Thinking About Flooring in the Cottage

One of the things I find myself thinking about a lot is flooring. I endlessly, relentlessly agonize over what to do with the wood floors in my own house when I eventually refinish them, which is the subject of a whole different post. It’s best to not even get me started on the two bathrooms, either. I mean, the options just seem boundless! I’ve never felt particularly compelled to add another bathroom to my house, but I’ll admit that the idea of just getting to pick out another floor almost makes me want one. Also, sinks. And tubs. And mirrors. Maybe I just want to renovate more bathrooms?

The cottage renovation has sort of sent my obsessive flooring thoughts into overdrive. I have a surplus of floors in my life to worry about. Consequently, I’m losing my mind. Or I’ve lost it already. So let’s think this through together, yeah?

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This is that familiar new view into the cottage when you’re standing at the front door. I’m still really pleased with this new floor plan—I think once the walls go up, it will feel just open enough but still efficient and cozy, like this place needs to be.

The floor has me a little worried, though. In the living room at the front of the house, there’s flooring that appears to be yellow pine. It’s in really, really rough shape, but I actually think it would refinish OK. There’s some significant patch work to do on areas where boards are missing or too damaged, but it would be doable. Another thing to keep in the back of your mind is that these floors run side to side.

Aside from that, the other notable thing about this floor is that it’s laid directly on top of the joists, underneath which is an uninsulated crawlspace. I know using an original subfloor as flooring isn’t all that abnormal in old house renovations, but I also worry about having just 3/4″ of wood between feet and a cold crawlspace in the winter. It seems potentially uncomfortable and potentially inefficient from a heating standpoint.

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The real problems start in the dining room, which is the original part of the structure. This flooring also appears to be yellow pine, but the boards are a bit thinner than in the living room. They’re laid on top of an original pine subfloor—I think it’s hard to tell from the picture, but this means that they sit about 3/4″ higher than the flooring in the living room, which isn’t so ideal. It also means that the boards run the same way that the joists do—back to front—meaning that the flooring runs perpendicular to the living room planks. So that’s kind of Issue #1 and Issue #2: the height differential between the floors is less than ideal, and the opposing directions just makes things feel sort of choppy and awkward.

Then there’s the fact that during the framing extravaganza, the dining room wall actually moved over a few inches in order to effectively support the joists on either side of the beam in the ceiling. So all of the dining room flooring actually ends a few inches before the wall, which would be a very tricky thing to patch in and repair without it looking strange. I’d probably just end up running a couple of boards perpendicular to fill the gap, but it’s not the most glamorous solution. I’m worried about it all ending up looking a little patchwork-y.

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The other thing about the dining room floor is that it’s in bad shape. I think most of it would still refinish OK, but there’s definitely some advanced water damage in certain areas, and those boards would need to be replaced and new boards feathered in. Not a huge deal cost-wise, but it is just a lot of labor to put into this floor that I have other issues with already.

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Then we have the kitchen. Now, it used to be that the flooring in the dining room ran continuously into the kitchen (which was covered in layers and layers of glued down linoleum, but still…), but unfortunately about 25% of it was way too rotted to save due to water damage, and the rest had to come up to address the structural issues, also due to the water damage…and then whatever was potentially salvageable got accidentally thrown away during a particularly insane day of demo. Anyway, the point is that there’s no floor at all in here anymore.

So where does that leave us? By my calculations, it looks like this: even if I did a good patch job on all the existing hardwoods, then put down something new in the kitchen, we’re still left with three different types of flooring, at two different levels, running through 3 rooms on this main floor, which bear in mind is only 600 square feet. I don’t know about you, but to me that just sounds…crappy.

I think there’s a solution. If I take up the top layer of the dining room floor, the original subfloor should be the same height as the existing flooring in the living room. After I put a new 3/4″ plywood subfloor down in the kitchen, everything is on the same level…and then a new, continuous floor could be laid over everything. I like this solution for a few reasons. Firstly, it would mean running all the boards from back to front, which I think would visually make the first floor appear a bit more expansive than it is. Secondly, the main floor doesn’t get a ton of natural light. Coupled with the low ceilings, I’ll admit I’m a little anxious about it feeling too dark. The condition of the existing floors and the fact that there’d have to be a lot of patch work to salvage them pretty much guarantees that I’d have to stain them fairly dark, which I’m not super inclined to do in a space that’s already kind of dark. New flooring could be left natural and sealed, which would just keep things lighter. Third, I think new flooring throughout would go a long way toward unifying the spaces. I don’t want the house to feel choppy, and I don’t want all the work that is going into it to feel too apparent. Patchy floors make it pretty clear that a wall used to be here, and a doorway used to be there—that kind of thing—and I’d rather avoid that feeling here.

