Family Home
Our challenge on this project was to take a 3400 sqft, but low quality home and transform it into a high quality 6 bedroom 4 bath duplex with separate entrances for $250k and in under six months.
Initial Conditions
This project started with a 3400 4 BR 3 bath home. The house was neglected for years. The roof was leaking and allowing rodents into the home. All of the plumbing in house leaked, and there was substantial framing damage in the kitchen and in every bathroom. The back of the the house was the victim of a poorly executed 2 stage addition with some of the framing sitting on dirt.
In Process
The home was nearly entirely gutted down to the framing, and much of the framing also removed. The floors on 3 levels had to be rebuilt, and the floors on 2 levels reframed. The rear addition also had to be reframed and reinsulated. When reframing the addition, we removed a decrepit bathroom and added an office, a bedroom and master bath.
All of the plumbing and electrical was replaced, and the electrical service upraded to 400 amps with a 200 amp sub panel in the new downstairs apartment. We added a second kitchen and 4th bathroom, and relocated 2 bathrooms. We added a 40’ x 10’ teak deck to the back of the house and a 16’x 12’ teak deck to the side of the house to access the new French doors there that led to the new apartment.
We added a second hot water heater and washer/dryer and rebuilt the dual HVAC system. We arranged the plumbing so that no hot water has to travel more than 10’ from the hot water heaters. We sealed the crawlspace and spray foamed the foundation walls to bring the thermal envelope into the crawlspace. We removed all of the attic insulation, and reinsulated the entire house.
The Final Product
This was an incredible amount of work to do with the budget we had to work with, but we did not want to compromise fully on the finishes.
Although we used factory cabinetry, we ordered them unfinished and used a high quality cabinetry finish in place to increase the quality and durability of the cheap cabinets. For the interior doors, we ‘Binny’(mistaken orders) doors from a local lumber yard and finished them with a clear coat to add to the aesthetic.The countertop is a large format commercial grade tile, and Schluter trim that is beautiful and highly durable, but cheaper than quartz or granite.We refinished the floors in the upstairs bedrooms, and installed white oak floors in the rest of the house.
The bathrooms are a mixture of ceramic tile, natural marble, and large format porcelain.We bought used appliances for the main kitchen, and reused the refrigerator for the apartment. We repaired the roof and the damaged soffits, and painted the exterior of the home.In the spring of 2024, we will be replacing the driveway and landscaping the exterior, so stand by for more pictures!
The final product was an incredible piece of work for the price. Many comparable construction companies would not have touched a project of this size for less than $350k-$450k. We are determined to find the best way to complete your project within your guidelines!