Rustic Modern + Color

From your feedback about the design scheme for our 10th flip, it seems like Rustic Modern is the winner (although it was a pretty close tie with Crisp + Light!).  Rustic Modern was my first instinct, and then I got scared of it – do you ever do that?  Feel drawn towards something a little bold and maybe out of your comfort zone, and then get sucked back into the safety of something safe and familiar?  I do that all the time, which is weird since I pretty much never regret it when I take a risk.

So now that we’ve decided on Rustic Modern for the flip, I started thinking about how someone might decorate the place – my thinking is that if I can come up with something that I think would look fantastic, then so could potential buyers.  Or at least I hope so.  :)

While I was contemplating this fantasy design scheme, I was contacted by the people at Chairish and challenged to come up with a colorful mood board featuring one of their unique, vintage accent chairs.  (FYI – while this post features an item from Chairish, I wasn’t compensated for this postThe challenge just happened to fit into a post that was already flitting around in my mind.)  One of the accent chairs jumped out at me immediately, and I thought that it was a really fun piece that could work brilliantly in a Rustic Modern design.

So, here’s how all of that shook out:

Chairish - Rustic Modern Colorful

Industrial Pipe Shelving Unit; Large Scale Abstract Art; Clive Chandelier; Cobalt Chesterfield; Bel Air Oval Coffee Table; Hand-Knotted Adras Rug; Mid-Century Emerald Highback Lounge Chair; Antique Brass Martini Side Table; Mid-Century Overarching Floor Lamp

You know what?  After I created this mood board, it struck me that Rustic Modern is a ridiculously versatile design style.  I mean, the fixed elements of this room would be rich wood floors with creamy white walls, and then the chandelier.  How easy is all of that to work around?  Very.  Everything else is just decorating.

Do you know what else I realized?  This is basically my dream living room, and it has some elements that we already have going on in our living room – the design is just taken up several notches.  While I love our home, I wouldn’t complain if our living room magically morphed into this mood board.  Seeing all of these elements that I love pulled together like this makes me really excited about if/when we move to our next house – like, super excited.  I won’t be holding back, that’s for sure.

What would your house look like if you just went for the dream design that’s in your head?

You can scope out the accent chairs that Chairish has to offer here.

Construction at the 10th Flip, Continued

The last post left off right when we were about to dig into the kitchen/family room side of the house.  This is where some of the biggest changes to the house are taking place, so I hope you’ll enjoy this little tour!

Okay, so here’s the original view from the living room looking into the kitchen through that tiny doorway:

10th Flip - Before

Somehow the space started looking more open the second demo commenced.

demo, framing & plumbing

We opened up the wall dramatically, so the two rooms feel open to one another even though we stole a large chunk of the kitchen for a new bathroom!  The bathroom is all of that framing that you see on the right-hand side of the photo below.

demo, framing & plumbing

We were fortunate that an existing window fit perfectly into the new bathroom (which serves the fourth bedroom/office).  You can (kind of) see below how the new bathroom is laid out – there’s a small closet on the far left of the foreground, then a pretty good-sized shower in the corner, the vanity is on the right, and the toilet (not pictured) is right next to where I was standing when I took this photo.  Hopefully I’ll get you some better pics.  :)

demo, framing & plumbing

Back into the kitchen, this is how it used to look:

10th Flip - Before

And after demo:

demo, framing & plumbing

You can see how the bowling alley effect was minimized once the new bathroom was framed in.

demo, framing & plumbing

Looking the other way, the kitchen used to flow into a breakfast nook with a powder bath at the very end.  The garage conversion was accessed through the door at the very end, and the door on the left led outside.

10th Flip - Before

The powder room bit the dust and the wall between the family room (the former garage conversion) was taken out – I love it so much more now!

demo, framing & plumbing

You can also see how we started framing in the new laundry room!  It just makes so much sense here (and it also gets the laundry out of the family room – so weird).  But I’ll come back to the laundry room in a minute, okay?

demo, framing & plumbing

Now the family room is starting to look like it was always part of the house.  Oh, and do you notice the GIANT HOLES in the kitchen floor?

demo, framing & plumbing

Turns out the old cast iron pipes had bit the dust and had to be dug out and replaced with PVC.  Check out all those holes, rust and corrosion:

demo, framing & plumbing

Okay, back inside.  Here’s the how the family room/garage conversion looked when we bought the house:

10th Flip - Before

And here’s how it looked once demo started.  :)  Lovely, right?  We had to take the ceiling down because it was nasty old tiles on top of plywood, which hung down lower than the kitchen ceiling and took away from that whole “seamless transition” thing we were going for.  It also made a few of our bids cheaper because the electricians, plumbers and HVAC guys had easier access to everything in the attic.

demo, framing & plumbing

Looking back through the family room into the kitchen:

10th Flip - Before

The wall is opened up and the old door on the right (that used to lead outside) is now closed in since the laundry room was framed in there.

demo, framing & plumbing

Let’s chat a bit more about this glorious laundry room!  Yes, I think it’s glorious.  One of the very best ideas my mom ever had.

The laundry room took in all of this space that used to be a (tiny) covered porch, accessed by 3 doors.  At best, the original space wasn’t very inviting, and at worst it was just plain weird.

