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      03-07-2020, 07:03 AM   #705
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Originally Posted by Joekerr View Post
Going to be going on the Campbell soup diet shortly.

Detailed estimates just came in from the contractors to do the renos on the house at $400K.

Ouch...was thinking it would be closer to $250K. Setting up meetings with them again to see if there is fat to trim from their estimates.
There should be 50 pages of details to go through for a $400K reno. In addition to cutting fat, worry about details missing that will add on later.
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      03-07-2020, 08:24 AM   #706
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Originally Posted by Joekerr View Post
Going to be going on the Campbell soup diet shortly.
You're not doing it right if you can still afford Campbell's soup and not the cheap store brand!

When we bought our house, one of my racing buddies gave us a Sam's Club brick of genuine Kraft mac and cheese boxes...with a card that said to save them for special days as a treat when the store brand got boring.

I just realized that I haven't eaten ramen noodles in over 10 years now. Maybe it's time to break ground on the heated driveway?????
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      03-09-2020, 08:38 AM   #707
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You can just build a nice big brand new house here for that....
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Originally Posted by hooligan_COLD View Post
Dude, that has to be a HUGE reno project.

Details? What all are you planning on doing?

Agreed with Hawkeye, you might be able to knock-down and rebuild on your current lot for less than $400K.
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Originally Posted by RickFLM4 View Post
There should be 50 pages of details to go through for a $400K reno. In addition to cutting fat, worry about details missing that will add on later.
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Originally Posted by vreihen16 View Post
You're not doing it right if you can still afford Campbell's soup and not the cheap store brand!

When we bought our house, one of my racing buddies gave us a Sam's Club brick of genuine Kraft mac and cheese boxes...with a card that said to save them for special days as a treat when the store brand got boring.

I just realized that I haven't eaten ramen noodles in over 10 years now. Maybe it's time to break ground on the heated driveway?????

Yeah, so the actual estimates from the contractors came in between $253K - $301K before the 13% HST tax (so total $286K - $340K after tax). Then we'll likely be in for $30K to the interior design firm by the time we are finished with lighting, drawings, and that, plus tax, and then there is some miscellaneous as well.

We are going back to the contractors and if they can get pricing under $200K before tax, then we'll go probably go ahead, since that will be probably close to $270K after tax for the renos.

What we are doing is this:
1. Gut master bath and make it modern. Not changing any of the plumbing, shower, bath, sinks and toilet are all staying where they are, just new ones for all except will use existing toilet. Re-tile floor and shower, new sink cabinets and sinks. Expand shower by roughly half a foot lengthwise. Paint.

2. Update kids bathroom, all plumbing stays the same again, just modernize and update sink & cabinet. New shower. Paint.

3. Take existing laundry room and gut it and create a third bathroom / guest bathroom. Add shower and sink and toilet and paint. Likely small cabinet.

4. Utilize one bay of our two bay garage and build divider wall between the bays leaving one space still as a garage to park in. The other bay that joins up to the house they will be raising the floor a little to add a heated floor, but turn it into a combo mudroom / laundry room with a dog bath in corner and places to store clothes, boots, etc.

5. The biggie - build another two car garage as a new addition to the house, join it to the house in terms of following the roof line (which is easy, the lines actually lend themselves well to the design). Not finished, no drywall or paint, just footings, concrete foundation and slab. Stucco finish.

They will need to move the generator and the hydro meter in order to build the garage.

In order to get the prices down, we are willing to forego the kids bathroom entirely, which would save $14K from the cheapest quote. Which means he'd still need to shave at least $40K additional to get us to go ahead with the project.

Otherwise, we're not going to do it.

We do like the approach of the cheapest contractor though - he said his process is very transparent, he will provide receipts for everything he spends money on so we can see it and he adds 15% on top as his profit.

