Hurry, contractors coming in two days

10 years ago

Hi, we finally decided to do something about this room. It was a second kitchen that we never used. At one time was an office, storage etc. We need a third bedroom. It has a kitchen sink that we would like to keep the water credits. Trying to decide whether to keep any of the cabinets or just put in a new sink with new countertop or simply cap it at the wall for future documentation or use. Attached are pictures I hope. The weird corner with the cut out area was where the fridge was. Trying to decide whether to put a door in that space and make it a closet or to remove that entire corner. Husband kind of wants to move the long straight cabinet area and put it where the sink was and put in new sink with new countertop. I'm thinking to remove all cabinets. I want to remove the soffits and the drop ceiling box light, put in new flooring trying to decide between hardwood or French limestone-with nu heat. The two small cabinet doors by the door must stay as they open to storage under a staircase. Garage is on two sides large family room on one-side outdoor access on the fourth side. Thus no ability to put in any windows. Consequently the currentl Dutch door is the only window possibility. Sorry to sound frantic, but i am. All advice and help appreciated. Also the room dimensions are approximately 15.5 'by 10.5' not including small area in front of outside door.

Sort by:Oldest

Comments (16)

yankca
Original Author
10 years ago
More pictures
yankca
Original Author
10 years ago
More pictures
Related Discussions
Seller staying in the home for two days after closing
Q
Comments (71)
You already have many dollars and plenty cents invested in this house so don't let a small wrinkle automatically make you back out. Sure, you may be able to insist on possession at closing or no deal but uness you are actively searching for a way out of the contract, consider the idea. Ask your realtor for more details and see if you can figure out why the seller is asking for additional time. If they have a delay in getting possession of their next residence or trouble scheduling a mover, it is a reasonable request. However, if they have not yet made arrangements, be more cautious. If you have to pay additional money to cover your expenses for the delay, perhaps ask for one and a half times your expected expenses in credit to closing costs. Then negotiate a security deposit and also a higher fee for going past the week. Or, request that funds be held in escrow so seller can't collect all their money until you get possession in satisfactory condition. In any case, make sure the seller has an appropriate incentive to move out within that week so this doesn't drag out. In my state, you must be resident at the new address on January 1 to claim homeowners property tax exemption fore year, or delay closing until owner moves out.
...See More
Two Contractors Different Opinions on AC Tonage, who is correct?
Q
Comments (19)
Contractor 1: 1190 sq ft with load calculation of 28691 for main portion of the home which is north facing. 736 sq ft with load calculation of 28059 which is 3 sides of house south facing. Also exposed to garage attic space which is not insulated. and Many large windows and doors that are SE, S, and SW facing for that small space. He does not figure in cooling the wall space. His total sq ft is 1,926. My home's actual sq ft is 2158. This contractor measured every room, window, ceiling height and spent a lot of time in attic.
...See More
Contractor coming this week! I am very behind!
Q
Comments (12)
Nice! I love the slate but it was challenging. Your tile will be beautiful and having porcelain sure clears up a lot of those hard to decide questions. :c) Honed or shiney, I love granite but with the elements you're considering, soap stone might be pretty (and different) too. I would really put some thought into the niche. 12 x 12 was the standard box size when we did our bath and it is not that large, especially after it's tiled. It's probably why many showers have two niches instead of one. Ours is 12 x 24 which fit perfect between the studs and the glass shelf is in the middle. My intial thought on the higher corner shelf was "over kill", but I am so glad we did it. As for the foot rest, I worried that a bench would look out of place and eat up valuable space. Realistically, we would have never sat on it so the foot rest was the perfect solution for our situation. Word of advise? Get the grab bar/spray combo and be very clear on where you want it placed. Our's (and I assume all do) allows for the over head and sprayer to be used at the same time; the sprayer has a variety of spray options, and let me just say, having two sprays makes for one great shower. Plus the spray and enclosed shower makes it so much easier to bath our lab! Our fixtures are Moen. I just think sometimes that it may have been better to have the bar on the other side of the wall instead but oh well. Cabinets....for a master bath I felt it was the only way to go. Just wait for them to go on sale, it's so much nicer! (We also pulled the 3 middle pieces out several inches from the wall. The counter is deeper and it gives subtle dimension to the over all look. See, you can see it from this angle how the end bank is set back and the granite is cut to outline the shape. ETA: Lastly, you didn't mention it, but if your going to install everything new and your toilet is either older or experiencing the slightest issue, you may want replace it now as opposed to later. Especially since other plumbing is going to be done as well. If you do, don't let anyone talk you into the "comfort height" because tall or short it is NOT more comfortable. Everyone in the bath forum was raving about how much better they were and out of all the decisions I had to make, (DH really wasn't involved much) it's the only regret I have. We have however been super happy with the model we got which is an American Standard, eventually I'll probably have it installed in all of our bathrooms.
...See More
Week 132 - Where did you find your contractor(s)
Q
Comments (14)
Our only experience is with plumbers. The first was a friend recommendation. We actually had them come out twice. First for a water leak where our primary wate pipe had siding nailed into it. They fixed the 3" pipe that had. Racked all the way down into the slab. Then told us our 1 1/2" pipe from the kitchen sink wasn't to code and put in 2" pipe outside the wall, inside the cabinet. Called them again when we had a gas leak where the PO had copper run under the patio slab then into the house. Settling happened and the joint completely separated. They came out and ran new copper pipe strapped to the foundation. Fast forward to our kitchen remodel. Called one that was recommended on the Next Door app. They were stunned at the length of copper run outside and said there's no way that will pass inspection. The sink drain pipe that was supposedly not to code would have been fine. The new plumbers did a reasonable job with running the new gas line in the ceiling. I'm not happy with where they drilled the holes through the ceiling joists, but that seems to be fairly common with plumbers.
...See More
yankca
Original Author
10 years ago
More pictures
yankca
Original Author
10 years ago
More pictures
yankca
Original Author
10 years ago
More pictures
yankca
Original Author
10 years ago
Last picture
weedyacres
10 years ago
I'm a little confused by your post. What is your ultimate desired use for this room? As a third bedroom? Or do you still want some kitchen functionality?

