Some Shit You Just Can't Ignore

So much has been done since my last post.  The whole house, save the kitchen and trim, has been painted, the upstairs hardwood floors have been sanded and re-finished, the kitchen is ready for new cabinet installation, the sunroom has been ripped off the side of the house, the backyard jungle has been torn out, and the bathroom is tiled and almost ready.

This is just the beginning....the bathroom is going to be high class.  Grey/black/white is the colour scheme and I spared no expense on the tub and shower.

This is all that's left of the second floor sunroom.  Turns out the beams are still good so I will build my second story balcony from this.

 



Neutral colours throughout.  Salvaged the old door and window casings. 

 

Love my new baseboards from Classic Hardwood Mouldings on Collonade Rd.

 

 

 

Currently meditating on how to landscape the backyard....

 

 

The ripping down of the sunroom yielded a ton of trash but good old Dieter (my German neighbor) just can't throw anything away.  He is a pack rat!  He can't bare to throw something out that might be of good use in the future.  I, on the other hand, am the complete opposite.  I throw everything out.  My philosophy is if you haven't used it in the past 6 weeks, you're never going to use it!  So I'm outside pitching things into the dumpster and he's pulling them out faster than I can get them in.  Finally I yell "Dieiter!  You're never going to use this stuff.  When the hell are you going to build whatever the hell you told me you're going to build out of this old wood?  You're busy 24/7!!".  He ponders my fit of rage for a moment and says "You know what?  You're right.".  I almost fainted.  I don't think Dieter has ever said to anyone, living or dead, the words "you're right".  This man is a know-it-all.  It drives me crazy but I listen because I know he's only trying to help.  However, every once in a while I'm forced to lose it on him because I just can't take it anymore.  So I won that round.  The garbage is in the garbage!

 

 

Dieter in the trash bin pulling things out faster than I can put them in!

 

 

Today I added a new person to my dream team.  When I bought the house it was clear the basement leaked but frankly, what do you expect?  The house is over 100 years old.  My intention was just to clean it up and leave it but when it's been coined "the murder basement" by everyone who's been in it, I suppose something must be done about it.  It does leak, there is likely mold, it's kind of creepy, and it's not even fit for storage at this point so I finally broke down and called my cement guy.  Now let me paint you a picture of my cement guy....because, surely you didn't expect me to have a normal foundation company do the work now did you?!?!?  My foundation guy is Jamaican.  Full on Jamaican.  Dreadlocks and a tuque on his head 24/7 to keep the hair all tied up in.  He speaks straight up Jamaican Patois expecting you'll understand him (I actually do because I spent quite a lot of time working on a resort in Jamaica a few years ago but I am a little rusty).  He drives a Toyota Corolla and owns very few tools but a scraper, a pick, a shovel and a broom.  This is all the man needs to get the job done.  He's 61 years old and has been doing this since he was 14.  He works 7 days a week.  Today he was supposed to meet me between 3:00-4:00 p.m. but he showed up at 5:15, of course.  Let's face it, stereotypes exist for a reason.  Anyway, he scoured my foundation with his little scraper and as he inspected every square inch he kept saying "oh no....oh no....oh no".  He finally looked at me and said in his thickest accent "I know you lady.  You're not afraid".  He's right.  I'm not.  You can only ignore shit for so long and then you have to face the music.  Deep down I didn't think for a minute I could sell that house with the foundation in it's current condition so I was prepared.  When we went outside again he scoured the layers and layers of parging that have been put on as a Band-Aid solution over the years all the while mumbling "oh no, oh no".  I don't dare interrupt his thought process I just wait patiently until we have to talk numbers.  He stands in silence staring at the wall (that means he's calculating) and then he says "5, 3".  In plain English that means $5300.  I agree on one condition.  He has to re-do my front steps too.  Deal.  He agrees to do it because he says if he doesn't it will make the rest of his work look bad. 

 

See my beautiful foundation crumbing apart....

