Planning your Renovation – Six Key Points to Consider

Front elevation of a completed cottage renovation
Front elevation of a completed cottage renovation
A newly completed cottage renovation

So, you’ve bought a property to renovate – how exciting! You’re itching to get started, full of ideas, energy, enthusiasm and the illusion that ”it won’t take long’ . Whether planning a basic renovation, such as replacing the bathroom, installing a new kitchen and decorating throughout; or major surgery  such as removing walls, re-wiring, plumbing, replacing the windows and possibly adding an extension, planning is the key to a successful project and conclusion. The age-old adage: “If you fail to plan, you plan to fail” is true for a very good reason. But there’s another saying: “The best laid plans of mice and men plans often go awry” and despite careful planning things often do.  It doesn’t matter if it’s your first (and maybe your last?) attempt at home renovation, I have listed some key points you must consider when starting your renovation project.

1. Invest money and time in the main fabric of the building.

Roof, walls, windows, doors, electrics, plumbing, gutters etc. are the ‘bones’ of your home. If this means having to wait until funds allow for the beautiful furniture and furnishings you would like, it is a wait that is worth it. A wall in a bad state of repair will not be improved just by painting it a different colour.

2. Does the existing floor layout suit your needs and lifestyle?

If not, draw a rough plan of the existing layout and look at ways this can be improved. It maybe as simple as hanging a door the other way round! Does a wall need removing? If so, then consult a structural engineer to ensure that it is not a supporting wall and consequently is holding your house up. If it is, then a qualified engineer will be able to calculate the steel support beam required to be installed by professional builders.  You or your builder will have to notify Building Regulations at the Planning Office who will carry out a site visit to inspect that the work is being carried out correctly, and if satisfied will issue an approval notice for the work.

A stairwell box taking up most of the third bedroom
An intrusive ‘box’ stairwell in a bedroom
En-suite converted from a small box room
The ‘box was reduced, doors moved making an en-suite

For structural alterations, it is advisable to employ professionals, including loft conversions and extensions. An architect is best for extension plans, but still show them your own rough plan of ideas of the sort of thing you would like at your first meeting. This is useful to the architect, and it avoids them going off on an expensive and unnecessary ‘Grand Design’-style tangent.

Ensure that you have a good working relationship with any professional you hire. Once you are happy with the design,  the plans will be submitted to the planning department of the local authority for approval. The decision process takes approximately 10 weeks. If the plans are not approved, changes will have to be made to your drawings and submitted again for approval.  This is the most frustrating part of any renovation. You just want to get started! But the law dictates that any buildings or extensions built without planning permission may well have to be demolished, the last thing anybody wants! There are some permitted development rights, which allow you to improve your home and build an extension, but ensure you check with your local planning office for details first.

An original 1930’s dining room
Before the renovations began. The original 1930’s dining room
Grey kitchen in a 1930’s house renovation
The window is in it’s original position. Walls were moved and an extension was built.

3. Plan Room Layouts

It’s never too early to start thinking about your room layouts. Starting by positioning your furniture around your floor plan will save you a lot of unnecessary changes later. Draw a scale plan with a scale ruler on paper or on a computer if you prefer, and position your furniture in each room. If  you struggle to visualise things in this way, you can also measure the room with a tape measure and mark out the furniture positions with sticky tape. You will be able to see if you have sufficient plug sockets in the right places for your needs, for lamps by the beds, or in the living room, computer, printers etc.

Do you need any additional forms of  lighting? Mark these on your master plan drawings and incorporate into your costs. If you are planning to change the layout of your bathroom consult a professional plumber,  bathroom installer or talk to a specialist bathroom supplies showroom. They will advise you if it possible to move the toilet etc. to another position. It’s not always as simple as you think, we often forget how the waste water is going to be disposed of! Likewise, visit a kitchen designer to help you plan your kitchen, but do take along your ideas and rough plans too. These professionals will make sure that there is no oversight in your plans.

Basic drawing of a living room layout
Basic room layout drawing will help on electrical requirements.

