Home Renovation Page

This was a beginning of my new adventure,… buying another dated house and turning it into our modern home.

This picture was taken on the second walk through with the realtor in a house I was considering purchasing and renovating. The house was 52 years old in mature nieghborhood located in Oakville. This walk through was important because I had to take not of what I would to to fix it.This is the dining room window, nice isn't it. It's gotta go! It is a perfect location for a sliding door out to a future deck.

This picture was taken on the second walk through with the realtor in a house I was considering purchasing and renovating. The house was 52 years old in mature nieghborhood located in Oakville. This walk through was important because I had to take note of what I would do to fix it.This is the dining room window, nice isn’t it?  It’s gotta go! It is a perfect location for a sliding door out to a future deck.

This was a kitchen wall with two doorway leading from the main hallway and the dining room into the kitchen. This wall has to go! I decided that I would put up a beam in the ceiling right from the outside wall all the way over to the far living room wall.

This was a kitchen wall with two doorway leading from the main hallway and the dining room into the kitchen. This wall has to go! I decided that I would put up a beam in the ceiling right from the outside wall all the way over to the far living room wall.

This picture show the main hallway closet and entrance to the Kitchen from the main Hallway. Looking through the doorway can you believe someone would put a rear door in the Kitchen?  No problem by removing the Dining room window and replacing it Sliding patio door I could remove the rear door of the house that was located in the Kitchen.  Who designed this house anyway, I'm going to fix it!

This picture show the main hallway closet and entrance to the Kitchen from the main Hallway. Looking through the doorway can you believe someone would put a rear door in the Kitchen? No problem by removing the Dining room window and replacing it Sliding patio door I could remove the rear door of the house that was located in the Kitchen. Who designed this house anyway, I’m going to fix it!

Vestibule in front of  Main Floor Bathroom. The wall to the left is adjacent to the Living Room. The wall to right is one of the Master Bedroom's closet

Vestibule in front of Main Floor Bathroom. The wall to the left is adjacent to the Living Room. The wall to right is one of the Master Bedroom’s closet

The 1200 sq foot bungalow is in very good shape but in need of total updating. The basement was just that with walls and rooms everywhere along with asbestos floor tiles in the kitchen and the entire basement. Before any renovations could start I would need an energy assessment to be able to receive Federal Government energy rebates. During the energy audit I asked the techntion

I had a buddy come over and help me install this 22'  triple 2"X10" beam. First job was to install two temporary walls to support the ceiling joists. Then take out the existing beam that was below the ceiling and cut back the ceiling joists to fit in the new 22' long beam

The first project I took on was to remove the kitchen walls to open up the entire main floor. I had a buddy come over and help me install this 22′ triple 2″X10″ beam. First job was to install two temporary walls to support the ceiling joists. Then take out the existing beam that was below the ceiling and cut back the ceiling joists to fit in the new 22′ long beam

It  was a good feeling getting rid of the kitchen walls and having the beam installed along with having to extend some of the dining room ceiling joists. Pretty soon I will be dealing with removing that door and repairing the brick veneer on the outside wall. I calculated how many bricks I would need to repair the wall and looked toward the furnace chimmeny. I knew I would install a high effiecency furnace and would not need the chimmeny, So it too had to go!

It was a good feeling getting rid of the kitchen walls and having the beam installed along with having to extend some of the dining room ceiling joists. Pretty soon I will be dealing with removing the “back door” or should I say the side door and repairing the brick veneer on the outside wall. I calculated how many bricks I would need to repair the wall and looked toward the furnace chimney. I knew I would install a high efficiency furnace and would not need the chimney, So it too had to go!

The crew (my son’s high school buddies) and I continued to remove all the plaster walls and fill construction bins with all the material we removed. It turned out to be tons and tons (weight) of material and the boys all had summer jobs.

I owned the house for a week or so at this point and decided it could not be just a kitchen and bathroom renovation. I within days of taking possession I decided I would totally gut the house right down to the cinder block walls. I intended on installing new plywood floors- screwed and glued into existing floor joists with 2 1/2" construction screws.

I was in possession of this house for a week at this point and decided it could not be just a kitchen and bathroom renovation. Within days of taking possession, my son mistakenly threw a two by four through this wall I decided I would totally gut the house right down to the cinder block walls. I intended on installing new plywood floors screwed and glued into existing floor joists with 2 1/2″ construction screws.