 

I will no longer be moving into this house.  I can't find anyone to rent my current house with such an uncertain lease.  I really really didn't want to move.  It's a huge pain to move all my stuff over there only to move it back potentially 30 days later.  So I guess, as usual, all my dreams come true.  I didn't want to move so that is just what the Universe gave me.  No tenant = I'm not moving.  I will float both homes and hope that the flip house sells quickly.  As for staging it, I will simply rent furniture from Smart Choice like I did last time!  Everyone needs to pray that the housing market picks up in the fall when I am ready to list because I can't float two homes forever. 

 

Today I received a call from the appraiser who needs to come and look at the house before September 6th to see if I've completed the renovations I said I would in order for the bank to release the mortgage funds I requested for improvements.  Um ya, that should be fun.  There is no way in hell the work will be done by September 6th but it is very clear that a shit ton of money has been spent and a shit ton of renovations are underway.  I really hope I don't have to fight with them.  This is not an argument that someone wants to have with me, trust me.  Anyway, I will avoid the call until the last possible day and hope that I am close to finished.  Sept 6th marks 90 days of renovations! 

 

Those 90 days were most certainly filled with a lot of laughs, a lot of learning, new friendships, and a lot of cursing.  I know I am flat out crazy but I have loved every minute of this.  Even the guy at Home Depot said to me the other day "you scare me".  I laughed and said "I know, I scare a lot of people."

 







All Coming Together

I just walked in my sock feet on the newly varnished hardwood floor.  It felt like home.  I love that house.  I knew I loved it the minute I walked in the door for the very first time.  It has it's imperfections but that's what makes it charming.  It's old.  What do you expect?

The upstairs is fully painted, floors are finished, light fixtures installed.  Now that the floors are done the baseboards can go on next week and the bathroom fixtures installed then the upstairs will be complete.  The downstairs....well, that's another story.  Actually, it's getting there.  The kitchen has been planned but I have changed my mind 20 times in the past week.  I think I have it finalized now so I need to get the cabinets this week and book the install asap.  Here is the proposed plan:

Tons of cupboard space and a built in island for everyday eating.  There is a formal dining room but if I lived there I would use it for more living space.  That's just me.  I'm not much for formal dining.  Besides, once the second floor balcony is ready that's where I'd be eating every night!

I'm still on budget but that second floor balcony that I speak of may put me over.  The materials won't be too much but the labour will be.  But damn do I love porches and balconies.  Unfortunately, we can't use them for very many months in Canada but that's what makes them so wonderful I guess.  I never take my current front porch for granted.  It triples as my dining table, my office and my hang out spot....

Dining Table....

Office.....

Hang out spot......

 

So the porch and second story balcony are a must...even if it puts me over budget by a bit. 

 

 

I have decided I will move into the house on September 1st.  With all of my furniture and home decor in there it should show really well.  I will list it in September but only for a month.  If it does not sell I will take it off the market and list it April 1st, 2015 at the first sign of spring.  At this time, nothing is moving on the market.  There have been several price reductions in the past month and I would rather live there for the winter than reduce my price by $10,000-$30,000.  It's a big pain in the butt to move only to move back a few months later and I am having a little trouble finding someone to rent my current house due to the indeterminate length of the lease.  If I sell the flip house I need to move back home again so I have a clause that states I can give 30 days notice at anytime and my tenant will have to vacate the premise.  Not ideal for most people but I'm hoping for a young professional here short term on business perhaps. 

 

Moving is not stressful for me though.  I actually like it.  Most people loathe it.  But I thrive on change.  Also something most people loathe.  In fact, I move so often that just today I was walking down Richmond Rd and one of the guys who moved me last time passed me on the road, recognized me and stopped to chat.  I always request the same moving guys from Adam's Moving - JD, Mitch, Leo and/or Leo's son.  These guys crack me up.  Actually, I think I crack them up.  I am unforgettable because I have a pole in my house.  When you move a woman with a pole you don't forget! 

Right on Track!

I think if I ever retire I'm going to go work at Home Depot.  I frickin love that place.  It seems like the whole store is rooting for me.  Every time I go in at least 3 staff members ask me how the house is coming along.  When I went on Monday it was contractor day, meaning 5% off, plus I was using my contractor credit card for the first time so that meant another 10% off (even though I already got my 10% off last time I went in...) so I decided to buy all my appliances that day.  I saved at least $500.

