm wood tops were a natural choice because of their color and affordability. The flooring is an engineered wood with a wide plank and a hand-scraped texture. I liked how the golden tones of the countertops matched the lighter gold streaks in the floors. You will see in a moment how well they match in the space. The floors actually look much lighter in daylight.

Below you can see a quick sketch by hand, where I rearranged about half of the existing cabinets to be installed by my carpenter.

I found many inspiration photos that I liked which mixed stainless steel appliances set against the white cabinets and warm wood. Since stainless appliances were more costly, we had considered simply sticking with an all white palette. To our fortune, we stumbled upon an appliance sale over Labor Day weekend, which allowed us to afford all stainless for the much the same cost. Cha-ching!

We used a farmhouse pendant as a focal point in the center of the room along with natural light and recessed lighting as a part of the total lighting solution.

The kitchen’s overall size has increased exponentially and we created cleaner, straighter lines when we moved the original bathroom to create the L-shaped kitchen.

Below is the first shot of the kitchen showing things really shaping up! Now it’s time to show off the final photos of the kitchen! I had asked my friend, Kristin Goose to take the final pro photos. She has a really good eye and I think that the final photos came out great!

At right, you will see the original transom window above the doorway, that we reinstated as you walk through to the den/dining space.

There is ample space to place a kitchen island or a dining table. I pictured a large driftwood finish farmhouse dining table with modern chairs in this space!

I have always wanted to have a Farmhouse sink! I guess I will have to live vicariously through this property for now.

One solution that we had to lighten up the upper shelving was to use glass and open shelving. To create this look we cut open the cabinet doors and inserted plexiglas panels. Then, our carpenter John, worked on the custom open shelving adding white shelf supports for installation.

After waiting so long to be able to share these, I hope you are enjoying these final pics. The kitchen was a labor of love. (I am still toying with the idea of a tile backsplash behind the sink at some point. I would love to hear your thoughts on the transformation:)

Next week, I hope to share a little surprise with you and with a little luck the bathroom renovation photos which are in the editing stage.

 

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Renovation Story: Exterior Adjustments

I thought it would be fun to start this post with a hidden picture of the house on N Keats Ave. in Summer. It was late July, when we acquired the property, and then September when we returned to begin the ground breaking unceremoniously. As Summer faded into Fall, there was just so much overgrown in the front of the home. The hedge had overtaken the house completely, along with a Crepe Myrtle tree that just wouldn’t stop growing.

After trimming the hedges and mowing the lawns ourselves, one of us ended up with a bad case poison ivy! In due time, we gave a call to a family member who owns a tree service and had the hedges and the trees eliminated completely.

Admittedly, the house looked as barren as the Autumn trees after the removing the greenery. Yet, it seemed that like it might be fun to work with a blank canvas when replanting everything in the Spring!

Today, I plan to reveal the exterior progress that is happening on the property. You can see the initial inspiration photos for the exterior in my first Renovation Story. You may notice the vinyl on the side of the house was warping and not in as good of condition as that on the front of the property. The roof also needed complete therapy a.k.a replacement. Along the side of the home we planned to restore the original street facing side-door (just behind where the ladder is resting).

After the side patio and cinder blocks were removed, we decided to increase the front porch appeal by simply re-pouring the concrete steps leading to the front door.

Incidentally, we had opted to do a larger side patio and back patio in lieu of a more substantial front porch.

Next, the front windows are replaced and trimmed out with a thicker wood trim. Wood trims are something to carefully consider when updating a home. For this property, we made sure to keep with historic guidelines by preserving the original size of the windows and updating to an appropriate trim.

Then, we decided to replace the front of the home with a sturdier more appealing Hardieplank wood siding instead of vinyl. In the spirit of true conservation and green living, we reused the better condition vinyl from the front of the home as a replacement on the sides and back of the house, where the vinyl had aged more noticeably.

Here you can see the facade being prepared with plywood for the Hardie board.

Afterward,we reincorporated the original transom windows above the doors architecturally. It was super rewarding, when I received this photo because the home began to look like the original drawing that I had submitted to the Landmarks and Preservation team in summertime.

