Thank for the responses. Not replacing the tile isn’t an option as it is one of the things I hate most. It’s blue, tan, pink, grey and beige with large grout lines. i know it will be a hit to budget, but hope I can find affordable complementary tile. Michelle we are definitely looking at the option of keeping one backsplash the whole way through. We do have marble countertops in the kids bathrown as well as our own for over 3 years and still love it. So maybe I should revise to I don’t mind medium maintenanc, but my big issue is the current floor that shows everything.

I think I would do a metal casing around the posts the same as the trim around the door. I have to say I do not love the gray but if you do thats all that matters. You need to not add another finish to the posts so pic whatever is already there somewhere if not the metal. IMO they need to be about 8" square. BTW I love the house . I hope all the back is the same color siding as the front. I am so glad you did not paint the brick that would have ruined this really cool house. Now you need some landscaping to add the right touch.

I had cabinets over a peninsula and removed them - what an amazing difference it made to the space. Once I did it and one or two neighbors came over I started getting neighbor after neighbor coming over and wanting to see. Within two year I don't think a single kitchen on the cul-de-sac still had cabinets over the peninsula. I didn't recommend changing to a single height counter at the sink for 3 reasons You currently have the bi-level that hides the sink and any mess in the kitchen, Having a single level doesn't add a lot of useful space because it is dominated by the sink on the kitchen side and Tall furnishings in a small space gives the illusion of more space. I didn't ask last night if there is an access door on the living room side for the cabinet in the corner. If not - that is another inexpensive change that is worth its weight in gold. I really don't recommend over spending, changing what doesn't need to be changed because you will most likely upgrade from your small condo to something larger. These are generally not forever homes. The more you spend on this home the less you have to spend on the next one and kitchens generally have an ROI about 60% of what you spend. The other 40% is joy factor. It brings you joy and you pay for that happiness. Always balance the cost vs the joy factor and if the same dollars could bring you greater joy by spending it differently. A new kitchen / my next home or a new kitchen / a trip to Europe.

Arcy - I 100% want a custom gate like that. My children are small enough to fit limbs and heads through the spindles. They don't, but they could. 5 1/4" between spindles and 6 1/4" open between treads (yikes). We plan on more children so it would be a continuing problem... Thanks for bringing up the cost/aesthetics/value balance. Good thought Patricia - thanks for thte thoughts. The problem is there aren't a lot of specialists in my area, just a lot of GCs and new build developers. Other pros in the area seem to be geared toward commercial projects as well. I do need to know how much my problem COSTS before I can budget for it hah. A handrail seems easy enough though. Lorraine - I do have the kid stuff underneath the stairs - out for the world to see. I'm definitely leaning toward a redo.