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 | Oct 10, 2010 | Bathrooms, Framing, Hardwood Floor Refinishing, Plumbing, Target House, Tubs and Showers
We ended up going with Golden Pecan floor stain after trying about 8 different stain color samples. After applying the stain we used 2 coats of semi gloss polyurethane (buffing between coats) and mixed in a little Colonial Maple color to tint it even more. I’m really happy with the way they came out, only new wood can look like this so I’m sure the future owner will appreciate it. In the original part of the house the floors are almost 100 years old so they aren’t this perfect of course but a little distress look is appropriate due to the style house and age. As I was saying before I didn’t want to stain the whole house dark just to hide a few imperfections up front and not get to appreciate all this new red oak in the addition.
Here’s a sneak peek at the master bath. As you can see the glass company showed up this week between floor coats and installed the custom frame-less glass for the shower. The door is 7 feet high with chrome hardware that matches the other interior doors, I always design them a little higher than the shower-head. The fixed glass picture window is suspended in the tile opening with more beautiful chrome hardware. Most builders put the clamps on either the tops or sides but I did something a little different by having 1 clamp on all 4 sides. This custom frame-less glass ran $1300.00 installed. My plumber is coming this week to set the spa tub and fixtures, with my last contractor I would have done this myself but the new plumber doesn’t want me to touch anything so he can give the future homeowner a 2-year warranty, cool with me, less work. Check out how the new wood even runs through the bathroom and into the walk-in closet, this is a killer upscale look and blows away any kind of floor tile I could have used.
I recently heard that 30% of Americans (myself included) don’t park in their garages, they only use them to store junk turning them into basically a drive-in closet. In California people have alot of pride in their cars, detailing businesses flourish with customers paying hundreds of dollars for hand waxing but then again it never rains so it makes sense to keep your car clean. Here in San Antonio we get an average rainfall of about 32 inches compared to 9 in San Diego. Even after a rain you’ll still see puddles a week later because the streets are so bad. With all this rain you’d think that garages would be hugely popular here. It’s not the case however, people would rather enclose their garages for more living space because they don’t go outside anyway as it’s too hot and humid. Plus, their car is going to stay dirty anyway, garage or not, because of the weather and the street conditions.
So, why the hell did I build this garage you’re asking? Our project is going to be priced around the $400k mark in a city where average home proices are around $150k. Theres an unspoken rule that if you are paying $400k in San Antonio you better get a garage. Even if the locals don’t appreciate them most of our buyers are moving in from other states and telling their realtor to do searches for 3/2/2’s so we dont want to miss any potential customers. Once they get used to the SA way of life I’m sure they’ll stop parking in there, their car will be filthy and it’ll be full of crap. Either way these historic houses don’t have much storage so it’ll get used. I designed the 500 s.f. garage to look historic and match the house architecture. I’ll be using “T117 House Siding” again and I’ve left the rafter tails open, included huge 28″ overhanging eves and even a clipped gable roof. There will be a vent under the gable and of course I’ll multi-color it as well to match the house.
by Tom | Sep 26, 2010 | Bathrooms, Electrical, Landscaping, Target House, Tile, Tubs and Showers
I’m getting close now so I’m feeling a bit relieved. Even with ongoing rain delays I’m making progress. I installed all the electrical fixtures and this time I spent a little more on Craftsman Style sconces for the porches. Really worth the extra money, check out Lumens.com for some killer stuff. The house numbers and mailbox are from Restoration Hardware again. I replaced the front door with an extra gem I’ve been holding onto after acquiring it from the Hat Trick House last year (some of these old bungalows come with 2 front doors and I always remove one to modernize the floorplan). I’ll paint it my same brown color when I second coat the porch. This Pine, 6 panel, beveled glass door came from renowned San Antonio developer H.C. Thorman’s personal residence in Mahncke Park that we flipped, it was the first house he built there in 1900 and appropriately on Thorman Place. It looks right at home on our project and seals tighter than new with a modern threshold and new weatherstripping all around. A building envelope test will be coming our way shortly as part of new code changes this year in order to pass final inspections, so the house can’t be drafty.
The 2 ceiling fans on the porch are a nice added touch. Just makes you want to pull up some chairs and have a cold beverage. As you can see I am flying the” Tarrant Realty ~ Coming Soon” sign in the window, we’re getting some warm bites already. I’ve weeded the yard and we’ll be laying out some river rock beds and putting down sod this week while the floors get refinished.
