We are deep into this project and really just now starting to put it back together. The front yard demo was massive, we hauled out 4 dumpsters of demo and then 2 days with the Bobcat to break out the multiple layers of old concrete patios and finally hauled it off in a dump truck. The front yard is finally back to a clean slate to work with.
The master bathroom changes are all done and we are ready to patch the drywall back up. The shower is 7 feet wide with his and hers shower heads. It’s going to be really cool, just wait to see what tile we have picked out. You will notice that we have a Hot Mop Tar shower pan. None of the house flippers do this but I would never settle for anything less.
I wanted to take advantage of the expansive canyon views so we sprung for a Folding Patio Door. There are several manufacturers of these such as La Cantina and Nanawall, but we opted for a local company right here in Oceanside called Panoramic Doors. It’s a 10 foot wide opening consisting of 3 movable panels that completely open up and lay to the side, providing a seamless indoor/outdoor transition for the awesome San Diego climate. The obvious choice would have been regular French doors that swing out, this is a just way nicer so I think it was a good investment into the house. The backyard is going to get a new patio, some Xeriscape and a gas fire pit. This will be a really good house for entertaining. Stay tuned, we should start patching it all back up soon and moving towards paint, kitchen and tile jobs next.
We are winding things up in South Park on our Modern Bungalow. The modern garage door got installed this week, its an Amarr full view door in dark bronze with obscure glass. I didn’t want the glass to look white-ish like my last project so I didn’t get the frosted, the obscure lets more light in and overall was a way better choice for this project. The dark bronze aluminum ties in with the Milgard aluminum window color perfectly. The door looks massive because its 8 feet high so the glass panels are larger, way cooler than the 7 foot Amarr door we installed earlier this year on a house we flipped.
In the master bath wet room I finally dropped in the jacuzzi tub. You can see that the heavy glass frame-less doors are also installed, I tried something new this time and did saloon doors. You can leave them open when taking a bath and they lay on the walls out of the way. The opening is 4’0″ so each door is around 24″ Hey Honey, if I don’t come home from work one night you know where to find me.
Carpet got installed in the 2 secondary bedrooms. I went with a designer textured close loop Stainmaster with upgraded pad because we like carpet in kids rooms. The grey ties in well with interior finishes.
The big milestone we passed this week was the counter tops. The kitchen and both bathrooms are all Ceasarstone Arctic White with a square profile and eased edge. Ceasarstone is quartz so its a little trickier to work with when fabricating the edge detail. Not only is the pure white unforgiving but quartz in general has to be miter cut so you wont see the lamination on the bullnose. This is the first time I’ve gone this white, its so fresh, clean and looks very modern, contrasting my dark greyish blue base cabinet color well. The huge sink is a single bowl zero radius stainless steel. I ended up going with white 3×6 ceramic tile for the back splash (not shown) and installed it in a running bond pattern to keep it looking more contemporary and matching the upstairs bathroom.
The 3’x7′ kitchen island has a waterfall on one side. this is a new technique usually reserved for high end modern homes where the counter top actually wraps down the island and touches the floor. You can also see in this pic how the seams are miter cut. One neat feature (also not shown) is the microwave drawer in the island, more pics to come after I get appliances in. We Buy Houses in San Diego, if you know anyone looking to sell please contact us as we are always searching for our next renovation project.
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.
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. 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.
We are staying pretty much on track at the Mid Century Modern renovation, this week we updated and changed around the mechanicals of the house to fit our new design. After my old plumber didn’t show up, I moved on and hired a new guy which really handled business. To prep the exterior for the new stucco job we also had the house sand blasted. You cant put new stucco over paint. I always find it best to do this before you put your new windows in if possible so you don’t accidentally blast them too! Next up for this week is put the new windows and rear sliders in, patch all the drywall and then we’ll be ready for interior paint and tile. We’ve had several interested buyers already stopping by, just wait until they see the dramatic change that will soon take place!