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Mckenzie
07-07-2010, 03:30 PM
Well it looks like I will be taking possession of an inner city house next week. It is a 5 story split and there will be extensive renos happening before I move in. Here is the to do list:

1) Tear down cedar walls and replace with drywall; paint
2) Replace all lighting, fixtures, outlets, and replace window trim
3) Replace carpet
4) Gut full bath and 1/2 bath and replace all new flooring and peices
5) Kitchen (pending cost of above)

I'd like to add some modern, luxury-ish conveniences to the home and would like your input on any neat ideas you may have or suggestions on where to purchase lighting, bathroom supplies, carpet, etc. that could save me some cash. I am so far looking at:

1) Heated bathroom floors
2) Pot lighting
3) Speakerwires in the walls
4) Possible steam shower
5) Wall cutouts with LED lights for displaying art / stuff
6) ???

So..let's hear what you have and what you think would be awesome if you were gutting a house to the studs. Any eco-friendly materials will definitely considered.

Here is the link to the pics of the inside:
House Link (http://abmls.mlxchange.com/5.1.01.9506/Tools/MultiImageViewer/MediaViewerDlg.asp?Mode=2&DefaultTab=0&ShowImages=1&Address=&SysPropID=63702992&VarList=iIsVD+PbMIfWAafUvrHXnID+V4pefPVm0vPJyHhC4hThMr8HNu2INQ%3D%3D&SiteCode=ALB)

Crymson
07-07-2010, 04:10 PM
That house is fucking AWESOME! Where is it, and is there any more like it?

DENZILDON
07-07-2010, 04:20 PM
Love the layout of this house! And from the outside it does have the modern look! The inside, not so much.


Your good on the current to do list just make sure that the cabinets and moldings has the modern look.

1) Heated bathroom floors - Not sure about the heated bathroom floors, is it really necessary? You can put that money towards the cabinets.
2) Pot lighting
3) Speakerwires in the walls
4) Possible steam shower - this with heated bathroom floors maybe an add on if you really have the budget for it.
5) Wall cutouts with LED lights for displaying art / stuff - this too


I will suggest dark wood floors instead of carpet on Main floor up to the kitchen. And just white paint on the walls for contrast.

ALBERTA_IS
07-07-2010, 04:58 PM
Hey Mckenzie, here are a few ideas to save you money. Buy as much as you can from Timber Town, they have great prices and their quality is much higher than Home Depot for stuff like decking, Hardwood, Laminate, interior doors. OF course try to do as much as you can, and expect things to always cost at least 20% more. You have a great start and that place will look amazing. Here are a couple of my before and after pics of my old place in Edmonton I sold In December and moved here. The bathroom was an absolute masterpiece and total costs were $11,000 just for materials. Anyways if you have any questions feel free to ask, I have done a lot of renovations to my own house as well as clients. Spend all the big money in the Kitchen and ensuite / main bathroom, that is were you will get the most return and thats where you want all you high end materials. Bedrooms just drywall them and replace all the trim in the house to make it more modern.Enjoy and congrats!

Bathroom before:

http://im1.shutterfly.com/media/47a0db10b3127ccefa6aaaa8933900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

Bathroom after:


http://im1.shutterfly.com/media/47a0d926b3127ccefada8825418000000030O11AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D1/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b8dd01b3127ccec3fca76a680a00000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b8dd01b3127ccec3fdb9f948da00000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b8dd01b3127ccec3fd1ae3893900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

Kitchen:

Before

http://im1.shutterfly.com/media/47b7d704b3127ccec2661278dad900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b7d704b3127ccec2677686fa5900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

After:

http://sphotos.ak.fbcdn.net/photos-ak-snc1/v349/144/29/639067328/n639067328_1549321_1148.jpg

http://sphotos.ak.fbcdn.net/photos-ak-snc1/v349/144/29/639067328/n639067328_1549309_6200.jpg

Back Entrance before:

http://im1.shutterfly.com/media/47b7d704b3127ccec266e7229a6100000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

After:

http://sphotos.ak.fbcdn.net/photos-ak-snc1/v349/144/29/639067328/n639067328_1549370_1770.jpg

http://sphotos.ak.fbcdn.net/photos-ak-sf2p/v361/144/29/639067328/n639067328_1549368_6000.jpg

