Holy Flip! She's at it Again!

Alright.  I bought a side by side semi detached and it closed on December 7th, 2014.  There are so many interesting things about this house.  First, it has 2 civic addresses but only one lot, plan and concession number.  By physical appearance it's clearly two separate units but according to the City Planning & Development office it's always been zoned as a single family home.  It has two water meters, two gas meters but only one hydro account (although each house has it's own electrical panel).  All of this is super exciting to me.  Why?  Well, because I'm thinking of going through the severing process which is something I've never done before.  I am excited at the prospect of learning the whole process.  The day I bought the house I called the City of Ottawa to find out the details of this intriguing property.  I can honestly say I have never spoken to a more helpful government employee in my life.  He talked to me for 30 minutes and provided me with a ton of useful info.  Basically, severing is not looking too promising because my property has a long list of minor variances (some major variances) that conflict with current by-laws but I'm going to try it anyway.  Why not?  The worst that can happen is they say no and I still own an amazing home in the up and coming Hintonburg area right across from the Parkdale market!!

Right now I have several plans.  First, I am renovating one side of the house and preparing it to rent out as of February 1st, 2014.  Second, I am plan to move into the non-renovated side on January 16th, 2014 and live there for a while and renovate it while I'm there.  Third, I plan to try and sever the house into a legal semi-detached so I can "flip" the other side.  I will rent it in the meantime while I go through the severing process.  Fourth, if plan three doesn't work I'll keep it zoned a single family dwelling and continue to rent out the side I am not living in.  Fifth, I have this real desire to turn my living room into a yoga/pole dancing room.  I could fit 6-8 yoga mats in there and teach classes from my house (I hope my house insurance lady is not reading this...) and I can fit one pole for practicing on.  Sweet!

The house is gorgeous.  It has that soul I always look for in a house.  I had a few minor renovations in mind but the list has grown exponentially since I got in there with my infamous crow bar and hammer. 

Here is my rehab list for my flip/rental/income property side:

• Gut the kitchen - rip out cabinets, flooring, ceiling and walls.  Install new drywall, new tile floor, new cabinets, countertops and appliances (except the fridge.  I think I can salvage that).  Create a new pantry space and perhaps a small island
• Gut current main floor laundry room and turn it into a powder room
• Gut third bedroom/den and turn it into two walk-in closets
• Remove all old knob and tube electrical and re-wire
• Change all light fixtures
• Increase size of baseboards
• Install new storm door at the front of the house
• Rip out tub surround in main bath and tile the walls. Rip out the floor and replace with tile as well.  Have the tub painted/re-finished.
• Paint the entire house
• Change out almost all of the current plumbing for all new
• Change all interior doors so that they match

Budget: $20,000 max!

Let the games begin.