Creating an Open Concept Living Space in a 1950's Ranch Home

It's always fun to see people's reactions as they walk in the front door of the house.  You see, from the street, it appears like a very small house.  But as they come in the door - they get the WOW moment!  The kitchen, dining room and living room are all open and thanks to removing the old pressboard ceiling to expose the cathedral ceiling, it feels huge.

Of course it didn't start off that way.  The original floor plan had your typical segmented rooms.  The kitchen was dark, thanks to wood paneling and no natural light.

Original Floor Plan

To get to the living room, you had to go out to the hallway that leads to the garage and enter from there.  We changed all that by removing a couple of walls.  We also opened up the cathedral ceiling in the living room - to make it feel even more spacious.

Final Floor Plan

And the kitchen?  Well that changed a lot.  The centerpiece is this large island.  It provides lots of counter space for cooking, but there is also room for seating - perfect for a casual meal or to chat with the cook!

Can you see the feature that stayed the same?  The doorway on the right!

But even with the wall removal, the space was still a bit dark.  So we enlarged windows, added new ones (the double window behind the dining room table) and installed an operable skylight.  That will also help channel summer breezes through the space!

I've said it before and I'll say it again.  Opening up a cathedral ceiling is one of the biggest bang-for-your-buck projects you can do.  The old pressboard ceiling was low (7 1/2') and once we raised it up, it was 10'.  It was a big job, requiring some structural changes, but so worth it!

And while I usually do lots of new built-ins, the existing bookcases were really well built.  So we left them in place (and had the fireplace reworked to be wood burning again) and added new trim and lighting.  Once it had a couple of coats of paint, it provided a dramatic focal point to the room.

Now that it's done, I have to admit I'm pretty thrilled with the result.  This once dark, cluttered living space is now bright and open - perfect for the new owners who will be moving in soon!  Don't you love it?

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Hardworking Rooms - Can They Be Pretty?

Typically, when you think about a room that takes a lot of wear and tear like a foyer/mudroom and laundry room, you think about utilitarian surfaces and finishes.  But we wanted to do just the opposite to Romance the Ranch.  We wanted these spaces to be beautiful, so we created custom built ins and added antique elements for a bit of a WOW!

Opening up wall from garage to kitchen

But first we had to create the rooms.  We started with a section of the garage and turned it into living space.  That meant we had to open up a wall to the kitchen to connect the two spaces.  Once that was done, we built the new walls and stairs to get from the front door up to the main level of the house.

 

But we didn't want it to be a blank boring space, so we planned lots of special finishes.  We started with a tile that would mimic terrazzo and wood.  It has a slightly rough finish, so it won't be slippery when wet.  So important when you're coming in the door with ice and snow on your boots!

And I wanted to add some antique elements, to give the room some more character.  So I spent weeks stripping layer upon layer of paint from an antique newel post and balusters - what a difference that made!

And then there is the mud bench.  I ordered a set of baskets and designed a set of cubbies and hanging space to hold lots of coats, gloves, hats and stuff.  Kyle turned that design into reality

So many people took photos of the mudroom when we had the Open House!   I have a feeling lots of folks are going to have a mudroom on their 'honey do' list 😂

With the new glass door and birdcage light, it's so bright and sunny!  And of course this beautiful painting by Holly Lombardo makes a great statement.

Just off of the mudroom is the laundry room.  It's not huge, but there is a lot of space for folding clothes and storage.  That long counter and sink will be so useful!

Of course these are the first glimpse of the house as you enter the front door.  Hopefully you'll agree they're not your standard, utilitarian rooms.  They're hard working - but pretty! Wait till you see the rest of the house!

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Romancing the Ranch - Before and After Curb Appeal

Rarely has the exterior of a house that we've done changed so much!  This 1950's ranch had a cobbled together appearance, with a garage that appeared larger than the house.  Plus with its mismatched siding, mismatched roofing and a never used front door, it was time for a change.

How did we do it?  We had big plans, but it was a lot of work.  First step was enclosing the odd alcove and making it interior space (a brand new ensuite bathroom!!).  

The front door was closed up and all new windows were installed (they were larger to meet fire safety codes and to bring more light into the house).

We created a new front door by using an old garage entrance and building a false gable above it.  

And of course we installed new siding on the entire house.  This vinyl that looks like shingles is pretty amazing, people keep touching it to see if it's really wood!