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One of the things I love about the cottage and I’m trying to respect in the renovation is the modesty of the house—the size, the style, the scale of the rooms, etc. I definitely want to carry that idea through to the materials, which is convenient because it saves me money and will look appropriate. In that vein, I love the idea of doing a simple wide-plank pine floor in here! The size of the boards would actually approximate the original 19th-century subfloor in the dining room, which I feel is a nice nod to the history of the house, and the knots and “imperfections” in the boards would lend some nice character for the more informal, cozy cabin vibe that I think this house wants to have.

Luckily, this stuff is cheap! Admittedly I haven’t done really any hunting around, so maybe there’s an even better price out there, but a quick look at Lumber Liquidators has this flooring coming in at $1.39/square foot! That’s pretty damn good for real hardwood. Even factoring in the extra 20% that I guess you’re supposed to order when you install hardwood, the floor would clock in at right around $1,000. I’m pretty confident that installing it myself wouldn’t be a big deal, so then I’d just be paying a bit more for tool rentals and polyurethane and stuff (some of which I’d need with the refinishing option anyway). Seems very worth it, right?

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SO. I think my mind is pretty made up about the first floor. Which still leaves the second floor. Specifically, the bathroom.

The floors up here are the same yellow pine as on the first floor, and they’re in good shape. There’s definitely some patching to do to seal up some big holes and stuff, and they really need to be refinished, obviously, but I think they’ll clean up just fine. The second floor gets more natural light than the first, so I’m not even that concerned about staining them dark if necessary.

Obviously I don’t have a lot of hesitation about putting a wood floor in the kitchen or even the powder room on the first floor—I know people tend to be really anxious about using wood in spaces like that, but I’m not really one of them—but I keep going back and forth on whether I should replace the floor in the bathroom. I’ve never lived with a wood floor in a bathroom, so I can’t personally speak to the practicality of living with one, but I know some people are fine with it and some people wouldn’t dream of it. Honestly, I don’t really know where I stand! I guess if this room didn’t already have a wood floor, I’m pretty positive I wouldn’t put one in…but since it does…

Part of me feels like the floor is in good shape, and there isn’t really a reason to incur the expense/hassle of ripping it up and replacing it with tile. The other part of me feels like a potential buyer might not really want their only full bathroom to have a wood floor…and maybe this imaginary person has a point? Then I remember that radiant floor heating exists, and think about how fancy and luxurious it would be to put that under a new tile floor in the bathroom. Then I think about the previously unforeseen expense of replacing the floors on the first floor, and that the easy and responsible thing to do would be to make up for it by cutting a tiled floor for this bathroom from the renovation plan. Then I worry that I’m being penny-wise but pound-foolish because maybe somebody will really like this house but feel like a major corner was cut by not tiling the bathroom, or maybe a radiant-heated floor in the bathroom would put some other person just totally over the edge of wanting this place. Then I remind myself that if it’s that big of a deal to somebody, they could always tile the floor at some point in the future.

This is what I think about. A lot. Round and round I go.

So here’s a hypothetical. Would the only full bathroom in a house having a wood floor be a deal breaker for you? Would you prefer it? And hey—if you have a wood floor in your bathroom, I’d love to hear your thoughts about it!

Kohler Brockway Sink in the Cottage Bathroom!

Once in a while, one of the really awesome benefits of having this blog is that it’s kind of like I have more eyes thrifting for me. This kind of thing is a relatively rare occurrence—I’m not that fancy—but I do feel extra super lucky when I get an email or a tweet or a comment from a reader letting me know that they spotted this or that in a thrift store or on eBay or Craigslist and thought I might be interested.

About a year and a half ago, I wrote about that nice rosewood credenza that a very kind and neighborly reader named Priscilla found and put on hold for me at a thrift store. That was really awesome when that happened. Priscilla has been kind enough to text me every now and then if she see’s something while she’s out and about…and girlfriend just went and did it AGAIN.

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So one day while I was busy working on the living room at my house, Priscilla texted me a picture of this 3-foot wide enameled cast iron double sink over at the Habitat for Humanity ReStore, asking if I wanted it since she couldn’t think of a reason to buy it herself. I don’t need it for my house, and it didn’t really fit into the cottage plan either, but come on…that’s a good-looking sink! Originally I was planning on doing some kind of double vanity/double sink situation in the full bath at the cottage, but after thinking it over for a few minutes and looking at a few pictures of this model in use, I started to get really excited about using this instead. The holes accommodate 2 separate faucets, so it has the functionality of double sinks but the simplicity and glamor of a single basin. What’s not to love?

