I dont mind the layout, but, it sounds like convenience and safety are your biggest problems right now. Get your plumber in there and get all the plumbing redone and working properly. Get your electrician in there, and make sure you have a proper circuit breaker box, the correct size and that all the wiring is safe, and done correctly. Is the roof in good condition (no leaks?), thats a priority too, so you dont wreck anything with water damage while you are making the house nicer. How are the windows? Do they need replacement? If so replace them. If you cant afford to replace them all, try to at least replace any that are leaking, or not working correctly and then do the others little by little. All these things, are important to be done, before you start to make things pretty. If you have to use the kitchen for longer than you would like to, then buy a used working stove, and refrigerator, and any other appliances, you need, so you have a good working kitchen. When the time is right, and you can remodel it, then its time, to think about new appliances.

Make up some lists: what needs to be fixed for health and safety reasons, what needs to be fixed long term, and what needs fixing to make the place work for the next few years. A spreadsheet is easy to edit as your lists change. Assign priorities A, B, C, etc. to various repairs.

On the nonfunctioning kitchen, cat_ky called it out for you. Buy a used stove. Buy a new basic 24" Bosch dishwasher because you will be able to use its standard-size self in your remodelled kitchen several years from now. These two changes (estimate $1500 plus installation) could give you an enormous morale boost. You'll save money if you can cook on your own stove instead of ordering take out or eating frozen dinners from the microwave.

You can also buy a brand new budget grade stove if you don't want a used one. Hotpoint appliances are basic, well priced, and widely available for quick delivery. Classic electric coil burners and not having a self-clean function keep prices down.

The reason(s) for the sewage backups needs to be determined immediately. Don't waste time or money doing anything else.

I would have walked from the closing, or at minimum, delayed it till my own inspector figured out why and how much it could cost to fix. I am going to guess it will be way more than $20K.

Thanks chispa! This house is in my hometown in rural TX (where I returned in 2021), which is how I found out about the sewage issue in the first place.

I've already consulted with the plumbers and my dad (former contractor/construction business owner) about it and it'll come in around $12-$15K. There was a trumpet vine that had taken over a large portion of the backyard, killing a pine tree in the process, that they believe to be the culprit - the roots had grown around & through the pipes. The plumbers told me that they flushed/repaired the pipes in 2021 after the final sewage flood and I had the trumpet vine completely dug up & removed this summer, so while it's not an emergency it does need to be addressed soon.

As for walking away from closing, if the seller's agent wasn't the son of the mayor, who I've known since pre-school, I would've walked. As it turned out, I told them in a lawyer letter (I'm a lawyer) that they could accept $20K less or nothing. The sellers whined about it and their agent was very stressed, but it worked out as far as I was concerned and no harm was done to life-long relationships.

I had a home where the sewer kept backing up into the house. I was convinced the problem was tree roots that had migrated into the pipe from my home to the outside pipe. That certainly could have contributed because after I had all the work done the sewage continued to back up into the house.

Here were the possible culprits:

• The house had three bathrooms, was built when toilets used more water which likely kept all the waste pipes working. But you combine new toilets that use less water with more absorbant toilet paper, and a pipe cased in concrete that maybe has less than the optimum pitch on the pipe and it's a recipe for disaster.
• The backups happened every three weeks.
• My solution was to use the VERY THINNEST Scott Toilet Paper and flush twice always.
• Then nothing backed up

Make sure those pipes are properly pitched. Pipes that have not been used for a while build up all types of debris inside, so make sure they have all been cleaned out.

Thanks so much Beverly! I'm saving your comment because I hadn't thought of the difference in water usage between new and old toilets. My dad just swapped out the last toilet original to the house for my birthday** and he was commenting on the rusty, galvanized pipes he had to connect to that need to be replaced then noted new ones use less water so should be ok until I tackle this project next fall.

I haven't had any backups since I've been here (8/2023), thank the heavens above! When the plumbers and I start this project, I'll make sure the pipes are pitched correctly because the backyard and the pavers abutting a portion of the foundation already need to be leveled and the yard backfilled. Oh, the joys of homeownership. Sigh.

**If y'all are wondering, I was delighted with this gift. He fixed it while I was away for work so it was a very welcome surprise. :)

Has anyone here ever heard of much less received free advice from a lawyer?

If your place is in Fannin,Northern Hunt, NE Collin or SE Grayson county I can offer affordable onsite consultation.

Not sure about location proximity, but cottonwoods are notorious water hogs and will seek and destroy pipes and septic systems. Since you removed a large, dead one, it may be a culprit in some of the plumbing woes, but its removal will cure that.

Thanks klem1! Unfortunately, my place is in the Panhandle - between Amarillo and Lubbock - otherwise I'd take you up on your offer. :)

I also want to add - to Beverly's point, that I recently scheduled ot have my septic pumped after 3 years (that's about the amount of time I feel comfortable leaving it). My guy said it didn't need pumping; there was hardly anything in it (solids). He asked if I had stopped flushing TP! (I guess some people dispose of it other ways - yuck)! I said no but that during the pandemic I had switched to bamboo TP because I could order a case online. It was a little more expensive, but I loved it. Full size rolls, great texture and softness, etc. He said that apparently, it almost fully dissolves because there just wasn't much in the tank. He said he was going to switch his household to bamboo. I ordered from: Who Gives a Crap (live link if you click on the name). They are very eco friendly and socially conscious, Apparently, using bamboo is much better for the planet than harvesting forests for TP. The company supports some great causes with their profits.

Thanks for the words of encouragement, Patricia! It's just me and my two dogs, thankfully, so not having children certainly makes toughing it out easier.

