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NEED HELP WITH IDEAS for remodeling a entire home 2100sq ft 2 stories *Many pictures*

8K views 26 replies 13 participants last post by  txlegalpro 
#1 ·
A friend and I purchased this home and want to remodel it before we move in. We need IDEAS and thoughts about how to turn this house around and make it truely unique. It will most likely resemble a episode of flip this house, without the money sucking contractors.

house information:
built in 1901
kitchen, laundry room addition in 1950s
newer siding and newer roof
city water and sewage
.80 acre of land
door in master BR that has a balcony

We can just settle on painting the interior, refinishing the floors, adding some shrubs and paving the driveway and be set. However, since we have a clean slate per say we want to remodel the property and make it ALOT newer and better overall, with focus on curb appeal. The houses around it are valued about 3 times what we paid, therefore we have a nice budget set aside for remodeling the property.

So far we have done some basic stuff, such as: fixing some plumbing leaks, installed about 15 new windows, knocked down a random wall, removed radiators and boilers and a company is installing HVAC (probably a furnace in basement and one in the attic), and some landscaping.

The bathroom upstairs was started and has all the wiring and plumbing, but thats it. that is one of the main projects we need to finish first, since the inspector wants it done within 90 days. However, space is limited, so we are trying to come up with a design that will be ample in accordiance to the living space.

IDEAS
Some ideas are to build a wood deck out back
create a circle driveway
make a berm in the middle and maybe another one towards the street, asphalt the driveway
make the front door face the street
build a cement porch for the front door
make a roof over the porch with pillars and a nice walk way that wraps down
put siding over the Florida room (its all stone now)
make the Florida room less a porch and more a real room by removing the cheap single pane windows and putting in fewer real windows, insulate, drywall, and seal the area
make little faux roofs with windows on the large main roof to add some lines to the house
install some faux rock or stone around the exterior of the home so it doesn't look like a large plastic box
paint any remaining siding a tan color
build brick pillars at the front of the driveway
make a flagstone walkway from the kitchen side door to the driveway
attach the one car garage to the home
put siding on it to make it look like part of the home
install sprinkler system
retaining wall on the side of the driveway in front of the Florida room
refinish all wood floors, maybe carpet the stairs and upstairs
install wider tread on stairs

Pictures


















 
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#9 ·
I would first make sure all the plumbing and electric are up to code, and installed correctly.
Second I would verify the house is weather and insect tight.

With the outside. Since the house is so old, I would pull off the vinyl siding and replace it with something that was more common to the time. Cedar shakes or something like that.

I also would keep as much of the original molding and woodwork as possible, strip it down and either stain it or put one coat of new paint on it so you could see the details.


Just my opinion though.
 
#11 ·
the plumbing was inspected in 94 and approved. for the electrical, most of it looks newer, we had a inspector say its fine. that is a good idea about the cedar shakes, I wonder how that would look. we are trying to save the interior style, however alot of the trim is really worn out.

thanks for your thoughts
 
#12 ·
A friend and I purchased this home and want to remodel it before we move in. We need IDEAS and thoughts about how to turn this house around and make it truely unique. It will most likely resemble a episode of flip this house, without the money sucking contractors.

house information:
built in 1901
kitchen, laundry room addition in 1950s
newer siding and newer roof
city water and sewage
.80 acre of land
door in master BR that has a balcony

We can just settle on painting the interior, refinishing the floors, adding some shrubs and paving the driveway and be set. However, since we have a clean slate per say we want to remodel the property and make it ALOT newer and better overall, with focus on curb appeal. The houses around it are valued about 3 times what we paid, therefore we have a nice budget set aside for remodeling the property.
What you want to do is flip the house yourself, and for some reason, you think the surrounding, almost new, modern homes aound it are going to add value to the mish-mosh, haphazard train wreak you bought.

Your ONLY hope is to restore the house back to it's originally intended glamour - remove the "florida room" and turn it back into a porch. Remove the stupid freestanding garage that's too close to the house, and either add an attached garage, or carport that's keeping with the original building lines and setback.

You say this is a clean slate, but you've already gone ahead and replaced windows and a bathroom. Now you have to design around those improvements or they're wasted.

The "balcony" off the 2nd floor bedroom looks like a cheap tack-on addition and is completely out of place on this house. Either remove it, or build one that is more in keeping with the style of this house.