I don’t know how old this particular sink is, but it’s actually still in production! It’s made by Kohler and is called the Brockway—looks like it retails for between about $1,200-$1,600, depending on the source. Mine was only $175! Such a score. It didn’t come with faucets, mounting hardware, or the soap dish that goes in the middle, so that’ll add a few hundred dollars, but that’s OK—it can all be ordered separately from Kohler, which is really nice. I don’t have the budget that would allow for buying this kind of thing new, so it’s exciting to be able to put something so high-quality in this house that will hopefully stay with it for a long, long time.

This sink feels especially meaningful because back in October, Kohler held a small conference for bloggers at their headquarters in Kohler, Wisconsin, which I had the pleasure of attending! Admittedly, I went into the trip knowing next to nothing about Kohler as a company (other than that they made my toilet, which I like…), but I had such an appreciation for them by the time I left. What really struck me was how Kohler has balanced almost 150 years of design innovation (they started by making enameled cast iron bathtubs in 1873!) with a real respect for historic styles and production methods—something that seems really out of the ordinary for such a large, international company.

We got to spend some time in a museum area of one of the Kohler buildings, and while it was interesting to see how much things have changed over almost 150 years in business, it was even more amazing to see how much has stayed the same. They still produce almost everything out of their Wisconsin factories, including so many classic styles that are really nicely suited to historic renovations. It made me so happy to see all that stuff right alongside their sleeker, more modern designs. On the last day, we even got to tour the factories, and I think the highlight for a lot of us was seeing the cast iron goods being made. In my admittedly nerdy sort of way, I like having this sink because I’ve seen firsthand exactly how it was made…coming out of the oven glowing red-hot, hot enough to melt the powdered glass particles that get sprayed on it to form the enameled surface…SO COOL. I wish I could go back, like, once a month.

ANYWAY. Want to take a look at how great this sink looks in a bathroom? Yeah, I do too.

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From Country Living / Photos by Max Kim-Bee (click photo for link)

I really like this picture because it’s so much of what I can envision for the cottage bathroom! I’ve been thinking a lot about plank walls for the entire upstairs space, including parts of the bathroom that wouldn’t be tiled. The reclaimed wood shelf, the mirror, the sconce situation…it’s all just so nice!

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From House Beautiful / Photo by Alec Hemer (click photo for link)

What’s better than one double sink? TWO DOUBLE SINKS. So much sink action. And oh hey look, more plank walls! And a plank ceiling! And…BRASS. I’m admittedly not a huge fan of the Cannock faucet that’s recommended to go with the sink (maybe I’d like it more in real life?), but I do really like these, and the brass factor just puts it over the top. I’ve never actually seen all-brass traps and supply lines in the real world, but damn. That looks great. Plumbing fantasies.

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From Remodelista / Photo by Sean Slattery (click photo for link)

Hot DAMN, this bathroom. Sooooooo gooooooood. I sort of laughed when I saw this photo because the subway tiles and black hex floor tiles are also things I’ve been mentally tossing around for the cottage bathroom. Although my tiles would be ceramic and these look to be marble, but whatever. Oh, and I see you, skinny beautiful black radiator. And those cabinets. And that gorgeous tub. GUH. But the sink looks amazing, right? Right. It’s such a versatile piece.

Looking at these fancy bathrooms makes going to my bathroom feel kind of like taking a dump in a porta potty on a hot summer day, but I don’t even care.

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So there. Obviously this bathroom has a ways to go before this sink can have its moment to shine, but it feels motivating to have it now, while I still have some time to plan. It makes me so excited to see it come together! Now to just find myself a tub…

Hunting Radiators

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People say it all the time: during any renovation, surprises happen. Curveballs, if you prefer that kind of athletic terminology. I do not because I do not enjoy sports.

The cottage renovation has been almost eerily lacking in them, all things considered. Yes, there was the rotted sill plate that needed to be replaced in the front, and I guess the original wall framing inside was worse than anticipated, and there’s the ongoing lack of gas service, but…is that it? I don’t really know what I was expecting. Maybe it’s just what you get when you buy a condemned shell of a house…you kind of expect everything to be disastrous so it feels like a little bonus when certain aspects are actually pretty OK. It’s possible my definition of “OK” has just gotten a little skewed and kooky.