But what really made the difference was the trim work and accents.  The crisp white trim really pops against the blue gray siding.  And that bright blue door looks pretty sweet!

But the changes to the front of the house were just part of the story.  The back of the house looked pretty tired as well.  The old deck was a disaster with broken joists and failing decking.  

Rear of house - Before

We wanted more light in the house, so we enlarged some windows and added new ones as well.  And we covered the entire house with an air sealing membrane and new trim and siding.  

I guess you'd call this rear curb appeal - can you believe the difference?

That deck is such a nice spot to sit outside and relax in the private backyard.

We've had a few people come stop by and tell us they couldn't believe the difference.  Farewell boring little ranch - hello beautiful!!  

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The Big Pause

As the 10 year anniversary of SoPo Cottage approaches, it seems odd that we will hit the 'pause' button.  I started this business because I love renovating old houses.  I love taking an awkward layout and turning it into a floor plan that works for today's lifestyle - while maintaining the antique charm and uniqueness of the house.  I love fixing the safety issues and lousy energy hogs that cost too much money and are bad for the planet.  I love working with a team of skilled craftsman to create something beautiful.

But it might be time to take a break.  Why?  Well there are 3 issues.  First, there are some new building code changes and ordinances that will likely cripple my business model.  New energy and ventilation regulations will add more costs, while also requiring dramatic changes to the exterior of a home.  Later next year, the city will require sprinkler systems be installed - which adds around $30,000 to the cost of the project.  And now houses built before 1942 need a 90 day review by the historical and architectural review board, adding new challenges to timelines. 

Thanks to COVID and tariffs, lumber costs are up 120% with large percentage increases across most other products as well.  That's a staggering increase and you can add long lead times as well.

And then there is the unprecedented cost increase in real estate.  When I run the numbers on a new project, it quickly becomes apparent that it could be a money losing proposition.  My profit margins are much smaller than most flippers.  As a recent appraiser pointed out, I just put too much money into these houses.  I do it because I want the home to be the best that it can be.  Yet as much as I love this work, I need to make a small profit.

 

So for now I guess I'll hit the pause button.  I'm a bit terrified.  I'm a workaholic by nature and have no idea what I'll do every day.  I may continue to update this blog and social media periodically.  But in the meantime I'll just do some thinking if there is something else I want to do when I grow up (and I do owe you all the before and after pics of the ranch).  And hopefully some perfect project will come on the market that will make logical business sense.
 

Thanks so much to all of you for following along as we've renovated 17 houses.  Your support, comments and advice have been a great source of energy and motivation.  And hopefully in return you've gotten a bit of inspiration or ideas for what you can do in your own home.  

I hope the adventures will start again soon.  But for now, it's probably time to step back.  But I promise to get Romancing the Ranch Before & After photos out soon!

All the best,

Laurel

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Open House Sunday, October 18th, 11-2, 127 Providence Avenue

And it's done.  Thanks to the hard work of an amazingly talented crew of people, we've gotten this one across the finish line.  And we truly have Romanced the Ranch.

I promise to start compiling all the 'Before & After' photos soon, but for now, here's a few peeks of the finished product.

The mudroom is a show stopper as you come through the front door.

And the antique newel post and balusters provide some historical charm.

But the bigger 'wow' moment is as you enter the main living space.  This may be the biggest open concept living space we have ever done.

It's an inviting room with the wall of windows and doors looking out to the private back yard.  The fireplace wall is flanked by built ins and provides a focal point for the large space.  Of course Holly Lombardo's amazing painting is the finishing touch!  

The kitchen is large and the island provides the perfect spot for family and friends to gather.

Remember the old living room?  Now it's turned into an ensuite bedroom - what a difference!

And the old basement is now a bright, light living space that the new homeowners can use any way they want.

If you're local, we will have an Open House this Sunday from 11-2.  We will be following all the COVID safety protocols (so please don't come if you have any symptoms) including wearing masks, limiting the number of people in the house, social distancing, open windows, etc.  We want everyone to be safe!   And as usual, we'll be collecting donation for the South Portland Food Cupboard.  If you could bring some non-perishables or a cash donation, they would really appreciate it!

In the meantime, I'm going to start sorting through the hundreds and hundreds of photos I've taken and see if I can start creating some fun 'Before & After' posts!  

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