Back Yard and Pool:

http://im1.shutterfly.com/media/47a0db10b3127ccefa6b93a372ca00000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b7d704b3127ccec2664c8e5b3000000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b7d704b3127ccec2678cdbfa7900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47a0db35b3127ccefa493ea499e100000040O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47a0db10b3127ccefa6a9331521400000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

garnet
07-07-2010, 08:51 PM
Originally posted by Mckenzie
Well it looks like I will be taking possession of an inner city house next week. It is a 5 story split and there will be extensive renos happening before I move in. Here is the to do list:

1) Tear down cedar walls and replace with drywall; paint
this is easily done, get a good mud man for a nice finish
2) Replace all lighting, fixtures, outlets, and replace window trim
these too are easily done, you can use trim matching new baseboard
3) Replace carpet
i agree, get rid of carpet and replace with a floating floor system, if you don't like laminate, we put ina lot of engineered-hardwood these days (basically laminate with a true hardwood top)
4) Gut full bath and 1/2 bath and replace all new flooring and peices
this can be done within a small budget too, with selection of the right pieces, and look as good, like tile that looks like slate
5) Kitchen (pending cost of above)
there is alot to be saved in a kitchen reno, refacing the cabinets is a common thing we do these days, installing new doors and hardware, while retaining the basic cabinets themselves, counters can be had at a discount too, my granet guy always has a selection of odds/extras, which can save $ provided sizing is right

I'd like to add some modern, luxury-ish conveniences to the home and would like your input on any neat ideas you may have or suggestions on where to purchase lighting, bathroom supplies, carpet, etc. that could save me some cash. I am so far looking at:

1) Heated bathroom floors
look to spend about $300-500 on heat pads + controller
2) Pot lighting
save costs from modifying ceiling work, using low-profile surface mount lights to replace current ones
3) Speaker wires in the walls
this can be retro-done without having to open up existing walls
4) Possible steam shower
popular choice, but will cost $ to do it right
5) Wall cutouts with LED lights for displaying art / stuff
possible, again depending on your budget, compact aimed lighting track is available for decent $
6) ???

So..let's hear what you have and what you think would be awesome if you were gutting a house to the studs. Any eco-friendly materials will definitely considered.

most paint is low VOC now, the one specific contract we use is non-VOC required, so can be had at a discount, other building materials are fairly standard, so if you are looking to use materials that are natural materials, then expect a premium price

really, any reno project can be done within a budget with great quality finish, provided your GC is competent and the specifics materials chosen (ie eng hardwood over true hardwood)

the place really looks to need just details upgraded, and some selections for a modern look (color, finishes)
i never used to put much stock in interior decorators, but the gal we have working with now, has come up with some surprising results, within budget, so that's something to consider too
lmk when planning to build, can get several discounts from my suppliers
good luck :thumbsup:

Mckenzie
07-07-2010, 09:02 PM
Thanks for the input everyone

Originally posted by Crymson
That house is fucking AWESOME! Where is it, and is there any more like it?

haha well it was kind of the rustic inner-city Tuxedo cottage. Totally out of place and mostly original, but I loved the layout and overall value. You can probably find something similar in northern Ontario or BC. I'd say it was a one off in this city.


Originally posted by DENZILDON
Love the layout of this house! And from the outside it does have the modern look! The inside, not so much.


Your good on the current to do list just make sure that the cabinets and moldings has the modern look.

1) Heated bathroom floors - Not sure about the heated bathroom floors, is it really necessary? You can put that money towards the cabinets.
2) Pot lighting
3) Speakerwires in the walls
4) Possible steam shower - this with heated bathroom floors maybe an add on if you really have the budget for it.
5) Wall cutouts with LED lights for displaying art / stuff - this too


I will suggest dark wood floors instead of carpet on Main floor up to the kitchen. And just white paint on the walls for contrast.

My thinking on the bathroom is that since making an ensuite is impractical both financially and logistically, that I would pimp out the bathrooms as much as possible. I may end up turning this around in a few years and would like it to be as luxurious as possible within reason with some neat finishing touches. I'm still on the fence about the dark wood in the main living room as I prefer the cozy feel of carpet (not a fan of museum feeling houses). Def going with white paint mostly everywhere and thinking greyish trim + certain accent walls.


