Posts tagged ‘rehabbing columbus’

March 2, 2016

A Labor of Love aka ‘We can’t let shit go.’

Dealing with all the flooding caused by the City demolishing the house behind Hallie (the duplex we bought from the Landbank in Sept of 2013) had worn us out. I stopped posting about it because it seemed rather hopeless honestly. The more days that past, the more the hard work we had completed was getting ruined. The Land Bank stated we had to prove that they caused the damage and so with that and the fiery motivation that drives me, I set off to jump through some hoops.

After estimates, inspections, our insurance refusing to cover the damage (it was part of the process that was required) and SO MUCH PAPERWORK, we finally met with the City Attorney’s office in May of 2015. It was awkward coming face to face with the Head of the Land Bank, the villain of our story. He kind of reminded me of John Ritter from Three’s Company minus the humor , obviously due to the seriousness of the situation. Both Joel and I agreed though, it was hard to dislike the guy.

I had never felt so much like an adult as I did that day, spouting facts with a cool calmness while assuring the City Attorney that the building could still be saved once the water drained. It was exhilarating and completely freaky all rolled into one. In the end, an agreement was reached.

It was about a month before we received the deed to the adjoining parcel of land where the demolished house had backed up to the yard of the duplex. It was another month before a crew could come out dig up the yard and replace the pipes which did ultimately join the two properties. Another month, for all the water to drain out of the basement and for the house to dry out. Another month after that, dealing with all the electrical getting approved. You get the idea, a lot of time had to go by before it could be worked on again.

I cannot emphasize enough how much Joel completely busted his ass on the upstairs unit. I worked on it here and there, but mostly kept Cam from getting into everything. We did have some help for several weeks, when Joel’s friend, Geoff was in town and was looking to make a little extra money during his stay. (Shout out to you, Geoff!! I was glad I wasn’t helping carry out an original, extremely heavy clawfoot tub!) Our neighbor, Tim was also cool and helped Joel carry in the appliances. (Unfortunately, the new fridge didn’t work and I was helping carry the new one out and a replacement back in.) #agony

Without further ado, here’s the completed 2 bedroom, 1 bath upstairs unit of Hallie.

This slideshow requires JavaScript.

Advertisements
May 2, 2014

Dresden : Week 9 It’s starting to come together!

As promised, I’m back to posting the final weeks of rehabbing the Dresden House. At the time, it didn’t seem like it was ever going to end. Things weren’t going smoothly. The upstairs bathroom was attempting to be worked on, but the toilet kept leaking. INTO THE GREEN ROOM. WHICH WAS ALREADY FINISHED. It was sort-of disastrous. We had JUST REPAIRED the ceiling, now we had to cut a hole to allow the water to escape. It was less-than-fantastic. It’s at this time Joel began to call his skill set into question. It’s easy to feel like you are going to lose your shit when things keep going wrong. I honestly didn’t doubt him for a minute. It’s much easier for me to doubt myself then him. Joel is awesome, end of story, so I figured there had to be something else wrong. FINALLY, it was discovered that the toilet had a hairline fracture. So no matter how good everything else was put together, it was going to be an issue. Fortunately, we discovered it BEFORE the renters moved in, so that’s sort of an upside, right?

Anyway, crisis solved and onto the next project. Here we have the living room. Here’s some photos of this tragedy to jog your memory.

BEFORE:

Karman trashed Dresden, erehabbed livingroom 3 copy

Karman trashed Dresden, rehabbed livingroom2 copy

Karman trashed Dresden rehabbed  livingroom1 copy

Karman trashed Dresden slate entryway copy

Ever heard the term ‘elbow grease’? Yeah, a whole lot of that went into scrubbing this slate entry. I don’t have a good after pic, but you’ll be able to see it on the final walk-through video I took (that I’ll post in a couple weeks.)

AFTER:
For us, this room was one of the more stand-out transformations. The refinished hardwood really sets it off.

livingroom completed. dresden

livingroom front window dresden copy

Thanks for checking it out! I’ll have another room to view next week. 🙂

March 17, 2014

Dresden : Week 8 Bring on the green!

Happy St. Patrick’s Day!

Thought it would be great timing to post about our next room we completed, The Green Room.
Joel has been told before by people that he is very lucky. Lucky to know what he does, to be able to do what he does, to get the jobs he does. It’s a little bit irritating, because it’s not luck at all. It’s hard work. He may have a knack for learning the mechanicals inside a furnace or a car or heck, even my printer. He’s good at figuring out how things work. It takes practice and making mistakes and lots of labor. It doesn’t involve luck.

