Page 19 of 19

Armed with 2 PB&Js, Vitamin Water, and Gatorade

20171013_130741Today was another productive day at my house.  I met with two more contractors.  Another foundation company, Everdry, and a roofer, Deer Park Roofing, regarding the box gutters.  Not a great start to the day as both provided me with 5-digit estimates to address the problems.  Not to be deterred I went back to my sweat equity work.

I totally understand why Chip Gaines loves Demo Day #demoday.  There is something exhilarating in ripping down walls, but today I set out to my original goal of removing all 20171013_155752the trim.  I almost stayed on task.  All trim is removed from the kitchen and dining room; none damaged, so can be reinstalled.  I also managed to completely expose the brick in the kitchen.  Less than an hour, so very glad I did it.  It is going to look awesome once cleaned up and sealed.  Hopefully the vent for the stove can utilize the hole that was filled with plaster.

I also managed to free up the built-in cabinet that was located on the wall to be removed for the open concept kitchen/dining room.  I planneds to relocate it next to the kitchen door and that became a reality today.  Amazingly only 6 nails held it in place and I only had to remove two studs from one side to gain access.  The real struggle came when I realized that the 1/4″ sub-floor that was laid down for the linoleum flooring was stopping it from freeing up.  Once I got that out the way I was able to move it relatively easily (by myself) and it is going to be fabulous once it’s all cleaned up.  I can already picture my cookbooks sitting on the shelves.  Saving that piece saves me 2′ of upper and lower cabinets, cha ching!

The true bright spot of the day was discovering the original pine floors were in great shape underneath the linoleum sub-floor.  COST SAVINGS!!!!!  I will have these restored and sealed vs. laying new flooring.  I think the flooring area where the sink use to be will need to be replaced along with splicing in pieces to fill the radiator hole, but that will be cheaper than a whole new floor!  Hopefully it will be in equally good shape in the hall way as the linoleum runs there also.  Amazingly they put oak flooring in the living room and dining room, but pine everywhere else.


I couldn’t resist taking a selfie

I Just Want Brick

In the opening segment of last year’s Rehab Addict Nicole Curtis, @nicolecurtis, laments “I just want to see brick”.  Well I know where the brick walls are located in my house, the question is do I have the strength and energy to pound off the plaster to expose it.  I think I’ll have to choose my battles.  In the hall way leading to the bedrooms/office is the back of the fireplace.  About 8’x9′ of plaster to expose it.  Not sure about tackling that much, but I do think it will be cool.

On the second floor the chimney narrows to about 2′, but 3 of 4 sides will be enclosed in closets, so is that worth it?  1 side, inside master bath DEFINITELY, but the other three I’m not so sure.

Then there is the kitchen.  It took only about 30 minutes to pound off the bottom half, so now I need to rework my kitchen design to take advantage of this great feature.  Open shelving utilizing the wood from the walnut trees I’m cutting down was the first thing that came to mind.  Cabinets with glass doors and no back is another thought.

Master Bath

Ms. Kent’s Future Neighborhood

It’s a beautiful day in this neighborhood,
A beautiful day for a neighbor,
Would you be mine?
Could you be mine?



Inside my small entry foyer is a bench and today I had a childhood flashback as I sat on the bench to change into my work shoes and coverall which are stored in the closet on the opposite side.  I felt like Mr. Rogers (folks of my generation will get the reference, youngins Google it).

During my days of contemplation I picked a sunny day and drove around taking pictures of homes near my house.  I was told by Joe Gorman that my house is the only Cape Cod styled house in all of Camp Washington.  It definitely stands out in its uniqueness.  Check out this video I made – Ms. Kent’s Future Neighborhood.

Monday was a very productive work day.  I met Kevin with Gregory Forestt Lester Tree Removal Service and got a great quote to remove 15 trees out of my backyard.  People have reacted so negatively when they hear I’m cutting down almost every tree in the back yard, but it’s a necessity in order to build the garage.  Also most are weeds that were ignored and now have become ugly, scaggely trees that were allowed to grow out of control.  Many have grown into the chain link fence on the side and back yard and are covered in poison ivy.  Plus the dense shade in the back has created a mosquito breeding ground.  The first time I went in the backyard I came out with a dozen or more bites.  There are five walnut trees that drop huge nuts making the backyard a hot mess and not dog friendly.  Yeah, the trees need to go.  I am going to try and harvest the walnut tree wood for some DIY projects in the house.

I spent the rest of the day removing trim moulding out of the dining room and kitchen.  As I await the architect drawings that I need to request permits, I plan to use the time to carefully remove all the floor and door mouldings before official demo begins, so they can be re-installed.  So far I have not broken any piece that I was not able to fix with wood glue and my pin nailer gun.  The dining room is now ready for demo although I could not resist knocking through the wall that will eventually be removed to create the open concept kitchen/dining room.


Meeting with my Architect

20170929_121934As if getting a house and additional lot for $10,000 was not great enough, the Camp Washington Board also has one of its members, Sean Keith of Sean Keith Design, LLC, provide homeowners with a floor plan of the existing house.  He is also providing me the renovation plans I’ll need to submit to the City of Cincinnati to obtain the permits to begin the “real” work on the house.

Here are links to the existing floor plans:
3063 Henshaw-Existing First Floor Plan w measurements
3063 Henshaw-Existing Second Floor Plan w measurements

The first floor will remain relatively the same, only removing the wall that separates the kitchen from the dining room.  The real transformation and reason I fell in love with the house, will be the attic space as it’s converted into my master suite.

Purchase Day

After months of mental ping pong on whether I should buy or walk away from and  meetings with countless subcontractors to develop a restoration budget I finally decided to pull the trigger and purchase 3061 and 3063 Henshaw Avenue located in the Camp Washington area of the City of Cincinnati.  I got both parcels for a whopping $10,000.

8207Pictured with me is Joe Gorman, Executive Director of the Camp Washington Community Board.  Since 1975 the board has been saving, rehabbing, and selling single-family houses in Camp.   My house had been abused, foreclosed on, and abandoned for the last four years; it’s in rough shape.  BUT! from the first moment Joe let me tour the inside I had a vision of what the house could be.  I hope you’ll enjoy following me on my journey to restore this beautiful 1924 Cape Cod.