Tour Our 10th Flip – Before

I know I still owe you an “after” tour of the second story of our 8th flip (and pics of our 9th flip, jeez!), but I need to skip ahead a bit and give you a tour of our 10th flip so that you’ll have a frame of reference when I ask your advice on a few more pressing matters. :) So will you forgive me if my posts jump around a bit these days?

We put a contract on this house the first day it hit the market and closed on it in early August, and we’re really excited about all of the potential that it has!  When we’re finished with it, the house will have 4 bedrooms, 3 baths and 2 living areas, as well as a separate dining room and laundry room in around 2,500 square feet.

Here’s how the house looked the first day we saw it – pretty nondescript, with lots of brown and peachy-tan.

10th Flip - Before

To give you a sense of the general floor plan of the house, I created for you the world’s worst, not-to-scale and not-very-accurate, rendering.  Enjoy.  :)

floor plan before with labels1

And here’s what all of that looks like in real life – the front door opens into a small entryway, which is shown below from the hallway.  However, that hallway is going away – as I’ll explain in more detail later, that coat closet and the little hallway connecting the entryway to the bedrooms is turning into the master shower.  (That brilliant idea was my mom’s, I can take no credit.  Hangs head in shame.)

10th Flip - Before

The doorway that you see on the left-hand side of the photo above leads into the formal living and dining rooms.  We have big plans for this space – the formal dining room (shown at the end with the wallpaper mural) will be framed in to become a fourth bedroom, and the formal living room (with the bay window) will turn into the dining room.  Exciting stuff, people!!  (Or maybe just to me?)

10th Flip - Before

Here’s the view of the formal rooms looking back to the entryway.  Can you imagine a pretty chandelier centered on the bay window?

10th Flip - Before

There is a long wall separating the formal rooms from the existing family room, shown below in all of its paneled glory.  Do you see the doorway with the bifold doors?  Well, that doorway is becoming a huge opening the between the “new” dining room and the “new” living room.  Does that make sense?  The two spaces are going to flow together beautifully.

10th Flip - Before

The “new” living room has a gas fireplace with cool linear brick – which is about the only thing that’s staying.  The paneling, beams, built-ins, fan, flooring, and even that exterior door are all going!  (I’ll explain what’s happening to the exterior door later.)

10th Flip - Before

That little doorway on the right leads to the kitchen, but that wall is being opened up dramatically so that the living room and kitchen have an open vibe.

10th Flip - Before

The peninsula with the gas cooktop lines up with the doorway in the photo above.

10th Flip - Before

And below you can see the opposite wall that backs up to the living room.

10th Flip - Before

You can really see how the kitchen was laid out in the photo below:

10th Flip - Before

Here’s the view looking through the whole space – at the far end you can see the breakfast nook, and beyond that a powder room, and beyond that the door to the garage conversion.  However, nothing about this space is staying the same!

10th Flip - Before

The entire kitchen is being shifted down to incorporate the powder room and breakfast nook (both of those things are going), and part of the “old” kitchen towards the front of the house is becoming a third bathroom that will connect to the fourth bedroom (which is the former dining room) – make sense?  You guys helped me out with the floor plan here.

10th Flip - Before

Here’s a better shot of the old powder room.

10th Flip - Before

Next to the powder room is a door that leads to the garage conversion, a.k.a. the game room.

10th Flip - Before

In it’s current state it is very unsightly, but we have big plans to turn this sucker into an open and inviting family room.

10th Flip - Before

This is the view looking back into the house.  Oh, something fun (sarcasm) to note about this room – there isn’t central HVAC, the laundry is located in here, and so is a water heater.  And the remnants of an old, built-in drinking fountain.  So yeah, we’ve got to fix all that.

10th Flip - Before

There are, however, lots of great windows.

10th Flip - Before

Want to take a look at the bedrooms?  Let’s head back to the “new” living room, which connects to the bedroom wing through that doorway next to the built-ins below.

10th Flip - Before

Oh looky, there’s the hallway.  On the left-hand side are a full bathroom and then the master bedroom.  Straight ahead is a guest bathroom, and to the right are two bedrooms.

10th Flip - Before

The bathroom on the left is going to become the master bathroom, so we’ll wall off the access from the hallway (and there’s already an existing door from the bedroom).  Currently, the bathroom is very pink.

10th Flip - Before

The master bedroom is at the front of the house, and has a single, large closet – however, I’m a little worried that storage is going to be an issue in this house.  We’ll have to see what we can do about that.

10th Flip - Before

Here’s that closet, complete with tinfoil-wrapped shelving (???).

10th Flip - Before

Here you can see how the master bathroom currently has access to TWO bathrooms – let’s hear it for having options.  The door on the right leads to what will become the ensuite for the master, and the door on the left that leads to the guest bathroom will be walled off.  The door in the center leads back out to the hallway.

10th Flip - Before

Here is the tiny guest bathroom.  We will be reworking it to have a tub/shower combo instead of the funky corner shower.

10th Flip - Before

This is the view of the guest bathroom from the master bedroom (but remember, that access is being closed off).

10th Flip - Before

A funky little seat in the funky little shower.

