A New Bathroom for Benny

My daughter has a problem 😂😂😂  She’s never met a needy animal she didn’t think she could help, particularly puppies with mobility problems.  Over the years, she’s rescued and fostered countless critters (some are foster failures that still live on the Tucker Farm) and loves every minute of it. 

But her latest foster, Benny, is a special case.  His breeder realized there was a problem at birth and surrendered him.  Beth thought she could start with aqua therapy to strengthen his legs and get him up and going.  But that didn’t seem to make a difference.  She took him to a group of specialists and learned he has a congenital spinal deformation that has paralyzed his back legs.  Here’s a video from People.com that might help explain it better.  The amazing thing about Benny?  Despite all of his challenges, he's the happiest little guy you could ever meet!

 

Benny (and most of the fosters) spends time in the family bathroom when he isn't being supervised.  But with Benny’s special needs, the slippery floor just isn’t working.  In addition, this house was a really bad flip (we nicknamed it the Little Farm of Horrors for good reason - see just how bad it was here) and the grout is literally falling apart and tiles are cracking.  As you can imagine, with 'accidents', the floor is pretty gross.  Certainly not a good place for Benny or any future puppy to hang out.

So….. they need a new bathroom floor.  They got a quote of $8,000 to redo the tile – which is way beyond their budget.  And I bet you can guess how they can reduce that cost. 😁 Yup, my tile saw is going on a road trip! 

With material shortages so acute everywhere, I had to do the design from afar and order everything to be there when we arrived.  It's a bit tricky, since I can't be there to look at exact colors and style.  But they gave me full design decision authority, so that made it a bit easier.  Since they live on a farm, farmhouse style made logical sense.  But this is a real farmhouse with 2 kids, 6 dogs and constant foster animals - so sturdy surfaces are a must.   

 Tile - Home Depot 

First choice is a marble look porcelain tile, to make life easier for Benny.  I found this on the Home Depot website - $5.02 a square foot – that’s our kind of price!  It’s a matte, non-slip surface and since they’re large tiles, there won’t be as much grout to maintain.

 

Next, they need a new vanity - the contractor grade one that came with the house is literally falling apart.  And for this design we wanted a wood vanity.  Sure they like white painted cabinetry (like everyone else), but it tends to chip and show wear and tear.  Benny's wheelchair can do some damage!  A natural wood finish can take an occasional ding and it won’t show.  This one from Wayfair should fit the bill and it’s pretty gorgeous!  I got it during their Memorial Day sale for $1,250, so a bit pricey, but it’s the perfect fit to replace the one that’s there, which minimizes plumbing costs.

Vanity Photo - Wayfair

Time for a new vanity - this one is falling apart

Everything was shipped and miracle of miracles, it all arrived ahead of schedule!!!  Truly amazing in the current environment of shipping delays.  

5 screws in this tile backer....no wonder it failed!

So we got to work.  We really wanted to solve a mystery - why did this floor fail?  It's only 6 years old, so should still be in great shape.  Demo Day quickly solved the mystery.  A good tile job requires a good underlayment.  That's typically two layers of wood, with tile backer screwed through both layers.  We found one layer of 1/2" plywood and tile backer with only 4-6 screws in each sheet (the manufacturer recommend 28 screws per sheet - so this was pathetic!).  No wonder this floor failed.

That meant before we could even start putting down the floor, we needed to add another layer of tongue and groove plywood, topped with a layer of 1/4 cement board.  And you guessed it, we screwed it according to the manufacturers directions.

We got the whole family involved with the tile job - all three generations!  Doesn't everyone want to learn to do tile work?

And yet somehow, our daughter started cocktail hour while we were still working!!   

What's wrong with this picture?  Someone started cocktail hour early!

While the floor had to be a bit utilitarian to meet Benny’s needs, we wanted to jazz up the bathroom with the shower tile.  We found this at Floor and Décor, for a very affordable price.  
The majolica pattern is classic and the blue adds a nice pop of color to the room.  But because it’s so bold, we only used it for an accent wall – the rest of the shower was done it a large format, white subway.

 

I had big expectations for the blue tile – but it really blew all of us away.  Doesn’t it look AMAZING???  

 

We painted the back wall a paler shade of the same blue, to draw it out even more and keep the room from being too white and sterile. (Sherwin Williams Favorite Jeans - SW 9147). Doesn't it look great with the oak vanity???

And that shower tile really makes the room!

It took 10-12 hours a day, for 5 days to get the basics in place.  Whew!  With the tile job done and plumbing fixtures reassembled, we’re heading back to Maine.  The kids can complete the finishing touches (we had hoped to reuse the mirror, but it broke in dramatic fashion!!!). 

I promise we’ll have photos of the full Before & After to share soon!  But these will give you an idea how much it has changed!  Benny has a pretty nice room now!