I fully admit, own, and embrace that I am not an expert on…really anything. During the early planning stages of the renovation (which started pre-purchase, since I had to figure out a budget and all that…), I met my plumber, Carl, at the cottage to talk about the plumbing and the heat system in the house—namely, that there was none, and we’d be starting from scratch. I remember offering that the intelligent and modern thing to do would be to install a forced air system for heat, and I remember him quickly agreeing with me that this would be the correct and most cost-effective solution.

BAM. I know, you don’t have to tell me how hip and with it I am. I was even a little excited about the new fancy forced air system that this house would have because, for some extra cash, it could also be an A/C system! AIR. CONDITIONING. In an old house. This place was basically shaping up to be a fucking SPA.

So that was the plan. Now you know.

Fast-forward warp-speed-style to a couple of weeks ago. Demo is done, new framing is done, I’ve switched to present tense, and I ask Carl if we can get going on installing the ducts and the furnace. That way, everything will be in place when the dumb gas line finally decides to materialize. So Carl sends some of his dudes over to the house that evening. I meet them there.

Carl has several dudes who work for him. I really like them all. They’re funny and smart and they are all OBSESSED with Mekko and in general we just have a nice time getting frustrated about plumbing. Plumbing is really frustrating in general so you can choose to be a dick all the time or you can choose to be a cool and groovy dude. These are cool and groovy types. I know how most of them take their coffee so I consider us all very good friends at this point.

Anyway. Dudes walk through newly-gutted, newly-reframed house. Dudes exchange worried looks.

“And you said you wanted to put forced air in here?”

There’s this one guy who works for Carl who I would still say is pretty cool but his attitude is not so groovy. He’s what we call crotchety. On the surface he sort of seems to hate everything and everyone but I know he’s really a softie. We’ll call him Joe.

“No fucking way you’re running ducts in this house,” says Joe. “No way, no how.” He’s visibly angry already, just at the prospect of even attempting the job.

I ask him to elaborate.

The basic gist of the story is that in a house with no attic and only a partial basement, running the necessary ductwork from room to room becomes much more complicated, so almost everything has to be run within the living spaces—not above or below them. With framing to accommodate the ducts, this isn’t really a problem…but this is a small house with 7.5 foot ceilings. Joe begins mapping his best guess of how the ducts would need to be run: through a chase that would need to be built in this corner, across a soffit on this wall…the picture he paints takes up a lot of space and looks super ugly. He quickly gets flustered and goes out to the van to smoke a Newport.

One of the guys calls Carl. Carl says he’ll be on his way as soon as he gets done with whatever he’s doing.

Joe sits in the van and smokes. Me and the other guys stand around outside, where it’s a little bit lighter, and shoot the shit. We talk about the neighborhood, about Kingston, about the house, about their haircare regimens, about cars, about their pocket-knives, about how cold it is. Eventually, Carl shows. We all go back inside, cellphone flashlights activated.

Carl looks around. He explains that the forced air system isn’t impossible, but would involve some soffits and chases and custom ductwork, meaning added cost. At one point he just stops. “Wait, why do you want forced air in here, anyway?”

“I just thought that’s what people did.”

“Honestly, you’d be better off with radiators. A lot easier to snake pipes than run all these ducts. We can do the same system we put in your house.”

“Like…baseboard radiators?” I ask.

“Yeah.”

Allow me to explain something: I have this thing about baseboard radiators, and the thing is that I dislike them. I don’t mean that to make anybody feel badly about their baseboard radiators. I know full well that I sound like a dick. It just seems like they take up too much space, the heat they radiate isn’t all that nice, and they somehow look neither vintage/interesting nor modern/inconspicuous. The thought of putting them in this house (particularly since I’ve just finished removing vestiges of the former, defunct baseboard radiator system) makes me sad and upset.

Then I have a Dangerous Idea.

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“Carl,” I ask, “is there any big difference from your perspective if I wanted to use old cast iron radiators instead? If I bought them all and got them in the house and everything?”

“No, not really. If that’s what you want.”

Even though I don’t love baseboard radiators, I do love old cast iron radiators. They’re beautiful, they’re effective, and the heat they give off is comfortable and gentle. They also just add instant character to a room, which is something this house is going to need.

So, yeah…I’ve made it my mission to find, purchase, and move about 7 vintage cast iron radiators for this house. I’m not sure I’ve ever seen/heard of this being done, so I guess we’ll all find out together how it works out.

I’m an idiot.

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Naturally, this exciting choice of mine has turned out to be more complicated than I initially thought. This is because I don’t always think things through. My first instinct was basically to measure the spots in the house where a radiator could/should reasonably go, then find a radiator that would fill the space nicely and look good in said spot.