I would say the house is about 1/2 done as of today.  Maybe even more.  The big things left to do are sand and re-finish the floors, install kitchen cabinets, install windows and paint.  That's pretty much it.  My neighbor has been working hard tearing down my second floor sun room which was more of a dilapidated shack at this point.  When the demolition is complete I will build a small second floor porch/deck instead.  The view from up there is great.  You get a good look out over Little Italy and, this time of year, all the gardens that are growing. 

Yesterday I took home a pile of hardwood that we had to rip up.  I sat outside in my backyard with my 3 year old son ripping the nails out of it so we can re-use it.  My 3 year old now knows how to swing a hammer and understands the concept that when removing nails you have to hammer it out  the same direction it went in.  It was a less tedious job than I expected.  It didn't take long at all and not a single board split when removing the old hardwood nails.  Today my son and I brought the wood back to the "rip house" (that's what he calls it) before heading off to summer camp.

At this point the house has completely new electrical and plumbing.  All of the drywall has been patched, repaired and replaced where necessary.  All of the flooring has been ripped up so that we are down to the original hardwood throughout the entire house.  The new bathroom will have the fixtures installed next week and the ceilings have been painted.  Next week the upstairs may be completed :) 

I am mentally preparing myself and my kids to move into the house for the winter because in the past week I have received at least half a dozen listings where the price on previous listings has been reduced.  The spring rush is over now and things really aren't moving very well.  I can honestly say one of the benefits of being single is that I can very easily pick up and move anytime I want.  I would have made a nice amount of money on my last flip had I been able to move my family into it for the winter and list it first thing in the spring but the logistics of moving a whole family - a blended one - gets complicated.  This time I can easily pick up and move.  I love that feeling of freedom.  I have been described by many as a "free bird".  I need to be left to soar freely.  I always return to the nest but I function best when I am left to fly free with my passions and ideas and I have a lot more fire and creativity in my soul when I am liberated.

I decided to see where I am budget wise on Wednesday.  My plan was to renovate the house for $50,000.  The bank would only give me $40,000 for renovations.  Many said I was crazy and that there was no way in hell I could renovate that place for $50,000 but I am proud to say I will make it pretty darn close to that.  To date I have spent $10,796 on supplies and that includes all stainless steel appliances (fridge, stove, washer, dryer, microwave, hood fan, dishwasher).  I have spent $12,750 on labour and that includes all new electrical and plumbing.  I have spent $1149 on garbage bins and removal of demolition materials, $1000 on asbestos removal and $9,000 for all new windows including installation.  That puts me at a total of $34,695.

The only thing left to buy really is my IKEA kitchen cabinets, baseboards and the lumber for my new porch/deck and about 3 more weeks worth of labour I figure.   Oh ya and I need to pay the guys that will sand and finish my floors.  So I might end up a little over budget but not much.  I have to personally do some work outside next week.  I need to clean up the shed/garage.  It's a small job.  And I need to rip out a fence and the so called garden.  I'm not sure what I will do with that space yet but I'm sure a creative vision will come to me when I am in the weeds.

Huge shout out to my dream team - Rob, Mel, Dan, and my favorite (just because of his name) Derl!  This is all so fun for me!

The Love Story Part of the Plot

Even the greatest action movies and all the superhero movies have an underlying love story theme.  Perhaps it's so they can attract both male and female viewers.  I'm going to estimate that at least 50% of my 3000 readership (yes, 3000!!!  Thanks everybody.  Y'all know how to make a girl feel real special) are female so I thought it fitting to add a love story to my house flipping venture.

I would love nothing more than to put on my work clothes and work on the house today because being physical is the best and most effective coping mechanism I've got.  I can't though because I'm headed for Toronto on business.  Business that requires me to sit in an air conditioned meeting room for the next two days.  I can't even bring myself to pack my bag I dread it so much.  But duty calls so I must go.  The second best coping mechanism I have it writing.  So here I go....

