I did not type this as one long paragraph! Had proper spacing which didn’t show up in my post. Sorry!

I would tackle some upgraded lighting that isn't so "builder's grade" and install LEDs overhead and under the kitchen cabs to light your countertops. With 4K LEDs you'll be able to pick out the right colors for your home. Oak is heavily grained and doesn't take paint very well. If you want to try it, go for the trim color and break the monotony by using black for the handrail and stair treads.

Thanks decoenthusiaste. I’ll add lighting to my lists of to dos. It will definitely make a difference!

It might be worth looking into staining the grout lines a different colour. this could give the floors a fresher look without having to replace the tiles. On the other hand, if you really do not like the floors and they force you to compromise on all kinds of other renovation projects around the house, it might be worth saving up a little more to tackle them first.

Consider adding splashes of different colours on the walls to give your spaces more depth. Wall paper could add some texture to your walls. Accent walls do not have to be a very bright colour: https://www.shutterfly.com/ideas/accent-wall-color-combinations/

Have you thought about different colours for the kitchen cabinets, e.g. a shade of grey? White might clash with your floor tiles.

If would paint/stain your stairs a similar colour to the colour you will be painting the wall next to it to make it stand out less.

Addressing the tile. This should be the last project. 1) Buy a flotation boat cushion (for kneeling) 2) Clean grout lines with trisodium phosphate (TSP @ any big box) rinse well, let dry completely 3) Grout renewal or color change "paint on" is available at big box store or from https://www.ameritechindustries.com/ I've used the latter, it works well.

Oak staircase - IMO paint is preferable, trying to re-stain is almost impossible. Use a liquid de-glosser as opposed to sanding as it's much easier. Caution, this stuff has a strong odor, open windows and good venting is a must.

Helpful to know that any project will take longer than you think. Treat yourselves to no-working-on-the-house weekends to prevent burnout. A whole house redo is like eating an elephant - you do it "one bite at a time".

I would:

1) skip anything with the tile and just know I would replace it down the road.

2) Paint - the grey may be a challenge with the color of the wood floors, so test a few options including some really light/almost white greige colors. You are seeing more shift to that color direction so it may be a little longer lasting and can deal with a change of interiors a bit easier.

3) Get a runner and some rugs

4) paint the front of the steps on the stairs white, paint the spindles white - note: this is MUCH harder than it should be. I wouldn't bother doing a stain they don't appear *that* different than the floors for the cost/hassle it is. Just adding the white on will make a massive difference, you can always go back and do the stain later if if it still an issue. Another option is adding a runner on the stairs in a neutral color to minimize even more. Look into pricing - we were shocked at the cost of painting stairs/railing.

5) Update the lighting

6) compare cost of new (lighter) counters vs having them all repainted - in our area the painting was really expensive. Counters for that size wouldn't be anywhere close and you can add an overhang and totally change the function of your kitchen. The dark cabinets don't bother me at all - the dark countertops/backsplash are just bringing them down

7) Update the backsplash at same time as counters

IMO - The counters/backsplash, lighting and paint would be by first options (and lowest cost) and then I could see what I *really* needed from there. I have bought builder grade before and fixed up and found that there was A LOT that needed to be done but when we did a part of it, the rest didn't seen nearly as bad and the money could go where it was most necessary.

Tip on counters: talk to a number of local quartz/granite dealers as well as the home depot/lowes, the higher end dealers i've always eneded up getting better pricing from

Thanks Vivian and chifliper. I will look into colouring the grout lines white which should hopefully freshen up the floors.

Thanks Partim for the helpful visual. I am considering painting door either a dark dark grey or a black. I’ll see what goes well once the walls, trims, etc have been painted.

Thanks Sarah. I have yet to sample BM classic gray but it’s described as a very light greige like you suggested. I’ll look at some others too. I wanted to ask about your suggestion to update lighting. Were you referring to pot lights?

Start at the top and work down to the floor.

Paint - the grey may be a challenge with the color of the wood floors, so test a few options including some really light/almost white greige colors.

I would also make sure that the grey you choose works with the floor tiles as well.

One thing to watch out for in particular is that the grey paint doesn't bring out any pink tones in the flooring.

I second the recommendation to color your grout if it bothers you. Our builder /contractor screwed up on a tile repair and used the wrong grout and refused to admit it. We paid Groutsmith to come color it. After watching what he did and the mess he left that I had to help clean up I realized I could have done it myself.

I second the recommendation to paint the stair spindles white, and paint the risers on the stairs. If you are not changing the cabinets, then I’d consider staining the stairs to match the cabinets.

in addition to a runner in the hall add a carpet to the kitchen for the dining in there. Hides more of the floor.

Change out the light by the stairs, find something that really stands out and pops.

If you go with lighter paint for your cabinets, plan to change the blinds as well.

I have had very good luck with Goo Gone grout cleaner. If you can't find that, Barkeepers Friend liquid and a scrub brush works well. Mopping doesn't get the grout clean, so see what color the grout really is!

Spray painting your cabinets may not give the lasting results you want. As suggested, change the countertop and backsplash and leave the cabinets.

Painting the stair risers and spindles, as recommended above, will do wonders.

Why are you doing anything other than basic maintenance?

Thanks alwayscold and latifolia for the great suggestions!!! I’ll definitely be implementing them.

Strategery, the house isn’t our style. We really like a more modern look without all the browns and beiges that are everywhere right now.

@User - Not pot lights, but more of a modern style for the dining room and at the base of the stairs - those are both super traditional and its small but has a big impact when you swap them out.

If you paint a griege (even lighter maybe than what you mention) it will immediately make your house feel more modern/clean lines. the white is too much of a contrast and isnt' bright like it likely once was. Your tile isn't that bad, the grey/non-tan will pop out with a difference color paint.

We did a full house in similar situation a few years ago - changing the spindles/under the steps on the stairway made a MASSIVE change. I couldn't believe what a difference it made. We called around and some places were charging $$$$ to do the stairs, once guy offered to use a sprayer and it was like $500 and done in a day. I had worked on it myself for about 40 hours by that point and realized the bloggers were crazy that thought it was just simple and easy and fast. This house WILL look exactly like you want it too.

Thanks Sarah B!! Sorry for the late response. I am a new mum hence the delay :) I have noted down your suggestions and look forward to implementing them. You are right about the bloggers. Their 5 minute videos make staircase painting look like a breeze but it’s not!

I would start with just changing/upgrading the lighting in hallways, kitchen (under cabinet too) and dining. Then runners in hall and a nice modern rug in dining space. Can we see a close up of the kitchen? I think your money is better spent in changing the counter and splash. It's not a big space and you can likely get a wider peninsula to allow for bar stools. It looks like there is a curve at the top of the cabinets so they will never look modern, even if re-painted. You could look into re-facing maybe. Perhaps price out the stairway painting and get a stair runner in the meantime. Good luck!

Before you approach the spindles, look online for the simple square profile of the spindles.....they are pretty inexpensive and give a quick elegant clean look; then just paint the ballister and newel posts ebony or white for a sleek.....and if you have a new baby I would seriously consider hiring the painting done for the house and let that be your budget for the year and really think about what you want to do.....just a suggestion.....

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Thanks Susan. This staircase looks great!!! I’ll compare the prices of painting vs replacing spindles before starting on this. And Yes, I’ll definitely be outsourcing some of the Reno tasks. My days are already insanely busy thanks to my lovely 6 month old.