Originally posted by ALBERTA_IS
Hey Mckenzie, here are a few ideas to save you money. Buy as much as you can from Timber Town, they have great prices and their quality is much higher than Home Depot for stuff like decking, Hardwood, Laminate, interior doors. OF course try to do as much as you can, and expect things to always cost at least 20% more. You have a great start and that place will look amazing. Here are a couple of my before and after pics of my old place in Edmonton I sold In December and moved here. The bathroom was an absolute masterpiece and total costs were $11,000 just for materials. Anyways if you have any questions feel free to ask, I have done a lot of renovations to my own house as well as clients. Spend all the big money in the Kitchen and ensuite / main bathroom, that is were you will get the most return and thats where you want all you high end materials. Bedrooms just drywall them and replace all the trim in the house to make it more modern.Enjoy and congrats!

Bathroom before:

http://im1.shutterfly.com/media/47a0db10b3127ccefa6aaaa8933900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

Bathroom after:


http://im1.shutterfly.com/media/47a0d926b3127ccefada8825418000000030O11AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D1/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b8dd01b3127ccec3fca76a680a00000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b8dd01b3127ccec3fdb9f948da00000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b8dd01b3127ccec3fd1ae3893900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

Kitchen:

Before

http://im1.shutterfly.com/media/47b7d704b3127ccec2661278dad900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b7d704b3127ccec2677686fa5900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

After:

http://sphotos.ak.fbcdn.net/photos-ak-snc1/v349/144/29/639067328/n639067328_1549321_1148.jpg

http://sphotos.ak.fbcdn.net/photos-ak-snc1/v349/144/29/639067328/n639067328_1549309_6200.jpg

Back Entrance before:

http://im1.shutterfly.com/media/47b7d704b3127ccec266e7229a6100000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

After:

http://sphotos.ak.fbcdn.net/photos-ak-snc1/v349/144/29/639067328/n639067328_1549370_1770.jpg

http://sphotos.ak.fbcdn.net/photos-ak-sf2p/v361/144/29/639067328/n639067328_1549368_6000.jpg

Back Yard and Pool:

http://im1.shutterfly.com/media/47a0db10b3127ccefa6b93a372ca00000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b7d704b3127ccec2664c8e5b3000000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47b7d704b3127ccec2678cdbfa7900000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47a0db35b3127ccefa493ea499e100000040O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

http://im1.shutterfly.com/media/47a0db10b3127ccefa6a9331521400000010O01AbNmzlm0cMQe3nww/cC/f%3D0/ps%3D50/r%3D0/rx%3D550/ry%3D400/

LOVE these bathrooms and kitchen. I'm on the fence right now over a glass enclosure or something very similar to yours, but the color and jetted tub are right up my alley. Great job on the kitchen and backyard as well. I am going to do some aluminum / glass deck on the upper master bedroom balcony and will eventually pull the main kitchen deck out and redo with vinyl. I am going to have a contractor do all the work as I will not have time to do them, but do have a place to stay until end of august, which will be nice as to not to live through the renos. I want to use the time wisely to get the dirty stuff done (drywall...yuk).

sputnik
07-07-2010, 09:11 PM
Do you have a budget?

Going into this project without a fixed budget is a recipe for disaster.

Come up with a number and plan according to that number. It will keep you from making impulse purchases and decisions without sacrifices elsewhere.

I just recently renovated a 1950s bungalow. We went in with a $40,000 budget and were only able to get the kitchen, paint and floors done. However going in I figured we would be able to do much more. Oh well. There is always next year.

Also, remember to keep your total budget (purchase + renos) in line with the neighbourhood. You don't want to be the most expensive house on the block.

Mckenzie
07-07-2010, 09:12 PM
Originally posted by garnet
most paint is low VOC now, the one specific contract we use is non-VOC required, so can be had at a discount, other building materials are fairly standard, so if you are looking to use materials that are natural materials, then expect a premium price

really, any reno project can be done within a budget with great quality finish, provided your GC is competent and the specifics materials chosen (ie eng hardwood over true hardwood)

the place really looks to need just details upgraded, and some selections for a modern look (color, finishes)
i never used to put much stock in interior decorators, but the gal we have working with now, has come up with some surprising results, within budget, so that's something to consider too
lmk when planning to build, can get several discounts from my suppliers
good luck

Awesome suggestions here. I need to be talked into the hardwood on the main floor...it always feels so cold and stiff which I hate. I may bug you for some material suggestions / connections once I start picking things out. What does your decorator charge as well?