The bathroom vestible is removed and another beam is required for the ceiling joists

The bathroom vestible is removed and another beam is required for the ceiling joists

Now that the crew knows what they have to do on the rip out, I got distracted in the backyard with a little construction project to house my Studebaker’s and Shop equipment.

Let's dig a foundation for a 768 sq ft shop.

Let’s dig a foundation for a 768 sq ft shop. I hired some concrete foundation guys to form it. It took a while to figure out where I was going to place this garage in order to be able to swing the cars from the future driveway.

With the upstair totally gutted and swept up. I was able to lay, glue and screw the 5/8" subfloor. Time to start to frame the interior wall about 3/4" away from the cinder block wall. Putting the wall off the block offers space for the 2pound spray foam a thermal break from the elements.

With the upstair totally gutted and swept up. I was able to lay, glue and screw the 5/8″ subfloor. Time to start to frame the interior wall about 3/4″ away from the cinder block wall. Putting the wall off the block offers space for the 2pound spray foam a thermal break from the elements of cold and heat. The sliding patio door has been ordered a couple of weeks ago. I will just frame the rough opening for the patio door and wait for it’s arrival.

The garage foundation complete and being backfilled.

The garage foundation complete and being backfilled. Now to start to think about bringing in approximately 70 yards of of 3/4″ stone and building a retaining wall on the right side of the garage driveway.

I was running out of time to do the plumbing myself  with University starting within a month. I brought in a freinds plumber.

I was running out of time to do the plumbing myself with University starting within a month or so. I brought in a freinds plumber to plumb the entire house. He did a fantastic job and saved me hours of work that I put into wiring the house

Here is Brian finishing off the main bath plumbing rough in.

Here is Brian finishing off the basement bath plumbing rough in.

All the electrical rough-in completed and vapour barrier in installed around 11 MR16 insulated pot lights in the kitchen

The house is really clean, walls completely insulated with high density 2 pound foam,All the electrical/plumbing rough-in completed and vapour barrier in installed around 11 MR16 insulated pot lights in the kitchen and the remainder of the house

This was a big day to have the drywallers install the ceiling on the main floor.

This was a big day to have the drywallers install the ceiling on the main floor. Getting ready to install the drywall on the walls.

High density foam around  the future rear patio door. Living room/ Dining room Natural Gas Fireplace installed.

High density foam around the future rear patio door. Living room/ Dining room Natural Gas Fireplace installed.

Basement Bathroom window rough opening. This window will be non-opening due to the furnace exhaust will be within 24". My best option is a glass block window that will offer privacy in the bathroom.

Basement Bathroom window rough opening. This window will be non-opening due to the furnace exhaust will be within 24″. My best option is a glass block window that will offer privacy in the bathroom.

It’s time to think about the deck off the Dining room sliding door.

Patio door is installed, brick surround with stone sill completed. I decided that we needed a nice hot tub as close to the house as possible. so a pad was made to have the hot tub close to flush to the main deck level. I went a little over board on the 12" sonotube deck foundation because I did not want to limit the possiblities of building a future sunroom off the back of the house.

Patio door is installed, brick surround with stone sill completed. I decided that we needed a nice hot tub as close to the house as possible. so a pad was made to have the hot tub close to flush to the main deck level. I went a little over board on the 12″ sonotube deck foundation because I did not want to limit the possiblities of building a future sunroom off the back of the house. Yellow gas line installed for the natural gas BBQ. Wiring for the hottub installed and new rear basement door and basement windows are installed too.

Let’s have a peek what the finished deck looks like.

No grass yet but it sure give you an idea of our future backyard oasis.

No grass yet but it sure give you an idea of our future backyard oasis. Lots of work to go!

Back to the Basement Construction

With the main floor completed I need to look at putting the subfloor in the basement. I used rolls of Planton System,a waterproofing system that offers a barrier between the concrete floor and 5/8" plywood.

With the main floor completed I need to look at putting the subfloor in the basement. I used rolls of Planton System,a waterproofing system that offers a barrier between the concrete floor and 5/8″ plywood.

With the subfloor installed in basement I could remove the stairway to frame the wall to the upstairs. I needed to start looking at replacing the 60A service and upgrade it to 125A.

With the subfloor installed in basement I could remove the stairway to frame the wall to the upstairs. I needed to start looking at replacing the 60A service and upgrade it to 125A. Most of the upstair electrical feed still have not made there way towards the panel but were hanging in the basement ceiling.

 

Picture of the future Family Entertainment Room with 6.1 Surround System installed. 2 pound foam insulated and electrical rough in complete.

