This project involves adding onto and remodeling the entire house. Built in the 1950s, this raised foundation house was made in a manner that does not exist in homes made today: the foundation is solid concrete up to the building pressure treated sill plates, followed by tongue and groove 2 x 8 Douglas fir subfloor. All venting for this space is cut out of the concrete, as well as notches for plumbing lines up to the walls. The girders were also notched into the concrete stemwalls. There was no wall insulation, plaster walls and ceilings, and a portion of the house was built over a patio after the fact (done by the builder after it was poured most likely as a change order). The foundation has no steel in it - just the concrete but it's pretty hard.
Adjustments were made to the foundation in the back as the grade was too high for typical floor joist installs on top of the stem walls. Instead, we hung them from the sides and raised the concrete up to meet City codes for clearances to grade. In the front, it was determined it would look better to match as much as possible the existing to the new so we duplicated the T&G subfloor in the shop (that T&G product is no longer produced) and installed it.
The back yard had a large tree in the middle of the space we were adding the room. Once the Chinese Elm of many years was removed, it was trunk ground - but that was it. Under the surface was about 5 cu yds of roots spread out of the entire area. Some went under the patio and the house.
In all, leave the shell and add on about 600 sq ft, mostly master bedroom space. Features include drop down attic access ladder, all new windows and doors, insulation throughout, hardwood floors throughout except baths and washer/dryer room.
Back View of House
4.75 dumpsters later - 3 for dirt and 1.75 for stucco, plaster, insulation, wood, and windows. Barely visible behind wall is new beam and post to support ceiling.
Framing: completed subfloor plumbing and insulation, added floor joists/girders and sheeted.
View of front living room - removed old ceiling joists and replaced with new; boxed out window area over what was the front porch. Termite damage repaired.
Framing 95% done. Eaves primed, covered roof in case of rain.
New look to front. Includes paint samples at front entry.
View of hallway from master bedroom to front bathroom.
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| Master Bath |
Tub protected on the right. Shower behind it. Stub outs for 2 sinks at
Roof and lath done.
Front window family room.
View of kitchen and family room: insulation placed, drywall hung but not taped or textured.
Same view from master bedroom looking at hallway - flooring placed: red oak T&G
Kitchen area - pantry on right.
Cabinets in - in-progress.
Family room looking at kitchen on left and entry on right.
Finished kitchen.
This is the view from the old kitchen area that was in the front of the house. Now it is the family room.
The old guest bath entry was rearranged and remodeled to this colorful arrangement.
Master Bath: travertine and glass tiles on walls, tile on floor. 6 ft tub.
View of shower and tub area.
Exterior view: completed. View of back yard and patio space. Later to be landscaped and tiled.
Above pass through is at the same level as the counter top inside.
Front View: Completed. Planters and landscaping to be added later.
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