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:
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):
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!
(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):
Backing up a bit, you can see that the doorway to the living room with the fireplace was expanded:
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.
Here’s that same doorway from the living room side of the wall:
Can you see the great sightline from the front door?
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.
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.
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.
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!
(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:
And the guest bathroom is now just a guest bathroom – we closed off the doorway from the master bedroom.
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 . . .
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.
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!
How do you think things are coming along so far?