Picture of the future Family Entertainment Room with 6.1 Surround System installed. 2 pound foam insulated and electrical rough in complete. This will be a very nice comfortably warm basement.

Time for an Electrical service!

New 125 Amp Electrical Service. This small job took me the better part of a day.

New 125 Amp Electrical Service. This small job took me the better part of a day.

Future Laundry Room with new electrical service, spray foam insulated and ready for the drywall crew.

Future Laundry Room with new electrical service, spray foam insulated and ready for the drywall crew. When the electrical inspector came by for the basement inspection, he could not believe the wiring I did on this house. His comment was this house has more wiring in it than a 4000 sq ft house. One of my pet peeves is having to go backward to shut off a light. I used extentive 3ways and 4way switching throughout the house.

Laundry Room drywalled. Now for the painters to come in to prime and paint

Laundry Room drywalled. Now for the painters to come in to prime and paint

With all the work going on in the inside of the house, electrical feeds outside to the hottub and shop I did not take any picture of on of my long time friend Paul Reveze framing the Garage.

Picture of the backyard noting fence post locations and avoiding the underground 60A service to the Shop

Picture of the backyard noting fence post locations and avoiding the underground 60A service to the Shop

Shop framed with Typar wrap and 60 A electrical service  rough in.

Shop framed with Typar wrap and 60 A electrical service rough in.

Time for a fence posts to enable me to start setting grades for the driveway. I had to yet build a retaining way on the right side of the driveway due the to slope of the backyard away from the house.

Time for a fence posts to enable me to start setting grades for the driveway. I had to yet build a retaining wall on the right side of the driveway due the to slope of the backyard away from the house towards the shop. No interlock pathways off the deck yet but it has all been dug out for the base!

Retaining wall installed

Pisa Block Retaining wall installed, note the slope of the original grade. Now to set grade on the left side for the driveway against the fence posts. I’ve owned the house for one year on this date and the house has become my families home.

Let’s have a peek inside the finished home.

I'm a lucky guy, my fiance is an interior designer who did all the cabinetry design in the entire house.

I’m a lucky guy, my fiance has an interior design business who did all the cabinetry design and layout in the entire house. Note how she placed the pennisula into the kitchen area creating the effect division from one room into another.

IMG_0019

Main Bath Cabinetry

Main Bath Cabinetry

Shower and Door Trim

Shower and Door Trim

Back to Outdoor Construction

Early spring landscaping construction. I really disliked the existing red keyhole shaped interlock and did not fit into my Grey Black colour scheme I was going for. This was a big change for the entrance to our home.

Early spring landscaping construction. I really disliked the existing red keyhole shaped interlock that was at the front of the house which did not fit into my Grey Black colour scheme I was going for. This was a big change for the entrance to our home. I finished the grade levels around the entire house and had my excavator contractor  dig out the pathways around  our home. It took me weeks to cut the curved pathway on a wetsaw that I borrow from a freind. In hindsight I should have layed out the interlock and just rented a gas concrete saw and cut it.  Live and learn.

Backyard pathway off the deck and to the basement entrance.

Backyard pathway off the deck and to the basement entrance. Fence  almost completed sans the gates and top rail.

The privacy fence off the hot tub

The privacy fence off the hot tub. This garden today if fully grown.

Summer of 2013

Summer of 2013 Backyard garden

Summer 2013. Our backyard paradise.

Summer 2013. Our backyard paradise.

Finished Shop in Winter 2012

Finished Shop and fence in the winter of 2012

The last big project for our home will be installing 2000 sq feet of interlock driveway. I had to wait a few years to do this due to the amount of 3/4″ crusher stone I brought in to get the rough grade and the big hole the gas company dug to remove my nieghbours gas line from his passive house. Now that it has all settled I had to start thinking about this huge labour intensive job. My son intended to be unemployed this summer (2013) before starting his Master’s program at McMaster, he accepted my offer of working for me. I brought in another 6 yards of limestone screening to get the grade and slope away from the house bang on.

I was happy to convince my nieghbor to move his portion of our driveway to the other side of his property while he turned his home into a passive house.

I was happy to convince my nieghbor to move his portion of our driveway to the other side of his property while he turned his home into a passive house. All the major construction is now complete. This picture is in late spring 2011.

2000 Sq feet of interlock brick with another 6 yard of limestone screenings.

2000 Sq feet of interlock brick with another 6 yard of limestone screenings. Note the retaining wall on the left of the picture. Grades are all bang on!

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