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1920's House - Kitchen & Bath Remodel & Gen Facelift

12 years ago
last modified: 12 years ago
Hi guys - I'm hoping you can help me out. I'm in the process of purchasing a 1920's house 2Bd, 1Ba house with the idea of essentially renovating/modernizing everything over time.

A lil bout me - two small dogs and based on what I'm seeing on Houzz my taste runs pretty much to Transitional/Contemporary with a dash of Modern/Eclectic.

The first order of business for the house is a total renovation to the Bathroom, Kitchen, and all walls (any ideas on getting wallpaper off of plaster totally appreciated). I'll most likely follow up with the Living Room, Basement and Landscaping next but that's probably a sometime down the road. That being said, I definitely need ideas/help/advice on the two biggies:

Bathroom: ~ 7' deep x 8/9' long:
I'd like to take out the existing linen closet and put in a walk in shower and replace the existing tub with a free standing/drop in tub. My gut says that existing floorplan with the tub/shower on the longest side of the wall with the toilet/vanity on the other side with the door is the best/most functional layout but if someone has a better idea let me know. Also, anyone have thoughts re freestanding tub v drop in for the space as well as general storage, tile, vanity, etc. would love those as well.

Kitchen: ~13' deep x 17' long:
I'm thinking this is a total demo job. My basic idea is to make is to make it functional by todays standards and open it up if at all possible as well as increase the natural light coming into it. That being said, I'd like to: widen the openings between the kitchen and the dining and living areas where possible to provide for more space coming and going.

Also, I'd like to install a 6' french door onto the patio to allow more light to get into the kitchen as a whole. This would replace the current door and extend to a couple feet from the existing corner window.

I think that the sink is probably in a pretty good position as is but if someone has a better idea I'm open to those as well. The basement runs the full length of the kitchen so it's my understanding that pretty much anything goes if I'd like to move it.

I'd love anyone's ideas on how to make this kitchen really work as well as any ideas re flooring, counters, colors, etc.

Flooring:
A little on flooring: Since the overall footprint of the house is small (1200 ft sq), I'm wondering whether it might be good to refloor the whole first floor (see dining for current flooring) while I'm doing the kitchen with so that everything flows as one space. If anyone has any thoughts on this that would be great too. My preference is towards a darker floor and lighter walls. Not sure what would be good because of the dogs though, since they are both 15lbs or under, not sure if that's a concern or not.

Sorry for the loooong note. Just trying to get everything that may be helpful out there. Ideas/thoughts/pics are very, very appreciated. Thanks to you all.

Best,

Heather

Comments (11)

  • 12 years ago
    last modified: 12 years ago
    Also, just noticed I attached the living room in the first post and not the dining room - please see the dining room here.

    The living room from the previous post also needs some demo/remodel work besides a paint job, but it's down the list of priorities currently unless someone has some economical facelift thoughts on the fireplace and window treatment which are the current eyesores besides the floor in my opinion.

    I've also attached an image of the stairs which shows the original wood work the best. Can someone confirm that this can be restained to match whatever I put in. Regardless of whether I put in one floor throughout the first floor, I will be refinishing the current floor upstairs as well as down and would like to know.

    Thanks,

    Heather
  • 12 years ago
    Once the previous owner's stuff is gone, the wallpaper is down and the carpet is up, the place will look instantly better. Here's an article on removing wallpaper from old plaster: http://www.thisoldhouse.com/toh/asktoh/question/0,,214380,00.html
  • 12 years ago
    Flooring: Is some or all of it now laminate? Is there any hardwood at all? With dogs, I would do hardwood, for sure. If it's scratched--and it will be, and not just by the dogs--it can always be refinished down the line. N.B. I have oak floors and have always had dogs--current ones are basset hounds--and although they slobber slightly more than I do, they do no more damage than I do myself. Get the floors you want and don't worry about the dogs.
  • 12 years ago
    Sweet house. Agree with Grover- cosmetic changes will go a long way. Do you have a budget?
  • 12 years ago
    Thanks for the link - super useful - and advice Grover
  • 12 years ago
    Brickln - initial thought on reno's for kitchen and bath is 35-40k together. With @ 6-10K for other cosmetic type quick fixes (wallpaper, paint, refinishing floor)
  • 12 years ago
    Grover - sorry just realized I didn't answer your question. 2nd floor and stair is all wood underneath the carpet.

    Not sure what's under the laminate in kitchen, living and dining but thinking it can't be good if it's covered up in the case of living and dining rooms
    esp.

    Agree re flooring - glad to know you've got pups as well and aren't having to many problems with going the hardwood route l.
  • 12 years ago
    That's going to be tricky, Heather. A kitchen reno could easily take that whole budget. Yours will look fine with a few cosmetic changes. I'd gut the bath first.

    Just bringing back the floors and walls will go a long way in improving the appearance of your home. Removing the paper is easy. If it's vinyl, it will tear off easily. Remove the paper with hot water, add a little vinegar if you want. You can rent a steamer, but I just buy a few heavy duty spray bottles. Protect the floors and give it time to seep in before you scrape.

    Hardwood floors are amazingly resistant. Here's a link that might give you the confidence to look under than laminate:
    https://www.houzz.com/discussions/hope-for-urine-stained-oak-hardwood-floors-dsvw-vd~787062

    If they're too far gone, simply paint them in black or white hi-gloss and they'll look spectacular until you have the funds to replace them.
  • 12 years ago
    Welcome to renovating an old house. I'm in the midst of that myself. I'd take a peek under the laminate. In our house fake wood paneling is covering the real wood wainscoting and two layers of carpet are covering the oak floors.
  • 12 years ago
    First I would recommend looking at the blog young house love. They have some great tips for DYI and saving money. How handy are you btw? Also, do you live in a high, medium or low cost of living part of the US? gardenweb is another great site with some practical information. You can do a ton in your space, esp. the kitchen with some paint, new hardware, and new lighting (esp in the living room), new curtains, etc.

    For floors, I don't think you can go very dark with dogs. It will be very difficult to keep clean. Also, from what I've read you'll want to three coat of poly when you refinish for durability.

    Bathroom, if the existing layout and size works do not change it. Moving plumbing fixtures is expensive, as is moving walls. We were quoted about $3,000 just to move a wall and the toilet, for example (I'm in a high COL area & this was a licensed/insured plumber). I would seriously consider a tub and shower combo for you. I think it will be the most bang for your buck. I would spend the money you save there on a nicer tile and including an extra shower head with an arm & a built-in shower niche.

    We are taking from a linen closet to add to our master shower, but our shower is small and we have two hall linen closets. This is going to add probably $1,000-2,000 to our cost. Are you tiles mud/concrete set? Is the tub and old iron one? Demo might be pricey. We are reglazing one or more of our old iron tubs.

    Also, take a look at open houses, sold homes, etc. Many, many people over improve for their neighborhood and costs are hard to recoup. We are very carefully considering resale for every step of our renovation. I would also recommend getting multiple quotes and joining Angie's List or the like for reviews of people. It takes some work to find good people to do work at a reasonable price. We've had quotes vary by 30%-300% (yeah, that isn't a typo 3x as much for the same scope of work....)