Decisions, Decisions

I can’t believe it’s already been almost two weeks since we bought our fourth flip!  It turns out that time flies when you’re running around like a crazy person.

Did I tell you that Jason skipped town for 5 days right after we bought it?  Those few days flying solo were a little interesting, but a lot of important decisions were made.

Want to see what’s been decided in the span of just 13 short days?  Here’s a peek at the original floor plan to give you a frame of reference:

before.floor plan.4th flip

Here we go!

  • We’re switching up the layout a bit – the formal living room is becoming the formal dining room, and the formal dining room is turning into an office.  Capice?
  • We’re opening up a really wide opening between the new dining room and the den.

Demolition Progress

Demolition Progress

  • We’re also taking out most of the wall between the hallway and the new dining room (on the left-hand side of the photo below) – otherwise you walk through the front door and smack dab into a wall.  No bueno.

Demolition Progress

  • We were trying to avoid moving the furnace to the attic, but space constraints in this 1,400 square foot house made it obvious that it has to go.  That is a few thousand dollars that we didn’t anticipate having to spend, but at least we get a new furnace and about 24 extra square feet of space for the master bathroom.

Demolition Progress

  • What master bathroom?  Ah, yes.  We’re turning the 1/2 bath that is currently attached to the master bedroom into a full-fledged master bathroom with a walk-in shower.  Now the house will have 2 legit bathrooms instead of 1.5 baths – good for resale!

Bathroom Floor Plan

See all the layouts we came up with trying to avoid moving the furnace?

Demolition Progress

  • The layouts of both bathrooms are changing, now that we’re making 2 full baths out of 1.5 baths (and gaining extra space for the master bath by moving the furnace).  You can check out the guest bath below.

Bathroom Floor Plan

  • The master bedroom is losing one closet to the master bathroom, but gaining another – there’s a closet in the den that backs to the master, so we’re just flipping the doors from the den-side to the master-side.
  • We’re closing up the doorway from the hallway to the den – and turning that space into a coat closet (since we’re losing the existing coat closet in the hallway to the guest bathroom).

Demolition Progress

  • There’s a useless space at the end of the kitchen near the back door – we’re going to create a laundry/mud room down there, framing in walls with a pocket door.

Demolition Progress

  • The water heater is getting moved from the kitchen into the attic – which means we have to replace it with a “short boy” electric unit so that it will fit under the low ridge beam in the attic.  But the trade-off there is that the laundry room that we’re creating at the end of the kitchen will be able to have side-by-side washer and dryer instead of stackables.  A win, I think.

Demolition Progress

  • We’re partially opening up the wall between the kitchen and the den – there will be a peninsula for casual dining and extra counter space.
  • We’re keeping the kitchen cabinets – but making a few changes.  We had to nix some uppers and lowers to create the laundry room, and we may be reusing them somewhere.  We’re closing up the doorway by the stove so that we will have room for an undercounter microwave.  There will be floating shelves on either side of the range hood above the stove.  The fridge is getting scooted over towards the laundry room to make room for the peninsula.  Oh, and we’re also running a gas line to the stove.  All of this probably doesn’t make sense now, but I’ll fill you in with more details along the way.  :)

Demolition Progress

Demolition Progress

  • The wood floors throughout the house are getting patched (where walls are taken out) and refinished, and we’re extending the wood into the kitchen.  With such a small space and an open floor plan it just seems to make sense.
  • We’re replacing the front door.
  • We’re getting new windows!  And we’re switching out the giant picture window in the den for glass sliders that will lead out to the patio.
  • Yes, we’re putting in a giant 16×20 foot deck where the addition used to be.  It will have benches and it will be awesome.

Demolition Progress

Remember that nasty addition?  See ya later!

Demolition Progress

  • Even though 8 foot privacy fences are awesome, they are also expensive.  We’re springing for a 6 foot board on board cedar fence, which should look great.

Demolition Progress

  • The hot tub is getting the boot.
  • We’ve also started buying things – like vanities and housing for recessed lights and shower valves.  Are we exciting or what?

Whew!  And to think, we’ve only just begun!

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Comments

  1. LeeAnn says:

    Dang. All I know is that if I ever need to remodel, I’m calling you. I am envious of yoiur decision making skills! I have a feeling this is going to be your best flip yet.

    • Liz - It's Great To Be Home says:

      Thanks LeeAnn, I hope so!! For some reason I have a good feeling about this one – I’m having a bit of a hard time with the finishes – I’m dying to try some fun new things but then I keep thinking “resale, resale, keep it mainstream and neutral for resale.” We’ll see how it goes, ha!

  2. Kara says:

    Your layout tweaks will really make the house more livable. It’s such a waste of space to have a formal living room and a den in that square footage, and two bedrooms plus an office is a great layout. Will the office be open to the dining room or will it be walled off with a door? I ask because if it has a door, can you call it a third bedroom for resale?

    • Liz - It's Great To Be Home says:

      I agree, every home buyer I’ve ever worked with has actively hated formal living rooms (or at the very least tried to figure out another way to use them). Great question about the office! We went back and forth on walling it off and adding a closet (we could have used the space to the left of the stove in the kitchen -which backs to the office – as a closet). We ultimately decided against it, although I still waver on that decision a bit. From our research we found out that at this price point and square footage the third bedroom wouldn’t actually get us any more money on resale (and there would be some cost associated with framing the wall, adding doors, etc.), and the third bedroom would be kind of in an awkward place in the house (walk through the dining room to get to the bathroom, etc). Right decision? Not sure! I guess we’ll see. :)

  3. kathy says:

    wow, looks like you have been busy! can’t wait to follow along and see how it turns out!

  4. jane clore says:

    Liz it all sounds great! But have you thought of a tankless water heater? I wouldn’t like a water heater in the attic….but you could put tankless in the garage-

    • Liz - It's Great To Be Home says:

      Hey Aunt Jane! Yep, we definitely discussed that possibility (and we would have put it in the laundry room) but they are SO much more expensive that a tankless water heater just doesn’t make sense for our flip. If it were our own house it might be a different story!

  5. i’m always impressed by your ability to walk into a house and see the space possibilities. I am not bad at envisioning cosmetic design changes, but things like ripping down walls and flipping spaces around just don’t enter into my head. Can’t wait to see what you do with this one.

  6. How exciting! That’s a lot of changes but it sounds like they will all be for the best. We would never use a formal living room either.

  7. Aimee says:

    Love it! To be honest, it all looks like a tremendous jumble to me, but that just sets me up for the great pictures that are sure to follow! Can’t wait to follow the progress. I’ve loved your other flips, so I’m primed for this one!