Wrong. Wrong strategy. I even spent a couple hours shopping, picked out a bunch of radiators, and got the dude to quote me a price armed with only this information. It wasn’t one of my more intelligent moments, but I didn’t buy them so I guess that’s something.

As it turns out, sizing radiators is actually a fairly exact and math-y thing that involves more than saying “yeah, that’d look good under that window.” Go figure.

Here’s what I’ve deduced with a little help from the internet and a little help from Carl:

1. The first thing you need to do is figure out the BTUs (British Thermal Units) required to effectively heat a room. This depends on many factors about the room itself, but luckily there are online calculators out there to help you take those factors into account and figure it out. I used this one. Using my SketchUp models as a guide, I went through the cottage room by room and figured out the BTUs required to heat each space. Then I wrote them all down in a notebook for easy reference while I’m shopping.

2. When shopping for radiators, you need to know how to calculate the BTUs per hour that a given radiator will produce. You do this by calculating the square footage of the surface area of a radiator (which depends on whether it is tube-type or column-type, its height, depth, and number of sections), and then multiplying that number by the heat emission rate per square foot, which is reliant on the water temperature produced by the boiler (hot water standard is 170 BTUs/hr, steam is 240 BTUs/hr). This guide makes things pretty straightforward.

3. Make sure you can identify the difference between steam radiators and hot water radiators. I think the easiest way to do this is to look at the ends. Hot water radiators should have a pipe at either end for the supply and return. Steam radiators have one pipe because they only need a supply line. I’ll be installing a hot water system because it’s easier and more efficient.

4. It’s better to be too big than too small (har, har). Temperature to the system can be decreased but not increased beyond the standard capacity of the boiler. Just be careful because you don’t want one radiator that’s too oversized and the rest to be correctly sized—this is what leads to big temperature discrepancies between different spaces.

 

ANYWAY. This is what I’ve learned…or at least I think I’ve learned. Now I have to go find them! Hopefully it won’t be too bad. I’m aiming to spend $1,000-$1,500 for all the radiators. They aren’t super expensive but they aren’t cheap either. Luckily this is a modest house, which means modest radiators—nothing super ornate or fancy looking, which is more expensive.

Even though I’ve been looking at Craigslist a fair amount, I think my best bet is a good salvage place that will just have a ton of selection. The size guidelines of the radiators combined with the space constraints of the house means that I’ll have to be looking for pretty specific radiators—in other words, I need them to be effective and fit in their designated spots. It feels like a tall order, but possible!

The Renovated Living Room!

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Before we bought the house, I used to have this recurring dream all the time. I’d walk in the front door of my apartment, start walking down the hallway, and before I made it into the main living space, I’d see a door I never noticed before. Sometimes I’d discover the door while I was moving around furniture or art or fixing something up, but inevitably I’d find a way to open it and behind it I’d find a whole new room. Apparently this dream is not all that uncommon, particularly among small-space dwellers.

The thing about the newfound room was that its potential purpose was never immediately clear. There was always something kind of off about it…like it would be really long but not very wide, or wouldn’t have any windows, or there would be a two foot high step in the middle of the floor. After the excitement faded of just knowing the room existed, figuring out what to actually do with it became a significant source of stress, one that usually kept me pretty occupied until I woke up. With the basic setup of kitchen, living room, bathroom, and bedroom already covered by the rest of the apartment, where did that leave this newfound bonus space? You can see the predicament.

The room in the front of our house has always felt a little like that dream. The main floor of our house is very simple: you walk in to a nice entryway/hallway, where the stairs are located. On the left is a large living room (currently bisected into two rooms and in need of a ton of work), and on the right there’s a kitchen (and laundry) in the back, the dining room in the middle, and then this room in the front. The size of the room is generous, the ceilings are high, and the three large windows let in tons of nice light. With the “big living room” just across the hall, I was initially really resistant to making this room a more formal living space (like a parlor) or a less formal one (like a TV room/den), because I don’t really like the idea of spaces that feel too formal to get used on an everyday basis. We really don’t need a bedroom on the first floor, and while I sort of liked the idea of a nice library/study kind of set-up, using this room as another office space felt potentially sort of awkward and maybe not like the best use of space.

I know. Cry me a river. What an obscenely ridiculous issue to have.

ANYWAY. The real revelation came when I stopped for a second to think about our renovation. I’ve been at this for a year and a half now, and the house still needs crazy amounts of work. With the big living room low (maybe last…) on the priority list, it’s going to be a few years before we even get to that, and I don’t want to wait that long to start living (rather than glamping) in the house! So…living room it is. Sometimes I forget how easy it is to switch things around after the real work of the renovation is done…nothing has to be set in stone decor-wise. So I may not know exactly what this room will be in the long run, but right now I’m just celebrating that we finally have a place to hang out and kick back that isn’t our bedroom. It feels so…house-like.

