RB Ranch Goes Modern! UPDATED 8/14/12! PICS PICS PICS

[PhxJohn]

Hey Ya'll

I know those of you that have been around a while have seen some of the homes I post on here for sale. I always put em on a couple days before it hits MLS so MoPhos have a shot at em first. You guys seem to like that, and we always get lots of showings.
My partner and I have taken a more active role in documenting the "during" process, as we always have stories, but generally don't take photos so that's changing now.
I know everyone likes photo posts, so I figured I would share here our latest project!
It won't be for sale (I'm moving into it) so we're experimenting with some "out there" type stuff that probably would be a little much for a re-sale market.
We closed on this little red brick house May 18th, and predict an August 10th completion date. The home is located in a neighborhood called WestWood Estates (19th and Osborn) a little pocket of mostly kept up ranch homes. I went to the school nearby, so I knew when this one came on it had to be for me. Nostalgia runs rampant in this hood for me.

This home had a very poorly done master suite addition off the back. Thankfully a lot of the poorly done plumbing/electrical was easily fixed and moved around. We basically had to re-frame most of it though because it was so termite eaten. The home had a huge front side yard that was not very functional, so I added onto the block fence that was already there and now I have a fenced in side yard! That of course left me without a driveway...but I had a plan for that.

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So here is the home, and the project so far!

[PhxJohn]

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There is only one way to ensure TRUE permanent graffiti removal. Knock down the wall.

[PhxJohn]

Now that graffiti wall is gone, kitchen and bathroom demo begins.
The wet wall in between the two was pretty rough. We knew there had been leaks so it was just gonna be easier to open it up and fix everything all at once.
Also, I always try and expose at least one wall of natural brick or block on the inside of our remodels. These pictures of the East wall are post plaster removal, pre-sandblast.

[PhxJohn]

Some before pictures of the crappy addition mid-demo

[PhxJohn]

Some pictures of the sandblaster cleaning up spots on the exterior of the home that hadn't been hit yet. Some pictures of him hitting the inside of the house and how crazy it looks. The finished East interior wall. I wanted to leave "some chalk on block" and get that peppered look rather than totally blasting all of it off.
Also, the saw cut company cutting a line for conduit to the island.

[PhxJohn]

Since the original driveway was now behind a block wall and gate, I obviously need somewhere to park.

I talked with Fred at http://www.creativeconcretemasonry.com/ and we tossed a few ideas around before settling on a charcoal grey double hollywood drive. Fred was very patient with me as this was our first time working together, and I can be very particular. We added the 4" breaks every 6' to keep it interesting and to allow the pea gravel to run in between without breaks.
Since the front yard is much less prominent now, I didn't want the driveway to take up the whole thing if possible. This way, once the rock is spread, the driveway will standout without being too overstated.

[PhxJohn]

It takes a very special girl to be willing to walk into a construction zone covered in gang graffiti in heels without complaining. I'm a lucky man.

Also, this is Eric from Advanced Handyman Services who does most of the work on my remodels. http://www.fixphx.com/ He makes shopping for insulation fun cause he brings donuts. Does your handyman do that? I know he's all over this board as a recommended person, but I've been working with him for years now and can't say enough good things.

Chico, my favorite drywaller giving me "the look".

The house received new windows as well and I think they really brought a whole new crisp vibe to the place.

[PhxJohn]

We settled on the "gunstock" stain for all the interior wood in the home. I kept reciting lines from Anchorman in my head as I was up on the stepladder staining it. " My apartment smells of rich mahogany" "Hey, everyone, come see how good I look". Maybe I was too close to the fumes.

The addition has been reframed where needed, reinforced where needed, and is now fully insulated (that donut was delicious). Those are also the floor to ceiling windows that will be installed in the master leaning on the wall there.

The new back door at the end of the master closet has been installed.

And these custom 1/4 steel brackets required the re-enforcing of the bathroom walls for the vanity yet to be installed.

Drywall started yesterday and I'll get some pictures up soon as the rest of the project unfolds, but that catches ya'll up for now.

Questions? Comments? Fire away!

[PixelPixie]

You are super brave, John! I always envy those who are bold enough to go down to bare studs! Great idea to remove the wall. Look forward to seeing how it turns out! Thanks for posting all the contractors, too, I'm sure they appreciate it.

[PhxJohn]

Thanks Allison!

I think the finishes are gonna raise some eyebrows here shortly haha.

In the meantime, all the drywall has been hung, and it's starting to feel like a house again!

The spot where the sunlight is glaring in, is where the floor to ceiling windows will go in, fyi.

[PhxJohn]

Now that the drywall is up, it's time for taping and texturing.

This to me has been the biggest step visually making the home feel whole again.


Monday: Try and get everything painted, or as close as possible.
Tuesday: Concrete floors in the main part of the house start.
Tues-Wed: Shower pan molding master bath, Floor to ceiling window install in the master.

Then onward once the floors are cured!

[rhettbaruch]

I can't get a good feel of the angles and directional layout of the home. Would you mind drawing up a topical view of the layout, old and new? Are you up for having vistors? Kinda doing the same thing, nice to meet those of which we have in common, living in the same area, lmk.
Otherwise, the project looks promising, I especially like the driveway area!

-Rhett

[PhxJohn]

@Rhett

Absolutely come by!
I'm due for a major upload here nearing the end of the project, but PM me with your number and I'll get in touch to have you come by.

[PhxJohn]

Oh man, I can't believe it's been over a month since I updated this!!

My apologies friends. There is lots to catch up on, so this will be a big upload.

Lets start with the bathroom:

We all remember the custom welded braces that required the reinforced 2x4 studs? Welp, here they are in action holding up the stained/sealed glue lam vanity.
This is stained the same "gunstock" as all the other wood in the house, to bring continuity into the rooms.
The sinks are Kraus.

Nothing like lining up, installing, plumbing and THEN figuring out there is a hairline crack in the bottom of one of the sinks and you have to take it apart and send it back to the company

And NO that is not me painting boobs on the wall. Thats red guard around the stub outs for the shower controls and where the seams are in the bathroom wall coverings.

[PhxJohn]

Next stop in the bathroom is the cover of the walls in stainless steel sheets instead of tile.
I've worked with stainless steel a lot in our remodels, but never as a shower surround. I've always talked about it, but it's pretty out there for a home you are going to re-sell. However, when it came time to do my own place, we went for it.

We also poured the custom shower pan with concrete to match the rest of the floor. Originally we were going to build a wooden deck but I was too in love with the places where the concrete met the stainless so we continued it for the shower pan.