Home Improvement Today?

Thank you for the detailed information!

 

And two days later we have steps poured. It's not perfect, but it's square and level. Bluestone treads are going on top and stone veneer on the risers.

 

Level? should pitch slightly out to shed water. Especially important in the winter. Looks good, will they get a seal coat and paint?

 

Haha yea by level I mean it's about a 1/8-1/4 inch slope. They're getting bluestone tread on top and stone veneer on the risers.

 

+1 For including the Taco in the pic

 

Thanks for all of the feedback so far TW! I should probably have added more details but I was unsure what was pertinent information.

House was built in 1933, remodeled in 2014. We bought it for $76k, appraised at $90k when bought. We love the location although the driveway and yard is a little small but has worked so far. The house is ~1350sqft with a large front and rear deck. We have replaced the front deck and fence so far, trying to restore the house.

The house does have a crawl space so plumbing is accessible.

The kitchen may be a little larger and the laundry room a little smaller, I need to get measurements. The laundry room doubles as a mudroom/2 large dogs bedroom right now as well.

I believe (looked at rafters/beams in attic) that the center wall is load bearing.

So far, opinions are inline with what we were considering viable options. These are in no particular order.

1. Expand current master into current 2nd bedroom to create a master bathroom and walk in closet. Basically convert the entire second bedroom into a part of the master. Convert the computer room into the second bedroom by adding a closet. I do have a question for this option, would that be too much room for the master (basically half of the East half of the house)? With this option I would not make the actual master larger but I would make a large bathroom and large walk in closet out of the current 2nd bedroom.

2. Expand current master into current 2nd bedroom to create a master bathroom and closet. Same as option 1, but only take 1/2 of the current 2nd bedroom. The other half of the current 2nd bedroom could become an office or something else???? Convert the computer room into the second bedroom by adding a closet.

3. Leave house as is, eventually move in the next 3-5 years into a slightly larger house.

4. Expand current master into current 2nd bedroom to create a master bathroom and closet. Same as option 2, taking 1/2 of the current 2nd bedroom. The other half of the current 2nd bedroom could become a closet/storage space for the 2nd bedroom. Convert the computer room into the second bedroom.

Thoughts? Ideas? Thanks so far guys/gals!

 

Its all about value of bath number 2 based on your market. I just sold the home I remodeled that was 3 bed 1.5 bath. Hated not having the full second master bath and wished I would have found a way to add it. Feared it would drive away potential buyers down the road. It ended up not mattering at all. 5 offers on the house in less than 24 hours. As I look back, all other homes in that area are 1 or 1.5 bath. Very few are 2 bath so I didn't NEED the second bath for resale, only convenience. Youll have to weigh that one for yourself.

I made 36% ROI after buying the house in mid 2014 while the market was still low but creeping back.

 

You need to first determine increased value of second bath versus cost to install. I flipped a Philly row home that was 3bed 1 bath. Determined it would cost about 8k to add a second basic bathroom in the basement and would add minimal value to the house. Decided against it and the house sold above asking in a week because all of the comps were mostly 1 bath. If all of the houses in your neighborhood are of similar layout and size, create the most impressive house with what you've got. Understand that most people interested in your house are going to be interested in your neighbors house also. If they all have 2 baths, 1 bath might hurt you. If they all have 1 bath, eliminating bedroom two might hurt you.

But the first thing in this process is To figure out how much is bathroom two going to cost vs how much real life $ is it going to add to my sale price.

We bought the house for 154k and sold for 233k with about 18k in mostly cosmetic updates.... And still 1 bath. Understand your neighborhood before making any decisions.

 

Kitchen done:

 

That's awesome. What kind of flooring is that?

 

Same cabinets just paint and new hardware?

 

But tile to wood tho

 

This looks amazing! What paint/process did you do on the cabinets?

 

https://www.homedepot.com/p/Home-De...oring-12-19-sq-ft-case-368301-00257/205833280

Yep. Sanded, deglossed, high bond primer and extremely durable paint. All doors taken off and painted with high quality brushes/rollers. It took a long time and I'm a very good painter, but they look like they came white from the factory.

https://www.sherwin-williams.com/homeowners/products/extreme-bond-primer

https://www.sherwin-williams.com/homeowners/products/emerald-urethane-trim-enamel

But ugly ass 1990s tile to beautiful dark wood tho.

 

Working on a backsplash for the kitchen..

Question, how should the right corner go, as I continue on the sink wall?

 

I always start from either end and then meet in the corner so my cut tiles are back in the corner and not on the edge. If I were doing it I would start from right to left on that wall. You may actually want to layout the tile around the window first to make sure it doesnt look stupid with 1/2 tiles on one end or the other, and then work out from there. They're so small that it probably doesnt make a difference on the ends.

Edit: You might want to take off the right cabinet door after verifying that there won't be any clearance issues with the tile. That sucker is close to the wall. (assuming you're tiling the whole wall like the stove wall considering you've got those open concept shelves, which I would take off and tile behind to make your life easier.)

 

^^ This

I would do it like this if it were my house. Easiest best way to do it. Typically the whole wall is not done behind a sink. At least for what I have to deal with. I am sure the higher end hopes do the whole wall. Just seems like it would be too busy with that size of tile and shrink the rooms feel.

 

I agree, except with the open shelves It seems like it would call for full wall tile.

 

Definitely going to bring that right cabinet door gap closer to the left door, to accommodate the full tile wall and not have any weird gaps. I agree with taking off the floating shelves and installing tile all behind it.

I hear ya, but wife wants it all done, and it wasn't to expensive $5/sqft x 65 sqft. The open shelves call for tile to be done.