Sunday, May 6, 2018

Holy Flip, She's Keeping This One!

I just bought a house in Vanier.  Yes, Vanier.  Even if you're not from Ottawa you've probably heard that Vanier is a sketchy part of town - strip clubs, rub & tugs, prostitutes, drugs, crime...and the list goes on.  Well a lot of that may be true - in fact, the house I bought is about six doors down from the strip club but I believe this neighbourhood to be the next to 'turn around' and I suspect house prices will increase here more than other areas of Ottawa in the next five to seven years.  But actually, who cares, the house is the coolest and the neighbours are great!

The neighbours - I haven't met them all but I have met Charlotte.  She is the neighbourhood watch and gardener.  There are 2 (soon to be 3 at Charlotte's request) planter boxes at the end of the street blocking the residential area from the strip club.  Charlotte takes care of those for the City.  She also does her own front garden and apparently my front garden too.  She loves children and warns me if I ever hear yelling that's just her keeping "bad people" off our street.  I've also met Bibette.  She has a Harley that says "Crazy Bitch" on the side of it.  Need I say more?  We'll be great friends!  I've also met "The Jamaican" across the street.  I don't know his name but he saw that I could use a hand the other day with something outside and, without a word, helped me out and then went back to fixing his car in his lane way.  So far I see that people really care about that street.  There are some long time residents that really make an effort to keep the street safe, clean and looking it's best.  I love it more and more everyday.

The house - it's old.  I'm not sure how old but upwards of about 100 years.  There isn't a floor or wall that is level in the place but it's certainly rich with character.  There are little nooks and crannies everywhere to store things, there are several unique closets and best of all, a roof top patio (or soon to be, anyway).

The specs:
-Large eat in kitchen
-Main floor office
-Hardwood throughout main floor
-2 full baths
-Main floor laundry
-4 bedrooms
-Built in book cases
-Window seat in office
-Rooftop patio
-Enough back yard to have a garden
-Very colourful neighbours

The plan:
-Gut the kitchen - all new cabinets, appliances
-Alter 2 of the closets so they are more like "California closets" 
-New tile in main bath/shower
-Refinish hardwood discovered under carpet in bedroom #4
-All new windows
-New roof
-All new landscaping
-Turn roof top solarium into roof top deck
-Major foundation repair
-Pave the laneway
-Paint the entire place
-Add exterior shutters and new roof on front porch
-Fix up some of the plumbing and electrical

The other unique thing about this project is I have help!  My current boyfriend of almost three years - that is almost a record - is a-m-a-z-i-n-g at general renovations.  I can't believe how fast demolition and drywall is going.  We had the entire kitchen out in less than a day and things are ahead of schedule and working out better than expected...so far.

It's amazing how much stuff you can pull out of one house.  We have been to the dump three times so far (3 more trips to come today) and so far each trip has been about 1000 pounds of demolition material.  

Let's start with the kitchen....and don't be deceived by the realtor pictures - those cabinets where shit and note all of the appliances were apartment sized.  Drawers would fall out when you pulled them out, plumbing was leaking, and shelves inside where in rough shape.

Before:



Part way after:


Part way after that:
 

Stay tuned.....




Thursday, January 15, 2015

I Got an offer!

I got an offer on my house......but I turned it down.

My flip has been listed since November 12, 2014.  On December 23rd I got an offer.  The house is listed for $444, 900.  The offer was for $425,000.  I countered at $430,000 because that is the lowest price I want to sell for.  We settled on $426,500 after my realtor twisted my arm a bit.....but on one condition. I told my realtor to make sure that after the inspection they don't dare ask me for a price reduction.  Nothing burns my ass more than that.  I hate it.  I don't care if the inspector says the house is going to fall down within the next 24 hours, I am not dropping the price by another penny!

So the inspection was on January 2, 2015 and guess what?  They asked for a price reduction.  Was my last statement not in English?  I said I am not dropping the price by another penny and that is what I meant.  So I let the deal fall through because I refuse to sell for less.  The inspector found the house to be void of insulation.  No shit.  It's a 100 year old home.  They don't have insulation.  The other issue is that the furnace is 30 years old.  Yes it is....and I don't care.

I went to Florida over the holidays and came home on Tuesday January 6th.  The next day I packed up my house and moved to the flip on Friday January 9th.  So I now live there and I love it! In fact, I might do that from now on.  It's really given me a chance to notice some small details.  For example, the hot water tank is too small for a family.  On the first night we ran out of hot water by the time I had to bathe my second child.  I also have to add shelves to the linen closet, secure the dishwasher into place and install a kit to the stackable washer and dryer to make sure during the spin cycle the dryer doesn't get thrown off the top.  Other than that, everything is awesome.  I sit in that Victorian claw tub everyday.  Forget showers.  I am done with those.  With a tub like this you must sit and soak...forget rushing. 
 