Mckenzie
07-07-2010, 09:15 PM
My budget is $37,000 for the walls, paint, mouldings, carpet and 2 bathrooms. I am will to spend around $13k on the kitchen, but the other stuff is more of a priority.

As for the rest of the block, there are definitely some more expensive shacks there as the entire area is being redeveloped with infills. This house is a bit odd as it is a 1978 infill, whereas most of the houses around here are 1930s-1950s, or in the past 5 years. Some very nice places though and this one will fit in once upgrades are complete.


Originally posted by sputnik
Do you have a budget?

Going into this project without a fixed budget is a recipe for disaster.

Come up with a number and plan according to that number. It will keep you from making impulse purchases and decisions without sacrifices elsewhere.

I just recently renovated a 1950s bungalow. We went in with a $40,000 budget and were only able to get the kitchen, paint and floors done. However going in I figured we would be able to do much more. Oh well. There is always next year.

Also, remember to keep your total budget (purchase + renos) in line with the neighbourhood. You don't want to be the most expensive house on the block.

sputnik
07-07-2010, 09:19 PM
A suggestion for paint.

PPG Manor Hall Timeless

http://www.ppgpittsburghpaints.com/images/our_products/mht/dtl_int_pnt_mht.jpg

http://www.ppgpittsburghpaints.com/our_products/interior_paints/manor_hall_timeless_interior/index.htm

It is by FAR the best paint that you can buy. We just rolled over 20 cans of the stuff on my house and it goes on like a dream and is VERY durable.

It will run you about $50/gallon but it is worth every penny. If you cheap out on paint you will notice it pretty quickly as it will be a pain to paint and will wear poorly down the road.

Also paint ALL of your walls using a flat/matte finish. It looks WAY better than eggshell or semi-gloss and will hide any imperfections that may exist.

Mckenzie
07-07-2010, 11:54 PM
OK- Sounds reasonable. Where is the best place to buy? Are paint prices even competitive or mostly the same?


Originally posted by sputnik
A suggestion for paint.

PPG Manor Hall Timeless

http://www.ppgpittsburghpaints.com/images/our_products/mht/dtl_int_pnt_mht.jpg

http://www.ppgpittsburghpaints.com/our_products/interior_paints/manor_hall_timeless_interior/index.htm

It is by FAR the best paint that you can buy. We just rolled over 20 cans of the stuff on my house and it goes on like a dream and is VERY durable.

It will run you about $50/gallon but it is worth every penny. If you cheap out on paint you will notice it pretty quickly as it will be a pain to paint and will wear poorly down the road.

Also paint ALL of your walls using a flat/matte finish. It looks WAY better than eggshell or semi-gloss and will hide any imperfections that may exist.

Mckenzie
07-08-2010, 08:35 AM
I'm thinking of going with the Moen 90 degrees collection for all faucets.

http://www.moen.com/bathroom/shower-spa/90-degree/_/N-67vZ1z141nr

I also came across this place with some neat cabinets. Any thoughts here?

http://www.soakbath.ca/index.php/site/productsCabinets/

I liked 8609 and 8602.

Or any other pics / ideas you may have for bathrooms as well, please post. The bathroom is standard size, so not much room for fancy.

sputnik
07-08-2010, 08:41 AM
Original Post Removed. (Please read the Forum Rules and Terms of Use (http://forums.beyond.ca/articles.php?action=data&item=1) before posting again, or risk getting banned).

I would go to Paint Direct


Totem also carries it, but can sometimes be sold out of certain bases depending on when you go.

ExtraSlow
07-08-2010, 09:13 AM
Tuxedo is a great nieghbourhood. I looked there, and I'm just across centre in Mount Pleasant.