4. Plan your Budget

It doesn’t matter how big or small your budget is, this is key to a successful project. Remember to add about 20% of the total budget as a contingency fund, in case unforeseen problems arise.

The easiest way to to do a budget is on a spreadsheet. List all the items, product codes, supplier, with possible delivery lead times of the items, and the price.  It’s also useful to have all your information in one place to refer to as the project progresses.  Knowing the delivery lead times of fixtures and fittings avoids a mad rush and panic buying when an item is needed and avoids delays. The most expensive items are not always the best quality, so shop around. Always get at least three written quotations from qualified and recommended trades people for the work for cost comparison. Do not ask for, or accept an estimate. An estimate is exactly what it says, and will no doubt cost you more than you have budgeted for. For ease of quote comparisons draw up a detailed  list of the work you require them to do, along with any drawings which can include details of your specific fixtures and fittings if they are to supply them. You will also want to know their expected start and finish dates.  A written contract or agreement of some type should be signed to avoid disputes by both parties. For large projects you may want to include a penalty clause, should work not be completed within the agreed time frame. Depending on the size of your project, it may also be a wise decision to appoint a Project Manager on your behalf.

Before - a sliding door separating dining room to a badly planned kitchen.
Before, a sliding door into a badly planned kitchen
After picture of a well planned kitchen in a small cottage
After – Dividing sliding door removed and a well planned kitchen installed

5. Keep to your Budget

This is a lot easier said than done, we all know this. By keeping to your master plan and by not changing your mind during the work or choosing more expensive fixtures and fittings will help avoid going over budget If you do change your mind on fixtures and fittings, when you update your spread sheet it will immediately show you how much you will go over budget, and perhaps you can make savings elsewhere to compensate. Be prepared to compromise.

6. Time Plan

Be realistic. ‘By Christmas’ is often quoted as a bench mark date. Christmas comes and goes and you’re still unfinished. Everything usually takes longer than expected.  As with any project have a start and finish date which is realistically achievable, and allows inclement weather to avoid stress and disappointment.

The start of a new kitchen installation
You don’t want to have a kitchen half finished with guests arriving.
Kitchen diner with central island
The finished kitchen now ready to receive guests

 

Be Prepared – For a lot of mess and disruption to your life, if you’re  planning to live in the property whilst work is being done. Be prepared for blood, sweat, tears and possibly disagreements and heated arguments.  As the project progresses you can get very tired and stressed. Keeping a sense of proportion and  humour is not always easy.  But the sense of achievement and joy when you’ve finished your home makes it all worthwhile.

 

How to Add Wow! to Your Bedroom

Design Advise and Inspiration for your bedroom
Design Advise and Inspiration for your bedroom
Design advise and inspiration for your bedroom.

Does your bedroom resemble a walk-in wardrobe? Is the decor O.K. but the room looks ‘tired’ and dysfunctional? Does your bedroom look like this…..?

A disorganised bedroom requiring love and attention
A bedroom in much need of love and attention in all areas.

Your bedroom should be a refuge at the end of a busy day, somewhere peaceful with the feel good factor to help relax and induce sleep. It should also make you feel good in the morning, all are psychological factors in our subconsciousness and effect health and sleep.

The most important item is your bed, well, your mattress to be precise. You must ensure that it is giving you the correct lumbar support. Always try out the mattress before purchasing.

As your bed is probably the largest item of furniture in the room, it is the obvious focal point. Your eyes will naturally be drawn to the bed. Make it look inviting and gorgeous. A statement headboard can be just the thing you need to add the ‘Wow’ factor to your bedroom.

This is why here at Sarah Maidment Interiors, we are excited to launch our very own range of bespoke headboards. Our headboards are available in a range of sizes to suit either standard bed sizes, or made to measure. They can be wall or bed mounted if you have a divan bed.

 

Whether covered in a plain fabric with studs, or upholstered in a fabulous fabric to compliment your decor, our exclusive design will certainly ‘pack a punch’.

