being a member of a church in a historic neighborhood has much more advantages than the obivious ones. we are people from all walk of lifes, but to many of our advantages are members who are skilled tradespersons, many who advertise their businesses on the back of the weekly church bullitin. carpenters, electricians, plumbers, drywall, wallpaper, roofers, concrete and brick masons, chimney sweeps, anything an old house owner, or any home owner could dream of (or be blessed with, so to speak). i have used these services and i'll tell you now, a church member of who you see every week in church (or in the case of me, maybe every other week?) probaby will be less apt to mess with your mind than a choice out of the phone book, especially when you watch their kids on the playground or head up their kids scout troop. if they don't show up, or do poor work, you had better believe people WILL TALK.

I've been skimming quickly, and have a few comments based on my quick read. First, everyone's work on their ranches - fabulous! However, and apologies if I've misread or misinterpreted, but cathleen has or will have a relatively limited budget and is not a DIYer. pirula's gorgeous reno looks like one that had a nice-sized budget, and joanneemb, you've said you and your DH did all the work yourselves. mtnr is 100% correct IMO that if cathleen has the budget to do all that kind of thing herself, she also the budget to get a nicer house from the start. "Built ins, higher baseboards, solid wood doors, new windows, custom moulding, new kitchen and bathrooms...... All of that is very expensive, especially if you are not DIY, and if you were you probably wouldn't be asking us. It kind of begs the question, if you can afford to do all of the above, you can afford a nicer house to begin with (especially since, often, all of the above are cash expenses and a nicer house you pay for over 30 years)." That list above - baseboards, wood doors, and so on - those are just the things you can see. Sometimes (not always, of course, but it could happen), there is basic work you have to do first, or you may have to do it in order to make the changes you envision. We had to have lots of electrical work done before we even got to the good stuff. Our electrician is great, a true artist if you will, and reasonable, compulsively careful and concientious. He told us that for what he had to charge to do the work on our house, he could have rewired an entire new house. We did everything we had to for safety plus some things we wanted to do - and there is still work we decided not to do because of the cost. We were so lucky to have found an excellent, very reasonable contractor. By our calculations, had we gone with anyone else, our total reno costs would easily be two-thirds higher than they've been. We would not have been able to do this work; it simply would have broken the budget, so badly damaged as it is anyway. That leads to: if you are not a DIYer but will want to make many changes to a house to transform its look and style, you will need to be confident of your ability to hire the right people. Our contractor has great taste and an aesthetic sense, as well as technical skills, and he has worked on many old houses. The guy before him, let's just say the work was perfectly competent, but he would have done only and exactly what we told him to do. That means we would have had to have been thoroughly informed and completely educated before starting anything. Through word of mouth, including our contractor's own recommendations, we now have competent, trustworthy people to work on every conceivable part of our house if necessary. The last find - finally - a great plumber. We just paid him ~$400 to fix a kludged-together mess with the kitchen plumbing.... That leads to another thing: cathleen, even after you've bought what you hope will be your perfect house and have budgeted for molding, wood doors and all the rest, you will still need to have plenty of funds available for fixes and problems that could pop up over time, things you might have failed to account for in the beginning. "If anyone knows where to find detailed cost breakdowns, please let me know. I have not been able to find this information." Can anyone steer cathleen to some websites or other places where this info is available?

We recently opened up the kitchen and dining room in our 1920's house (we added on a new kitchen as part of the project) - we continued the wood flooring to have the rooms look they have always been connected. (I would not even let the flooring guys do a threshold and we had to redo the whole DR floor in order not to have one). The floors were a huge priority for me and we lived in the house for 7 years until we could do the floors (AND windows, trim, etc..) the way I wanted to, which took a lot of teeth-gritting patience! :-) So since you asked, yes if it were me - I would wait until all of the flooring could be consistently wood. We also wanted a more open floorplan but also wanted to respect the integrity of the home. We solved this by having the rooms open to one another with an archway that mimics original arches at the front of the house. It really helps the flow of the house and helps gives the house a visual sense of continuity (which is hard to put your finger on until it is not there). Personally, I think the basic integrity of an older home should be respected (uniform hardwoods, consistent molding, consistent ceiling heights, etc) but I think a lot of additional functionality can be obtained with thoughtful changes that respect the bones of the house. I am also fan of modern touches within that - I am definitely not a purist! Here is our dining room kitchen opening - the original kitchen was the back part of the dining room (from the left of the window to the wall - it was crazy small) and we simply included the kitchen square footage into the original dining room to gives us room for a larger table.