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Let’s recall how this room looked two years ago, the first time we saw the house! The patterned walls were so insane. EVERYTHING (walls, ceiling, doors, trim, windows, floors) was in need of attention, some of which have since been addressed and some haven’t. You can see here where part of the baseboard was missing and the floor had been patched in, presumably after the removal of an original mantel/wood stove/stone hearth that would have sat on this wall.

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And here we are today! Everything is still a huge work in progress—we already owned everything in here so it was just a matter of setting it up enough to be presentable and comfy ASAP. Decor-wise it’s falling way short but that isn’t the point of this post!

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ANYWAY. There’s a deceptive amount of work contained in these before-and-after photos. I had to completely demo and replace the wall that the “fireplace” is on, the ceiling got completely replaced, and I spent hours and hours repairing and skim-coating the remaining original plaster walls. New electrical got run, old exposed pipes were re-routed to be inside walls and ceilings, and every surface had to be pretty meticulously prepped before getting painted. Oh, and the fireplace! You can read all about the process of creating that over here.

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In this before picture you can see the acoustic tile ceiling (which got demo’d, along with the remains of the plaster ceiling above it, to make room for new drywall) and the exposed radiator pipes overlapping the window molding. I was originally inclined to keep the radiator pipes as-is, but it seemed worth it to throw the money at burying this plumbing while the ceilings were open, and I’m really glad we did! Oh, and you can see the homemade radiator cover that I removed…I can’t imagine wanting to cover up that corner radiator. It’s so cool!

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Annnnddd, it’s a room! Let’s see…the sofa originally belonged to my grandparents, then my parents, and now I’ve inherited it in my parents’ recent downsize. Black leather and chrome is really not at all what I pictured for this room, but the size is great (space is tight for a real full-size sofa) and I love it on its own, so I want to make it work. I think it’s from the early 70s and both sides can fold up or down, but I kind of dig it in this chaise formation. The lamp next to it is vintage from a junk shop in Brooklyn a long time ago, the coffee table came from the trash (I think it was made by Urban Outfitters several years ago and is clearly “inspired” by the George Nelson bench…), the vintage rug was a hand-me-down from my uncle years ago, and the wire chair was thrifted. I made the dog bed.

The window shades are temporary, by the way. They’re basically just $8 sheets of white vinyl wrapped around a cardboard tube from Home Depot that I bought just to give us some privacy until I figure out what I really want. What I really want is a decent quality solar shade that will provide some privacy but still let lots of light in, but it can’t cost a million dollars. Thus far, finding such a thing has been a total fool’s errand, but I hold out hope.

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This is the door from the hallway, which was boarded up on the other side when we moved in! We had to have a key made for the old lock, and after the door was open, we just had to tear down the plywood to restore the original layout.

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And after! The piano came with the house. The brief history is that the house was built about 1865, and the son of the original owner lived here until his death in 1962. He played organ at one of the local churches and was also a music teacher (he taught out of the house starting in the 1920s), so I’m guessing that’s why we have it now! It’s EXTREMELY heavy—I can’t imagine trying to get it out, so I’m glad I like it! Neither of us play piano and it’s very out of tune and in need of some repair, but it’s a nice piece of house history to hold onto. The mirror on top was a recent thrift find (I think it was $8 at AmVets), the crocks and oversized jacks are vintage. The bench is Scandinavian from Craigslist—at some point it might be fun to find an old piano bench that matches the piano a bit better, but this is fine for now. The Hudson Bay blanket is by Pendleton.

door

After a lot of excruciating debate, I decided to continue with the black doors! I grew to really like them in the dining room, so I think I’ll carry it through the rest of the house. I think it adds some really nice richness and depth, which can sometimes sort of fade with white-on-white rooms. The original hardware was stripped (I like to spray paint the hinges black to prevent rusting) and put back, with the exception of the keyhole cover, which was missing on this door. I found a few antique ones at a local salvage place (to the tune of 5 or 10 bucks each) that are almost exact matches to the original—I’m keeping my eye out for more since we’re missing quite a few.

fireplaceandshelves

Clearly I need to find something bigger to put over the fireplace, but that can come with time! The piece that’s there now is by our friend Matt Robinson, which I love but it’s just too small for here.