Above the flat-lap Hardieboard siding is primed, the sweet side patio is poured and the home was just about ready for painting, that is, until the Winter snow settled in!

The waiting time for snow to melt and temperatures to rise begins. It took months for the roof to thaw and ice to melt.

Lucky for us, with early February came the new Estate Gray roof replacing the former brownish one. The painters came out and painted the windows and door trims in Swiss Coffee. For the front of the home, I chose a shade of grayish beige called Cobblestone that I thought worked well with the slightly warmer vinyl siding.

Final touches included the oil rubbed bronze porch lighting, satin nickel lock-sets, blackish mailbox and modern address numbers.

As a side note, I have never officially seen the home in person since our trip to Kentucky in September, nor do I have any more pictures of the exterior facade.

At the moment, we have spread the seed and straw in hopes that new blades of grass will begin sprouting this May. I look forward to working with a landscape design company to layer in the shrubs and ground coverings. I am hoping the greenery of the landscape may soften the vivid red of front doors and incorporate the surrounding street.

Next week, we will step back inside the home to see the kitchen changing shape from beginning to end!

*Update* since painting these doors, I heard that both neighbors have painted their doors in shades of red. Now, I find myself searching for a different possibility…so please share with me your favorite paint shade for a front door!

 

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Renovation: Window Trims and Flooring

After the drywall went up, I began to work with the finish carpenter on all the beautiful details around the house. Since, the home was built at the turn of the 20th century both Victorian and Craftsman styles influenced the architecture of the period. I knew I wanted to draw on Craftsman construction, while staying true to a more modern vision. The home lacked ornamentation such as intricate carvings or stained glass windows which made transformation to a modern look and feel quite natural.

First, I went hunting for inspiration:

I found this picture of a simple window trim with a bullnose trim in the sill. The following style is what I like best for this house: minimal, modern, slightly craftsman with a little decorative bullnose lip near the sill. Additionally, the door molding was another source of inspiration for the large open doorway between the kitchen and dining rooms.

(photo via Houzz)

Below, these two window encasements also caught my eye for the slight crown molding on the top. I also loved the super tall baseboards in the picture at right. Since, we had 9′-10′ ceilings and above in many rooms of the home, I knew we could add character to the rooms by choosing a taller baseboard.

(photo via Houzz)

After talking to my carpenter and we decided to add a simple decorative crown molding on the larger windows in the main living room. For the rest of the home, we decided to keep the rest of the windows and doors well crafted and refined as in the first photo.

Here are some photos of his amazing work!

The photo at left shows the large and tall doorway from the kitchen the dining room. After finding that the original home had transom windows, we have decided to add a transom to the top of the doorway later in construction to even out the proportions of the frame. Below at right, you can see the large striking living room windows. Here we added a very subtle strip of crown to the top.

One of the challenges of designing and managing a project remotely is that I rely on so many people to take photos for me. Please understand that work is being documented while the home is a total mess and construction zone! To complicate things, I am also not local to help clean up:)

The kitchen window below was reframed about 5′ to the left from the original plan. The window was located inside the guest bath shower and had rotted out completely. We had to the apply for special permission from the Landmarks to move it a few feet into the kitchen. It was totally worth it because now both sides of the kitchen receive ample natural lighting!

Here is a kitchen window over the sink that I truly love.

These are 2 of the 4 large windows that run down the South side of the property.

You will see more dramatically, how the trim work transforms the interior design once we begin painting the walls and trims.

Next week, I plan to catch up on the exterior progress that is happening on the property. To see what the home looked like in the beginning read Renovation Story: Part 1.

Soon to come you will see the gorgeous Scandinavian inspired hand-scraped hardwood flooring in action with the tall 7″ baseboards!

Here is a sneak peak of the coloring. This one is a value for money.

Well, I hope you are all getting ready to see the next phase of renovations complete.

Please follow me here for the latest posts on Restoration and Design.

Have a fantastic week!

 

 

 

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