by Tom | Mar 5, 2012 | Bathrooms, Kitchens
Ok I admit it, this is the fun part. Well, its actually all fun but once you get past walls and floors you get to put the small details that really bring your design together. I am proud to say that I haven’t bought any of the fixtures, plumbing or electrical, for our Mid-Century Modern renovation from the big box stores.
With the exception of the tub and 2 Kohler toilets everything I researched and bought online. You can find great deals and usually get free shipping as well. At the end of the project I’ll do a list of where all the fixtures came from and how much they cost for future reference. You can see the brushed aluminum mid century hourglass shaped wall sconces in the kitchen, the 12″ white globe and of course the Sputnik pendant light.
The kitchen cabinets are Abstrakt from Ikea, once the side panels and doors arrive these plain white boxes will transform into a futuristic flat panel high-gloss dark grey masterpiece. My new kitchen lay out is fabulous, it worked out to 24′ of linear counter top space plus a 7′ bar top and a stand up food pantry to boot. The sink wall itself is a 13′ straight shot of open counter.
Furthermore, the bedrooms received modern style brushed aluminum frosted glass closet doors. Not only do these tie into the frosted glass and aluminum outside but they are just plain cool. Accent lights inside the closet would have been keen but maybe we’ll do that on the next project. These doors were special order from Home Depot.
I also got all the tile finished and set the Godmorgan high gloss grey floating vanities. On top I went with Kohler Vox square vessel sinks. I’ll do the Pure White Caesarstone counters that will contrast those dark cabinets well at the same time the kitchen counters get done.
One of the main features on my design to get the Mid-Century Modern look was this Amarr full view frosted glass and aluminum garage door. Cant you picture it softly lit up at night from inside the garage when you are having guests over? My electrician told me that it make the house look like a Ferrari should be parked in the garage.
A very cool item for sure that I got a great hook up on from my neighbor who owns a garage door company. I also put a key pad outside so when you go bike riding or jogging you don’t have to bring your keys with you. You’ll notice that when we did the new stucco I added a 1″ wide horizontal aluminum channel that now ties in on the front of the garage.
The San Diego real estate market is hot right now. There’s virtually a shortage of good homes and all time low interest rates. You cant find a Mid Century Modern renovation anywhere like this for sale, so its safe to say I’m in a good position. Many home buyers will of course like the house but not even get the whole concept.
The smaller, educated group who follow design trends and know how hot MCM is right now will certainly be willing to pay a premium for something like this already completely done. Stay tuned as we move into landscaping and more modern touches outside.
by Tom | Feb 19, 2012 | Bathrooms, Hardwood Flooring, Tile, Tubs and Showers
Finally some fun stuff is going in the house. To stay in the Mid Century Modern theme I did mosaic in the master shower, but an updated spin on what was there originally. Glass mosaic tile is really hot right now for MCM house design and there are fun new retro patterns available if you search. After looking around at my local tile stores nothing really fit the bill because I wanted this new trendy, spacey-looking random pattern. You definitely wont see these materials in any other rehabs locally. I found this glass mosaic in LA for $5.99/sf so I drove up and bought everything this week. I’m using another new product for grout on the glass called Star Glass, its actually recycled crushed glass in a urethane base. It’s a flexible, non-cement, non-porous grout and wont ever fade or stain.
It’s real expensive and was primarily reserved for commercial applications until recently discovered by interior designers. Its translucent and reflective and seems to disappear when applied to glass tiles instead of contrasting heavily like even a normal white grout would do. Using glass tile like this is great, what I don’t like anymore is seeing when just a glass mosaic 4″ strip is used as a shower or tub surround accent liner. Look at some of my older bathroom remodels if you don’t know what I’m referring to!
In the hall bath above I went with a frosted 3×6 glass tile but set it in a stacked pattern which looks more modern than subway pattern. I ran it all the way up to my new vaulted ceiling lid for a more expansive feel in what is really a modest bathroom size. I also laid a 12×24 charcoal grey porcelain tile for both bathroom floors which is very popular in modern bathroom design right now.
This grey will go with anything and basically just disappear when the bathrooms are done and all the chrome hardware goes in. I set the floors butt-joint also to look cleaner and eliminate grout lines. The glass mosaic in the master also has grey in it so it tied in perfectly. The floating vanities you’ll see go in soon are also high gloss grey.
We also got started installing the hardwood floors. I wanted to go with Bamboo for this house for its durable nature and the fact that’s its 100% renewable and considered a Green building product by LEED standards. Bamboo is harvested every 5-6 years while normal trees in a forest take 40-60 years to mature. We are San Diego’s Best cash home buyer.