Also, SHELVES! I really love the way these turned out. The hardware is just cheap track shelving from Lowe’s (it’s almost exactly the same as Elfa but cheaper). The vertical tracks are screwed into wall studs (I had to do some test-drilling to find them, but it wasn’t anything a little spackle and touch-up paint couldn’t fix), and the brackets just snap into place. I think the trick to making this kind of shelving look good is using solid lengths of wood—these are just regular 1×12’s cut to size and painted white—I used the same paint that I used on the trim. I even reused the wood from our now-defunct apartment shelving, which saved about $50. Told you I never threw lumber away. I think all-in, the shelving cost about $150 but I wasn’t keeping super careful track.

fromhallway1

They look totally decent, right? I left about a foot on either side to give them some breathing room, and I love that they float above the baseboard. Keeps things feeling light, even though they’re clearly holding a lot of books. Approximately 1,200 pounds, actually! I know it is decidedly Not Blogger to use bookshelves just for books and not a bunch of nicely styled accessories, but we need the space. They’re also organized by category instead of height or color and the spines face out so I’m pretty much losing all around on this one.

Whatever. We got books. Deal.

chairandshelves

I love you, Norell chair. I found that sucker on my birthday for $250, which was kind a splurge for me but I couldn’t help myself!

I feel like it looks like the shelves are sagging in this picture, but I don’t see it in real life. Weird.

light

I bought the light fixture a few years ago on sale at West Elm, which is a bummer because they don’t make it anymore! I came really close to getting rid of it a while ago, but I’m glad I kept it around because I really like it in here. I have plans for the crystal chandelier from the before pictures, but I felt like it was sort of small for this space.

I used the same ceiling medallion in here that I used in the dining room. As in the dining room, I mixed together watery primer and plaster of paris into a paste-y consistency and slathered it on before hanging the medallion to fill in a lot of the crevices and soften the details—I think it goes a long way toward making it look old and authentic. Once they’re up, caulked, and painted, I think they’re very convincing!

radiatorafter

Since apparently I can’t stop painting things black, I also painted the corner radiator! I initially planned to have this radiator sandblasted and powder coated since it’s covered in quite a few layers of paint, but I figured it couldn’t make things drastically worse to just paint it out in the meantime. Now I really like it! It really brought out the details of the pattern and I really don’t mind that it’s not pristine. Just ignore the floors…this is after a lot of scrubbing but they just really need to be refinished. Hopefully a spring/summer project.

Typically I’d use an oil-based enamel for radiators because of the heat, but this one was already covered in a lot of latex paint so I didn’t want gamble with adhesion and peeling/cracking over time and all that. I found a pre-mixed can of high gloss black latex enamel by Valspar at Lowe’s, which was amazing to work with. This is just one coat! It covered great, dried fast, and so far hasn’t bubbled or anything like that, even with the heat turned up. Hot water radiators really don’t get hot enough to require high-heat paints, but the fact that this paint is for interior and exterior use makes me optimistic about it holding up for the long haul.

chimneycupboard

One of my favorite details in the room (the whole house, really) is the itty-bitty chimney cupboard! I guess this would have originally been used to store firewood and stuff, but I’m so glad it’s remained intact even if its purpose has been obsolete for many decades. The little brass/porcelain latch came out so cute after stripping the paint off. I love it.

fromdiningroombefore

windowshotafter

This is the view from the dining room door. It’s so nice to be able to have the door open now! If you ignore the craziness and chaos everywhere else, it sort of feels like the house is…not a construction zone. I like that.

Framing the Cottage: Part 2!

Following up on one framing post with…another framing post?! I shouldn’t have!

No, really, I probably shouldn’t have because I know this stuff is kind of boring and technical and the pictures are crap, but here it is anyway. I guess I like that sort of thing. I promise I’ll show you something pretty soon to remind you why you are even here.

framingbefore

The framing situation on the second floor was even more insane than it was on the first floor, so I’m so glad I had Edwin and Edgar’s expertise on my side. I mean, take a quick gander at that photo above and you might get a sense of what I mean. The huge gap on the right (next to the stair banister) of that wall in the foreground was the old bathroom doorway. The gap to the left of that was the old bedroom doorway. The only thing that really needed to be done was have the new bedroom doorway basically shift to where the old bathroom doorway was, enclose the old bedroom doorway, and call it a day. But look at that wall! The original top plate is missing a huge section in the middle, meaning that the original rafters beyond are pretty much floating in space and held together with collar ties that are…also just floating in space. One of the other big goals with the upstairs was getting the ceilings as high as possible, and vestiges of the original roof were in the way of that…ANYWAY, it doesn’t take somebody with a lot of construction experience to look at that picture and know that something ain’t right.