 
I have decided to leave the house on the market until January 31st and if it doesn't sell I will take it off the market and re-list in the Spring.  I am confident I will sell, and for the price I want, in the Spring. 
 
In the meantime, I'm working on my double semi-detached I bought.  I was planning to live in one side of that and rent the other out but instead I rented out both sides.  The demand was so I high I finally had to stop showings after just 2 days and I picked 2 wonderful families as tenants.  They will be moving in Feb 1st and my mortgage and taxes are covered.  I am in the middle of renovating it right now but it should be done on time.  It's going to look amazing.
 
So, my plan then, for today, is to keep my new duplex/semi as a rental, sell the flip and buy another property....a duplex I think but who knows!

Thursday, December 18, 2014

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.

Monday, November 24, 2014

5 Months, 4 Days and 19.75 Hours and I AM DONE!

I officially completed my flip project on November 11th, 2014 at 10:46 a.m.  It took 5 months and a few days to complete.  I had no idea it would take that long but I loved every minute of it.  Demolition alone took close to three weeks and 4 dumpsters full.  Here is a summary of the renovations:
  • Gutted the bathroom and replaced the entire thing including a totally new design requiring the removal of a linen closet
  • Removal of second floor kitchenette to turn it back into a bedroom
  • All new light fixtures
  • All new windows and doors
  • Sealed the foundation and cement steps inside and out
  • Salvaged the old railing, replaced missing pieces, sanded and painted
  • Replaced drywall where necessary and painted the whole house
  • Replaced all the baseboards
  • Refinished all of the hardwood floors
  • Gutted the kitchen, redesigned it - new cabinets, granite counter, all new appliances, the addition of an island, stainless steel backsplash
  • Built a main floor laundry room
  • All new electrical
  • Almost all new plumbing
  • Had the boiler/furnace cleaned and tuned with the addition of some new valves for better heat flow throughout the house
  • New 2 story porch/deck/balcony to the side of the house (which required the long tedious demolition of the old second story sunroom)
  • Increased the size of the entryway into the living room
  • Removal of walls/doors in the entryway to create a more open concept
  • Ripped up the outdoor garden/jungle
And the grand total for all of that......$98,000.

It turned out amazing.  The house is a total of 1380 square feet but it feels very spacious with 9 foot ceilings and after peeling off 3 layers of floor over the hardwood I think it's probably 9'3' now.  The lot measures 25.6 x 100 with a full size shed that fits a mid size car + storage.

Here is the transformation...

 
KITCHEN BEFORE












KITCHEN AFTER
 



BATHROOM BEFORE
 
 

 
 
BATHROOM AFTER
 





BEDROOM 1 BEFORE
 
 
 
BEDROOM 1 AFTER
 





MASTER BEDROOM BEFORE
 
 
MASTERBEDROOM AFTER
 

 
FRONT ENTRY/RAILING BEFORE
 
 






FRONT ENTRY/RAILING AFTER
 
(This is not the final product but so much more open after demolition)
 
 
 
OUTSIDE DECK/PORCH BEFORE
 
 
OUTSIDE PORCH/DECK AFTER
 







LIVING ROOM/DINING ROOM BEFORE





LIVING ROOM/ DINING ROOM AFTER
 



I think that about sums it up.  The foundation and basement are also a lot better and I forgot to take a picture of the main floor laundry room which has stackable front load washer and dryer.  It's a great feature of this amazing house.  It's been through a lot but it's still got it's original soul.  You can feel it when you walk in.  I am happy to be done but I still check on the place often and keep it clean for showings.  I sometimes just go because I like the feel of being in there so much.  It's calming.
 
 
 












































 

Thursday, October 30, 2014

Coming Soon!





The "For Sale" sign is up....with a "coming soon" sticker on it (that came after I took the picture).  It'll be ready for showings as of Tuesday November 4th.  Everything is coming together now.  All of the last minute panics have resolved themselves starting with those effin IKEA fridge panels.

The first panic came when IKEA informed me that the fridge panels that I needed to complete my kitchen were on back order indefinitely.  Apparently there is a manufacturing issue with them.  So I reached out in any way I could to get those panels somewhere.  I posted on Kijiji offering to pay double to anyone who had one kicking around.  I posted on Facebook and checked IKEA daily in case someone returned one.  With all of that I got the two that I needed.  A slightly damaged one had been returned to IKEA and I got there fast enough to snag it up and an old high school buddy of mine saw my post on Facebook and offered one of his up to me.  Then, just yesterday, this random person from Kijiji messaged me to tell me that she had seen my ad a while ago and now noticed that someone was selling one so she linked me to their ad.  Isn't that cool?  A random stranger took a few minutes out of her day to help me out.  I'm always saying that most people are good in this world and this is proven to me over and over again. 