As a matter of fact, the opposite could be said. After Joel replaced the toilet in the upstairs bathroom (because the renters actually cracked the tank and broke the wax seal (that prevents sewer water from leaking when you flush) it was discovered that we need to do more to the green room than just replace 2 windows and paint. When the tenant got her water turned off from not paying her bill, the pipes froze and they busted inside the ceiling. We found this out after some tests flushes upstairs. With water leaking everywhere, we had to tear out part of the ceiling to find the problem. Word of Advice: it’s good to pay your utilities. Another fun tip, if the temps are going to hit freezing, leave your faucets on, just dripping a wee bit and it prevents the pipes from freezing up and bursting.

Celiing torn out in green room copy

If you look the pipes closely, the 2 greys ends are what is supposed to be connected together.

Pipes burst in ceiling copy

So not only what there this issue, but quite a bit of the wall had to be scraped and patched to remove all the peeling.

Green room patched up copy

Then comes the REALLY unenjoyable part. The sanding. The dust gets everywhere.

Me from sanding the green room copy

AFTER priming and painting, here’s the ceiling where the hole was. Not too shabby.

ceiling pic copy

Here’s the completed room with the floor refinished. So sharp! We super love the new, brighter green! Most definitely a color we will use again!

Green room color copy

March 6, 2014

Dresden : Weeks 6 & 7

I think it’s safe to say that everyone who reads this knows that we had to stop working on Hallie a bit to take care of business at Dresden. (So I may as well take it out of the title!) We have been very fortunate to be able to be granted an extension of an additional 3 months to work on Hallie after Dresden is completed. (So collective HUGE sigh of relief there!) We’ve been busy at work at Dresden as we have a potential renter lined up for April 1st move in. (Let’s hope it doesn’t turn in to an April Fool’s joke!)

Without further ado, here’s what new with Dresden over the last couple weeks.

When the weather was nice (you know that one day!)
Joel worked on framing in the outside portion of the newly installed windows. You can see on this side of the house 4 out of the 5 are completed. It is a such an enormous improvement!

Outside side photo show mostly finished windows copy

Another large undertaking for Joel was running 150 ft. of new water pipes in the basement.

Joel working on pipes in basement copy

water tank line pipes copyWasher hot and cold hook up copy

While they look a bit messy with drips, it actually is helpful during inspection, so the inspector is able to verify that the correct adhesives were used in the process.

Here’s a project I worked on. This hallway was pretty disgusting!
BEFORE

Hallway before lightswitch

hallway before floor to kitchen copy

Hallway closet door copy

Hallway before by bathroom copy

AFTER
Lots of scrubbing, painting (even down the basement hall), a new light fixture and new door.
Prepare to be dazzled! (At least we are!)

Hallway lightswitch copy

Hallway bathroom view copy

Hallway closed basement door copy

Stairwell to basement copy

We have a bunch more projects that we have been working diligently on (and are super proud of!) Hopefully we can get them wrapped up to show you all next week!
Thanks for viewing. 🙂 erin

February 19, 2014

Hallie-the-Duplex : Week 19 : Interrupted – Dresden Week 5.

So I was supposed to post this last week, but the all the editing was daunting and I just didn’t get to it.
We worked on the master bedroom for several weeks. At roughly 600 sq. ft., it’s A LOT. The master bath is adjoining with another 125 sq. ft. (but we didn’t get to that yet.)

A RUNDOWN OF TASKS: (after removing the trash!)

1.) Completely replaced 4 windows.
(Ripped out old, built new framework, put in new, added drywall where needed, mudded, sanded, put trim back up.
2.) Texturized the ceiling
3.) New light fixtures
4.) Patched and painted. 3 gallons of just the blue paint.
5.) Completely redid corner beading that was shredded.
6.) Painted the ceiling
7.) Painted and reattached the banister that had been ripped down.

Now a mini story in pictures of what we accomplished.

BEFORE:
Original shot of 2 far windows copy

GETTING STARTED:
Joel ripping out old windows upstairs copy

PATCHED UP:
Windows in with drywall, patched copy

TA-DA!
Finished side windows copy

front wall first window put in copy

BEFORE:
Trash filled cubby over by bathroom wall copy

THIS ENCOMPASSES THE OPPOSITE SIDE OF THE ROOM:
Arden painted wall copy

Wall by bathroom copy

built in Dresser copy

Far window by stairs and dresser copy

Stairway copy

JUST A REFRESHER OF THE CORNER BEAD BEFORE:

Corner bead demolished before copy

AFTER:

corner I put up corner bead copy

As you can see, we need to get our mess cleaned up and sand the floors, BUT it’s made HUGE progress!