They met on the side on the road.  Literally.  They started out as friends.  Actually not even.  All he wanted her for was a one night stand.  But somehow it never ended.  It was a slow progression.  So natural.  Never forced.  And before they knew what had hit them they had crept up under each other’s skin and almost melded their souls into one.  It could be said they were soul mates if there is such a thing.  How though?  He was 26, she was 37.  They came from opposite sides of the planet.  His skin was as dark and as smooth as chocolate.  Hers so pale and freckled.  But the level of the soul was equivalent.  They had an understanding of each other that was so profound.  He almost didn’t have to speak and she knew what he wanted.  She understood his fears, his worries, his ideas and his philosophies.  She respected them.  He treated her special from the rest.  He put her before himself.  He understood her fears, her struggles, and her philosophies.  He respected them.  She taught him that true love does exist.  He liberated her. They were inseparable.  Eating, sleeping, cooking ,exercising, talking, listening, watching movies, sharing ideas, caring for the children – they did it all.  With ease.  She understood almost from the moment she met him what made him happy.  She surrendered her control and let him lead.  He understood that, in all her complexity, it took very little to make her happy.  He considered her needs and never missed the small things.  He was appreciative and helpful.  She was loving and affectionate.  The energy between them was mystical.  Even a complete stranger would recognize the connection these two had so long as they were both in the same room.   They did not even have to speak.  The energy connection was almost visible to the naked eye.  Both fulfilled a very important need within the other.  Both stood complete as individuals - intelligent, strong-willed and independent.  But together they seemed to drift through life rather than battle life. They never fought.  They communicated so well.  But the fairytale was temporary.  Both knew that.  They say you know when you know.  The same rules apply to the beginning as they do to the end.  As she lay her head on the pillow she sensed the end was near.  She wiped a tear, and as always, accepted this life as it is.  He came to see her the next morning  but did not need to speak.  They both knew it was time.  Time to part ways.  And so it was.

That day was today.

Alright, back to work now.  The house is coming along so well.  I have assembled the best dream team ever.  We have "Derl" the plumber, Dan the electrician, Rob the contractor, Dieter the German neighbor, (we're not really sure what he does)  and my latest addition is Mel.  Here is the story of how I hired Mel.  First, I placed an add on Kijiji (oh how I loathe Kijiji) looking for a carpenter's helper.  I was flooded with responses.  Within 2 weeks I had 3 no shows, 2 that only worked for a day and then disappeared and 1 that I fired after about 5 minutes.  So I moved on to Facebook.  I posted a status update looking for anyone with a son (or daughter) who might be looking for work for the month of July. Well, it turns out my old high school buddy Mel is in construction.  Fuckin eh!  We met, I hired her and she blends right in.  We all get along so well.  It's one big laugh at the house all the time but work is getting done. 

 

The job has turned out to be a lot bigger than I expected but surprisingly less money than I thought. So windows have been ordered, bathroom is almost finished, final touches on the upstairs walls and floors and we are ready to paint and finish the floors.  That's the upstairs anyway.  Next week, the kitchen will be measured for cabinetry, then dry-walled and prepped for painting and cabinet installation.  Windows are ordered and on their way.  Turns out the window guy knows me from the gym.  Sweet.  Guess who's getting a rush order, and a deal, on the windows ;)

I have 90 days to complete the work or the bank will not release the funds for renovations to me.  I am on day 33.  I suspect we will make it just in time.  Like I said "dream team" is hard at work so I am 100% it will be amazing when it's done.

This project brings me so much joy.  When I walk into Home Depot now the guys at the Contractor desk shout out "Hi Natalie!" and random people always help me load my truck.  Actually today a random stranger helped me unload my truck too.  I pulled up in front of my house to unload the ceramic tile I had bought and this guy biking by stops, gets off his bike, grabs a box of tiles and carries it in.  How can you not love life when random acts of kindness (or rather random acts of craziness) happen daily.  Everyone working on the house has never worked with as odd a girl as I but I swear the serendipity of my life is sometimes downright scary.  But I love every minute of it, even the so-called "hard" times.

Start the countdown because shits about to get real and you're all invited to see the finished product on day 90!