This product is also of the newer version of Bamboos that has been stranded and carbonized. You don’t see the old cheap style bamboo pattern and there is no wear layer, its the same material all the way through. I bought it at Simple Floors for $3.15 s.f. and decided on paying a sub contractor another $2/sf to install it to speed up my project. This Bamboo requires glue down installation because its so hard that you will bend nails trying to nail it.
The color I found is as close to my cedar ceilings as possible, and I laid it the long way to match the tongue and groove ceiling direction. The white walls are totally working now that I’ve obtained so much warmth and color from the surrounding natural materials.
by Tom | Feb 4, 2012 | Bathrooms, Concrete, Exterior Paint, San Diego Real Estate Market
I’m really excited about the Milgard aluminum windows I picked out for this house and have to say I’ve removed tons of aluminum windows but this is the first time I’ve ever put them In. They are a modern energy efficient version of what we took out. With my right hand man Barney, we got them all installed including the 6 foot and 8 foot patio doors in a day and a half. These are new construction windows meaning you have to break the stucco back to install them using nailing fins. Putting them in is easy but the most important part is getting new flashing behind the old felt paper and using Jiffy Seal around them for a good seal. When breaking out your old ones try not to damage the wire mesh or felt paper. There’s a lot of guys flipping houses in San Diego and throwing in retrofit or vinyl lip windows. Believe me, you don’t want to put in vinyl retrofit windows, they will not hold air and warp in less than 10 years. I know because I have them in my house!
For our Mid Century project I wanted to get the stream-lined modern minimalist look so the aluminum was a clear choice. I wanted to use a mixture of casement and awning windows on this project so the master bedroom window was a perfect candidate to replace the old huge slider with a fixed window and 2 casements on the sides. I was able to put together a custom front window also with an awning on the bottom and slider on the top as seen here. I almost went with a really cool look – triple awning on the front, but thought there might not be enough air flow on those hot San Diego summer nights with no A/C so I played it functionally safe and put sliders in the secondary bedrooms as well. Since we are re-stuccoing the whole house I also took this opportunity to break out and replace all the old crawl space vents as you can see at the bottom of the top picture.
After price shopping around at 4 places I ended up getting the best deal at Home Depot. These are special order windows and take 3-4 weeks to arrive so you want to order them as soon as possible so they don’t slow your project down. For orders over $2500 you can request special pricing from the Home Depot Bid Room. Just ask to do so at the Millworks or Contractors desk. In my case they knocked off another 14% and with no delivery charge I ended up paying about $3600 for all the windows including a 6 foot and 8 foot patio door. These windows are of course low E and dual pane. The patio doors were a little more tricky because the frames come in 4 pieces but easy for anyone to do and they installed like a dream. They shut so good it sounds like an airplane door.
I tried out a new drywall patching crew this time and am super happy with the results. They cut out everything square, patched all my Swiss cheese holes from running the mechanicals, and then skim coated the entire house with a new 90% smooth texture. They also had to redo some of the window and door returns from our install, so it was nice to have them there fixing stuff as we were putting in the windows. The inside is ready for paint now, everything is really going smooth with this house. I’m off to the recycle yard with the old aluminum windows now for a nice bonus check for helping the environment!
by Tom | Sep 11, 2011 | Bathrooms, Painted Lady, Tile, Tubs and Showers
The upstairs bath now is mostly done at a cost of around $2200.00 for everything new from the studs out, all I have to do now is install the missing baseboards and then drop in the toilet. You can see my style is once again timeless, clean lines with a blend of retro and modern design. I’m really stoked on this vanity and sink this time, I tried something different and it really goes with this house. The tile is white Dal Tile K100 from Home Depot. It’s 6″ square on the bottom and changes to 3×6″ subway at the black liner. The floor tile is also Dal Tile ceramic hex dot and is my favorite for old house bathrooms, this is the only floor tile in the whole house, both bathrooms downstairs and the kitchen have wood floors which is another feature I’ve been doing to these old houses which looks cool. I know the white ceramic tub box below on the hardwood floors in the bathroom is a great look because I’ve been down this road on the last project.