January 17, 2014

Hallie-the-Duplex : Week 15 : Girl, Interrupted – Enter, Dresden.

Several years ago, when a boy and girl met, they each had a house. The boy’s house was bigger, but had been a foreclosure, so essentially a major-fixer-upper. The girl’s house was smaller, but felt like home, so that is where they resided. They did a bit of work to the boy’s house, including tearing down all the cardboard-type panelling that lined the upstairs and replacing it with 65 sheets of drywall (After a work friend who had been staying there split with his wife and punched holes in it). Plus, they installed a new master bath. The couple were crunched for time and cash and wanted to get this place rented out quick. They were new to being landlords and didn’t quite realize just how dishonest and nasty tenants could be. They are learning.

Here’s the video to give you a clue.
It sometimes gets dark, trying to adjust to the light, so please bear with me.
The video is charmingly set to the sounds of Joel installing a new kitchen door.

Here’s a blurry pic of what the kitchen looked like before the renters moved in.

Dresden kitchen before copy

Here’s the downstairs bathroom before they moved in. (Look, no sink ripped out of the wall.)

dresden bathroom before copy

Once we were finally rid of them (it took awhile!) and were out 3 months of rent (back to paying 2 mortgages!) We were handed violations from the City of Columbus for the excessive debris left on the front porch, the fenced in side yard, the garage and the boarded up front door. So needless to say, all rehabbing work ceased at Hallie and and we got started here. Seeing all the vandalism is a bit of a slap in the face to all the hard work we put in previously. Not to mention, we are on a deadline to get Hallie completed by March per the purchase agreement. It’s overwhelming and exhausting and a bit much for us to handle, especially when Joel’s work is forcing him to put in a ton of overtime with all the continual crisis there and I’m well, not as spry as I used to be.

The house is about 85% trashed out (the basement still has some.) We completely cleaned up the backyard, side yard and garage of it’s extensive ‘furniture’ (because they were the most disgusting mattresses and couches I’ve ever seen) and trash. Joel removed all the furniture himself one night (without telling me, until after because he didn’t want me to hurt myself) not to mention it was completely mice infested. A friend of his was supposed to help, but that fell through at the last minute. On the upside, bulk pick-up took the enormous mountain of furniture. So we were grateful for that at least.

IMAG1469 trash out copy

January 9, 2014

Hallie-the-Duplex : Week 14 : Mimi comes to visit!

When Arden was small, she began calling Amy, my long-time friend of 20 years, ‘Mimi’ when she could first talk.
We go way back and have been friends since we were teens, working together at McDonald’s.
This week was very exciting because Amy drove up from Alabama, stopping off to visit us before heading to parent’s house near Cleveland.
Having once lived in Columbus too, (we both moved here in ’99, within a couple weeks of each other for completely unrelated reasons!) Joel and I are always petitioning her to move back. But you know there is that pesky business of having to get a new job and sell a house among other things.
I am forever optimistic though!

As a Hallie first, Amy awesomely went to work with us, ripping up floorboards in the upstairs bedroom.

Pile of wood copy

Pulling out nails is a tedious job, especially having to work by flashlight!

Amy pulling nails copy

Here’s the other bedroom I had already ripped up the boards in and then worked on pulling out nails.

Bedroom floor I ripped up and pulled nails out of copy

Under the painted thin hardwood of the upstairs, lies beautiful, golden brown original hardwood. Yes, it is scuffed and scratched, but none of the upstairs suffered water damage from the burst pipes. So fortunately, instead of having to completely replace everything like the first floor, we can instead just sand, stain and poly. It will save so much money and I can’t wait to see how amazing it will turn out.

The wood underneath copy

Meanwhile, Joel was laying cement board in the bathroom, so the tiling can begin.

Joel laying cement board copy

On Sunday, we waved goodbye to Amy and headed off to do more work at Hallie. It wasn’t all bad, since we enjoyed gloriously warm weather. It is always so much easier to work with the sun shining and not having to be bundled up to our noses. I worked on tiling while Joel was up on the roof doing some much needed repairs.

tile in shower upstairs copy

The day before, Arden was told by Amy that she shouldn’t help (because she was dropped off by her dad from a family holiday get together. She was still all dressed up and I forgot to bring her a change of clothing.) So the next day, Arden took it as a personal challenge that she too, could pull out nails.
And by golly, that’s what she did.