Quite honestly, renovation costs 3-4x as much per sq. ft. than building from scratch. Unless this house has some unduplicatable coveted feature, such as a glamorous circular staircase, it's really just a run of the mill farmhouse saltbox, with a few cheap-o add-ons, and updating it to today's standards with a/c electric, plumbing, heating, and a modern family-friendly layout is going to either be impossible, or it's going to cost much more than it's going to recoup upon resale.

So far we have done some basic stuff, such as: fixing some plumbing leaks, installed about 15 new windows, knocked down a random wall, removed radiators and boilers and a company is installing HVAC (probably a furnace in basement and one in the attic), and some landscaping.

The bathroom upstairs was started and has all the wiring and plumbing, but thats it. that is one of the main projects we need to finish first, since the inspector wants it done within 90 days. However, space is limited, so we are trying to come up with a design that will be ample in accordiance to the living space.

IDEAS
Some ideas are to build a wood deck out back
create a circle driveway
make a berm in the middle and maybe another one towards the street, asphalt the driveway
make the front door face the street
build a cement porch for the front door
make a roof over the porch with pillars and a nice walk way that wraps down
put siding over the Florida room (its all stone now)
make the Florida room less a porch and more a real room by removing the cheap single pane windows and putting in fewer real windows, insulate, drywall, and seal the area
make little faux roofs with windows on the large main roof to add some lines to the house
install some faux rock or stone around the exterior of the home so it doesn't look like a large plastic box
paint any remaining siding a tan color
build brick pillars at the front of the driveway
make a flagstone walkway from the kitchen side door to the driveway
attach the one car garage to the home
put siding on it to make it look like part of the home
install sprinkler system
retaining wall on the side of the driveway in front of the Florida room
refinish all wood floors, maybe carpet the stairs and upstairs
install wider tread on stairs

Pictures





 
#13 ·
I recieved a qoute to bulldoze it, about 3k with permits. It did not include the debris removal though. I will see next week what the land appraises for before making any future plans.

I would feel kinda bad demolishing the house, we know the last owner who spent 25 years in it and raised a family, its a great starter home.
 
#17 ·
I'd start fearing the day when you're going to have to hire some money -sucking contractors to help bail you out of your investment:eek:r when
you hire the cheapest one available to increase your profit,only to find out that he did shoddy work and your going to have to redo a lot of his work.

Start adding up all your hrs involved in this project and see how easy it is to accomplish a profitable flip without getting dependable trades people .

Who do you think is going to answer your requests here?
DYIers,handymen.

You've already started out behind the eight-ball in my opinion.Good luck to ya!
 
#18 · (Edited)
I hope your comment about "without the money sucking contractors" was a slip of the keyboard. Let's assume it is...

--------------------

Nice place.... Would love to have your place as my next dream home.... If only.....


If this is your long term "dream home", suggested priority would be:
- Layout!!!! Now is the time to change the layout / location of any walls, any doorways, any room sizes, any closets, etc. etc.
- Structure / Support. With desired layout on diagrams, determine what structure / supports need to change. Especially if any current room layout or load bearing walls need to be changed.
- Foundation & Roof. If needed, fix leaky basements, fix any roof leaks. If unfinished basement and water table is high, install an inner weeping tile system. Something I should have installed in my current home.
- Infrastructure. This includes electrical, plumbling, gas, telecommunication "run" changes. Bring these areas up to code. And if needed, over build in these areas. For example, install dedicated 20A on 12/2 wires to your TV Cluster and other high power demand areas. And if needed, install "to code" power any garages. Being an older place, its electrical is probably old technology / old standards.
- Ceiling, walls then floors. In this order, upgrade ceiling, walls and floors. Start from the upper floors, then the basement, then the main floor. Especially if doing drywall (after infrastructure permits are passed). Start from furtherest room and work towards your main house door. Thus, one doesn't cross a fished room - to upgrade further away rooms. Like painting a floor, always works towards the main exit door.
- Outside (roof, sides, gardens, driveway, etc.). Only fix the outside if leaking or structure impacting. Outside upgrades (especially cosmetic upgrades) is done last - or when season temps permitting. Note: Do fix any roof or basement water leaks before working on inside items.