10th Flip - Before

The second bedroom…

10th Flip - Before

The closet and door to the hallway in the second bedroom…

10th Flip - Before

The third bedroom…

10th Flip - Before

And the closet and door to the hallway in the third bedroom…

10th Flip - Before

Okay, now we’ve seen the inside of the house, let’s head out to the backyard!!  This funky little area has three doors from the interior – a bit excessive, in my opinion.  The door on the left leads out from the game room, the door straight ahead is from the kitchen, and an unseen door on the right leads out from the living room.  We have big plans for this space – it’s becoming the laundry room and pantry!  It will be accessed from the kitchen door, and the other two doors will go away.  The laundry room will have access to the exterior, and can also function as a sort of mud room.  I’m really excited about how this change will improve the function of the house (and get the laundry out of the family room).  And my awesome mother was the brains behind this change, too.  :)

10th Flip - Before

That funky courtyard area leads to a great patio with a brick wall that separates the patio from the driveway.  The door that you see below is from the family room.

10th Flip - Before

Thank goodness this house has a detached garage, since the original garage was converted to living space.

10th Flip - Before

Here is the rest of the backyard – we’re still on the fence about the shed.  It’s actually in good shape and I think it could look pretty cute if it was painted…

10th Flip - Before

Here’s a little side by side comparison of the home’s floor plan, before and after the renovation.  Overall, I think we’re making some good improvements.

before and after floor plan

And now you’ve seen it all!!  What do you think about this one so far?

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Comments

  1. Felicity says:

    Much improved floor plan. Lots of work ahead, but you always make it turn out awesome. I’d save the shed if you can. Not having a shed myself, that would be a nice bonus if I were looking for a home now.

  2. kristin says:

    I would ditch the shed. I can’t wait to see you finish this! So many beautiful finishes and touches you will have added! That garage turned game room looks like a really nice garage! I can’t imagine using that as a living space as it is now–a little too unfinished for my liking. :) That will be great to see changed up. And the little u-shaped house of doors. We have something similar. A 1960’s tri-level with a great little space for a patio and a stone fireplace. However. it has a set of French doors from our bedroom, a door from our bathroom, and a door from the breakfast nook. There used to be a hot tub right off the patio, therefor the doors to the bath/bedroom.

  3. Vicki says:

    What a great house. And your changes are really going to make a big difference. Looking forward to seeing it progress.

  4. Mary Ann says:

    Love all the changes you are looking to make. The only suggestion I would make is consider making that laundry/pantry into a laundry/ powder room. A 4 bed home will attract families, and if you have kids you really need a bathroom easily accessible from the play areas, both inside and out.

  5. Hilary says:

    Love this! I grew up in a home that was almost exactly this floor plan. We NEVER used the formal living and dining rooms. By the time I was in high school, I was trying to convince my dad to move the laundry room from the basement to the dining room space! Can’t wait to see the finished product!

  6. Kathleen says:

    I’d agree with Felicity about the shed. And you could make it really cute & appealing if it were painted & you put some plantings around it. I’m so curious now as to why there is foil on the shelves in the closet!

  7. Aimee says:

    Keep the shed! I would love to have it out of the way in my back yard so I could use it as storage, a potting shed, craft room, children’s playhouse. I am very impressed by all the thought you have put into this renovation. Definitely not what I expect in a “flip!”

  8. Connie says:

    Unless in reading this wrong, you have to go through the dining room to get anywhere in this house? That would be really annoying to me. Also, it seems like you have to go through the living room to bring food from the kitchen to the dining room. Maybe I’m just reading this wrong but traffic flow seems odd.

  9. Nikki H says:

    I vote to keep the shed. It’s perfect for storage. All the changes are great! I’m probably the only person who likes that strange pink shower. :) I can’t wait to see this when you’re finished.

  10. deb says:

    Great changes and I’d keep the shed, too as long as you paint it. You mentioned you were concerned about storage in the house and the shed would certainly help that situation. Look forward the seeing the 8th and 9th flips and your progress here!

  11. ali says:

    Really cool changes to the layout – can’t wait to see how it turns out! Though, I have to admit, I am someone who doesn’t like walking into a dining room first thing upon entering a house. When we were looking for a new house a few years back, so many of the homes we saw had the dining room right at the entry way (my guess is many of the homes also had redesigned floor plans). It just felt awkward. So just curious, did you consider switching the locations of the new living room and dining room?

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

      Hi Ali! We have considered switching the living and dining rooms, and it’s still an option. I’m on the fence!

  12. Karen, BC says:

    Keep the shed, just paint it. IMHO, the kitchen would be small/narrow for the space so I would enclose a larger area where you plan on putting the laundry by bringing the wall out to, say, the chimney stack/corner of garage (doesn’t really cost much more). And I agree with Mary-Ann about making that area have a bathroom and laundry as opposed to pantry space (there would be more room for pantry cabinetry in the larger kitchen anyway). To Ali and Connie’s point about the dining room ‘entry’, I’m presuming that everyday entry with kids and/or groceries would be through the back, from the driveway/garage and therefore would only affect guest arrivals so would not be much of an issue. In fact, My formal dining room generally looks much tidier than my living/family room for unexpected arrivals!
    Just love your blog, BTW. Your posts are the highlight of my week (maybe I need to get out more?!) so keep them coming!

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

      I’ve been thinking about a powder room in there for awhile – and I’ve been doing some arm-twisting. :) We’ll see who wins that one, ha!

      P.S Y’alls comments are the highlight of MY week, so we’re even! :)