Rehab 4470 - Working on the Front Yard

In the past we’ve been fortunate to not have spent too much time or money on the landscape. Probably the biggest time we’ve done is throw down a 10 x 10 brick paver porch to give the back yard some character along with a few nice plants. In fact at the last two houses we rehabbed did just that and the new owners proceeded to rip it out and either added a porch or a pool. Perhaps our outside creations inspired that! This house is perfect for a pool because of the large porch and quadruple sliders that totally recess to the porch.

Rehab 4470 however had yard problems and the landscape was just not cutting it. Since we had the house painted outside we decided to salvage some of the hedges and add some new stuff. Over the years the former owner had planted things here and there and the small trees in the front yard were held up with ropes tied to 3 foot metal rebar pounded into the ground. I found even more rebar in the garage. So we proceeded to cut down all the small trees and dig the stumps out (3 total). I got to buy a new hatchet to chop the roots out (yeah – new tool!). The picture to the right is me cutting down a tree in front of the Master bath window. If you look close you can see the rebar poking out of the ground.

We purchased the home at the end of winter which was actually quite cold this year in

Florida so the yard was pretty dead when we bought the house. I expected that when spring rolled around some water and sunshine would green it up. It did work for most of the yard with the exception of 2/3 of the front yard – wonderful. The spots that were not green were weeds. So I nuked the yard with Roundup and then proceeded to dig out the old stuff which then led to me ordering 2 pallets of sod (800 sq ft). Overall it looks pretty good and now we have to water it a lot until it takes otherwise green will become brown.

Jan originally purchased a bougainvillea tree to position outside the kitchen windows so you’d see it front inside but when we placed it out front we both realized it made the front of the house. So we proceeded to buy another ($50 each) and put them in black planters at the entrance along with river rock to give it a non cluttered look.
For the flower beds Jan convinced me to go with the red mulch (it has eucalyptus) which I have to admit looks better than I expected. I ordered 2 yards and we only did about half the beds – luckily we finished the front yard first. The border stones lining the beds were removed – they look like something a grandmother would do. For plants we stuck with hibiscus (yellow and red flowers) and border grass for replacement plants where we dug out the old stuff. Originally I wanted a couple of palms up near the front of the house and even toyed with moving the pygmy date palms near the street – 20 years of root growth changed my mind. It was like trying to dig through tendrils; besides the palms near the street look good. Inside I found 2 large White Bird of Paradise plants at Lowes and was able to get the price down from $200 to $75 for both.

Overall we think it turned out good – we laid the 2 pallets of sod, planted all the new plants, mulched, added ½ yard of stone and lowered the sprinkler heads on Friday and Saturday of the last weekend we worked on the house – it was hot and we were tired but it turned out great.

Rehab 4470 – Trimming the Windows and Plant Shelves

One of the easiest things that we do to dress up the inside of houses we work on is to wrap the windows which is essentially just adding trim around the windows and the sliding glass doors. It’s fast and adds a lot to the house and looks considerably better than the marble window sills that most houses in Florida have. We also always add trim to the plant shelves to add definition.

For windows you just need to break the caulk seal between the marble window and the wall (or window). Sometimes you can then pry the sill off. Most of the time I get the hammer out and break it into pieces. At one time I thought I’d be able to use the old sills or sell them – instead they took up valuable space in the garage. I install a new window sill out of finished pine. The new window sill is always 8” wider than the opening and 1” deeper than the old sill. I route an edge to give it a nicer look and cut out the portion of the sill that wraps around the sides of the window.

The sill is installed first using 2” brads followed by a piece of trim 1” shorter than the sill with the ends cut at 22.5 degrees. The fluted sides then go up next and are set back ¼ inch from the edge of the window. The top is a piece of molding that is as wide as the sides and cut at 22.5 degrees on the ends (occasionally we overlap it a ½ inch). Everything is nailed using 2” brads, then nails holes filled and caulked with white paintable caulk. At times there can be gaps between the new sill and the inside of the window because the window opening is not square. Small gaps can be caulked, larger gaps I use spackle and then sand it after it dries.

Most of the time the trim comes primed but the wood used for the sill never does and needs to be primed before the paint goes on. Otherwise the wood will soak up the paint differently than the other trim and not look good. For paint we use gloss white of high gloss ultra white and also paint the insides of the window opening. This gives it the look that we trimmed out the inside of the opening when all we did was paint it to match the trim.

The same concept can be used to trim out sliding glass doors. The only difference with sliders is we add an additional piece of wood across the top to give it a taller look. Other times we match the sliders to the nearby windows.

Obviously the bigger the window the more wood, trim, and paint needed. We estimate $50 -$75 a window and have found that it worth every penny. It really differentiates our house from all the others in the neighborhood and provides that wow effect that just adds to the overall look that we strive for. We want to the house to look better and different than the others.

BTW – the first time we trimmed out windows was our house years ago, one of the few times I did not learn something new on the job.

Rehab 4470 - The Kitchen Is Done

I’ve been remiss lately in posting our progress to the blog. With travel and so much time away over the past few months seems like there’s not much free time. However we have made great progress on the entire house will the tile and hardwood completed – yahoo for my back! The kitchen has turned out really nice and we just have a little plumbing to complete in the next few days to finish it off.