Thank God I'm a Country Girl

So you know the name "Daryl"?  Well, if you live in the country you say it with a twang and it comes out as "Derl", right?  Well my plumber is actually named "Derl".  His parents must have been so country that they just spelled that shit out phonetically.  I love it!  He's a really sweet guy though.  Takes his job very seriously and explains things to me very thoroughly.  We're going shopping together today at Home Depot.  That's a site to see.  I went shopping with my fishing buddy electrician last week.  I love how, as a girl, I can go from stilettos and mini skirt to steel toed boots and ripped up jeans.....and still look great in both, I might add!  I sometimes wear the stilettos to Home Depot just for fun though.  And then I load that wood all up in my truck myself, stilettos and all.  It's too funny to watch all the men in the parking lot.  Some of them are clearly ready to leave but they stay in their trucks just to watch the show.  If only I knew at a younger age how much power woman hold in this world....

I love this old house so much.  There are always new discoveries - some good, some bad.  For example, when we pulled up the bathroom floor a couple of days ago we realized it's a miracle that whoever sat in the tub last didn't fall through the floor and end up in the middle of the kitchen. 

Just kidding.....

We've since re-enforced the whole floor and made it way more structurally stable.  And we've made a new layout plan for the bathroom at least 3 times now but I think we've hit the jackpot.  This new layout will make it easier for the plumber (which saves me money) and will accommodate the larger of the two pedestal tubs I have.  The good find occurred  today after we ( and by "we" I actually mean my contractor....I'm still in a skirt as we speak) tore down moldy drywall where the kitchen shower used to be and found an old staircase.  The house must have had an addition added to it but surely not long after it was originally built because the outside stucco and inside construction all match.  It's hard to say if it was a fire escape or an inside staircase but I love it.  I want to keep it and turn into shelves or something.  I'm thinking about it.  I have to keep it.  I don't want to cover it up with drywall.  It's way too unique and full of character to cover up.  God knows how long it's been hidden behind the wall.  Decades, I'm sure.  They are where I plan to put the main floor laundry room so I think shelving is appropriate.  But I may come up with a more creative idea over time. 

 

Anyway, things are progressing well.  There is still more demolition to be done but at least we are also starting to build things too.  I made my first mortgage payment yesterday which is a stark reminder that I better get moving.  I don't have time, or money, to sit around.  Off to Home Depot with Derl now....

Week Two Down - Big Progress

I am so excited.  I hired this amazing contractor who is totally on the same page as I am.  I seem to be attracting those who "get me" these days.  We have come up with some amazing ideas together.  He demolished the bathroom this week and we came up with a brilliant expansion plan for it.  Then I came up with a great idea on how to create more hall space and then together we decided it would be so cool if we could salvage the old pedistole tub, paint and refinish it and re-install it so that we could maintain the feel of the old house.  Of course, the pedistole tub was not actually in the bathroom.  There is currently one in the basement and one in the sunroom. Neither are functioning, of course, but they are there, full of soul.  I will actually refurbish both of them and sell the second on Kijiji or perhaps keep it for my next flip....which I found on MLS yesterday, by the way, but I don't have the funds to buy it.  I suppose if it's in the cards for me it will still be on the market when I am finished this one, right?

The main bath.  It actually may even look better like this!

 

Ripped out a closet to create more hall space around the expanded bathroom.

The reason I love this contractor so much is that he sees things the same way I do.  Just because I am flipping the house does not mean I want to skimp on things.  I always renovate the house as if it were going to be my home.  I do not cut corners or use cheap materials especially when it comes to structural stuff.  I am also the most non-thriftiest shopper in the world so it's nice when the "experts" working with me are conscientious of how I am spending my money.  The tub was a perfect example of an idea that will save me money but that will also be the perfect fit for the house.  He also thinks I can keep the original baseboards.  I'm not totally sold on that although I love the character that they bring.  I just need to find someone who can sandblast the 100 years of paint colours off of them so I can restore them to the beauties they once were.  This will also save a lot of wall patching if I can keep them. 

So, the kitchen is still under demolition.  It's been a big job.  One that I will complete myself next week.  Then we will work on new drywall, flooring and new cabinets to be ordered for the kitchen. I'm still ripping up subfloor so I haven't figured out if there is hardwood under the kitchen subfloor or not.  I'm keeping that as a surprise for myself.  It's fun to have new surprises each week. I'm optimistic that there is indeed hardwood under the two layers of subfloor.  We'll see.