And life is good at the Tucker Farm! 

Foster pony Tango and friends

 

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The Moment I've Been Waiting For....

At long last, spring has sprung in Maine.  And as the weather warmed up, it's been delightful to discover all of the amazing plantings around the yard.  It's such a treat to have so many flowering shrubs and plants.  That might be one reason why I like working on old houses so much - new construction always looks so sterile when the house is complete!  These plantings took decades to grow.

It started with forsythia as a bright yellow beacon in the front yard, the first hint that spring had arrived.  Soon the PJM rhododendrons started their vivid purple display.  

Next came the lilacs - 2 huge bushes, one in the front yard and one in the back, covered with fragrant purple blossoms.  It smells amazing!!!

Other plantings have also burst into bloom.  Aren't these variegated irises with lavender flowers beautiful?  So unusual!   

I'm not sure what the white flowers are, but they're a beautiful ground cover.  And don't you love the spirea? 

I have no idea what this ground cover is, but isn't it lovely?

But the thing I was most excited about?  To see the giant rhododendron hedge burst into bloom.  It's easily 50 feet long and many of the bushes are over 10 feet tall.  It stretches across the majority of the backyard, creating a stunning display.  Isn't it amazing? (try to ignore the tarps and building supplies)

The only problem?  You can't see it from the house.  Well, maybe if you look way to the right of the ugly garage, you can see a peek of it.    Or if you stand behind the garage, you can see it.  But the garage is really spoiling what could be a beautiful backyard.  And seriously, what view do you want from the house?

So that clinched the garage decision - it's got to go.  My excavator came out to take a look and it will be torn down.  I've started the permitting process and he's looking for a date on his calendar.

In the meantime, the asbestos shingles have been removed from the garage and taken away by Safe Environmental Solutions.  

With the shingles removed, we discovered that it's rotting from one side..... which might explain why it's leaning so much.  The sill is completely rotted away.  Now it's an even bigger eyesore - who would have thought that was possible? 😂

It's not your imagination - it's leaning...... a lot!!!

I

But for now, I want to hang out behind the garage and savor that giant wall of blossoms before they disappear for the season!  It's a moment I've been waiting for an I want to enjoy every second! 

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Can a Bathroom be Charming?

'Before' Bathroom - definitely not charming!

The word for today is 'charming'.  And that's a pretty big goal 😂.  The bathroom we found in this house wasn't remotely charming - oddly placed shower that created lots of dead space, tired vanity, one light fixture (with pull chain) and no electrical outlets.  I'd like the updated bathroom to reflect its vintage past, but also work well for the new owners.

How to do that?  I went back and looked at a bathroom we did in another bungalow in 2014.  It took its cues from an American Standard advertisement for a 'Sanitary Bathroom', which was a huge trend in the 1920's, about the time this house was built (click here to see the story about Sanitary Bathrooms).  Gleaming white, easy to clean fixtures were the name of the game.   I'd like to do something similar for this bathroom (but not a clawfoot tub, most buyers prefer a tub/shower combination).

2014 SoPo Cottage Bungalow Project

But fixing this bathroom isn't just a cosmetic makeover.  We had to gut the bathroom, move the door, and replace all of the plumbing and electrical.  Best of all, we decided to eliminate the steam radiator (which freed up a huge amount of space) and replace it with an electric baseboard.  This lets us add a BIG storage closet - and seriously, who doesn't want more storage in an old house!!

I'm thinking about a classic hexagonal floor.  I've pinned a dozen of them on Pinterest, but like this one the best.  It's not too busy, but still reflects a vintage style.  Sadly, I can't find a pre-made black and white tile anywhere - everything is out of stock.  So I'm going to have to make my own. Yikes!  It's a bit daunting and I'm sure I'll regret it as I spend hours on my hands and knees figuring out where the black tiles should be placed, but it will give the room that vintage style I'm going for.

What else?  Well, I'm going to use the same sink as the last bungalow.  I love its graceful curves and antique styling.  But since it doesn't provide any storage space, I'll include a built in cabinet for lots of storage.

The sink wall will be wallpapered in this paper.  It's a very subtle pattern, but I love it!

Finally, we'll install a classic white tub with crisp white subway tile with a bit of black as an accent.

So what do you think?  Will it be charming?

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The Curb Appeal Project

Sometimes you need to start from scratch

This house had nice curb appeal when we bought it, thanks to its classic bungalow styling.  But the front porch was its least attractive element, but that's about to change!

For some reason when they trimmed out the porch, they created these funky strips of soffit (the stuff that's supposed to go under the eaves), including the type with holes punched in it for ventilation.  And if that didn't look odd enough, they also cut them at wonky angles, which didn't exactly help the way they look.
 

The porch also only has a glass door (the screen part seems to have disappeared).  It's a narrow, short door and doesn't project a welcoming look.