Arden bent over pulling nails copy

At first I would hear her in the bedroom grunting and groaning, followed by the sound of nails straining as they were ripped from the floor. It sounds super funny when you hear it , knowing it is such a little kid. After working awhile by herself, she came in the bathroom to show off her pile of nails. Honestly, I was impressed. I would have never guessed that she would have the arm strength to pull them out. Clearly, I had forgotten that she is indeed my girl, because stubbornness wins out.

Arden holds nail copy

I told her she could have 2 pieces of candy for her efforts, thinking she would be pleased and be done. After we came back from dropping off a load of trash and getting lunch, she went right back at it though. Seeing that I found her work valuable, we negotiated that she could earn 1 piece of candy for every 33 nails she pulled. That spunky kid went on to pull out an additional 139 more nails. When she declared that her back hurt and she was going to stop and go play, I couldn’t have been prouder.

arden standing sassy copy

January 8, 2014

Hallie-the-Duplex : Week 13

Well folks, this is no baby-is-on-the-way post, but I’m a bit behind on Hallie updates and have to play a little catch-up. This particular bit of work took place about the 3rd week of December. Previously, the old tub had been moved out and top layer of flooring got ripped up.

After that, Joel took up a bunch of the hardwood so that all new water pipes and electrical could be installed.

torn up bathroom pipes in floor copy

Here, all the pipes go up the wall for the shower. It’s crazy all the ground work that has to be laid before just putting in a new tub.

wall torn up, pipes put in copy

Once that was all taken care of, the boards went back over and the new tub was put in and we built a wall.

upstairs tub in and wall built copy

I am normally not of fan of making a small space even tinier or blocking out natural light. However, Joel in his infinite wisdom, pointed out that if we don’t frame off the shower, then residents will get water all over the wall, window and floor. You know it’s true. People do some crazy things when it’s not their property. So in an attempt to avoid that sort of damage, up went the wall. It is actually rather easy to built one. A bunch of 2 x 4’s, some drywall and nails and baby, you got yourself a stew! (Sorry, I was feeling a little Carl Weathers from Arrested Development there!)

Anyway, it is not a complete loss of light. It may darken this room a bit, but as you can see by the photo below, the upstairs gets plenty of glorious light. We’ve driven up before and the afternoon sun was casting it’s brilliant rays so dazzlingly inside, it appeared to have all the lights on upstairs. (Which is impossible, because there is no electricity yet.)

bright hall view of hallie copy

To finish up this week, drywall was put up over the holes and the walls were patched.
Not very exciting stuff, but it needs done.

drywall over tub faucet copy

Next post: Mimi comes to visit!!

December 13, 2013

Hallie-the-Duplex : Week 12

This week has been a slow one, Friends. I was sick, now Joel’s sick. (This has not been a good year for sickness in our household with Arden starting Kindergarten!) So needless to say not a whole lot has been worked on over at Hallie. Our spirits rose briefly when Joel’s family from Michigan was planning to pay us a visit AND volunteer services for this weekend. Remaining floor removal full steam ahead! (Yay!) But unfortunately are now unable to make it. (Boo!) Hopefully, we (mainly me) are able to rally some energy to get A LOT work done to show you for next week.

About 3/4 of the flooring is torn up on the first floor. I have to say it does nothing to add warmth to the place. While my awesomely-scored-for-free kerosene heater kicked butt while we were sectioned off in the bathroom & bedroom, working in the main areas is another story. Cold seeps up through the sub-floor from the basement and with four open rooms it is way too much to try to heat, which sort of makes it unpleasant to work. You can work up a good sweat if you partake in tearing up the floor, which not only gets a person really dirty, but also makes you feel pain in places you didn’t know existed previously. Not immediately. At first I just felt awesomely strong for doing this task, but later there was a definite possibility I might die and not be able to get off the couch.

close up of floor copy

I had mistakenly tricked myself into thinking that after the boards were all ripped up that the new floor could go down. (Which actually won’t happen until all the walls are repaired and painted.) Instead a million nails still have to be removed. You may feel that I am exaggerating, but one look at this photo (of just the living room) and they do seem to go on forever. So that’s fun.

large floor copy

Let’s take a gander of the upstairs bathroom. Smaller than the first one, but equally as ugly.
The original wooden flooring here is actually in rather nice condition (probably because it was covered up.) Much to my heavy heart’s dismay, we cannot keep it because as Joel pointed out, someone will inevitably overflow the toilet (probably more than once) and it will get ruined. So tiling it is.

upstirs bath copy

The one hidden gem of this bathroom is it’s clawfoot tub. It’s original to the house and is dated 1917. It’s also extremely heavy and it sounded like an elephant playing a tuba when Joel moved it into the hallway. I have ALWAYS wanted a clawfoot tube (they are ridiculously expensive!) So we will be keeping this one to refinish for our future (larger) house. (Yay!) A much cheaper tub will be going in it’s place. So I’m extremely thrilled about this part, even though it will take a bit of work to make it lovely again.

tub upstairs copy

Until next week!