· Posted by: hnwillis z8 SC (My Page) on Thu, Nov 29, 01 at 15:22 Ya'll gotta be some of the funniest people. After going through the ordeal of many a gardenia suicides, I decided it was time to plant them outside (great humidity and heat-Z8 SC). I hate to say this but two years ago I planted 2 gardenia plants on the northwest side of my house. They have been doing just fine. They are just at 2-3 feet tall. I have pruned them together this past sprng into a low hedge next to my white picket fence. I have planted the trimmings amongst a groundcover of Gerbera Daisies in a 24 inch plastic pot that I also planted a 10 ft crooked willow tree on the southside of my house. I also put some trimmings into small pots with cheap Wal-Mart garden soil. To my surprise, they have taken root and are growing like crazy. I put one particular cutting into a pot by itself to be able to bring in the house. I left it outside all spring and summer (it rained constantly when I first planted them). This one stayed in 5 inches of water/dirt for 2 months. I have brought the sole potted plant into my sunroom and placed it inside a miniture greenhouse. I doesn't seem to be growing like it did outside. I'm really thinking that it likes to be outdoors in humidity, heat and southern exposure. Go figure? So from 1 pruning of two plants I have successfully propagated 10+ little ones. I can't wait until they bloom. Also, the main idea for planting them outside is that my neighbor has a 10 ft tall, 7 ft wide "gardenia bush" that is heavenly when it blooms. I have taken pictures of it because people don't believe me. I know she doesn't do anything special to any of her plants. One thing we do have in common is acidic clay soil which our azaleas and camellias seem to thrive on. · Posted by: bedou z10 Ft. L. Fl (My Page) on Fri, Dec 7, 01 at 1:15 Its 1:09 in the morning. My laughter must have woken my husband up, so I suppose I should put the kettle on! From a nude plot of land in Ft. Lauderdale, I have tried to fill it up with fragrant choices. Yes, Gardenia included. Its yellow leaves tend to give me a good contrast against all those green ones that are flourishing. Alas, they tend to fall off, so I just use them as mulch where they land. Time to find something else! I certainly shall not spend time agonizing over it, from what you have all said. Oh well, I had such high hopes!!! Joanmary · Posted by: fpogoda 5 N NJ (My Page) on Mon, Dec 17, 01 at 12:21 Just wanted to be sure regarding the indoor gardenia temp. issue: is the optimum temperature 70 degrees during the day, then 55 degrees at night? Thanks · Posted by: yugoslava 6 ) on Sat, Dec 29, 01 at 20:56 I have been fairly successful with azaleas and rhododendrons and wonder if it would be possible to keep gardenia dormant over winter and bring it out in spring, plant it among rhodos and leave it until it gets cold. I have admired gardenias from afar for the longest time, but I knew indoor conditions in the winter were not the best, so I have never had one to call my own. Would it be possible to keep gardenia cool over winter as I do with my fig tree and brugmansia? The scent is absolutely intoxicating! One word about people who live in warm or coastal areas. You have no trouble growing tropical plants which we can only see when we take tropical vacations for which we have to pay dearly. I live in Great Lakes Region with short seasons but we all dream of exotic plants growing luxuriantly indoors. Which is why we fret and fuss endlessly. · Posted by: Jenn z9/19 SoCal (My Page) on Tue, Jan 8, 02 at 10:16 This has to be the funniest thread I've ever read at the GardenWeb. I laughed so hard I could hardly talk and had tears in my eyes!! I printed out the whole thread to share with other pour souls who have tried to grow Gardenias according to all the best recommendations, only to watch them wither away. We have a Gardenia growing on a slight slope in alkaline clay soil under a Japanese Black Pine tree. It gets mid-to-late sun. It gets watered whenever we run the lawn sprinklers. It isn't the most prolific plant we grow, but at least it's alive and produces some blooms for us each year. The success is probably due to the fact that my husband is the one who cares for it, and he is not a by-the-book gardener... he just waters whenever he thinks the lawn needs water, feeds it when he remembers (I think the last time was about 2 years ago), etc. LOL!!! · Posted by: Rosalie 5-6 salt lake (My Page) on Wed, Jan 9, 02 at 11:30 this thread is hilarious! and now famous -- a link to it is posted at the garden party forum, so some of us have wandered over to check out your battles -- i believe i will stick with xeric types -- no chicken dances for me -- thanks for the laughs! and good luck to all -- rosalie · Posted by: ccl38 8A Savannah, GA (My Page) on Thu, Jan 17, 