I still question ripping up the 12 x 12 tile and putting in the 18 x 18 tile. It was a lot work. The new tile however turned out great and installation was easier than the last job even though the floors had bits of old grout even though we basically jack hammered the old floor out.

Mark did a great job on the cabinet installation and claims he’ll beat any bid. So if you need a cabinet guy I’d suggest you give him a call. As much as I would have liked to try to install them myself this time when there’s a guy like Mark I can focus on stuff that really needs to get done. He also did both bathroom vanities. Mark can be reached at 941-232-5631.

Granite from Johny exceeded our expectations and looks great. We had the same granite installed in the bathrooms. The large slab concept we added where we removed the wall turned out great and gave the desired effect we were looking for. We do regret not installing a couple of hanging lights over the large slab.  Check a previous blog for Johny's contact info.

Lou did marvels with the electric as always. Even he questioned what some of the wires were for when he saw the mess when we took down the side wall between the kitchen and the dining room. It was just a matter of moving the switches to adjacent walls and running new wire down the pillar that ran to ceiling. With vaulted ceiling there was not too much room to work in for Lou. He does great work at a fair price.  Send me a note if you need an electrician

We opted not to install a granite backsplash and tiled the backsplash with sheets of 2” travertine looking tiles. We found 12 x 12 sheets at Lowes on Clearance for around $3.50 / sheet. They fit almost perfectly and we used the same grout we used for the floor. Jan did all the grouting and switched out all the electric receptacles (great job honey – now I gotta teach you how to lay tile! I’ll stick to laying wood). We also reused the old under counter lights and just had to replace the light bulbs so all the light colors looked the same. The new bulbs made by GE for kitchens and baths actually bring out the backsplash color quite a bit.

Appliances were another story. After Lowes delivered a white stove with the stainless frig, dishwasher and microwave they delivered a stainless steel stove that did not work. Turns out it was discontinued and they had no others. They actually tried to get us to pay more – their argument was they had to give us a better stove because they had none of the ones we ordered. My argument was I wasn’t going to live there and didn’t care how nice it was. They finally delivered a current year model that matched all the others appliances – needless to say we got an $850 stove for $500. I almost want to replace our Kitchenaid unit at home it’s so nice. Give it to Lowes – they made it right as they always do.

A few more weekends of small stuff and this place is ready to be on the market!

Rehab 4470 - Kitchen Cabinets are in!

The cabinets were installed while I was out of town this week and they look killer.  Quite honestly I think this is shaping up to the best kitchen redo we've ever done.  At any rate I'm excited that we are past tearing walls out and  now we are putting things back together. I'll put more pictures out there after we get the appliances, under counter lighting, granite, and back splash installed in the next few weeks.

I sometimes find it relaxing doing physical labor - it gives my brain a rest.  So today it was sanding sheetrock in the master bathroom, digging out the last stump in the front yard, removing the vanity in the second bath, removing the marble window sills in the dining room, and attempting to purchase tile for the house all before my noon cutoff time frame (after which we were headed to the beach with the guests). 

Actually we purchased the tile but the yo-yos could not find the key for the warehouse door so we could not pick it up and bring it back to the house.  It was going to take 3 trips total since my truck can only hold so much. 

In the afternoon we met with our realtor to look at a few houses on Anna Maria island.  Turns out he has a trailer that might make it a one trip excursion to pick up the tile.  So looks like Monday we'll make another attempt to pick up the tile.  Its 18 x 18 porcelain with a rough finish which makes it easier to walk it on with wet feet - like when you're walking between the kitchen and the pool for ice.

Rehab 4470 - Ready for the kitchen cabinets to be installed

We finished painting the kitchen in anticipation of the kitchen cabinets being installed tomorrow (Monday).  Overall we really like the color which is the same as the bedrooms.  We've used this color a lot and it seems to be pretty popular with the buyers.  We added some graffti to the wall where the cabinnets will be installed for posterities sake.

We also picked out some 18 x18 tile at Home Depot for less than $1 / ft.  The savings should cover the thin set and the grout that we'll need.  In total looks like we'll need about 1000 sq ft of tile = lots of weekends = sore back.   The tile has a smooth edge which makes it harder to hide the problems if there's any problem with the adjacent tile.  This can happen sometimes if the floor is not level and after jack hammering up the old grout I would not be surprised to find a few surprises when the tile starts to go in next weekend.  I'll check for low spots and float them before I start with the tile.

We also got the Master bedroom painted with minimial touchup to finish it off after repairing the walls from the border around the ceiling.  The master bath still needed some more joint compound following the first good sanding.  The Jack hammer got the rest of the linoleum off the floor so its looking ready for tile.  The linoleum in the second bathroom came up with minimal work.

The front yard is also shaping up with two of the three stumps out and the holes filled.  I also came up with the brillant idea to move the pygmy dates near the street to the places where I dug up the small trees in the front flower bed.  This will save money!!

More next time - happy rehabbing!