My amazing electrician has removed all the old knob and tube wiring and we went on a shopping spree together at Home Depot today for all the new stuff we'll need.  This man is a genius.  Sometimes when I speak with him I become impatient and finish his sentences.  There is something to be learned from this man - to slow down - but I still struggle with that.  He basically works so that he can go fishing the other 1/2 of his life.  He seems so simple but he is a very clever man and I've never met a more meticulous electrician.  He is clean, organized and knows his trade like no body's business.  He too came up with a brilliant idea for me.  This is a secret so don't tell anyone.  You see the house was running on a very small fuse panel and was mostly knob and tube with a little bit of new wiring having been added over the years.  There are several issues with this.  First, it is next to impossible to get insurance if your house has knob and tube.  Second, if you upgrade your electrical panel you will likely need an inspection by the electrical authority = $$.  Third, when running completely new wiring through a house you are supposed to notify Hydro Ottawa and they charge upwards of $1500 just to shut your power down and turn it back on.  Literally a 60 second job.  So here are my solutions to all my problems.....well let's skip number one because I think my insurance agent reads my blog.  Number two was simple.  My electrician did a job not too long ago where he took out a slightly used breaker panel which just happens to be the size I need.  So we will install that used breaker panel in the basement, re-wire the whole house properly and pretend it was there before I bought the house. I mean, how is anyone going to find out?  The man who owned the house died a couple of weeks ago and he has probably lived there for the past 35 plus years so it's my word against the dead guys.  No disrespect.  From what I am told by all of my new neighbours, the man lived a nice long life.   Third, the electrician is going to do the job "live" so that I don't have to involve Hydro Ottawa and use up my budget on useless bureaucracy.  Apparently Hydro Ottawa used to do this for free until, I guess, they realized they could capitalize on this.  I don't blame them really.  Business is business. 

I am so excited.  Did I mention that already?  Everyone involved in the project, the whole neighbourhood where I purchased the house and all of my friends and co-workers are so supportive and amazing to work with. 

I can't wait to see this place when it's finished.  The thing I am most excited about is my beautiful staircase.  Small things excite me in life.  I am going to paint it chocolate brown and white.  It will look something like this:

 

Isn't that rich?  I love it.  My woodwork is way more intricate than this sample but you get the idea. 

 

Life is made up of small pleasures. Happiness is made up of those tiny successes. The big ones come too infrequently. And if you don’t collect all these tiny successes, the big ones don’t really mean anything. ~ Norman Lear 

Sooooooo Happy

The great wall came down today.  At one time the house was functioning as a duplex - probably not very successfully.  It's way too small to a be a real duplex so today I tore down the wall that enclosed the staircase and that concealed the most stunning old railing I've ever seen.  The house seems almost double in size with that staircase opened up.  It's amazing what an open concept does.  The space feels so much bigger now...and brighter.  The wall came down a lot easier that those damn floor tiles.  Thank God for that! 

 

 

 

I was so excited today when that wall came down.  I feel like we're making progress.  "We" meaning me and my infamous neighbor who has never let me step foot in that house alone to date.  We entertain each other with jokes and sing random songs together.  I have a big amp set up there with my iPod hooked up but he hasn't heard of any band since The Beatles.  I try to limit the Tupac and Biggie Smalls and keep it pretty mellow for the guy but he never complains.  Today we started singing "Downtown" by Petula Clark - probably the only common song we know.  Unfortunately the only word in the whole song I know is "Downtown" so it grew old pretty quick.  But I must have sang that word at least 100 times in the 2 hours we worked.  Again, he never complained.  We should really record this whole shit show because it's rather entertaining I'm sure.

 

When we were about to leave I noticed an old piece of linoleum flooring visible under the subfloor so I pulled it up with the crow bar and discovered......wait for it.......hardwood floor, that based on the newspaper layer covering it, has been hiding under there since 1964!  Jackpot!  So subfloor is coming up tonight. 

 

 

 

Phase II demolition complete.  Phase III and IV require the tearing out of the small makeshift kitchen on the second floor and all the baseboards.  Phase IV is the sun room demolition which I don't even want to think about right now.  One thing at a time.