bathroom1

While the first floor was being framed in, sections of the second floor were temporarily supported by upright 2x4s. This is because of the balloon framing—the remaining studs that you are seeing in that first shot extend down through the first floor, too, so before they were cut out down there, the load had to be supported up here so everything wouldn’t collapse.

bedroom1

One of my favorite moments during the whole 10-day framing event was when so much of the old framing was removed but before the new stuff was put in…it was just so weird to see the house like this! This is the view from the top of the stairs into what will be the “master” bedroom, which is going to be such a great space. I’m SO glad I removed the closets on either side of that bank of windows—they really provided so little storage and the room looks and feels so much more open and large now. Remember, new closets are getting built on either side of the doorway, which will provide a TON more storage and be out of the way, too.

bedroomwall1

Edwin and I talked a lot about exactly how things were going to go upstairs. My original plan was to vault all of the ceilings up here, but it quickly became clear that because of the crazy angles of the roof (and the amount of framing required to properly support everything), the best plan was to vault only the ceilings in the two bedrooms and leave the future-bathroom and hallway area with flat ceilings. The problem was that the ceilings in that middle, original section of the house were only about 6’8″—super low! So the goal became getting maximum ceiling height while supporting the weight of the roof and all that.

Edwin and Edgar started by cutting out more of the original top plate on either side and then started building a wall within the opening. The new wall is higher (set in from the outer edges because of the angles of the roof above), giving the bathroom/hallway space a new ceiling height of 7.5 feet! It’s still cozy, for sure, but it really is fine in this house. I think it’ll feel very sweet as opposed to oppressive or claustrophobic.

oldandnew

Here you can kind of get a sense of how the new framing is interacting with the old. Sorta cool, right?

raftersawing

Fast forwarding many hours…studs are in place, toe-nailed into the top plate and sole plate, so the wall is rigid and strong and the top plate is supported. The wall opposite (between the bathroom/hallway and the smaller bedroom at the back of the house) was rebuilt the same way. Next, 2×6 framing lumber was run between the top plates of the two walls and secured—hello, higher and level ceiling joists!

The original rafters got nailed into the new ceiling joists, so now the middle section of the roof is actually supported! Fancy that! After everything was nailed into place, the excess length of the original rafters could be trimmed down with a Sawzall, which is what Edwin is doing in the photo above. Higher ceiling, a-go!

rafters2

For some reason I don’t seem to have any pictures showing how things got totally finished up, but this is pretty close to the end! The closets in the master bedroom still needed to be framed in when this picture was taken (and the bedroom doorway isn’t framed in yet), but hopefully you get the idea. Edwin is standing in what will be the large hallway linen closet. I didn’t have them do anything other than leave a big space for it—I think I have a pretty simple plan for how to build it out without too much additional framing work, but I haven’t quite solidified it. It’ll probably be one of those things I have to figure out a little bit as I go.

That about wraps up the framing posts! All in, the framing came out to $5,700 plus materials (which I haven’t fully tabulated, but framing lumber is pretty inexpensive). So it definitely wasn’t a small expense (and more than I’d originally factored in to the budget, so I’ll have to compensate elsewhere…I like a challenge!), but it was pretty necessary. And considering that we re-framed the kitchen floor, added entirely new basement steps, rebuilt every interior wall, framed in two bathrooms, raised ceilings, took out a load-bearing wall, added closets, raised collar-ties, and reinforced an exterior wall…I feel good about it! This house is probably more solid than it’s ever been as a result, and it feels so good to embark on the next steps with such a strong foundation.

Now c’mon, heat! It’s coooolllldddd out there!

Diary!

Day 30: Edwin and Edgar worked on second floor bath, hallway, and master bedroom. I went to Lowe’s for more lumber, back at noon. Spent rest of day cleaning and clearing crap.

Day 31: Built fence in backyard. Filled hole in basement.

Day 32: Made two dump runs and a scrap metal run in John’s truck. Cody worked on pulling nails from trim lumber. Worked on putting backyard compostable waste into yard bags—filled around 20 bags.

Day 33: Dump run in John’s truck in morning. Spent afternoon sorting, de-nailing scrap pile and loading into John’s truck for storage in my garage.

Day 34: Edwin and Edgar finished framing and I worked on cleaning up. Huge mess inside! Must borrow truck again to haul lumber crap and make another dump run.

PS—If you’re working on a renovation project in the Hudson Valley/Catskills region and need a contractor, feel free to shoot me an email for Edwin’s contact information. He’s a delight to work with.  

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