02 at 15:59 I too have had trouble with vetchii. Mine was so large and so heavy with blooms I decided to prune it. We couldn't get past it down the walk. Once prunned it went into a decline and it has never been the same. I have another variety that I rooted about three years ago from a large bush growing at the edge of the swamp near where I work. It is mostly in shade, never gets watered and would probably measure 5 feet, and it has those huge saucer size blossoms and smells wonderful. I don't shake a chicken so I guess I must have held my mouth right when I planted it. They are my favorite plant. For me it is a pass along plant. I root them all summer and give them to anyone who comes along and wants one. · Posted by: Joanmary_z10 z10 Ft. L. Fl. (My Page) on Thu, Jan 17, 02 at 19:23 cc 138 you must have 'the magic touch'Well done, and I say that with honest envy. The question is, are you ready, willing and able to produce 75-+ rooted cuttings from a 'proven' specimen with the right karma, one for each of the above postings, to restore our faith in this plant and to bring aid and comfort to all of us who have been brought down by this picky, picky plant? lol!!! Joanmary · Posted by: Lily 5 IL (My Page) on Fri, Jan 18, 02 at 21:16 I got a Gardenia "Veitchii" last January as a gift, loaded with buds. Looking for culture info I found this thread. Aftering reading everyone's experience, I thought I was going to kill it for sure. I held my breath when I was anywhere near it. I misted it daily and then decided not to mist after my hard water left ugly mineral stains on the leaves. More then half of the buds dropped and it refused to bloom indoor! It got a lot of half yellowed leaves before I dragged it outside in late Spring. It thrived outside and bloomed! In the mean time I got hooked on orchids. I started using the leftover orchid water (rain water with 1/4 strenth of fertilizer and a drop of Superthrive/per gallon) to water the gardenia. It's been growing like crazy! Now it's back in the house in front of my south facing window, and in bloom! It's in a 12" plastic pot and about 2 feet tall. Maybe it's the rain water or the superthrive, but there is definitely hope for all gardenia lovers! · Posted by: Jenn z9/19 SoCal (My Page) on Sun, Jan 20, 02 at 13:40 So that's the trick... "water with leftover orchid water". Why don't the gardening books say that?!? LOL! · Posted by: Lali z9, 18, So Cal (My Page) on Mon, Jan 21, 02 at 15:16 I can't believe how long this topic has gone on for. It is sooo hilarious! Anyway, I'm trying my first attempt to grow gardenias. I put them in the backyard (northern exposure) with ferns and azaleas, so I'm hoping they will be ok. Now that I've read this post, I'm really really really skeptical that they will bloom or even live by my hand. Thanks for the laugh! Lali · Posted by: freesias Z9 ) on Tue, Feb 19, 02 at 23:35 Oh My GOD! I just planted THREE 1 gal. 'Veitchii' gardenias in my front yard mixed border. I have a feeling, my are gonna DIE on me. I am definitely not touching these guys! Will water once every couple of weeks. THAT'S IT!!!! · Posted by: susan_CA z9 CA ) on Sun, Feb 24, 02 at 16:05 What a great thread! Gardenia culture is such a thrill of success/agony of defeat experience. Anticipating an unknown failure rate, I bought 6 'Veitchii'! The two planted directly under a tree (where I wanted to sit) and northern foundation exposure died. The two planted in eastern foundation exposure with shade mid-day on bloom copiously all summer. The two planted in western foundation exposure, where light tree shade relieves afternoon heat after 4pm do almost as well. All get composted manure in early spring, pine needle mulch, half-strength chelated minerals whenever leaves begin to pale or MirAcid if I think of it, water from sprinkler system early a.m. (including on leaves) daily in summer in the hot, dry central valley, and have FAST drainage. The two that died were in locations with slower drainage and more shade. The only year I had some bud drop was the year we had a late, wet spring, but they bloomed fine all summer. I have seen specimens in full sun in the central valley; they bloom well, but leaves & blossoms show sunburn damage. So I'm going with the sun/shade, wet/dry, feed/not theory. · Posted by: jxnphx Zn9 AZ (My Page) on Fri, Mar 8, 02 at 0:42 Oh my, oh my! The woman at the nursery said I could have an indoor gardenia in my east-window-garden (morning sun, high level of light the rest of the day), but it sounds like she forgot to tell me I'd need to install a swamp for it, as well. I certainly have plenty of heat for it, here on the low desert. I may be joining the ranks of the guilty gardenia group: I'm not likely to "mist" the miserable thing, nor am I likely to change my habits in on-going care (I am sadly irregular about watering