And then there is the stair problem.  Stairs are all supposed to be the exact same height.  These are 5", 7" and 6"!  Technically they're grandfathered and we could leave them, but since that's a safety hazard we will be replacing them with steps that meet modern building codes.  Speaking of safety hazards, there isn't any exterior lighting, so we will be adding that as well.

Last problem, there aren't any house numbers - and it's been that way for many years.  The neighbors have already asked me to please make sure we install numbers, because they're tired of having packages delivered to the wrong house (can't say that I blame them!).  

So what's the plan?  First, I'd like to replace all the sheet metal trim with AZEK PVC.  It looks like wood, but doesn't require any maintenance. It comes with decorative styles that will add a bit more interest to the facade.

Next, we'll install a real front door.  This will provide a bit more privacy when you're in the house and will let us add a pop of color.  I did a couple of mockups and liked this simple door the best.

And the house numbers?  Well I want to do something special.  So I'm having house numbers custom made of stained glass.  This is a traditional look that will add a special touch to the front of the house.  This glass transom will be installed above the front door.  Here's the mockup I received for the glass. Won't it be great?

It was simpler to tear everything off and start fresh.  That let us properly install house wrap, as we start trimming it out.  Can you see the progress already?  The door and the house numbers are on order, but we won't see them for a bit.  But in the meantime, I'm already pretty excited about the changes!

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The Thing About Infrastructure

Even as I write this, I know it will be the least read of all the posts on this house.  I guess infrastructure is boring!  But in many ways, it's the most important thing we do.  Sure, this house will have lots of pretty finishes and features, but it's the stuff behind the walls and in the basement that make it function well.

And we're changing a lot of that stuff!  Let's start with plumbing.  Can you believe this mess of pipes taking waste water out of the building?  Do you see the electrical panel right above it?  That's a big no-no.  We all know water and electrical don't mix and having them right next to each other like this needs to get fixed.  For example, see how the washing machine drain goes up high - right in front of the panel?  Imagine what would happen if it came loose and sprayed the panel.  A disaster!  

So we're starting from scratch on the plumbing.  All that old cast iron got torn out.  We also ended up pulling out the old water lines.  With two new bathrooms and a kitchen going in, it was easier to just start with new, modern materials than try to tie into all the old stuff.

Farewell old cast iron pipe!!!

The guys got the rough in plumbing installed, so we are well on our way to having brand new bathrooms. See all that new white PVC?  That's the waste and vent piping.  The red and blue lines are all new water lines.  
 

Look at all those new water and drain lines!

They also plumbed in a new laundry room in the basement, including a utility sink (something I've always wanted in my house but never seem to get!).  Won't that be nice?  And a south facing window will bring in lots of light.

It's the same story for the electrical.  We need modern conveniences in this house and that requires a lot more power.  Forget about the bedrooms with one ungrounded outlet each (the bathroom didn't have a single outlet!) - now we will meet new building codes with grounded outlets everywhere and integrated smoke detectors.  So the old wiring gets torn out and new wiring gets installed.

  And that means we need a brand new electrical panel, which gets relocated away from all the plumbing!

Look at all those new electrical lines running into a brand new panel

Figuring out lighting plans always takes a bit of trial and error.  For example, I want recessed lights on the 2nd floor, but with a steeply pitched roof, that was a bit tricky.  If you use a standard light, it would point the light at an angle - not a good look or function!   Luckily I found a recessed gimbal light that looks like it will work when we tested it out on the bathroom. 

Heat pump with heat and AIR CONDITIONING!!!

We're also getting another big upgrade - a heat pump which will provide heat to the new 2nd floor, but it will also provide air conditioning.  There will be an additional head on the first floor, which should keep the majority of the first floor warm in the winter and cool in the summer.  The steam boiler in the basement will stay - I'm still old school and want that back up system for the winter.  This is Maine after all!
  

Speaking of heat and air conditioning, we will talk a lot about insulation and energy efficiency in a future post, but we're getting everything ready for that now.  Unfortunately, there is a huge insulation material shortage, so we have to wait through an 8 week lead time for insulation!  It's crazy how slowly everything moves forward now.  

What else?  Supporting all the structure of the new dormers meant we had to carry the load down to the basement.  The concrete of the basement floor wasn't thick enough for all that load - so we had to have 6 holes cut and dug into the floor, to provide a big concrete footing for the posts.  A big job, but critical!

All these changes remind me that renovating isn't for the faint of heart.  It takes an enormous amount of work to bring a 1920's home into modern living standards. But it's worth it, the result will be a wonderful home for the new owners.

We hope to have all of our city inspections next week.  And then we sit in a holding pattern, waiting for the insulation guys.  Patience isn't one of my virtues - but I'll do my best to twiddle my thumbs for a few weeks!

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