If this was my "flip home", suggested "best bang for dollar invested" focus would be:
- Infastructure upgrades (to meet minimum code). To me, infrastructure is electrical, plumbing, structure, heating/cooling.
- Foundation & Roof - If average with no leaks, don't touch these areas.
- Bathroom upgrades.
- Kitchen upgrades.
- Bedroom upgrades (including closets).
- Costmetic flower beds around the outside.
- Hire your own "home inspection" and ask them for their report. Based on their feedback, you decide what needs to up upgraded.
- Ask your Real Estate agent for pre-liminary house walk-abouts. Based on market wants in your area, they will advise what majority of home buyers want. For example, Kitchen with Tile flooring, showers with glass or curtains, hardwood in rec room, etc. etc. Based on their feedback, you decide what items you want to upgrade.


Hope this helps as well....

.
 
#19 ·
I too own an older home (1910). I originally wanted to remodel it all myself, but after some shady contractors came in and knocked holes in the walls and destroyed things, I hired a reputable company to do the rest.

If there is anything I have learned from my experience of remodeling my old house is...hire an architect. It might set you back a couple thousand dollars, but they can come in and figure out the best layout and function of the house.

To see some of the things my house is going through, visit my project website: http://www.freewebs.com/klafollette
 
#22 · (Edited)
I appreciate the comments fellas. I plan to live in the house for a few years while trying to sell the house or land, and me and my family love remodeling and all that stuff, so its a fun project, and the 4/5 car garage and the amount of land were the buying point for me. However, I finished college recently and looking to get married in the next year, and will be able to afford one of those 400-500k "new" homes. This house is awesome in my eyes and I would love to live in it forever and upgrade it to my liking, however it is just a stepping stone. I already recieved a offer on the house 40k more then what I paid for it, however I woud rather keep it for now. I had a inspector and apprasier come in, and the latter valued it at almost 100% more then what I paid for it.

lol about the lights, they were about 2 or 3 bucks a piece, and got carried away since it is pitch black at night.
 
#23 ·
Sounds like you are realizing you've got a unique house that has lots of potential. I'd prefer it over a 300-500K cookie-cutter, box house any day.

Just remember to use top quality material (i.e.: tile instead of plastic shower surround) especially in the kitchen and bathroom areas. You'll get your money back and more by getting a whole lot better resale value on the house.

I wouldn't recommend doing this to a house if it were in a poor location, but yours sounds like its in an excellent area were house values are high.

Good luck.
 
#24 ·
thanks for the good words, I appreciate it. I am trying to keep the materials interesting so far. I really enjoy remodeling and my father is awesome at it and loves to help. I don't have the stress of a timeline so its been fun so far.

This week me and a buddy have wired, insulated, and started drywalling the 900 sq ft garage. Will hopefully install a gas furnace and coat the floor next week. Still waiting (4 months now) for the HVAC company to finish the forced air in the house, *shrugs*. We could have slowly done it ourselves at this rate for half the price. Anyways I cannot wait for the summer to start all the projects.
 
#26 ·
go green!

I am a realtor and the #1 request from buyers these days (besides waterfront property) is energy efficient go green homes, that used recycled materials to remodel. Spend some money on simple energy efficient recessed lighting. Home depot has inexpensive beautiful amber recessed light covers, with matching pendants and fans. Recycled cork floors are also becoming very popular. Rather than paint, I woud suggest troweling pre-colored texture on the walls. Home depot has one that is easy to use. It covers up imperfections so you do not have to repair drywall and plaster, is easy to do, and looks beautiful. Raised sinks with waterfall faucets are also very popular, and you can get them cheap from importers on ebay. Make sure all your hardware and lighting matches. Oil rubbed bronze levers are most popular right now, and you can also get hardware cheap on ebay from importers. Find ways to save what you can, which is also part of a green remodel. One example is rather than throwing away and replacing old countertops, you can cover them with grout and sand down to look like cement, then put a protective top coat on them. If you have any old interior brick, lightly sponging on a metallic copper paint gives it a real warm and beautiful look. If you hire cheap labor, give them small jobs to start and see how good their work looks before having them do massive amounts of work. A lot of inexpensive remodeling workers can be found on craigs list (guys who have a job and are moonlighting on the weekends), and you can find good inexpensive labor that way but it will be hit and miss and it may take longer to get it done.
 
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