I actually do maintain a couple of spreadsheets that track finances and my reno plan, which prioritizes the gut fixes. The plumbing is on deck next although that's about a year away. I'm trying to avoid taking it down to the studs, but I may not have a choice since things like the subfloor need to be replaced because prior owners didn't think to fix that before doing their DIY bathroom reno. Sigh.

I paid $138,000 for this place, which is 1855 sq feet on a 7,500 sq foot lot. I'm trying to keep reno costs to $125,000, we'll see if I can maintain that figure. On the up side, I'm very fortunate that my dad gifted me a slew of building materials such as enough curved concrete roof tiles to cover my entire roof; offers advice; does jobs here & there (such as replacing my electrical panel); and provides contractor recommendations.

I agree with you re: renovations, especially since this is my first and last house (I'm 56). After living in apartments across the country and abroad, it's nice to say I can do whatever I want with this place because it's mine! Again, I thank you and everyone else who has taken the time to comment. Y'all have helped me feel less overwhelmed and stressed!!

Congrats on the house! i agree on buying a few appliances on Facebook marketplace to buy you some time and help you settle in - I think a kitchen reno planning process will be nicer if you aren’t scrambling to get it done :)

That's a teardown. It would cost less to build new than to tackle a whole home remodel with all systems replacements. It needs to have substantial architectural value, or sentimental value to even think of tackling all that needs tackling. https://www.jlconline.com/cost-vs-value/2024/

Hey Minardi,

No, it's not a teardown. There are tons of houses in my town that are teardowns, but this isn't one of 'em.

I ran the numbers on buying land and building new and that option would cost substantially more plus if I were going to go that route, I'd build somewhere else. I came home to be closer to my folks and they aren't moving so I'm fine with my house, the neighborhood, and my neighbors. Keep in mind that I live in a very small town in rural TX where my family has lived for over 150 years so I benefit from many contractor discounts and the cost of labor is less than in non-flyover country. :)

Here's a pic of the front. The bush pictured is now gone and the dead cottonwood I removed is out of frame. Ultimately, I'm going to stucco the brick which will make the curved tile roof (materials gifted) look awesome.

And this is the backyard, which is actually larger than this photo suggests.

Normally, I'd agree with you on cost vs value, but in my case I'm not rehabbing to sell. I'm renovating to stay so the calculations shake out a little different.

I applaud your move to a small house near family. There are so many ways to save on renovations, but the critical systems isn’t where to do that. Having a knowledgeable and helpful dad is worth his weight in gold! (Not a typeo…)

Getting gently used items for the kitchen is smart. Many people renovate and have one really good, nearly new appliance that doesn’t work for the new look. Those are usually found on FB Marketplace and Craigslist. We have a pretty active NextDoor newsletter where people offer up stuff for free or very little money. See if your rural area has one too.

I’m trying to picture a tile roof and stucco, but I’m liking your brick house. Maybe cause mine is also orange brick…. Until you do those two big projects, painting your front door a happy color will update it. Having tried every color in SW paint deck, we needed up with a beautiful smokey greyish blue.

Great layout! Let us know your foundation landscaping ideas, too.

Please do not stucco the brick. The brick is actually very nice, and its a whole lot less maintenance than stucco would be too.

BTW a fab house and for sure not a tear down IMO I love brivck houses and IMO painting or covering it will devalue the house . It is a MCM type house so play that up with great landscping and try not to make it something it is not .I love galley kitchens but not taht peninsula They are very functional and if you keep it a galley it will cost a lot less than moving it at all. This is my fave for MCM landscping inspiration and a good idea for the front door and garage door too not the colors but that style . I have a MCM ranch and love mine I love the large LRs and not a goofy LR too small to use If you post a to scale plan of that kitchen space when you are ready you will ge tlots of free help here with layouts . We need all the measurements not just sq footage but lots of pros here

Please post an update when you are ready.

Catky, Patricia, apple_pie,

I'll definitely post updates as I go although it'll be slow going for a while as I deal with the vitally essential but definitely non-fun aspects of rehabbing a 60 year old house.

As for stuccoing the house, the major issue with the brick is that the mortar is disintegrating and it's too widespread for a patch job. I thought of stucco due to its' insulating and fire resistance properties. I realize that's a controversial choice but y'all have made me think about other options even though I adore Spanish style architecture..

Patricia, you and I are on the same wavelength! I've saved that same photo myself to share with my architect. And I will be sure to share more exact measurements along with photos when I check in with y'all again.

Thanks to all of you! I truly appreciate the input and will happily bring y'all along on my journey. I hope y'all have a wonderful holiday!

Cheers, Natasha

There are a bunch of relatively cheap appliances that will substitute for a stove. Look into them. An instant pot does a lot. You can get a single burner.

For the bathroom, I'd consider taking some space from the closet, if that's possible.

Brick can be tuck pointed and it will last for many years yet. You just need to match the color of the original grouting of the brick. May end up a lot cheaper than stuccoing too.

Have a Merry Christmas.

When making many invisible but essential repairs, it helps to reward yourself with the occasional small visible fix-up. For example, after getting the sewer lines fixed, you could paint a bathroom for $100. After getting a stove installed, you can add some colorful new kitchen towels for $20. Just pick something that you will actually see and appreciate every day.

Hope you post pics so I can live vicariously through this project 😍

I don’t have anything to add. Just want to say congratulations on your new home! (Oh, but please don’t stucco or otherwise touch the brick ☺️). With your enthusiasm, great attitude and great Dad you’ll sail through this.

If you cannot tuck point the brick DIY, you bet this is a teardown. Materials is only 20%-40% of home renovation costs. 60-80% of it is skilled labor. 4K of mortar and 20K of labor, and you will have a newly tuckpointed house. Or, you have sore muscles, a new ladder, and only 4K spent. The ONLY way that renovations are cost effective, is if you DIY all that labor. All of it.