Monday, December 30, 2013

Plaza Place Remodel


When it comes to the holidays, many city operations "shut down". This happened in Hayward, but luckily, I hustled to get the HOA Architectural Approval and the City of Hayward building permit approval before they went on vacation. On a different project I was working on, I needed to contact the City of Fremont planning department and consult a number of architects. They too were "shut down" or out for the holidays. It's not easy hustling when no one is around.

With the permit in hand, it was time for construction to being. My contractor took a holiday for Christmas, and got right onto the job. Framing lumber went up and BOOM - a new room was created. Having permits on a project is a necessary "evil." Some people prefer not getting them, because of the hassle and cost, but permits give owners peace of mind. There is peace of mind because all the work performed is reviewed and approved before the next step may continue. It's like a teacher checking homework at certain milestones.

New bedroom framing
New closet framing
Pulling electricity into the new wall
Above closet "SOLID"
Wall bracing
Hung Drywall
Mosaic Tile Backsplash being put in
Drywall taped. Ready to texture.
Backsplash complete
Walls textured and painted.
Walls textured and painted.

Sunday, September 1, 2013

Gatewood After

The Gatewood project is done.
Narrative scope of work completed in 2013
  • Installed new roof (by previous owner. June 2013)
  • Installed new gutters and downspouts
  • Installed new granite kitchen countertop and custom tile backsplash
  • Installed new strand woven bamboo hardwood flooring downstairs
  • Installed new carpet upstairs
  • Installed new bathroom vanities and fixtures
  • Installed new custom utility/mud room shelving
  • Installed new LiftMaster automatic garage door opener
  • Repaired and retextured all damaged drywall throughout the home
  • Repainted entire interior of the home
  • Refinished fireplace
  • Installed foundation piers to remediate shifting
  • Addressed and corrected electrical code violations throughout the home
  • Repaired, reglazed, repainted all windows
  • Graded yard – trench train
  • Finished garage and repaired floor
  • Added front courtyard with new seat wall
  • Installed modern low maintenance landscaping 
  • Raised water heater (ONG requirement) and repaired its flue
  • Home includes all appliances 
  • No termites found (Oklahoma Termite Specialists, Inc.  May 2013)

A very sharp looking house, that a brand new home owner would be proud to purchase. Excellent quality renovation, with many new features.

Front with Seat Wall
Living Room with "Faux" Fireplace and New Mantle
Laundry Room / Mud Room with New Utility shelves
New granite counter top, undermounted sink, and custom tile backsplash.
Refinished Tile Fireplace with wooden mantle.
Bathroom with new vanity.
Bathroom with new vanity.
Finished garage. 
Finished upstairs "Study"
Finished Garage, with stairs to Upstairs "Study"
New grass seedlings in rear yard.
Regraded side yard
Regraded side yard with new sod, and trench drain in front of garage.
Side yard.

Thursday, August 1, 2013

Gatewood Remodel

Garage. Stairs to Upstairs "Study"
Doing a Remote and "Virtual" rehab has its benefits and challenges. I can not see the property to determine what the budget would be for the rehab, and I can not ask questions or direct the contractors on how to do the work. I must completely "trust" my feet on the ground to tell me what is going on, on a day to day basis.

This rehab was a roller coaster. During the Summer/Fall of 2013, there were two F5 hurricanes that swept within 10 miles of my project. First, Moore to the south was devastated, then El Reno to the west. There was an unseasonable amount of rain as well. The previous owner had replaced the roof before close of escrow, which was great, but there were no rain gutters to take the water AWAY from the house. This caused flooding in the garage, and probably caused the foundation issues with the house that were noted in the inspection report.

A notable hiccup in the project includes a burst water line to the refrigerator. It caused water to pool in the kitchen cabinet, and floor. Luckily the bamboo floors had not been installed yet, and thus not ruined. After the renovation was finished, the house was broken into, and some of the contractor tools were stolen. Those were major bummers.

Baseboards being repainted
Master Bathroom
Finishing Garage
Refinish Front Door
Refinish "Faux" Fireplace
Repurposed wood trellis into seat wall
New Utility Shelves for Laundry Room / Mud Room
Redesigned "Faux" Fireplace
Repainted Interiors
Removed sidewalk and regraded front lawn
Widened stairs to Upstairs "Study"
New Light Fixtures
New Sod for regraded lawn
Seat Wall
Trench to drain water AWAY from the house
Trench filled in.