The next issue was the countertop.  The granite guy would not measure until those fridge panels were in place because he needed everything in it's exact place before he templated the granite.  Once templated and measured it typically takes 2-3 weeks to get an installation date.  I practically begged Paige at Vespa Marble & Granite to rush this order through in 1 week and she did!!!!  The countertop was installed today and it's beautiful.  I wish I could have splurged and went with a thicker slab of granite but at this point I can't be going overboard.  I am WAY over my planned budget.  It'll be great once the backsplash is on and the walls are painted.

Another issue was my custom shower curtain.  I paid $868 for a frickin shower curtain!!!  And that was a discount, by the way, because I almost fainted when they gave me the original quote of $1180.  I think the designer saw the colour slowly fading from my pale face and decided to ask her manager if they could cut me a deal.  I still would not call that a deal but, again, it's going to look great.  It's hanging in my closet at the moment.  I wouldn't want to wrinkle that thing!  This shower curtain was supposed to be ready in four weeks which would have been last Friday but I got an e-mail from the designer last week saying it was going to be another 2-3 weeks.  I politely flipped out on her and surprise, the shower curtain arrived today. 

The final issue was my porch/deck.  I spoke to my brother a long time ago about building it for me but then he was unexpectedly hospitalized so I lined up another contractor who thought he would be able to get it done in my time frame but I wasn't totally convinced.  But then out of the blue one morning as I'm sound asleep in my bed the doorbell starts ringing repeatedly along with profuse pounding on the door.  That could only be one of two people who would act so obnoxiously - my brother or the other which I'll leave nameless to save face.  I dearly love both of the obnoxious men I speak of though.  I crawl out of bed, open the door and see my brother standing there.  He says "What the hell are you doing sleeping?  It's almost 7:00 a.m.  You wanna build a deck or what?"  I really have no option at this point so I quickly throw on my pants, chug a protein shake and head off to Home Depot with him to load up on wood. I have learned that if my brother is in the mood to work you better run with it because his attention span is about that of a 2 year old. 

 That's my brother carrying the wood. 


So now the final touches.  I have a painter coming in tomorrow to finish off the last few things.  I told him he's not allowed to take the weekend off.  The job has to be done by the end of the day Monday. I am going to rent the staging furniture tomorrow from Shirley at Smart Choice.  God I love the customer service from that lady.  She's an absolute doll.  Last coat of paint goes on the deck tomorrow and this weekend I will clean, hang curtains, hang artwork, clean up the yard and remove the last of the construction debris and then I think it will be safe to say I am done! I took almost 5 months to the day to complete this project. 

If nothing else, I am proud.  I directed the entire project from start to finish by myself.  I sincerely enjoyed every last minute of it.  I learned so much, I met a ton of great people, I had a lot of laughs and I contributed to the value and esthetics of a culturally rich neighbourhood.  I would do it all over again in a heart beat!

Saturday, October 4, 2014

IKEA Hurdles

My house is at a complete standstill because I am waiting for a particular fridge panel to come in from IKEA.  Apparently, there is trouble with the manufacturing and therefore no sight of such panels in the foreseeable future.  The only way to get said panels is if someone returns them from a previous order.  That means everyday I have to check the IKEA website and see if any are available at the Ottawa store.  They update their online stock list every 30 minutes.  I need three of them to complete my kitchen.  They are 3'x8' white panels that will go on either side of the fridge and at the end of the counter where the upper cabinets begin. 


A couple of weeks ago when I was in the store I checked if any had been returned and apparently there was one available so I paid at the cash, went to the pick up spot and suddenly no panel.  I guess someone else got to the cash before me.  They simply refunded me and sent me on my way empty handed.