We custom make every order, so if you’re looking for a ‘designer’ headboard with extra height, a specific design or fabric of your choosing, then we will be more than happy to accommodate. The possibilities are endless! https://sminteriors.co.uk/Bespoke_Headboards_Bedheads.html

 

The cheapest way to achieve a boost  is with some new bedding. Some prefer plain and white bedding only; they choose to dress the bed by adding a throw or blanket and perhaps some cushions. I rarely add more than two cushions personally, otherwise they get thrown across the room by my husband. He finds the cushions irritating. You cannot please everyone!

If you are the sort of person who loves patterns and prints, just be careful to ensure that the colour and design compliment your existing colour scheme. If you’re planning to decorate the whole room, an eye-catching duvet cover can serve as a staring point for your new bedroom decor scheme.

 

Storage

There’s rarely enough storage for clothes in a bedroom, given the changeable climate of the U.K.

A large number of homes have free standing wardrobes, but built-in ones offer clever storage facilities and make better use of available space. Interior wardrobe lighting is important too, whether wired in LED sensor strip lights or self adhesive sensor lights. It does help find what your looking for! A ‘wash’ of lighting in the exterior creates ambience.

Built in wardrobes with external lighting
Built in wardrobes makes good use of all space. By ohinteriors.co.uk

Chests of Drawers provide great storage and can also double as a bedside cabinet if space allows – just ensure that the height of the chest of drawers is the correct height to your bed. This rule applies to bedside cabinets and tables too; you need to be able to easily access your morning tea, or water without spillage. These do not have to be matching. Add interest with different tables or drawers.

 

A vintage trunk, basket or ottoman at the foot of the bed is great for storing bedding and spare linens and frees up space in an airing cupboard. Ottoman beds are an ideal choice if space is tight for items not required on a frequent basis. A bedroom chair is useful, but all too often hidden under a pile of discarded clothes!

 

Lighting is crucial to get right. A bedroom requires several layers of light intended for different moods and uses. A good over head light is needed for cleaning ( and perhaps rummaging in your wardrobe if you don’t have internal lighting). A dimmer pendant light offers flexibility to add a softer light when required.

Bedroom lighting shown in layers.
Example of layered lighting in a bedroom. By lissyparker.com

Bedside tables and cabinet lamps add textural or patterned interest with the shade, which introduces another element into your rooms decor.  Ensure the base of the lampshade is at least shoulder height when sitting in bed to enable reading. A separate wall mounted reading light could be added too, such as an angle poise lamp which offers greater flexibility.

 

 

Good lighting on a dressing table to reflect light onto your face for make up application and hair drying is essential. This could be a dimmer light or nice lamp, whichever is your preference.

Flooring is a very personal choice.  Whether a fitted carpet, wooden floor boards or tiles;  rugs add both a luxury element and anchor the room.  One way to achieve this is by using small rugs placed each side of the bed, or one large rug placed centrally under the bed to add another decorative dimension and interest to your bedroom.

 

And so to bed….zzzzz

Ten Interior Design Tips Using Mirrors in Your Home

Ten interior design tips using mirrors in your home
How to enhance light, display and create the illusion of space

‘Mirror, mirror on the wall’, is often quoted in jest. However, ‘never a truer word is spoken in jest’. So apart from using mirrors to check your spots (if a teenager), broccoli stuck between your teeth, shaving and make up application, which to be fair are necessary to daily life, let’s explore the possibilities.

 

 

  1. Use as a Focal Point. Hang one large or over sized statement mirror above a fireplace or behind a bed. (Please ensure its securely anchored to the wall capable to hold the weight). This will add impact to your room.

 

 

2. Use as a Display. Use a collection of mirrors with different frames and sizes and hang on one wall. This really does make a lovely display wall and a change from artwork.

 

 

 

3. Group Together. If you have two, three or five ( general rule of thumb is ratios of odd numbers, but a matching pair does work too) of the same style mirror, even possibly different sizes: these can be hung above an item of furniture such as a chest of drawers or console table to ‘anchor’ them. With the addition of a table lamp to reflect the light, and some well chosen ornaments you will create a lovely vignette.