10th Flip - Before

The bricks were removed (and saved) so that the framing could tie directly into the structure.

demo, framing & plumbing

A concrete sill was poured and a new floor was framed out.

demo, framing & plumbing

The plumbing for the laundry was put into place . . .

demo, framing & plumbing

. . . and so was the plumbing for a new powder bath!!  I had planned to use this part of the laundry room for a pantry, but a few of you echoed my original thought that this would be the perfect place for a powder room.  Someone (ahem, Jason, ahem) thought it was unnecessary, but once the bids came back at a very reasonable number we were good to go.  The powder room will be framed in with a pocket door, so it will be private and awesome.  I love it.

demo, framing & plumbing

And here’s how the laundry room addition looks from the outside.  The siding will be painted along with the brick, and we need to pour a concrete step so that people don’t fall out of the laundry room when they walk outside.

demo, framing & plumbing

Baby steps, right?

Construction at the 10th Flip

YOU GUYS!  Your comments are always so lovely, but somehow your comments on the last post were particularly kind (in addition to giving great feedback on the design) – thanks for making it so fun to share our flips with you.

But back to the topic at hand – we’ve talked a ton about the design over at our 10th flip (here, here, here and here), and you’ve seen the “before” pictures, but a lot has been going on behind the scenes!

In addition to demolition, the changes to the floor plan have all been framed out so that the layout of the house flows like in the “after” floor plan below:

before and after floor plan

Want to see how those changes look in real life?

The space below used to be the formal living room (foreground) and the formal dining room (background):

10th Flip - Before

All of that changed when a wall was framed to separate the two spaces.  Now the room with the bay window is the dining room, and the room with the wallpaper mural (whoa) is a fourth bedroom/office.

The door that you see leaning against the framed wall will act as the door into the fourth bedroom, and it was originally an exterior door salvaged from another part of the house.  I love it!

demo, framing & plumbing

(I know that it’s not ideal to have glass inserts on a bedroom door – I’m okay with it for two reasons: (1) it will probably be used as a study, and (2) someone could always frost the glass or add a shade.  And I loved the door too much to let it go.  :) )

The view from inside the fourth bedroom/office looks like this (and there’s an attached bath carved out of part of the kitchen that is accessed through a pocket door):

demo, framing & plumbing

Backing up a bit, you can see that the doorway to the living room with the fireplace was expanded:

demo, framing & plumbing

With the addition of a new header, the dining room and the living room are now open to each other and the space feels so much bigger.  I also love that you have an expansive view of the house from the front door.

demo, framing & plumbing

Lookie lookie!

demo, framing & plumbing

Here’s that same doorway from the living room side of the wall:

10th Flip - Before

Can you see the great sightline from the front door?

demo, framing & plumbing

Here it is all opened up.  And you can also see that we took out the door from the living room to the hallway, opening it up side to side and from floor to ceiling.  We did this for two reasons: (1) for a more open-feeling floorplan, and (2) because we needed to add another air return in the hallway and the A/C guy couldn’t put it in the hallway if there was a door that could close it off from the rest of the house.

demo, framing & plumbing

It is a little hard to tell in the photos above, but for some reason this wall below was originally framed as a “thin wall” – the 2 x 4s that the wall is built out of were turned sideways.  That makes the wall a little less sturdy than normal, and it also caused an awkward angle in the wall, so the framer faced the wall with additional 2 x 4s to thicken up the wall.

demo, framing & plumbing

There’s a lot of stuff going on on the kitchen side of the house, but this post is getting really long so let’s save that for another day, okay?

For now, let’s swing over to check out the bathrooms that serve the 3 bedrooms on the east side of the house.  Below is the master bathroom – I know, pretty underwhelming.  We closed off the doorway from the hall so that the master bath is private and can only be accessed from the master bedroom.

10th Flip - Before

We also switched around the locations of every fixture, and took in a coat closet and part of a hallway to create a large shower.  You can see below that you used to be able to access the bedroom wing from the entryway via that short hallway (that had a coat closet) – but we closed in the hallway and that’s now the shower in the master bathroom!

demo, framing & plumbing

(The sideways opening that you see framed into the wall is actually a shampoo niche.)

Here’s how that shower looks from inside the master bathroom:

demo, framing & plumbing

And the guest bathroom is now just a guest bathroom – we closed off the doorway from the master bedroom.

10th Flip - Before

It took forever for the guys to demolish these bathrooms – tile used to be set in a few inches of concrete and wire mesh, designed to last a lifetime!  If only that pink tile had stood the test of time . . .

demo, framing & plumbing

This layout got a bit of a switcheroo as well, with the toilet flipping over by the doorway, and the stand-up shower converting into a tub/shower combination.

demo, framing & plumbing

I’ll save the rest of the inside for the next post, so for now let’s head out to the front yard.  We had a sprinkler system put in the front and backyards – I vowed after our first flip (a.k.a.” the summer we spent our entire lives watering new sod in 100+ degree heat”) that we would never again flip a house without a sprinkler system.  Well, I ate my words with our 3rd flip but with this house we went ahead and sprang for a sprinkler system.  Worth every penny!

demo, framing & plumbing

How do you think things are coming along so far?

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