Look into Lustrolite panels. They are used in vertical applications in bathrooms, showers, kitchens. They are lighter than glass and already come in black and other colors. You can cut it with typical woodworking tools which means you can shape it on the job and create something other than a lineal backsplash treatment. Saw it at a trade show.

Well, it's been over 1 year since my original post. Since then, I've hired a solid architect and gone back and forth with him on design and structural issues that must be addressed. I'm getting close to the point where I have to make a decision on whether to move forward with the remodel. Estimated costs are 7-10 times higher than originally budgeted. There is a serious shortage of housing in San Diego and rent and home prices are quite high. A good remodel could command more rental income which is important to me since I only have my income, and eventually, insufficient retirement income to rely on. The downside is that this would take a significant amount of my liquidity. The property is in an excellent location, which makes this a difficult decision for me. For example, remodeled 350 sqft furnished STUDIOS are renting for $1425/month down the road. The units in my duplex are between 850-1100 sqft (first is a 1BR/1BA...with plans to add another BR, second is a 2BR/2BA). Basically I have 3 choices: a) Leave duplex as is and only update the balconies, staircase, and roof. This is a band aid solution due to necessary deferred maintenance since the house was built over 40 years ago. b) Sell it and try to find another home with potential income property and or partner with other potential investors (how do you know who to trust?). Although a lot of equity has been gained in my house over the last 7 years, inventory is low and prices are high. c) Major remodel. Due to what needs to be done, it would be difficult to keep tenant during remodel, so this is lost income. I worry about remodel timelines, but also that cost of construction will increase in the future as there could be a shortage of experienced construction workers (due to retirement, and or "upward" mobility into more tech jobs...construction is hard work!). I am trying to consider that loan rates are still relatively low if I needed to supplement my savings. I would be adding equity to the home, and should be positive on rental after construction. If I did decide to sell, hopefully I'll be able to make my money back and more. Homes in the neighborhood are going for >/= $1M. It took a lot of sacrifice for me to acquire this home. Praying that I make the right choice. I'm still open to ideas. God bless and best wishes to all!

Well...[smile] lots to do! Sell [all but a few of] the pews. Remove the asphalt; build a yard/grounds. Find out where the original ground level was at the front door. Weird application to have asphalt up to the building; it will never look right to have paving like that anywhere around the house [except a drive and parking pad]. What's behind the ceiling tiles? Looking at the exterior roof pitch, it may well be framed such that the ceiling height could easily be changed. Would look better for that space not to have the existing flat ceiling, and have it vaulted instead. And yes, very much agree to leave it one open space as much as possible. Good to leave stained glass windows - Yes! But I need to be able to look out windows. If you are the same, you might be able to add windows on the two sides of the building, in between the stained glass ones. Other than the tower/vestibule, the building is a rectangle, which is easiest to deal with. Don't know how many sq ft you have, or your needs for the house, but you could put your bedroom and bath at one end [ie, triple window end], leaving the entire center space open as living/dining/kitchen. That jut-out that appears to be in the middle of the room is awkward, but hard to tell what I'm seeing, to be comfortable saying much more. Too much info I don't know to speculate further [sq ft, your usage, bdrm #s, etc, etc].

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