Measurement Takeoffs

Overall, without allowing for interior walls, and not counting the Breezeway, the house is 1480 SF (1100 main house, 380 western addition). 

Ceiling Height: 7' 8.5" (Main House)

Room	Ceiling (SF)	Walls (SF)	Base (LF)	Crown (LF)
Living	284	350	53	68
Dining	105	160	14	41
BR1	184	231	43	53
BR2	133	247	41	46
Hall	60	260	32	41
Apt	174	380	47	53
BR3	110	260	32	42
TOTALS	1049	1888	262	344

Totals do not include Kitchen, Breezeway, BA1, BA2, BA3 or Workshop.

Lowes has 5.25" MDF base for ~$2.50/LF, or $655 for the house.

Lowes has LVP flooring for $3.50/SF or as cheap as $1.79/SF. That's $5,180 for the house (excluding Breezeway), or as cheap as $2,650.

Looks like 2937 SF of painting, about 8 gallons. Say $480 in paint.

What if we didn't refinish the hardwood floors?

Thanks to a Perkins Builder Brothers YouTube video, I started thinking about an alternative to sanding and refinishing the existing red oak flooring.

Option 1, Refinish the 77-year-old floor. This can look great. Lane Flooring came out in 2015 and offered to patch and feather-in the flooring invisibly. He bid about $4.75 per square foot back then, but just the carpet in the hall--I didn't ask him to run into BA2 or the Kitchen. Say about $5,000--I'll bet it's $10,000 in 2024 and including the extra rooms.

Option 2, New floating floor over the oak. More color options. Consistent everywhere, like BA2 and the Kitchen. But the big deal, light bulb over my head, is that you can do a room at a time, or start the living room with the couch pushed toward the dining room, then place the couch on the new floor and finish the room. This would require new baseboards, but a) I can do baseboards; b) they would be consistent throughout.

Shaw Butterfly White LVP

Mohawk LVP

Mohawk Pepper Cliff 6" planks

ADU Apartment

 

Let's tear into the west side of the house. Notes on Peggy's plan:

• Sliding door to the deck is 8' 0" high (Marvin Essential)
• Egress window in BR3 is a casement
• Window above the headboard is fixed
• French doors into Workshop are frosted glass
• We'll need to remove the pocket door at Bath 3 to get the wider shower unit in
• The "kitchenette" can't have a drain without a lot of work, so no sink.
• The Workshop is getting so tiny, it's more of a mudroom. The Workshop may have to move to a standalone shed in the yard.

Scope of Work

I have been thinking about creating a huge spreadsheet with all the projects, todo lists, and current status (needs design, needs bids, etc.) and it's overwhelming. The idea was that I could sort by priority and then draw a red line and the rows below would be tackled later.

Instead, I've sorted priorities in my head and, although I don't know exactly what I'm going to do for many things, I have ideas about what problems need to be solved.

Phase One

• 100 Front Yard flat work and fences. This replaces the wobbly pavers, the cracked front walk. It gets us from the street and driveway to two stoops. Also, I'd like to improve the driveway and provide footings for a steel carport. Fences of some sort (maybe to be replaced later) complete the street appeal.
• 110 Basement door. This is a priority because I may need a dry place to store things during the interior construction. The current tarp involves ducking and it doesn't work.
• 120 Re-install patio lights.
• 130 BR3 remodel. This is where I'll live during other projects, so it comes next. Peggy's plan of extending into the Workshop seems good. Paint. Tiny kitchen. Decisions about BA3, the hall (remove railing?), flooring.

Phase Two

• 200 Core. Wall changes in hall, laundry, breezeway. BA2 remodel. Remove hall carpet and vinyl floor in BA2. Electrical for more lighting in dining, living, hall, BA2.
• 220 Kitchen. Exterior wall changes, rearrange cabinets, new appliances, change lighting, bring electrical up to code. Quartz countertops. Paint. Change tile floor?
• 240 Oak Flooring. Clear out the house, refinish, extend oak floor, re-stain. 

Phase Three

• 300 BA1, BR1. Remodel en suite and BR1 closets. Involves new window. Fix trim in BR1. 
• 320 Steel carport. I think we can custom-design a welded 8-leg frame that supports 2x4 purlins and SunTuf "roof."
• 340 Living, Dining. Repair mirror. New downlights. Molding. Hutch. Paint.

Phase Four

• 400 West Yard flat work. It would be nice to have a place for the trash cans, and to be able to roll a wagon from driveway to patio.
• 410 Front yard low voltage lighting. Maybe even a water feature.
• 420 Landscaping front yard; new trees, plants.