Since then I have carried on with my daily online check to see if anything is in stock.  This morning I went to the gym, came home, took a shower and cooked up some salmon and salad.  I decided while I was eating to check the IKEA website and what do you know, 2 PANELS IN STOCK!!!!  I threw my plate on the counter, threw my shoes on and raced like a mad woman down the highway to IKEA.  I wished I had a red flashing light to stick on my roof actually but I still got there pretty quickly considering it's a rainy Saturday.  I broke all of the IKEA rules today.  I didn't follow that little path with arrows on it that herds people through the store like cattle.  Instead I did hurdles over couches, pretended I was little and crawled through the children's play area, leaped over office furniture and dodged all of the rainy day browsers until I finally landed, barely winded, at the kitchen order desk (because let's face it, my warm up is most people's workout).  I tell the lady the website said 2 panels were in stock 15 minutes ago so she checks and tells me there is only one remaining.  I'll take it!  I tell her what happened last time and she guarantees me that it's being held for me until I pay and get to the pick up location.  I'm sorry but I have trust issues now so, once again, this time with order paper in hand, I hurdle over the couches, serpentine between annoyed husbands and dilly dallying wives, jump over beds and dressers and arrive at the cash, pay for my order, pick up my lone fridge panel, load the precious thing into the back of my pick up and haul it safely into my house.  As I was driving, I came up with a new plan though....


But wait, I should also mention that I bought a side by side duplex this week and don't have any money to pay for it so I REALLY need to complete this house and sell it fast in order to pay for the new one I just bought.  Minor detail, but still.  I have only three things left to complete: the stairs/railing, the building of the first and second floor deck and the kitchen.  The deck will be done in the next couple of weeks.  The stairs and railing pieces I purchased this week at Urban Stairs & Railings on Colonnade and it's an easy installation.  But the kitchen is the biggest issue because the granite counter guy refuses to measure for the custom counter until those fridge panels are in and once ordered the counter takes about 4 weeks.  I don't have time for these delays so I may just have to alter my kitchen plans slightly.  Currently the plan is to have all white cabinets, a black granite counter top, stainless steel appliances, a stainless steel back splash, and grey wall colour.  In the IKEA show room they mix and match different cabinets all of the time and some of it looks rather cool.  So what if I swapped out two of my white doors for grey ones instead (because two of my cabinet doors are on back order too by the way!!) and then bought grey fridge panels to match?   Ahhhhhhhhh, I simultaneously typed this idea and looked it up on IKEA website.  Guess what?  Grey is not in stock either.  I guess I was not the first stranded customer to come up with this genius idea!!  Well, I'm not sure what I am going to do because I really really need to get this done. 


Anyway, as I always say "everything works out in the end, and if it's not working out, then it's not the end" so I am sure everything will be fine.  I have no doubt I will come up with a solution shortly.  In the meantime I lay awake at night planning what I'm going to do with my new duplex.  It's a beautiful old home.  I am actually going to move into it.  I will live in one side and rent the other side out.  It needs a few renovations but I plan to work away at it slowly and turn it into a real gem.  I love fancy woodwork detailing in old homes so I will work to restore some of the original charm that's been lost over the years.  I also plan to re-do the kitchens and baths on both sides but there is no rush for that.  It's completely liveable as is for now.  If all goes to plan (which it rarely does - but that's the part about life I enjoy) I will get it on December 3, 2014.



Thursday, September 11, 2014

Almost done.....


Wow!  So much has been done at the house since my last post.  It’s actually almost done.  And by almost, I mean another month before it’s 100% complete on the inside and for the outside, I still need a deck guy and some sod laid and I think I want to jazz up my front railing too.  But really, I'm almost done.  I am WAAAYYYY over my budget of $50,000 at this point but I’ll still make a profit so no worries.

The Jamaicans finally came and sealed my foundation inside and out.  They also fixed my steps so no more water in the basement.  It looks 100 times better down there too. 
Foundation falling apart above....
 
 
 Inside the "murder basement" before the work....I'll save the after picture for later because I don't want to give it all away today ;)
And you thought I was joking....full on dread locks down to his butt all wrapped up in that hat

 

Last Friday had to be one of the most fun days I’ve had there.  The window installers were there putting in the new windows and doors (2 young French guys – Nic and Frank), Rob, my contractor and I were installing IKEA cabinets, the Jamaicans were working on the foundation, and a guy from Francis was fixing my boiler/furnace.  It was a full house and I was laughing the whole day!  I showed up in the morning before going to the gym to check on things and lay the plans for the day like I do most days but this day I never actually left and never made it to the gym.  With all of us together we did scheme up a pretty sweet plan though.  When I bought the house there were 2 old cast iron claw tubs in the house.  One in the basement and one in the second floor sunroom.  It took Dieter over 8 hours to get the one out of the basement.  Those things are heavy as hell.  I really had no idea how to get the other one down except to literally roll it off the balcony and let it drop to the ground.  So that is just what we did….and it worked. 
 

