Ya'll are so helpful :) Thank you! Gad the radiators LOL I had NO IDEA how much work that would be, but it will be a pretty high priority to us (DH hates the baseboards in a victorian) so I will see if I can find out what we have to work with. Slate that radiator is amazing! I love the bronze. The room with the water damage is the dining room and that floor is exposed wood. I can see it's fine when looking under the buffet (we did this on our 1st visit). I may make them move the buffet on this next visit. If not this visit, definately the inspection visit. I'd like to know what they've done with the firebox back there, hopefully just left it alone. We don't want efficiency out of the fireplaces (aside from the one we'd like to put in the kitchen and the exsiting stove in the basement). There are 2 existing fireplaces on the first floor now, one in the foyer and the other in the parlor. I'm sure the fireplace in the dinning room was as gorgeous...I mean why wouldn't it be? So we'd like to have that back :) Both in terms of the fire places and the radiators, we're willing to put some money into the house to restore it to it's former glory. But we obviously want to get an idea of what that entails if it should be factored into an offer! I'l call the historican society now and ask if they have an inspector they recommend. And a fireplace/chimney specialist for that issue. We'll be sure to write that into the offer as a requirement. I'm not a huge wallpaper freak...but those could easily be worked into my decor. They're so much better than the 80's flower "Victorian" decor LOL Honestly, they're a great option..thanks! I may well work some of that into some of the rooms (to save on the removal work) and to add to the distinction of each space. Autumn I'll link the house below. As I mentioned it's a B&B so you can see pictures of the house on their website. I'll be taking a lot more when I visit :) We'll get rid of any "fake" victorian furniture (it comes furnished) and eventually the whole house will be decorated much more appropriately to it's style, but still be a comfortable family home. The kitchen is probably one of our big money items, which will come down the road. It's pretty much tricked out as a commercial kitchen due to the B&B. I'd like to move a few things and then do a more unfitted kitchen appropriate to the house. We'll still have some professional appliances (if you've seen my kitchen you know I like them LOL) but they'll be better suited to the house, like a molteni range or lacanche and the subzero will be hiddenin a custom amoire. I can't wait to get onto that project :) I get so jealous when I see these white cabinet kitchens LOL I'm sorry I hurt your brain with the closet idea LOL But I made someone else smile so perhaps thats the future for me..some people groan when they see it and some people smile LOL We will be VERY sensative to the room that is converted. We don't want to devalue the property and want to make a conversion back to a B&B possible if we ever sell (so we can market as both a B&B and a home). The room that we'd convert will have free standing pieces that are just pushed against the wall, all to look as if they're built in, but all easily removed to go back to a bedroom. There is a bathroom inbetween these two rooms (it's horrificly 80's) which we'll use as the path between them. This means we'll have to add a door to the master that isn't there, but we'll be nice when we do it, and make it removable if someone would wish that. NONE of the trim or windows in that room will be altered, removed etc. Including the door to the main hall. We'll work around and with those features instead of covering them up and/or getting rid of them. I'm going to gut all the bathrooms and do tile (appropriate to the house) or beadboard paneling. I'm thinking the smallest will be turned into wet rooms using the existing drains, pedastol sinks and vintage inspired shower fittings. We'll work a ribcage shower in...most likely in the master, and a free standing marble shower (built out of a few slabs...we used one in Duluth and fell in love) in one of the bigger baths. But the tubs and sinks in the rooms...those will get capped off (plumbing) and the fixtures removed. OK I'm off to call the historical society :) Thanks and if you think of anything else, please let me know! Here is a link that might be useful: Hastings House

Does she love the wallpaper? Is she expressing any sadness it's going? Reason I ask is that some older people don't like change, and they don't see a need for it. As you say, she is getting forgetful, does she remember why there are going to be changes? I'm not suggesting keeping the wallpaper. But I am thinking if she likes it, then maybe a green, that sort of reminds her of the wallpaper might be nice. If you were decorating this home for yourself, that would be a totally different thing. As far as the lighting, just make sure it is very bright for her. You can always add a dimmer, but I believe you should make sure there is plenty of light. I think decorating and designing for seniors is a very special skill.It is wonderful for you that you are able to have her here and that you are able and willing to help her with this redecorating. You are a wonderful daughter. That's my 2cents.

Have a reliable chimney company come put in a stainless steel chase. Very easy . We opened two fireplaces in our last 1890 home and added Victorian gas coal basket inserts. We already had two done by the previous owner . We had the Summer covers and used them . In this 1910 house only one of the two fireplaces needed a new chase. Paint the cast iron and cover shiny black. Get a chase placed and a gas insert and you will have a beautiful warm home. I’m trying to find a coal basket and cover for this second fireplace. I have an extra cast iron surround. This one has logs the first one has special artificial coals that are really authentic looking

Love your fireplace, Pewabic Tile in Detroit will match your tiles if you send them one or two to work from. I would try cleaning the cream relief tile and the tile lining the firebox.