My guess is (though I wasn't there and now I need to clarify) is this also includes subs, but not sure about non sub (ie. his labour). But seems like we would have a decent amount of involvement in the process.
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      03-09-2020, 03:19 PM   #708
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Great job. Now I will have to honestly say that me, my wife, and 7yr have too many clothes! All of us have about 3 to 4 time more in our closets.
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      03-09-2020, 11:33 PM   #709
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got all the spray texture done using the Hopper! turned out pretty nice




Canned lights all installed and wired to a dimmer switch. used 75w LED Soft White


also ran new electrical outlets around the concrete side of the room


on my day off i'll start painting the walls with some sort of gray using Behr Marquee from Home Depot. for the concrete walls i'll be using a concrete paint with the same gray color

if you notice the stain on the wall that was from the previous owner. looks like it was leaking at one point. i had a contractor seal everything up.
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      03-19-2020, 11:28 AM   #710
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Flooring in the main areas of the house complete (but all covered with cardboard/construction paper, so no pics). Most of the drywall repair complete, painting in progress, structural beams re-wrapped with cedar, cabinets going in!
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      03-21-2020, 09:57 AM   #711
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Garage Before:


Garage After:




Not the most up to date pictures because I added a workbench and shelving for shoes. Still looking very clean and tidy.

Also did a stone patio with my father:












Loving the field stone firepit, and the steps which came out fantastic! This spring I will finish the landscaping around the patio and also get some chairs and tables.
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      03-24-2020, 08:08 AM   #712
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MI now on shelter in place orders for the next 3 weeks - the crew was here for 1/2 a day yesterday cleaning up a little.

Cabinets are set - the counter top guy did NOT make it out yesterday to template the counters, though.

The stove is roughly back in place and functioning, ditto for the refrigerator. Still no kitchen sink, obviously. Probably going to cut some pieces of plywood to use as counter tops in the meantime. Crap.
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      03-24-2020, 03:29 PM   #713
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got the new texture done as well as painting the walls




foundation wall painted as well as the electrical conduits


installed all the new LED lights

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      03-24-2020, 03:37 PM   #714
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over the Weekend i started tearing out the old ceiling in the basement. also gonna go with the industrial look with the flat black paint like i did in my son's room





so now i had to go back and start removing all the 2x4's that was framed out which the drywall ceiling was attached to






so the rest of the week i'll reinstall all the can lights. redo all the romex wires that way they're not hanging but fastened against all the floor joist to give it a cleaner look without lines going everywhere. i'll also have to decide to remove the cable lines that are hanging or run new lines and also have them run the same direction as the floor joist. in the end the basement ceiling now that it's been removed feels so much taller now.
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      03-26-2020, 02:58 PM   #715
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spent some time on one of the areas of the basement where i think the TV and couches will be. picked up 6" can lights from HD as well as 65w LED Soft White lights. got all the can lights installed as well as running new romex wires. i'm replacing all the old romex wires so anything you see hanging will be removed




here you can see i ran and fastened all the romex wires into the corners of the floor joist to make it a clean look. even tho it's gonna be painted black and you won't really see it i just want things to be neat and tidy.


installed and the lights work perfect!


now i'll start working the middle part of the basement where the pool table will be. plenty of new can lights will be installed and debating whether to install a hanging light i see with most pool table setups?
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      04-04-2020, 05:25 PM   #716
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Our little project has begun.

It'll be a 4 car garage (2 tandem, 27' wide x 50' deep)+ workshop (22' x 14') and an 800sq/ft ADU for my parents.
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      04-05-2020, 12:34 AM   #717
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A little refresh on wife's kitchen. It was sorta my bday gift to her.

Before and after.
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      04-05-2020, 07:33 AM   #718
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A little refresh on wife's kitchen. It was sorta my bday gift to her.

Before and after.
Very nice. Did you refinish or replace the cabinets?
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      04-05-2020, 09:30 AM   #719
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Refinish/painted. Cabinets appear to be in great condition and there wasn’t a need to replace.
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      04-05-2020, 10:32 AM   #720
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Refinish/painted. Cabinets appear to be in great condition and there wasn’t a need to replace.
We are in a similar position. Yellow-ish finish on oak cabinet doors that remain in good shape but we also prefer white cabinets. I've been a little hesitant to refinish over the oak because I'm not sure how the white would look with the oak grains. But I also haven't been excited about replacing perfectly functional cabinets due to design preferences.