Honestly, if it was me, I'd start in the kitchen and bathroom. I'm guessing you'll run out of cash if you do both of those, and the rest is easier to do bit by bit youself as time and finances allow.
besides, I'd want to live with that awesome panneling for a couple of years.

masoncgy
07-08-2010, 10:23 AM
Talk to InRich if you need paint. He can hook you up with quality paints at a much better price.

If you want an amazing high end paint, Benjamin Moore's Aura line is incredible. I refinished my kitchen cabinets in a dark chocolate Aura satin finish and it came out amazing. $75/gallon, but I painted all of the cabinet doors, drawer fronts & framing 2x and still have 1/2 a gallon left... and my kitchen isn't small.

I love the exterior on this place... would look incredible with a fresh finish!

DENZILDON
07-08-2010, 10:30 AM
If I may just add, the blue tub looks awesome to me! Lol! kinda retro modern looking!

Mckenzie
07-08-2010, 10:33 AM
Originally posted by sputnik


I would go to Paint Direct


Totem also carries it, but can sometimes be sold out of certain bases depending on when you go.
Cool thanks.


Originally posted by ExtraSlow
Tuxedo is a great nieghbourhood. I looked there, and I'm just across centre in Mount Pleasant.

Honestly, if it was me, I'd start in the kitchen and bathroom. I'm guessing you'll run out of cash if you do both of those, and the rest is easier to do bit by bit youself as time and finances allow.
besides, I'd want to live with that awesome panneling for a couple of years.

Well as much as I personally like the wood, that is the reason it never sold and also, it will be easier to get rid of it now and re drywall then literally moving out of the house for a month and doing it down the road. It will be a HUGE job if not done before I move in. I can live with the kitchen as is for now but it will def need to be redone down the road.


Originally posted by masoncgy
Talk to InRich if you need paint. He can hook you up with quality paints at a much better price.

If you want an amazing high end paint, Benjamin Moore's Aura line is incredible. I refinished my kitchen cabinets in a dark chocolate Aura satin finish and it came out amazing. $75/gallon, but I painted all of the cabinet doors, drawer fronts & framing 2x and still have 1/2 a gallon left... and my kitchen isn't small.

I love the exterior on this place... would look incredible with a fresh finish!

OK maybe I will check that out as well. My plan is to do the inside and then go to the outside as $$ permits. I am thinking since there is so much cedar that it would cost a fortune to paint the place. I have no clue how much it would be to redo the siding though either.

masoncgy
07-08-2010, 10:37 AM
Sometimes with the cedar siding you'll luck out and be able to bring out the original finish with a good pressure washing. There are also products out there on the market that are designed to rehab cedar... so a few things to check into.

I would definitely want to prep and re-stain that siding if it were me... instead of just painting it... nicely stained cedar looks so sharp, especially when combined with a dark/rich trim color.

Good luck... and nice place! Can't wait to see updates!

Mckenzie
07-08-2010, 10:38 AM
Originally posted by DENZILDON
If I may just add, the blue tub looks awesome to me! Lol! kinda retro modern looking!

The submarine space shuttle shower?? Yah!

I was thinking about putting it in the middle of my back yard as a shrine or make a vessel out of it.

I really wanted to throw a mustache 1970s porno party before the renos, but bring your own furniture doesnt have a good ring to it.

DENZILDON
07-08-2010, 11:22 AM
Keep it man, and design around it. Curerntly the other stuffs in the bathroom doesn't really go with it.

Mckenzie
07-08-2010, 02:19 PM
Originally posted by masoncgy
Sometimes with the cedar siding you'll luck out and be able to bring out the original finish with a good pressure washing. There are also products out there on the market that are designed to rehab cedar... so a few things to check into.

I would definitely want to prep and re-stain that siding if it were me... instead of just painting it... nicely stained cedar looks so sharp, especially when combined with a dark/rich trim color.

Good luck... and nice place! Can't wait to see updates!

Awesome advice- noted for exterior reno time. Pics will def be posted!


Originally posted by DENZILDON
Keep it man, and design around it. Curerntly the other stuffs in the bathroom doesn't really go with it.

I know it has a cool retro vibe, but if I'm doing the rest of the haus modern it needs to go! haha. It's quite the brain melter when you walk into that bathroom and see it...almost need sunglasses.

DENZILDON
07-08-2010, 02:30 PM
hahaha!