RIDGEWOOD RENO: SYSTEMS IN PLACE

It’s February, which means we’re at the beginning of month three and things are picking up speed. It’s also a point in construction where we’re beginning to see the home transition out of its past and into its future life. A ‘flip’ is not about taking something used and making it new. It’s about thoughtfully refurbishing a home to have a transition from what it once was to what it becomes, as if it were thoughtfully cared for over time. We want the new homeowners to feel as if the character of the home has not been lost.

Construction Progress: Once the demo was complete, we discovered a few unique characteristics of the home— old 2x4 studs that were truly 2” by 4”, wow! The ‘bearing’ wall running down the center of the home wasn’t truly load-bearing. Instead, the wood joists ran the full width of the home at twenty-four feet long, wow! After removing a bathroom linen closet, a hidden room was revealed, wow! The front porch posts are made of faceted, tongue-and-groove douglas fir wood strips that form a round column, wow! (and they were painted a Seahawk-green color…yikes!) All of these quirks remind us of the old ways of building in the early 1900’s.

Construction moves at a pace we’re all familiar with…on schedule, until it’s delayed! But, we’re using this first house to build a team of sub-contractors that we know can get the job done well and on-time. While we’ve passed electrical, plumbing, and mechanical rough-in inspections, plus our new framing inspection, it doesn’t mean it has all gone as planned. As one can imagine, a 120 year-old home is likely to have out-of-plumb walls, sporadic rotted subfloor, and some un-level floors.

• Our carpenter, Jon, was up for solving any new framing challenge to get us shaped up for the new first floor layout and prepped for drywall.

• With a very narrow crawl space at 18 inches or less, our plumber Steve, was grateful for our consolidated kitchen and bath layout that helped minimize his time wrangling pipes in the crawlspace. All new PEX piping was ran for supply and waste lines throughout the house.

• Our electricians Ken and Jack removed all existing knob-and-tube wiring and re-wired the entire house with new romex, locating all new switches, outlets, light fixture boxes and smoke detectors to meet new codes.

THE CREW

Carpenter Jon

Plumber Steve

Electrician Ken

Foreman Jack

Check out some before and after shots of the progress! With the building systems installed, we’re ready to begin insulation, new window and sheetrock install by the end of the month.

Before

New Framing

Demo Complete

New Framing

Existing

Porch Enclosure Removed

Design Progress: As the installation of the home systems wrap up, the design inspiration photos and goals for economical, yet sustainable design approach are taking shape for the modern-craftsman style home.

• A natural wood-look floor of a warm oak to brighten the space.

• Reuse and refinish of original interior trim, baseboards and doors where feasible.

• Neutral cabinets, but with a warm sage green tone applied to the base cabinets that compliments the flooring.

• Shelving niches that hint at an original craftsman style detail.

• Light fixtures of a modern-craftsman inspired aesthetic.

Selection of materials is a close balance of finding sustainable, economical and durable products, while aligning with the design aesthetic and complimenting the original character of the home. We explored local manufacturers and suppliers for flooring, tile, cabinets and counters. It’s important to have a vision and budget in mind to help avoid being overwhelmed by the numerous options!

Lessons Learned, Month Two:

• The best contractor for the project isn't always going to be the one who you 'like' the best.

• Understand what does and doesn’t necessitate a field revision to the permit; saves time and money.

• Get ahead of long-lead items such as replacement windows.

• Each sub-contractor takes pride in their trade and often thinks their work supersedes all others.

• Find an LVP flooring finish that is testing the market for demand/popularity— it will come at a discounted rate from what it will cost if it gains popularity. Steal!

What's Next?

• Replacement window installation.

• Wall, attic, crawl space and pipe insulation.

• Drywall installation and refinishing of upper floor walls.

• Floor leveling and luxury vinyl plank (LVP) installation.

Til next post— we build on!

refern (aka rachel)