This door knob is older than you, unless you are 111 years old. It’s the original from our 1900 door that I refurbished. Note the modern weatherstripping, this thing shuts like an airplane door.
The tile job kicked my butt but was worth the effort. The hall bath was fairly easy but this master bath stand up shower and tub box seemed to go on for an eternity. I used white subway tile, river rock floor and a modern white/grey marble accent liner. The shower is tiled inside and out and all the way to the ceiling. Custom frameless glass for the door and picture window are on order from Thad Ziegler Glass. If you guys are flipping houses and not putting shower doors on your new showers at least give them a cheapo, so many times I see all this fancy tile work and expensive fixtures in a brand new bathroom with no shower door. It ranks right up there on my pet peeves list with no rods or build out in the walk in closet.
The see thru fireplace in the master is my sizzle feature on this project, while the tub side of the fireplace is surrounded by white ceramic to match the bathroom, I chose white and grey marble for the master bedroom side. Very romantic to say the least and all with a flip of the switch. There is a direct line of sight from the master bed location through the fireplace, and to the spa tub and into the shower. It’s sure to keep the fire burning in the future owners love life.
Good fences make great neighbors. In this case we have really cool great neighbors already but its very common with the older neighborhoods not to have good fencing. Part of my business model with redeveloping these urban properties is not only to give the potential buyer a complete package but also make them feel safe living close to downtown. A 6 foot privacy fence and automatic driveway gate (coming soon) usually does the trick. Any attorney, doctor or young professional could feel safe here and these are our target clients. My friend and I rented a hydraulic auger and jackhammer and it still took us 2 days to dig the 20 holes for this section. Nothing comes easy in the South Texas heat. A menagerie of rocks, roots, glass, and ancient plumbing were thrown our way but nothing can get between a cowboy and building his fence.
by Tom | Sep 3, 2010 | Bathrooms, Kitchens
Kent Moore Cabinets delivered our millwork package this week and boy do the cabinets look good. I put a lot of weight on what goes in my projects these days. These cabinets are solid wood construction, full custom sizing meaning there are no filler pieces and the doors are Shaker style with a full overlay (3 still missing in pic). The drawers are full extension with ball bearing glides and euro hinges for the doors. I chose their color Snow Drift so it comes very close to matching my Sherwin Williams Snowbound trim color. The cabinets are installed in the entire house so everything matches the kitchen including utility room cabinets, bath linen, bath vanities and even a head knocker cabinet above the toilet in the water closet. Like most house flippers I used to go to Lowe’s or Home Depot and pick out some random bath vanities but this is really the right way to do a remodel. Having all your millworks match and being able to special order bath vanities that are 35 inches high really puts your remodel in another class. These new style bath vanities are kitchen height so you don’t have to bend way over to brush your teeth. The 42″ upper kitchen cabinets also have crown molding as well, it really plays well under the existing crown. After the truck delivers, you get an install crew that handles everything in 1 day, then followed up by a service rep who adjusts all the doors and touches anything up. Additionally, you get a 2 year transferable warranty on all the cabinetry to give to the buyer so this is also a great feature for a rehab. The entire package on this house was $7000. I’m really happy with Kent Moore, I’ll be bummed when I cant use them when we get back to San Diego. If you are in Texas and want to step your game up, call Melvin at KMC and tell him Tom sent you.
If you’ve been following our blog for a while you’ll be getting Deja Vu right about now. As you know we are big fans of, and love the Ikea Farmhouse Sink called Domsjo. For the price at $299 you cant beat it, compare elsewhere for $1000. Some people call them apron sinks due to the big white front band that stays visible after install. Additionally, it really goes well with the Arts and Crafts style homes we’ve been remodeling and it’s so big that if you have small kids it can double as a bathtub. Here in the 7th largest city San Antonio, they don’t have an Ikea so we have to drive up to the hipper Austin to get them. Maybe if it was called El Ikea they would have one down here. Before making the trek, we always check availability online to see if they have stock. I was struck with a mild panic attack when my favorite Swedish item didn’t appear on their website. We called and found out that in fact there were 7 left so I was relieved to say the least. This sink will work with a standard 36″ base cabinet after a little simple modification. Here’s an instructional video on How To Install Ikea Farm House Domsjo Sink in standard non Ikea cabinets.