Framing & Sheetrock

I bet y’all thought I forgot we were flipping a house, didn’t you?  I know, it’s been far too long without an update.

So when I gave you a tour of the flip, the giant den at the back of the house looked like this:

It's Great To Be Home - "Before" Photos of Our 6th Flip

But then demo happened and it looked like this for awhile:

framing & drywall Flip 6

Yes.  That’s sky you’re seeing.  It was totally awesome.

But now the framers have done their thing, and the drywall crew has been through (they still have to texture) so the giant den that once was nasty is now really, really cool.

framing & drywall - Flip 6

Oh, a wonderful vaulted ceiling?  Yes please.

We also got rid of the existing, weird windows and replaced them with slab doors inset with glass, hanging them as fixed panels instead of doors.  We actually have the same thing going on in our den.

Here is a view of the den, looking towards the backyard – do it make you as happy as it makes me?

framing & drywall - Flip 6

You can also see how we fixed the weirdness that was going on between the kitchen and the den.  Before, it looked like this:

It's Great To Be Home - "Before" Photos of Our 6th Flip

But we were able to open it up and change the layout a little after hanging a new header:

framing & drywall - Flip 6

We also made a huge opening between the dining room (used to be the formal living room) and the kitchen so that you get a view straight through the house.  It used to look like this from the front door:

It's Great To Be Home - "Before" Photos of Our 6th Flip

But now it looks like this:

framing & drywall - Flip 6

Better, right?  I think it makes the house look bigger, or at least that was the goal.

We also framed what used to be the dining room into a cute little office.  Before:

It's Great To Be Home - "Before" Photos of Our 6th Flip

After:

framing & drywall - Flip 6

But back to the kitchen and den.  The opening between the two spaces used to be sad and weird:

It's Great To Be Home - Demolition at the Flip

But now I think it looks pretty great!

framing & drywall - Flip 6

The master bedroom has been spruced a little as well.  Remember the prison windows?

It's Great To Be Home - "Before" Photos of Our 6th Flip

We enlarged them and replaced all the windows throughout the house, so now the master bedroom is super bright and airy.

framing & drywall - Flip 6

The master shower got spiffed as well.  Then:

It's Great To Be Home - "Before" Photos of Our 6th Flip

Now:

framing & drywall - Flip 6

We’re moving along!  The next step will be laying the wood floors in the den – it had a brick floor and was on a lower grade than the rest of the house, so we floated new concrete and the hardwoods will hopefully flow seamlessly with the rest of the house.  I’ll keep you posted!

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Comments

  1. Wow! It’s looking great! I love the den area that you’ve created and can’t wait to see it when the floors go in – amazing!

  2. Asiyah says:

    Beautiful work! I wish I lived next door to you so I could pick your brain endlessly about flipping houses. :-)

  3. Wow! How fun is that? That first pic of the sky peering in is priceless. So glad you went big and raised that ceiling!

  4. Katrina says:

    The flip is looking really good! I love family room tear down re-build looks so much better! And isn’t freash drywall the best! :)

  5. Jen Rames says:

    Wow, it looks great! I can’t wait to see the final pics.

  6. Dawn Taylor says:

    Love what your are doing. But what I really want to know is what happened to that fab flower wingback? You don’t see that often.

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

      Hey Dawn! Most of the furniture went to the seller’s grandson.

  7. Liz says:

    All I can say is wow! I think this is the most exciting flip yet- what a transformation! I can’t wait to see this all come together!

  8. Jennifer S says:

    Can you tell me more about the french doors? You bought 4 doors but grounded one on each side that doesnt open and then the two in the middle are the regular functioning doors? It’s looks like exactly what we should do in our living room to replace a huge slider.

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

      That’s exactly what we did! We found those slab doors at Home Depot, and then talked to the guys at the custom order counter to get two of them pre-hung as a french door. The one problem that we ran into, that Home Depot said they couldn’t help us with, is that the slab doors needed to be hung in a frame as fixed panels with a threshold since one side would be on the exterior – we had another company do that. I think Home Depot probably could have done that, since we have a similar configuration in our home from Home Depot, but for some reason they couldn’t figure it out. Hope that helps!

  9. Oh, the changes! It looks amazing. I know it’s still got a long way to go, but it must feel pretty good to look back on the photos and recognize just how far you’ve come!

  10. It’s looking so amazing! I have a question about texturing though – is that like popcorn ceilings? I thought people removed textured ceilings, not added or am I misunderstanding what they’re coming back to do?

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

      Hey Felicity! In my opinion, it’s not like popcorn ceilings – those are a really dramatic texture, and were done for acoustical purposes rather than aesthetics. Some people prefer walls without any texture (aka museum finish) but I’ve never been a fan of that look, and it’s actually a little more expensive since it’s more difficult to achieve a flawless, smooth finish on the drywall. If we’re starting over from scratch we typically use orange peel texture, but sometimes if we’re patching an old wall or something like that we’ll need to match the existing texture – in older homes in our area, that’s typically crow’s foot or slap brush. Funny names, right? :) Here’s a link I found that shows the different kinds of texture: http://www.drywallschool.com/textures.htm

  11. Wow! This is way more than a facelift. You have great vision and courage, and it’s paying off. What wonderful improvements to this house!

  12. shelly says:

    looks amazing! quick question though, where do you get your drawing done? is it an online software that you use to configure everything?

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

      Hey Shelly! I do it a variety of ways – sometimes hand-drawn, sometimes on Floorplanner.com, and often using some HGTV software that I own.

  13. AppreciativeOfYourBlogs says:

    Hi Liz,

    My hat off to you and your family! I have not gone through all of your posts yet and I intend to. I have learned more from reading your posts than talking to pro’s in the RE trade. I appreciate your sharing which is very aspiring and educational. I have a question on labor cost.

    What is the percentage of raw labor costs vs engineering costs, i.e., contractors doing construction vs architects/engineers doing design work? Thanks.

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

      Hi! We have very little costs for architectural/engineering work – we typically have less than a thousand dollars for engineering consulting. If we were doing additions, etc. it would likely be a very different story!

  14. daniel says:

    wow the before and after pictures are unreal. It’s like night and day. You do good work!

  15. KathyG says:

    I love these flips! I know you don’t speak to the $$$ specifically, but do you have a general rule of thumb on how much you will spend on the renovation? Like no more than xxx percentage of sale price? Or does it come about with the research of knowing what you’ll sale for? Thanks! And I LOVE following these!

  16. Brismod says:

    It’s such a transformation! Love reading about a good reno. We’ve been renovating our 1928 Queenslander home in Australia for nearly four years, at a much slower pace though! I can’t wait to see the final results of your improvements. xx
    http://funandvjs.blogspot.com.au

  17. James says:

    Wow, very coool! Love the pics, it really helps to give us an appreciation for the transformation! I will be eager to see the flooring you put in!

  18. Amazing job! I love these flips. I can’t wait to see the final pictures! I will wait for it. :-D

  19. I love the enlarged windows in the master. What a difference! The open sight line from the front to the back is pretty cool too. Looks like you’ve really enhanced the layout and flow.

  20. When we bought the new house we were unsure of which floors we would be able to save and which ones should really be covered up or replaced. It took a lot of work and many steps but the Master bedroom floor now looks gorgeous! And I wouldn’t trade it for a new hardwood floor, a laminate floor or carpet for anything!