Wild guess pricing

100 $5000

110 $1500

120 $100

130 $9000

Phase One - $15600

200 $2000

220 $15000

240 $3000

Phase Two - $20000

300 $15000

320 $8000

340 $4000

Phase Three - $27000

400 $2000

410 $1000

420 $2000

Phase Four - $5000

Total (fictitious) $67,600

Say $75,000 

Interior Color Palette

Color consultant Anya Moller came by on Friday, September 13 and essentially agreed that an all-white interior would support my Coastal ambitions and increase the feeling of lightness in the house. As inspiration, I sent her some internet photos from Shutters at the Beach.

Bright white for the ceilings and trim, something not-so-bright for the walls. The walls should go warmer, not cooler, she said, because the gray skies and shadowy trees make all colors a shade cooler than if they were in full sun. She seemed to agree with my idea of painting the southern-facing bedrooms a slightly darker not-so-bright white as the north-facing rooms.

Ceilings 

Living, Dining, Kitchen, Hall, Bedrooms (including the dark wood Breezeway ceiling): SW 7757 High-Reflective White (Flat). 

Bathrooms: SW 7042 Shoji White (Eggshell).

Walls 

Living, Dining, Kitchen, Hall, Breezeway: SW 7101 Futon (Eggshell). Alternate: SW 7566 Westhighland White (Eggshell)

Bedroom and bathroom walls: SW 7042 Shoji White (Eggshell).

Doors and trim 

SW 7757 High-Reflective White (Semi-gloss). Anya said this should match what's currently there so we don't need to repaint if we don't have to.

The color I don't like (current BR1, BR2) seems to match SW 7561 Lemon Meringue (LRV 83 #f5eacc).

Paint

SW 7757 High-Reflective White (Flat) LRV 93 #f7f7f1

SW 7757 High-Reflective White (Semi-gloss) LRV 93 #f7f7f1

SW 7042 Shoji White (Eggshell) LRV 74 #e6dfd3

SW 7101 Futon (Eggshell) LRV 80 #ede6db

Alt: SW 7566 Westhighland White (Eggshell) LRV 86 #f3eee3

Anya Moller
Architectural Color Consultant
Anya Moller Color Design
Voicemail: 206.947.3187
Email: amcolordesign@gmail.com

Induction Range

While we're looking at appliances, how about the Frigidaire 30" slide-in Induction Range? GCFI3060BF. $1393 at A. J. Madison (Labor Day sale). 

5 elements, 6.2 cu ft convection oven. 30"W, 26"D, 36-3/8"H (front controls).

They say Consumer Reports recommends the LG LSIL6336FE for $2295 (Labor Day sale). It has Wi-Fi and Sabbath Mode. Did I mention I hate appliance dealers?

Smaller Refrigerator

Focusing on the kitchen remodel, it's clear that a smaller refrigerator would a) probably work for my bachelor needs; b) work better in a more efficient layout--that is, fixing the dead NW corner; and c) would, like the small porch bench, make the kitchen seem bigger.

The current utility refrigerator is a GE GTS16DTHCRWW, a 16.6 cu ft model. 28"W, 32-5/8"D, 64-3/4"H. I bought it at Albert Lee, but today's model is GTS16DTNRWW, a 15.5 cu ft doppelganger for $660.

Peggy recommended a couple of units, noting that her LG refrigerator is 11.5 cu ft.

GE GLE12HSPSS is just 7.71 cu ft. 23-1/2"W, 26-1/2"D, 70"H. $1750 at A. J. Madison.

Frigidaire FRBG1224AV is 11.5 cu ft. 23.6"W, 27.2"D, 72.8"H. $1093 at A. J. Madison. Door swing is reversable. Digital temp control.

Frigidaire FRBG1224AV

Frigidaire FRFG1723AV is 17.6 cu ft. 31.3"W (wider than the current box), 31"D (still considered "counter depth"), 67.9"H. $1243 (Labor Day sale) at A. J. Madison. Filtered water ice maker. Not fingerprint resistant.

Frigidaire FRFG1723AV

As Peggy points out, appliance retailers offer discounts when you buy a 3 or 4 item "package." The Madison web site is frustrating, however. You can't say "No microwave," and you can't ask for an induction range. But, in general, $2500-$3500 buys the wider refrigerator above, plus a dishwasher and electric range. Throw away the microwave, I guess.

Searching for freestanding, 24", 28" or 30"W, 22"-25"D, 10-15 cu ft counter depth refrigerators found 12 (but no GE or Frigidaire):

• Summit $1650
• Blomberg $1349
• Smeg $1599
• Liebherr $2699
• Beko $1349
• Summit $1575
• Bosch 500 Series $2899 (Labor Day sale)
• Summit $2303
• Liebherr $2849
• Blomberg $999 (upper freezer)
• Bertazzoni Professional Series $1499
• Liebherr $3499
• Summit $1039