Lamps placed in front of large mirrors creates a vingnette
Lamps placed in front of mirrors look stunning at night.

4. Light Reflection. This is a well known and loved interior design trick to add light to a poorly lit room from a window. Place the mirror on the opposite or adjacent wall to the window to reflect the light into the room.

 

 

 

5. Image Reflection. To visually help create the illusion of space, hang a mirror to reflect an outside view back into the room (only if its a good view mind,) or from an opposite wall in the room. This will help highlight the rooms best features.

6. Frames. Consider choosing interesting frames in a variety of shapes and sizes. Or you could choose frames with all the same colour. All will add interest and individuality to your decor.

 

 

7. Style. The frame will reflect ( sorry!) the style and look of the mirror, modern, antique, contemporary, traditional etc. So ensure that the style chosen will compliment your existing rooms decor.

8. Size Matters. Ensure you know where you want to hang the mirror, with approximate dimensions before purchasing. However, should you expectantly fall in love with a mirror whilst out, try thinking of at least one other place you could hang the mirror, to avoid a disappointing investment.

Colour washed mirror glass
Stunning paint washed mirror from Anthropologie.com

9. Mirrored Doors. Often used on wardrobe doors,  useful space saving and full length uses. Great for small walk in wardrobes to create the illusion of space, and ‘visually creating a sense of space’. Personally, if at all possible I would avoid hanging these opposite my bed. I wouldn’t particularly like to see myself sitting in bed. I also understand that it’s bad Feng Shui.

 

 

 

10. Mirrored Frames. Art work, paintings and photographs can look very effective framed with mirrored glass. These could be used as an alternative to mirrors for display purposes.

 

Set of pictures framed with mirror frames
Mirrored Picture Frames

Guide to Lighting with Lamps

Advice and guidance on lighting with lamps whether upgrading present lighting or buying new
Advice and guidance on lighting with lamps whether upgrading present lighting or buying new
Lamp lighting is crucial to create the right ambience in rooms.

 

As the clocks go back and our days grow darker, good lighting is essential. Not only for task lighting ( cleaning, cooking and reading etc.) but for creating a warm and comfortable ambience. Lighting is a huge topic, but in this guide I will advise on lamps. No living space should be without a lamp.

Before considering buying new table or standard lamps, make the most of what you’ve got already.

  1. Try changing the bulbs. It maybe that you need a bulb with a higher or lower wattage or Lumins,  or a different shape or make. For example a large globe light will give a better quality of light than a standard bulb.
  2. 70 watt/230 volt clear energy saving bulb is equivalent to a 100 watt standard incandescent bulb. This type is dimmerble and provides good colour to shades.
  3. 18 watt/230 volt compact florescent bulb gives a greyer and flatter light than that of a standard energy saving bulb. Although equivalent to a 100 watt bulb, it does not appear to be as bright as a 70 watt energy saving bulb.
  4. 7 watt/230 volt LED classic shaped bulb is equivalent to a 25 watt incandescent bulb. Most of the light will travel upwards in the lamp and sometimes a ‘cold’ light is produced, so buy a ‘warm’ LED bulb.
  5. Use the maximum wattage a shade will allow, as a brighter one may singe or discolour the shade.
  6. A frosted or pearl bulb provides a softer more shadow free light.

 

 

Changing your shades will update your room and can improve and change the light. The shape, colour, size, material and lining are all key to the shades look and use. Images by Design Bump and Apartment Therapy.

 

  1. Light coloured shades in silk, parchment and paper will cast a cool light as the bulb transmits colour from the shade.
  2. A cream coloured silk pleated coolie shade is a popular choice, but doesn’t always hide the light source or add anything to the room.
  3. Dark colours will add drama and a atmospheric mood.
  4. A lined shade will soften the light source. Unlined shades tend to allow hot spots of light to show through the shade. If this happens you can paint the inside of the shade in gold or silver paint, which gives a warm glow to the room. Alternatively, choose a contrasting colour which picks up another colour in your room, for example red or green.
  5. Always opt for fewer lamps with larger shades for impact.