December 10, 2013

Hallie-the-Duplex : Week 11

Here’s the long-awaited, semi-finalized bathroom. The floor is dirty and the tub still a mess, but we are all about keeping it real here. 🙂

finished bathroom photo copy

From the last time you saw it, here’s what we did.

1.) Finished tiling and grouted.
I was originally going to use a dark grey grout thinking it would look all creative and edgy. We used the cheapest (most boring) tile possible at $.12 a tile. Seeing the dark grey mortar show through though, the reality was it just really emphasized the flaws. This is only my 2nd time tiling (my first was the huge 2×3 tiles in our home bathroom shower) and while I’m getting better, it didn’t turn out as perfect as I would have liked. Fortunately, the white grout gave it a clean look that was desperately needed.

2.) Put in the sink/vanity unit.
A prefab unit is usually not my thing. I really enjoy finding a sturdy used piece and giving it a make-over. (Like Joel and I did in our own bathroom) As we discovered from renting out Joel’s previous house though, it doesn’t pay to invest heart and soul into a project. No one else is going to appreciate the amount of work that I put into it but me and since I’m not living there, it’s not worth it. $50 on this and done.

3.) Rebuilt the toilet.
So I thought it would be great to save some money and used the existing one. It turned out though that all the bolts that held it together were rusted out, so after Joel meticulously remounting it, it leaked in several spots. He got it up and running now.

4.) Snaking out all the drains.
Once all the pipes were in place and leak-free, it turned out all the sewage drains were clogged (of course!)
So I bit of time and some awful smells later, we are good in that department.

5.) Painted a free chrome light fixture grey.
It is the kind that has the large bulbs that stick out. It isn’t the coolest, but with the additional of spray paint, it really upped the visual appeal. Plus all it cost a can of spray paint. Much cheaper than a new light fixture.

6.) Painted the walls, ceiling and existing built-in shelf purple. I think it’s called Shadow Mauve, but it’s a pale lavender/grey. I picked it when we were painted the bathrooms at Joel’s house to rent, then we used it when we remodeled our own bathroom and now we are using it at Hallie. I find it to be a very relaxing color. Sort of neutral, but not just plain old boring white or beige.

7.) Stripped 4 coats of paint from the existing wooden trim, primed and reused it. This large trim makes quite a nice impact. It sucks to take the time to remove previous paint, but we would shell out a lot of money to replace it (as tall as it is) or using cheaper trim that isn’t quite as nice.

IMAG0716 copy

primed trim copy

Finally,
8.) The most impressive part of the project by far is the tub. We have had to cut through a tub before to remove it and weren’t interested in doing that again. Instead, we stripped it (I have never used paint stripper in the house before (just outdoors) and the fumes are something, even through a mask. We had to flee the work area for a bit. Joel later stripped it and painted it (with special tub paint.) It turned out amazing!

side view of tub copy

tub inner copy

unnamed copy

All that is remaining in this room is to caulk and clean up a bit and we are onto the next project.

Crafted in Carhartt

about women who do amazing things

Found This Painted That

Decorating Solutions for the Dollar Challenged

The Renegade Seamstress

Refashions Beyond My Wildest Seams

Fresh Gloss

Art + Pop culture + Creative Business

Simply M Photography | Middle Tennessee Lifestyle Family Photographer

Joyful. Lovely. Purely Life. Middle Tennessee Lifestyle Family Photographer

The Non-Consumer Advocate

Use it up, wear it out, make it do or do without

Ruffled

A wedding blog for stylish brides and creative couples.

Cozy.Cottage.Cute.

creatively changing the world

sweetpickinsfurniture

Just another WordPress.com site

Mila's Daydreams

creatively changing the world

American Vagabond

Tales from here, there and everywhere

KatrinaLabra

Of Something, Something and Something

HOLLY BAKER [in the fun lane]

creatively changing the world

%d bloggers like this: