Wednesday, June 22, 2016

Update on the Farmhouse Renos

An update on the farmhouse flip.
Recapping the progress so far....
* bought April 28/16
* let the previous sellers stay there till the end of May
* June 2 renos start

Some of the changes to the exterior of the house to-date:
* rust stain under living room scrubbed and gone
*two large dead cedar trees directly in-front of house gone
* fresh coat of white paint for handrails and posts
* old screen door removed
*rosebush removed
 Still need done:
*Victorian door bought, but yet to be installed, we still need to paint the frame and the interior door.
* paint porch floor grey
*paint lattice
* flower beds need to be cleaned up
* plant trees, perennials and flowers



Heading inside.  Quite the transfer thus far.

The kitchen was completely gutted down to the bare walls.
It was interesting to see that newspaper was used as insulation behind the 1950's wallpaper.
And some of the headlines and stories were just as interesting.
I tried to peel them as whole pieces as best I could, but with not much success.

Here's a look at the kitchen the day before the renos started.

 Before Kitchen

Last week we started the drywall.
I was going to cheap out and keep the old drywall,
but have since decided to tear that down and put in fresh sheets.
We still have to put in the vapor barrier for the outside walls and then the sheet rock can go up.
You will notice in the pic below, we squared up the entrance leading to the back rooms, it use to be an arch.
Still to due as of today is taping, mudding and painting.

Lots of electrical changes.
We moved the stove range box over.  It was positioned where the fridge is to go, so we moved it to the wall backing onto the bathroom.
All plates, switches and receptacles are being replaced for brand new ones.
Bringing them all up to code, and for a fresh clean new look.
The electrician had to then place a new plug outlet for the fridge.
And dig a tunnel in the wall to feed the wiring for a light above the sink.
Once the ceiling is finished, the new shaker style light fixture will be installed.

Laminate wood flooring is bought and ready to be installed.

The kitchen cabinets are bought and ready to be installed.

 From the picture below you can see the progress so far with the laundry room, and a peak into the bath.

Today Kitchen

Arch entrance changed to square.  New drywall will be installed for the entire room. 

Today Kitchen

Row of doors in the kitchen.  Opposite the cabinets.
One leads into the living room, middle door goes to the upstairs bedrooms and the one on the right is the master bedroom.
(We are currently taking a wall down in the master bedroom, it will be one big room.)
*The new drywall needs to be installed.  Will be painted white.
*New trim
*New white doors are bought but yet to be installed
*New laminate wood flooring

The laundry room is one of the rooms that is near completed.
Still to do in this room is sanding and painting.
Changes we made to this room, we took down all the cabinets.  Stripped two layers of paneling and old drywall.
Still to do for this room is new flooring, trim and paint the fuse box.
And of course, bring in the washer and dryer.

Before Laundry Room

Today Laundry Room

The back section of the house consists of entrance way, laundry room and bathroom.
Laundry room renos are underway, bathroom as well and the back entrance will get a fresh coat of paint and new flooring.

I think your getting the general gist that the entire house will be painted white.

Before Back Hall

Today Back Hall

So far to date we have removed old drywall and the old fiberglass tub surround.
This tiny room will get white beadboard panels installed.
New ceramic tiles will wrap the tub area.
Window frame to be repaired.
I will have to keep the pedestal sink, the new cabinet I bought for it did not fit.  This room is just too small.
New flooring, new light fixture. And the tub will get a good cleaning, I think I might be able to salvage it.

Before Bathroom

Today Bathroom

Living Room
The living room was thus far the best room to uncover.
Under 2ft of beams and paneling we discovered a 10ft ceiling (originally I thought it 9ft, but since measured and it is 10).
And those beams!
Initially when I first saw them, my first reaction was to drywall them up.  Then of course it hits me like a hurricane....original beams.
But the true test came when we took everything down and I was actually able to see their true beauty.
They are a keeper and will remain untouched.
The rest of the room will get painted white, new flooring, all white trim.

Before Living Room

Today Living Room

The bedrooms
Not a whole lot of work needs to be done to the 2nd floor.
The two upstairs bedroom will get a fresh coat of paint.
 At this time the carpet is staying, who knows what I might do next month.  But for now, it's staying put.
Would like to frame the one bedroom in, it is open when you walk up to the 2nd floor.
But for now, that is not something that is on my radar.  Maybe next month I will focus on that.

The paneled walls that flank the staircase will be painted white.
A white door is replacing the old brown one.

Before 2nd Floor

Of the two upstairs bedrooms, this one is enclosed.  It currently does not have a privacy door, but will eventually get one.
This room will be painted white.

As I mentioned, the pic below is the bedroom that is completely open when you reach the 2nd floor, having no privacy walls.
I am finding with this part of Ontario the old farmhouses are designed with bedrooms in this
Again, will look at getting it framed, maybe next month.
The closet has already been knocked down.  This room will get painted white.

Heading down stairs.  The paneling will be giving a fresh coat of paint.
New banister.

This wraps up the renos to-date.
Not too bad for just a few weeks.  Will be updating in another two weeks, stay tuned!

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Monday, June 20, 2016

One Million - Thank You!!

This little blog of mine has reached a big milestone.
One million views!

Who knew five years ago when I started this little place to pen my thoughts that it would last this long.
When I started this thing those many moons ago, I didn't even know what a blog was.
I remember I thought this website was just a place to write your personal thoughts.   I had no idea it would be shared with others, until I got my first comment.

Thank you for your visits and your sweet comments.  I read them all and get so much inspiration from them.

This blog has been the best experience for me.
Thank you so much so stopping by!

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Thursday, June 16, 2016

Let's Talk Money

The farmhouse renos - money and budget.
They go hand in hand...renovations, money, budget, sleepless nights.

When I first started renovations on the farmhouse I had a total of $15,000 budget to work with.
Just before the work was to start I got an emergency request from a family member to borrow half of that amount.
I did it because they needed it.  However now I was down to a very crippling amount.
But I am a resourceful woman.  I am a clever woman.  I am a focus and determined woman.
I sat down and took a good hard look at what I was going to do, with next to no money for a very big renovation job.

Of course the first thing I did was run to my mortgage broker.  Help, I need to borrow money!
Then I got to thinking.
I am doing this for one reason, and one reason only.
My whole purpose of pursuing this plan was to be mortgage free, or have a small mortgage.
Why am I looking at owing more with a 2nd mortgage.
So I rearranged my thought process.
Dump the 2nd mortgage idea, and rescale my budget.  Rescale it to a very tight budget.

First thing I did was purchase and get the major material stuff out of the way.
So I went to Lowes and purchased the kitchen.  Check....done.
The flooring was the other major expense for materials, and luckily I started on that when I was on route from my trip out west.

When I first started the renovations I hired workers I had hired before, but they were turning out to be at very expensive rates.
After a while I was seeing that my money was fast disappearing.
I had to put an end to this expensive labour.
Now what.  So for a few days I surfed Kijii.  Letting ideas wash over me.  See what's out there, what's what.
Then I started emailing some of these people.

At first, yes I was finding general handymen, but the rates were still too much for my tight budget.
So I developed a plan.
I put an ad out to hire people at minimum wage.  For the smaller jobs around the property.
Good plan, and I can report it is working out very well.
I am finding that there are guys out there wanting to bring in a few extra bucks for their families.
Semi-retired men looking for just a few hours to have something to do.
And it's pleasing me how resourceful they are.  They paint, drywall, landscape.

Then I started trading services.
I have two guys that are collecting metal around the property in exchange for work around the house, and I also pay them minimum wage.
They really are doing me a favour by collecting the metal from my property.  There is a lot of it.

Then it came time to address the bigger renovations jobs, how can I be creative with these costs.
Electrical issues.  Issues with the well.  The roof needs to be replaced.

The electrical issues -  I initially got two written estimates from qualified electrician.  They both came in at $2000.
Staggering for my small budget.
I persevered and finally found someone who would do it at a cheaper rate, and at sections at a time.
The well issue - see below.  Still sitting on this baby!
The roof issue - Have 2 quotes in, both at the $4700 range.  Sitting on this one as well.

This well issue will be expensive for me, the well needs to be pumped, cleaned and re-filled.
It's a retaining tank dug well, not a drilled well.
I have applied to the Township to get a nearby water line brought up to my lot line, but that may take a year.
I do need water, so this expense has be allocated.
I am calling around for the best price.  And doing my best to educate myself on the mysteries of well water.

Show me the money....
Resourceful ways I am earning money.
I do have income from my linen business, but it has scaled down considerably since I took on this reno work.

You would be surprised what sells on Kijiji.
I am accessing a bunch of stuff around the property and listing them on Kijiji for sale.
You know that fallen barn at the back of my property....yup, I have someone interested in buying it for $1250.

That pile of garbage the previous owner had gifted me, I am accessing what will sell, what I am giving to the ReStore, what I can burn and what is going to the dump.
Even some of my linen, I am accessing to see what is not renting anymore, and's up for sale.

I love every aspect of these renovations.
And even though budgeting is not as fun as drills, paint brush and sledgehammer, it is all part of the experience.

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