I was also a little concerned about spray inside the house. Did you DIY this or have someone do it? Were the cabinets removed entirely and sprayed outside, or was any spray inside?

The other issue I've got is that the cabinet door design is different than your doors and my wife doesn't like the design of our doors. So we looked into refinishing, but with new doors / drawer fronts and adding some 12" cabinets on top of the 42's for more storage. When I was done pricing that, it was still less expensive than new cabinets, but not significantly so we reached a point of analysis paralysis (which at the moment I'm happy about).

Anyway, your pics look good. We may scale back our aspirations and just refinish with existing doors and drawers in light of current / anticipated economic conditions.
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      04-05-2020, 12:03 PM   #721
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Originally Posted by RickFLM4 View Post
We are in a similar position. Yellow-ish finish on oak cabinet doors that remain in good shape but we also prefer white cabinets. I've been a little hesitant to refinish over the oak because I'm not sure how the white would look with the oak grains. But I also haven't been excited about replacing perfectly functional cabinets due to design preferences.

I was also a little concerned about spray inside the house. Did you DIY this or have someone do it? Were the cabinets removed entirely and sprayed outside, or was any spray inside?

The other issue I've got is that the cabinet door design is different than your doors and my wife doesn't like the design of our doors. So we looked into refinishing, but with new doors / drawer fronts and adding some 12" cabinets on top of the 42's for more storage. When I was done pricing that, it was still less expensive than new cabinets, but not significantly so we reached a point of analysis paralysis (which at the moment I'm happy about).

Anyway, your pics look good. We may scale back our aspirations and just refinish with existing doors and drawers in light of current / anticipated economic conditions.
That was the drawback on oak cabinets were the grains. I was worried about it as well but it actually turned out pretty well than I expected. Grain was barely noticeable from afar unless you get very close to it. With multiple coats of paint, to me, the grain became as an added texture which gave the cabinets a nice character. It did crossed my mind for a reface but that was also close to having new cabinets installed. There's about 23 cabinet doors in this kitchen and that will surely add up.

I hired the cabinet pros to do this job as it's very intensive time consuming. They took all the cabinet doors to their shop to be painted and then covered all the openings on the box. One guy that came in everyday to do all the masking and covering the whole kitchen and then 2 guys came in to start sanding and paint the box. The cabinet doors were sprayed at their shop and the box was brushed.

The kitchen was decommissioned for about a month as I also coordinated a schedule on a new countertop install and backsplash so there was a good downtime. I don't know how I got it to work working on 3-4 contractors to do the job but it all turned out very well with my schedule and family.
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      04-06-2020, 04:52 PM   #722
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Finally finished the closet to workspace change I was working on for a while.

Before and after. Still have a little cleanup (touch up paint and covering screws)
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      04-06-2020, 07:23 PM   #723
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Quote:
Originally Posted by lsturbointeg View Post
got the new texture done as well as painting the walls




foundation wall painted as well as the electrical conduits


installed all the new LED lights

What type of paint did you use?? How did you apply it?? I’ve been thinking about doing the same to my basement. Yours came out excellent!
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      04-06-2020, 10:57 PM   #724
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What type of paint did you use?? How did you apply it?? I’ve been thinking about doing the same to my basement. Yours came out excellent!
i used the 5 gal flat black paint from Home Depot. i will have to check and see what brand i went with but it was the only 5 gal flat black they stocked. i used a Wagner Spray gun from Home Depot as well.


works very well and easy to use. i would definitely do this as the previous owner of the house used drywall and as you can see he did not do a very good job


thanks for the comments. still currently working on running new romex wires so i should be painting the ceiling soon
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      04-07-2020, 12:10 AM   #725
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Originally Posted by hooligan_COLD View Post
Flooring in the main areas of the house complete (but all covered with cardboard/construction paper, so no pics). Most of the drywall repair complete, painting in progress, structural beams re-wrapped with cedar, cabinets going in!
That you on the ladder?
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      04-07-2020, 05:20 AM   #726
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That you on the ladder?
Ha! You got me.

That's actually our foreman, Jim. My beard is longer.
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