This project included the removal of the first story of two load bearing exterior walls of our home
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Most projects fall into basic categories, we'll call regular, typical remodeling, like most additions, decks, bathroom renovations, etc. The procedures and steps one takes to do them varies a little, but not much.
If you want to remodel your bathroom, you can gather a lot of large group of applicants for the projects. This large group, whose experience varies, from the new home builder with nothing to do but wants to try remodeling, to the highly experienced professional Remodeler who has produced top quality bathroom remodel projects for 10-20 years or more.
Then there are the projects which separate the average builder/Remodeler from the really experienced professional.
The projects in this section are the ones which don't have very many takers, these are the ones which customers have trouble finding someone competent to do. These are the projects you'd better not tackle unless you're up to the challenge and you really know what you're doing.
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We were shocked when we first arrived at this project. There was so MUCH of everything. So large from front to back, so wide from left to right, so high up. But the most shocking was such much sagging and in such poor condition.
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There are many screen porches, with solid roofs, in the rear of homes. There are many screen enclosures around pool areas. This was the first time we'd seen a combination, solid roof over a porch and screen roof over a pool combined in the same time design. The sheer size of the structure was impressive.
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From the rear of the home to the back of the stone wall behind the plants, measured 42' and the overall pool area was about 50' wide. An enclosed area of more than 2,000 SF.
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When we were reviewing the existing construction and discovered they were wood floor trusses used outside, it reminded us that we only thought we had seen everything in this business. Certainly we had never seen anything like this sagging behemoth.
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The quality of work was excellent. Just as importantly, the job was completed in a timely manner and within the agreed upon price range
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In the photo below, you can see the steel roof rafters being installed by the crane crew. In the back ground are all the temporary walls supporting the solid roof over the porch, which was not removed. After the steel roof rafters were installed we removed the temporary supports and let the roof rest on the new rafters.
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One more look at the outside, before and after. A dramatic change.
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The most challenging aspect of the project was planning how to safely disassemble a structure, which was both massive and deteriorating at the same time. The second challenge was how to protect the pool during the construction. We built a platform over the pool and built temporary supports for all the existing trusses before beginning their removal.
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| REPLACE THE FLAT ROOF WITH A GABLE ROOF
In the first photos you'll see the rear and side view, showing a portion of the home, with a roof which was almost completely flat. By the time we were invited to visit, the attractive beams inside had water damage and were sagging. The roof was beyond repair and the Owner wanted to solve the basic design problem of a flat roof.
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We built a temporary laundry room, removed the old attached laundry area, created a foundation for the new laundry and prepared for the big day. On the big day we cut up the old roof, lifted the pieces off with a crane, and set the new roof trusses. After that it was just a regular remodeling job for us: build the roof tie-in, install the plywood, roof the house, followed by plumbing, electrical, brick, drywall, etc.
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Now it looks like it should, it looks like it was always there and the Owner's worry about a leaky flat roof is just a memory.
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| BEFORE: Looking through drafty, single pane sliding glass doors, at the pool |
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Create a Larger Kitchen and Add a Window
These pictures show one kitchen, before and after we remodeled it. It was one of the most complex kitchen remodeling projects one can possibly do.
The main water service, electrical service, gas water heater and air conditioning system were all either relocated or modified when we expanded the 1964 kitchen.
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| AFTER: Looking at the pool area, notice the great view while cooking; a window over the range |
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| BEFORE: Looking into the kitchen from the dining room |
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The Owner wanted a larger kitchen and another window on a wall, which at that time, was the back of the utility room. We added to the kitchen incorporating a space which previously housed the air handlers, gas water heater and main electrical service panel.
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| AFTER: Looking into the larger, remodeled kitchen with new window, from the dining room |
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| BEFORE: Door into & exterior of the utilty room, housing the air handlers, etc. note inside wall separates it from the kitchen |
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The duct work for this home is under the concrete slab and the air handlers were relocated to the attic. They still connect to the ductwork, under the concrete slab, but you can't see the hidden ductwork in the back of the new cabinets, which are next to the double wall ovens.
Gold Award Winner
2007 Remodelers Showcase Awards
Kitchen Remodeling Greater Than $75,000
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| AFTER: Relocated electrical Service, new kitchen window, adjacent to newly created garage entry and laundry |
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