Project Scope

I keep returning to: What am I trying to do here? I'm investing in this house to improve its sales price in 2024-2026. That it's more comfortable for me in the meantime is a bonus.

Goals

• Add significant square footage. 1600/3/2.5 goes to 2100/4/3.5. The price per square foot stays relatively low. 2.5 kitchens, full 2-car garage. Try to meet the future market: extended family, aging in place.
• Improve consistency. Design details are scattershot now. Moldings, door hardware, paint, other details should support "architect-designed" marketing.
• New fixtures/appliances. Range is important (refrig, w/d, don't sell with house). Sinks, toilets, showers are touchpoints--they can raise initial impression of buyers.
• Landscaping. Simple, low-maintenance. Fight the impression that nature is taking over. Fenced yard for a dog? That's ~160' of fence that we don't want to interfere with the canyon view. Work around existing gazebo, preserve rimwalk if possible.
• Curb appeal. The house needs to present as a member of the neighborhood, unapologetically 75+ years old, but surprisingly up-to-date and in excellent condition. Fresh paint, new car holes, minimal landscape, and an excellent front door.
• New roof. The existing roof will last until 2027 or so, but a new roof adds to curb appeal and eliminates a worry of buying a 75-year-old. Consistency with new addition roof.
• Flooring. The hardwood can be refreshed. Replace the tile in BA1, Kitchen, Breezeway with something more stylish.

Maybe something like this 12x12 in a "brick" pattern

Maybe an eye-catching range like the Viking 3 Series

Dining concept: Ikea Danderyd - Coastal meets Farmhouse meets Modern?

Living Room

• New front door
• More operable window?
• Replace cracked mirror
• Make fireplace work (flue damper)--insert not required
• Refresh hardwood floor--leave tile hearth
• Add crowd molding, maybe wainscot

Dining Room

• Add crowd molding, maybe wainscot
• True-up light fixture and dining table

Kitchen

• Quartz countertops
• New range - induction?
• New sink
• New dishwasher
• Mix new cabinets with old? Ikea cabinets?
• Keep corner window

Bedrooms

• Refresh wood floor
• Replace awning windows with hopper?
• Consistent moldings, crown molding, door handles
• Improve closet interiors--why not mirrors?

Bath #1

• Replace door with real window
• Replace tub, turn 90 degrees
• Replace tile floor
• Replace toilet with toilet/bidet
• New vanity, sink
• Exhaust fan
• New accessories?

Bath #2

• Tile, not plastic shower
• New vanity, sink
• New toilet
• Replace exhaust fan
• New tile floor

Hall / Laundry

• Figure out what to do with carpet area--pref. extend hardwood
• Skylight/sun tunnel?
• Add lighting

See Also

• 3-Family Residence (March 13, 2022)
• Front Yard Inspiration (March 3, 2022)
• Trees House 2022 (February 26, 2022) - $200,000 budget offers great ROI
• Clearing the Front Yard (September 23, 2020)
• Front Door (April 8, 2020)
• Gutters and Paint (April 8, 2020)
• Process Going Forward (March 27, 2019) - This post is that, 3 years later
• Remodeling in Stages (May 18, 2018)
• Where do we stand? (May 27, 2017)
• Starting up Trees House 2017 (April 5, 2017)
• Comparable With Healthy Asking Price (March 23, 2017) - 18% over the Zestimate. $365/SF.
• Moving Forward (September 22, 2016)
• Going Minimalist (August 4, 2015) - Interesting plan; worth another look?
• Your Basic Houselift (February 9, 2015)
• What is a living room? (December 11, 2014)