With the upstairs bath tile job done we got started downstairs. My helper Steve is doing it all, I’m so stoked to have found someone and not having to do it myself and furthermore knowing that I’ve got a tile guy for the future. You can see I went back to the well with the river rock floor in the shower, its white rock with grey accents. The walls are 6″ white ceramic and will change to 3×6″ subway on top of the accent which I found of matching grey glass and white carerra marble, which I’ll cut into 4″ strips for the liner. I really hate to use any glass now because its become so trendy but I think just this small amount mixed with the other materials will give me just enough fun without looking like the house flippers who throw too much of the trendy stuff in and overkill the effect. The entire inside is painted now, I was lucky and bought all my paint over the Labor Day week and took advantage of the Home Depot rebate of $20 for each 5 gallon I bought. I used 20 galllons to spray all the trims 2 coats and another 22 gallons for the walls in the house so the rebate added up.
by Tom | May 28, 2011 | Bathrooms, Painted Lady, Plumbing, Room Additions, San Diego Real Estate Market, Tubs and Showers
My new master bathroom in The Painted Lady is coming together nicely, it’s generous in size at 6′ x 15.’ Every time I frame up one of these tub boxes for the drop in tub I get a sense of Deja Vu, like seeing an old friend. It seems like just yesterday when I was doing a similar configuration on the Target House project only this time I’m just going with a standard 3′ high pony wall separating the tub and the shower instead of the full wall with the window opening, which will also also keep my tile price down. Every bathroom I design is a bit different, this time I’ve got everything in a line down the left hand wall and then the water closet at the end on the right. You kinda just gottta play with the space and do what works best. I’ve also got the whole right hand wall available for towel bars with this design, I’ve learned this the hard way after doing killer bathrooms and then finding out there no place for towel bars. The door swings in and onto the right hand wall, a 60″ dual vanity is first on the left, then the jacuzzi tub in the middle with a 3′ x 4′ shower at the back. I planned on dropping in a regular soaker tub with no jets to keep the budget down but after pricing them I could get the American Standard Plebe model 32″ x 60″ jetted tub for the same price of $399.00 so it’s a no brainer. There’s a window in the center of the back wall but I’ve got it temporarily sealed now. Natural light is key for bathrooms, ideally I probably would have had another window in the shower and one in the water closet too but I’m trying to stay within budget so I’m forced to pull back in some areas. Code states that if you don’t have an opening window you must have an exhaust fan but I’ll have both.
As you can see we got started roughing in the plumbing this week, I got a great quote of $4800.00 for the complete new system with gas lines, I supply the fixtures. I was also reminded that black ABS is used here in California and not white PVC as in Texas and on the East Coast for the waste lines. I think PVC is better and cheaper but the only upside on ABS is that you don’t have to use primer with the glue. ABS also gets brittle from UV exposure so it’s now common place to paint the roof stacks in California. I still like PVC better, even though it takes more time to install using the primer but I’m sure there’s some tree hugger issue with it so that’s why California uses ABS. After framing I always get the plumber in first before the electrician or hvac sub contractors, it works best because the vent pipes and waste lines are not flexible. I also wait until the plumber is done before putting on the new roof so we don’t have to butcher the new roof for the vent pipe roof jacks. Your roof job comes out far superior if all jacks are in place before install, this trick came with experience. After these waste lines are complete we’ll run the new black pipe gas lines and then finally the copper supply side lines. I’m still going back and forth with the San Diego Historical Review Board, they have made me change 13 items on my plans including window type, siding material, roof type & color and they even want to know the exterior paint colors. Furthermore, they are making me re-stack the exterior brick chimneys even though they’ve been eliminated inside the house. It’s really slowing me down because until I get everything approved from them I cant call for any inspections. As frustrating as it is, I’m stoked to learn exactly what needs to be done to pull off a renovation of this caliber in San Diego so I’ll chalk the delay up to contractor school.
Don’t forget the men and women who died while serving in the American military protecting our great country, this holiday weekend is not just all about beer and barbeques in the park. Have a happy and safe Memorial Day and God Bless our troops!
by Tom | Apr 27, 2011 | Bathrooms
How time flies! It was April 28, 2008 when I made my first post in the blogging world as we were starting our renovation called “Craftsman Bungalow.” I thought it would be cool to share my adventures along the way and set up this website for friends and family to enjoy. The first website was custom made in Dreamweaver by my lovely wife but after things grew we moved our content over to a WordPress template so we could add updates easier. We didn’t go unnoticed for long however, I’m now recognized as one of the best house flipping blogs on the web, having won multiple awards and even managed to get the attention of Hollywood and New York production companies for reality show offers last year. Currently our monthly stats are 10,000 page loads and 6000 unique visitors.
Now it’s time to say Thank You to all my followers, subscribers, supporters, emailers, fans and everyone who’s inspired me along the way to keep sharing our projects. Thanks for following and here’s to blogging year #4 in San Diego!