There is this guy in the neighbourhood who picks up trash for a living – copper, scrap metal, wood, etc. and sells it or recycles it for money or whatever he does.  I sometimes think he’s waiting at the end of the road watching me because, no word of a lie, as soon as that tub hit the ground he pulled up, hacked it up with an axe, threw it in the back of his beat up old pick up truck and off he went to cash it in for money.  I have to wonder how much money one actually gets for that stuff.  Several times my neighbours have said to me “don’t throw that out!  Do you know how much money you could get for that?” and I say “No, how much?” and every time no one ever answers me except to say “huh!  That’s worth money you know….”  So what’s the big frickin secret?  Why won’t anyone tell me?  If it’s worth so much money then why are they standing on the curb with their hands on their hips telling me how much money I could be making.  I sure as hell don’t plan on driving it to wherever it has to go so why aren’t they if it's worth so much money.  It can’t be that much money!  Just throw the shit out already!


Speaking of standing on the curb with hands on hips….my neighbours to the right are Chinese.  I have deduced they only know two English words – “girl” and “thank you” – because every time the man sees me with tools and I’m working he says “girl” and gives me a thumbs up.  The day I tore down and cut up the deck him and his wife just stood there watching me like it was some kind of Cirque de Soleil show.  Of course that only made me work harder so I suppose it was win-win.  The wife sat looking over the fence for hours like Tim the Tool Man’s neighbour in Home Improvement until finally she disappeared for a moment and came back with a machete.  Seriously.  I’m not exaggerating.  It was a huge knife.  I thought she wanted to help me tear down the deck so I thought I had better get out of her way.  Me with a reciprocating saw and her with a machete is surely not a good combination.  But she didn’t come to the deck.  She pointed to a pile of branches I’d been meaning to throw out and gestured like she wanted them so I said “it’s all yours” which of course meant nothing to her.  So I decided on a thumbs up instead since that seems to be the way her husband and I communicate.  Off to work she went hacking off all the small branches until she had about a dozen nice sticks for her garden that the tomato plants and other creepy crawly plants could climb.  I think when her husband realized I could handle the saw pretty well he decided to come and help her.  Again, win-win.  I love how people want my garbage.  I have to pay to get rid of it so it’s wonderful when people come and take it away for free.
 
All of the hardwood floors are done now too.  I can’t believe they turned out so well.  I wasn’t sure the kitchen was salvageable but it was.  I don’t know what it is about me but I attract people who don’t speak English.  I suppose my extreme use of hand gestures when speaking makes my language universal.  The guys doing my floor were Korean (I think).  We didn’t exchange very many words but the job got done.  Apparently if you want to know anything you “ask Jimmy”.  Jimmy is the boss and he speaks English.  So every conversation I had with the floor guys ended with “Don’t know.  Ask Jimmy.”  I have yet to speak to Jimmy, actually, but there is no need.  The floors are done and they look great.  That’s all I need to know.
Hardwood then.....

 Hardwood now....

We also got all the bathroom fixtures hooked up.  I spent a couple of hours working with the plumber one day. That was a good laugh too.  This is our texting conversation prior to having to get in the tub together to get it working.  I sometimes wonder how anything ever gets done with all the laughing and storytelling and carrying on, but it does.
 

 

So the deadline to have my renos complete for the bank to come and assess was September 6th and, not surprisingly, I was not ready.  I am sure I am not the first person in the world not to finish a reno job on time so I texted my broker and asked him to get me an extension with my mortgage company.  He did – 2 weeks.  And just my luck a woman has been assigned to do my assessment but also just my luck, due to the extension on the timeline, my file needs to be reassigned because she will be on holidays.  Fingers crossed I get re-assigned to a man.  I don’t know what it is (well, actually I do) but I can typically get away with more when dealing with a man.  There are a few things on my reno list we may have to overlook, you see, so I’m really hoping for a nice guy in a good mood.  Don’t get me wrong I didn’t cut a single corner.  The house is top notch.  I’d live there myself.  It’s just that I tend to do things somewhat differently than most people.  It’s not wrong, it’s just different and those who are unable to think outside the box don’t always see eye to eye with me.  Anyway, I’m not worried.  I have every receipt and a spreadsheet calculation to the penny of what I have spent on that house and it’s way more than they are giving me so it will be fine.  Any guesses on what I've spent so far?

The major work is winding down this week so my contractor Rob is off to another job next week. He’s been working for me for almost 3 months.  When I dropped off materials to him this morning he seemed upset so I asked him what was wrong but he said nothing.  Later in the day he sent me a text that said “Sorry, a little off today.  I think I am sad to leave”.  I know the feeling.  It will be a happy sad day when this is all done.  I will miss it terribly.  I guess I better start shopping around for another J

Main floor laundry room then (was a mouldy shower...)
 
Main floor laundry room now....
 
 Kitchen then.....
Kitchen now.....
 
 Bathroom then....
 Bathroom now....