With that answered, we can probably better help you.
yankca
Original Author
10 years ago
Sorry for the confusion. We have a large odd house with 2 bedrooms and two kitchens. We only kept this room as is because the realtor told us twenty years ago to always keep this second kitchen for resale and water credits. The room has been used as an office and storage only. I have always thought we needed an additional bedroom for guests. Real question is whether to have a bedroom ( with a trundle bed) with a sink and just use some of the existing cabinets- they are in great condition. Or to cap the water pipes at the wall ( put a piece of furniture in front of it). Husband would like someplace to store his books and paper work in addition to a guest room for extremely infrequent guests.
weedyacres
10 years ago
I think a sink in a bedroom would be a bit odd. I'd probably cap it off so it could be used later. But don't put in a sink unless you've got a need for it.

The cabinets can be repurposed into office furniture: reconfigure them and remove the doors and they're bookcases. Reconfigure into a wall of cabinets (no counter in the middle and have a great built-in.

I'd probably put a door on the old fridge space and make it a small closet. Then the room can be considered a real bedroom.
snoonyb
10 years ago
"Then the room can be considered a real bedroom."

How about required openable light and ventilation?
yankca
Original Author
10 years ago
Now I'm a bit confused. Does a "real Bedroom" require a window that opens and ventilation? It does have a Dutch door- top opens without the bottom. Because it is a real kitchen it does have an exhaust fan. I'm not sure what qualifies as a bedroom. Two small closets - one does have a rod for hanging clothes. Thank you for all ideas. I am also leaning towards the door where fridge was. Concerned it might look funky? Should I paint the two small doors and cabinet surrounding where the refrigerator was white or leave them as is? Thinking of a warm cream beiges color for the walls
snoonyb
10 years ago
Each residential dwelling gas a nib requirement foe openable light and ventilation, WHICH DOES NOT COMPROMISE IT'S SECuRUTY, and a dutch door does nit meet that requirement.

A bedroom is also required to have two forms of egress and when one of them is a window the sol must not be more than 42" above the floor it must have an openable area of 5.7sq.ft. with a min. opening width and/or height of 22".

Does that give you several questions for your contractor.

Broaden your horizon, narrow your expectations and weigh the alternatives.
dekeoboe
10 years ago
Can you post a floor plan? It looks like there are two exterio doors into this space.

Also, what are water credits?
yankca
Original Author
10 years ago
Attached is the floor plan. Water credits in our area are very valuable. Each property only gets a certain number because we have a drought going on in California. I.e. a lot is not buildable without water credits currently we have a moratorium on building. And no one can add a bathroom or laundry room or kitchen without water credits. Also one can buy and sell water credits. I know the whole thing is stupid.
glennsfc
10 years ago
How can contractors be coming when you don't yet have a plan? Or are you in process of selecting one?
yankca
Original Author
10 years ago
Coming tomorrow for demo. Remove soffits, fluorescent light box, L shaped cabinet and flooring. Think I will tell them I want to keep upper cabinet in the room and straight cabinet in garage ???

Hurry, contractors coming in two days

Comments (16)

yankca
Original Author

yankca
Original Author

Related Discussions

yankca
Original Author

yankca
Original Author

yankca
Original Author

yankca
Original Author

weedyacres

yankca
Original Author

weedyacres

snoonyb

yankca
Original Author

snoonyb

dekeoboe

yankca
Original Author

glennsfc

yankca
Original Author

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

Hurry, contractors coming in two days

Comments (16)

yankcaOriginal Author

yankcaOriginal Author

Related Discussions

yankcaOriginal Author

yankcaOriginal Author

yankcaOriginal Author

yankcaOriginal Author

weedyacres

yankcaOriginal Author

weedyacres

snoonyb

yankcaOriginal Author

snoonyb

dekeoboe

yankcaOriginal Author

glennsfc

yankcaOriginal Author

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

yankca
Original Author

yankca
Original Author

yankca
Original Author

yankca
Original Author

yankca
Original Author

yankca
Original Author

yankca
Original Author

yankca
Original Author

yankca
Original Author

yankca
Original Author