and feeding my only other plant--a low-maintenance Madagascar Palm--dracena). I prepared the soil well enough though (a standard potting soil mixed with half-again as much peat moss), I placed the plant "high" in the middle of the pot, added a layer of peat moss on the top, and covered it all with some additional organic mulch, watered it in with an "acid" feeding, and set it above a large, relatively deep saucer with plenty of water for evaporation. I may have misunderstood the nursery lady's comment about the roots, though, because I removed a great deal of the soil from the root ball and treated the roots with hormone before placing it in the new pot and soil mix. I read in the messages above that this plant may not have liked that messing about with its roots. I believe I'll acquire one of those devices that gives a reading of the humidity, to see just how dry my window garden area really is. We'll see what happens. While I may be capable of sustaining this thing's life for a short while, after reading all of this, I'm not planning on much success with it. I tend to move on to other projects, and I'm afraid the poor thing will have to shift for itself more than it is constitutionally capable. Of course, reading about the success of those who largely ignored their gardenia gives me some hope. That's more my style. At least I have a good excuse for turning the AC down to 70 starting in April. I just don't think the local power usage police are going to understand it when I tell them that my astronomical power draw is necessary for the health of a plant. This is going to be expensive emotionally and monetarily. Who would have thought a trip to the nursery would result in such bondage? · Posted by: Joanmary_z10 z10 Ft. L. Fl. (My Page) on Fri, Mar 8, 02 at 13:16 Oh, what a wonderful laugh this has been! My poor old gardenia is there in Florida, with no one to care for it, depending on the sprinkler system to 'do its thing' and I have no clue what is happening to it. However I have my dark moments when I can see the Christmas lights decorating its bare twigs come December! Taking it that I will be using its twigs as mulch sometime soon, I have bought as a replacement, the African Gardenia. Now I wonder if this is in the same category? Here's to Gardenias who can take neglect!! · Posted by: jxnphx Zn9 AZ (My Page) on Sat, Mar 9, 02 at 15:31 I discussed my newly acquired gardenia issue with my elder sister who, smirking, told me it would probably do me good to have something to worry about. I can only think she was being complimentary about my faultless children and long-ago departed harpy of a wife. She herself has a half-dozen off-spring who provide her with plenty of heart-rending despair. Just in case she was being a smart-ass though, I bought my plant an ultrasonic humidifier which pumps 2.6 gallons of water vapor into the air each day, and I hurried to the used book store and increased my holdings in James Lee Burke (setting: southern Louisiana). I suppose I could have picked up some Faulker, as well, but he's so damned hard to read. I can't stand Tennessee Williams. I am thinking that a few dark and decadent thought-waves might make the gardenia feel a little more at home here in the bright, parched protestant desert southwest. Although it's only been a couple of days, I'm sure it's looking a little better than when I brought it home from the nursery; but just the same, I'm going to keep my eye on a new leaf that is looking a little yellowish. I don't want my dear sister to have the last laugh. · Posted by: BarbC coastal SC (My Page) on Fri, Apr 12, 02 at 15:53 LOL - I have tears rolling down my face and flooding the den. I have 2 unknown variety gardenias that I bought at HD 4 years ago. Since then, I have done ABSOLUTELY NOTHING to them and yet they thrive. They survived the great flood of '99 (were under 6 FEET of nasty swamp/river water and were still green 3 months later when the water finally went away) They were only 1ft tall at the time, so literally had 5ft of nasty black water on top of them. I even had to pick dried toilet paper off them, as the flood had taken the contents of 1000 septic tanks along its path. Those two gardenias and the roses were the only plants to survive that mess. Anyway, once I could finally walk through my yard again (without sinking up to my eyeballs in slimy mud) I dug those suckers up and moved them to my new (dry) house (roses too). They are still there and doing beautifully in full southern afternoon sun. I do ABSOLUTELY NOTHING special to them. I don't even ater then during droughts. Maybe that's the secret? The guy across the street has a couple and he also does ABSOLUTELY NOTHING to his and his are even nicer than mine. Perhaps we are killing these plants with kindness? Maybe what they really want is to just be left alone?