Those look like honey maple floors? They are really nice!

Check under the house for moisture issues and a vapor barrier over the soil. The floors show cupping from excessive humidity.

I agree with live_wire_oak---check for moisture.

I also noticed the floor was repaired (last photo), and not very good as the planks were cut all the same. I recommend ripping it out and having the boards staggered---have your contractor remove the wood from a closet, as it's original to the house and once the floors are sanded and stained, it will blend in seamlessly.

Ya Nat I had seen that also. Might be an opportunity to put tile there as it looks to be an entry.

Jennifer I may be wrong but the back door looks to have a small enclosed entry and/or basement access which is why I never suggested moving that door. What are your plans for that?

Also is there a basement to this home?

The kitchen door opens to a covered deck that we are removing and redoing deck without cover.

Yes! We are converting the basement to a wine cellar

What a fabulous project Jennifer---so Exciting!!! :))

Here's an option if you want to keep the existing door frames:

I would close off the door to the back porch or replace it with a window and change the large window with french doors.

Ok so where is the basement entry? Also where are you planning to put the back door? I would like to play with a kitchen floor plan for you but I need measurements and such.

You really have an exciting project ahead of you! I'm anticipating a wonderful outcome. Good luck!

Here are the dimensions and layout of the kitchen!

Where is the back door going?

We are considering putting in French? Double doors where the current window is. We are building a huge deck and a carport will be below it. That way you have an outside spot to entertain

This is the only picture I have of the window.....before we got rid of all the junk

Love the concept...But I would suggest a mudroom/breezeway/atrium before the deck no matter how small for a weather buffer. The other issue is you will lose that wonderful cast iron heater. Those heaters are worth every pound in saffron as far as efficiency although they are cumbersome and butt ugly.

The only other inexpensive alternative would be to turn the laundry room into a mudroom and create a doorway there. That would leave the styling of the original bones of the kitchen intact. Another thought is to integrate the radiator with a cover and a continued counter that will allow you a place for a fast snack.

I'll work up a few plans and you can at least get an idea of what would work best for you and your budget.

Here is the first option..I'll do more later as I have a client en-route and have to go onsite.

If there is anything you want to see...add, try let me know. I do have other options rattling in my brain.

So adding the mudroom is a great idea but it would have to double as a laundry room/pantry. How would you set that up?

If the bathroom and laundry room were combined then the door to the laundry room would be closed off and that entire wall could be floor to ceiling pantry/cabinetry and refrigerator... just a thought.

Some inspiration...

I wouldn't combine laundry room w bathroom. I don't think that would be a good selling point. Most people probably want a separate bathroom and laundry room?? Thoughts??

I'm not sure. If there wasn't a bedroom on this floor then the bathroom could be a powder room. Nowadays, people like their laundry room where it's most convenient, which would probably be upstairs in this home, as that's where the majority of bedrooms are. Anyway, it was just a thought. :)

I hope you can preserve as many of the original materials as possible as you remodel.

Upstairs is hard because there is only a powder room. We plan on making a master bath and using the walk-in closet in the one bedroom as a upstairs bath. There really isn't room for a laundry upstairs unless I do a way bigger remodel. I'm already getting a bigger dormer won do installed to make a larger master bedroom and bath. I'm trying to only spend $50-60k on this entire remodel

We are using as many of the original materials as we can. The windows need to be replaced as well as some of the molding and doors because of damage. The ceiling was lowered in the kitchen which we are raising back up to original height. It is a historical home so we are working with the historical society as well.

Wow---so the only bathroom upstairs has no tub/shower? I guess you do have your work cut out for you---two full baths upstairs will eat up quite a bit of the budget. I think you have a fabulous contractor if he can work within the budget constraints and deliver 3 bathrooms, a kitchen, wine cellar, new windows and dormer, full deck, French doors, etc., That's Great! :))

We are the money part and our business partner is the contractor. We plan on selling this house when done and since we got it for such a steal and he can do most of the work at cost...it's a win-win situation!

Another option.

http://home.by.me/en/project/lucidosca/Opt2

Let us know how that budget and scope of work match. I couldn't do all you envision on that budget, even with "wholesale" prices on everything and no GC cost!

It's hard to believe you could hardly see the house and not in move around in the backyard because there was so much trash from the guy who was the hoarder who lived here. Almost all junk is gone and we have begun demolition

We also are going to completely finish out the basement. It's pretty big!

Looking Good Jennifer!

We are also right on budget and I'll keep you posted!

That's great news Jennifer. Looking forward to seeing more in-progress photos. Thanks for the update! :))

New facia board is up and house is getting primed today!

Windows are in and house is getting painted. We replaced the single window with 5 double panes.

New dormer window installed. It's almost ready for primer.

We added another dormer window to make ceiling above staircase taller and bring in some light! It's coming along!

Hi---

Nice progress...

Looks Great Jennifer!

Update! Exterior painted! Been raining so much this winter we finally finished it!

It's Absolutely Gorgeous Jennifer! Is the inside completed too? Please, share photos. Just amazing transformation. :))

Excellent window and paint changes- the starburst over the porch is a great accent. Any new interior photos?

Natalie, inside is coming along! I will post pictures when I get them! We have had a hold up on permits or we would probably be down by now. It has been a painfully slow process but it is going to look even better than I imagined. We decided to completely update all plumbing and electrical and add a covered carport and garage. We are on track to spend about $100k. Not a bad investment as property values have gone up a lot in the area and this is on the "Cadillac" street in town! The only way to buy one is if someone dies. Most of the Houses are original owners. We put in a full price offer to buy it and the only reason we knew it was going up for sale is my husband happened to be driving by when he spotted the realtor out front. He was about to put a sign up!

Lovely! What a charming house. Can't wait to see how the inside turns out.

look in your attic for the brick chase/chimney (it is probably in the kitchen), expose the brick, take out the low ceiling and follow the roofline with sheetrock or wood or wainscott. remove all the cabinets and start over. Just posted pictures of a 1908 house that Houston design team Transformations finished last week

Almost done! I'll get pictures of the inside soon!

Oh Jennifer---It looks AMAZING!!!

I can't wait to see the inside. :))

Reclaimed dinning table

Floor is in!

More angles! Cabinets are in waiting on pictures!

Beautiful!