Above images by Thelampshade’s web blog and SugarCube.

Lampshade to base ratio guide
Ensure the shade size suits the base
Lampshade to base ratio guide
Ensure your lampshade is the correct size to the base. Images by Oka

Shade Shapes and Sizes

  1. Coolie or Empire is the most common shape of shade. A sloped coolie pushes most of the light downwards. Because of this, choose the biggest shade you can to provide useful light.
Oversized coolie or empire shade and base
Maximum light where it’s needed with a coolie shade
Oversized coolie shade and lampbase
Add impact with an oversized coolie lampshade and base

2. Drum – A drum shaped shade, deep or shallow, allows light to travel upwards and downwards, adding to ambient light and task lighting below. This shape of shade is also good for showing the fabric or design of the shade.

Burlap drum shaped lampshdes
Drum shaped lampshades made from burlap from The Pottery Barn

3. Oval – The deep slim oval shape performs in a similar way to the drum, and is suitable for smaller spaces.

Oval shaped lampshade on contemporary base by Obus
Oval shaped lampsde ideal fro smaller spaces by Obus

4. Cylinder – An elegant and contemporary shape, especially if mounted on a candlestick lamp base.

Cylindrical shaped lampshde and base
Cylindrical lampshde and base. Image atgstores.com

5. Conical – This is usually seen on small candlestick lamps and provides narrow pockets of downward light.

Example of conical shade directing light downwards
Conical shaped shade directs light downwards Image sminteriors.co.uk

6. Square or Tapered Square – A square shade instantly updates a room. It gives both upwards and downwards light and looks great in a corner of a room. It gives a far better light than a conical shape.

Square shaped lampshades on a console table
Square shaped shades directs light upwards and downwards. Image by homestrendy.com

7. Rectangle or Tapered Rectangle – This shape also gives both upwards and downwards light, and gives a room a modern look. Useful on a bar or side table.

Contemporary table lamp by John Cullen Lighting
Contemporary shade and base. The light is directed both upwards and downwards by John Cullen Lighting.

It’s worth experimenting with different shapes, sizes and colours of shades to compare the differences it can make. The shade needs to be appropriate to the amount and type of light you want it to achieve, it’s purpose and height and width of the base. The more open the shade, the more light you will get. Shadow is just as important as the light in a good interior to prevent a ‘flat’ ambience.

Lamps should be fit for their intended purpose of course, whether for reading in a chair, where a floor standing or standard lamp is useful,  bedside lamps or sitting on a bedside cabinet.

Modern standard lamp for a reading corner.
A modern standard lamp is perfect for a reading corner. Image by DevaDesigns.co.uk
Table lampshade and Base ideal for reading corner
Light bounces downwards to where you need it. Image Google.co.uk
Classic Sitting Room with orange he
The colour of the shade picks up colours elsewhere in the room. Image Kit Kemp

 

The Art of French Dressing

French inspired fireplace and mantle vignette Chateau Lartigolle
French inspired fireplace and mantle vignette Chateau Lartigolle
French inspired fire place and mantle vignette at Chateau Lartigolle

French Country-style evokes memories of holidays in rural France and the lifestyle many hanker after, simpler and pared back. French linens on beds, sack cloth cushions, delicate lace panels, shutters and sturdy, functional wooden furniture. However, you need not be a slave to replicate every detail to reproduce this style. Add some modern paintings and lighting as successfully married together at La Souqueto  Chambres D’ Hotes  http://lasouqueto.com/

This style is in stark contrast to excesses of King Louis X1V and the ‘Versailles’ heavily gilded ornate furniture and lavish furnishings (with a lifestyle to match!). French Baroque with grand chandeliers, heavy drapes embellished with brocades hung at large windows and around beds in grand palaces.

Ornate French bedroom
Heavily adorned French bedroom

This of course is different to Parisian homes, where space is generally at a premium. Chic, pared down, with a considered use of available square footage. Think of the famous words of Coco Chanel ‘Less is more’ which is true for interiors as well as fashion.

Then, of course, there is the French Chateau, which can be a mix of ornate furniture, chandeliers, Toile de Jouy fabric and wallpaper, distressed painted wall treatments all add to the atmosphere, to simple lime washed walls.

Before investing in gallons of white paint as a starting point, what about colour? Homes in warmer climates use white to brighten their dark shuttered rooms, but can appear ‘cold’ in more northern homes. Think of the fields of sunflowers and lavender, Monet’s use of colour at his home in Girverny.

Perhaps there are elements from the traditional French interior styles you like and dislike. Try mixing the items you like together, oversized chandeliers with rustic wooden furniture. Simple Roman blinds made from French linen edged with a brocade, picking out colours within the room for a cohesive scheme. Do you want to create a romantic French feel to your bedroom (boudoir!) with lace, Toile in greys and blues or French country kitchen?

Chateau La Lartigolle http://www.lartigolle.com/ has beautifully and successfully transformed into a chic boutique country house hotel using a mixture of dark and ‘sludgy’ colours on their interior walls as well as wallpaper. They’ve mixed traditional French style with antique, modern and vintage pieces from 1930’s armchairs to 1950’s side tables, wall art from the 1960’s, including Jimmy Hendrix and modern contemporary pieces. The Chateau creates a surprising eclectic mix which is warm, comfortable and very easy to live with. Ideas to inspire and perhaps steal?

Dark red walls old leather armchair with interesting accessories makes a cosy corner
A cosy corner for a quiet read.
Blue Bedroom at Chateau Latigolle
The Blue Bedroom at Chateau Latigolle is calming and understated.
Mixed Vintage furniture in Chateau Latigolle
Mixed vintage pieces create a comfortable eclectic interior
White wall clock modern and contemporary art pop out against a dark grey wall
Mixed styles work well together
Modern art with pearlescent paint refllects light on a dark wall
Pearlescent paint reflects light in a dark corner.
A glass vignette on a table
A glass vignette
A mantle Piece styled with blue glass ornaments books and bust
A beautifully styled mantle piece
Hearth and fireplace style with Venician mirror bust blue glass and Chinese vases
A mixture of styles and arrangements makes a stunning focal point.
Jimmy Hendrix hangs on wall in Chateau Latigolle
Jimmy Hendrix hung on a sitting room wall at Chateau Latigolle
A glass window vignette at Chateau Latigolle
Window Vignette
Grand staircase dressed with chandelier and modern prints
A grand staircase with chandelier and modern prints

Preparing Your Home For Selling

For Sale/Sold Sign by Zazzle
For Sale/Sold Sign by Zazzle
How long will it take to sell your home?

Spring is a popular time to market and hopefully sell properties, and once that decision has been made, you contact your local agent for a valuation. Agents valuations are based on similar properties to yours currently sold or for sale in the area.

Now, if you’ve lived in your home for many years maybe it  has become a little ‘tired’ or dated’, but would rather sell ‘as is’. Possibly at a lower selling price and taking longer to sell, rather than face doing any work, spending money, in the hope that a DIY enthusiast will see the potential and relish the challenge, some do, many people don’t see the potential or want to undertake the work.

You can ask your agent (if your home is tired or dated) for two valuations – ‘as is’ and ‘tidied up’. Depending on the individual agent, they may advise that it’s not worth spending any money or the effort, as the return will not out weigh the costs involved. Or they may be happy to advise on both scenarios. If the agent offers both marketing prices, you can work out your parameters of what you would be prepared or need to spend for the ‘added value’ and make an informed decision on whether you should implement the improvements or not.

Kitchens and bathrooms are two of the biggest influences on a sale. The view often being, don’t change it, as whoever moves in will rip it out and put in new. Possibly, either straight away, in time, or just don’t want the expense and hassle. Again, compare the ‘added’ value’ and costs, this will help you make your decision. Think about your target market: who is likely to want to buy your home? What will they be looking for?

Front path and door of Victorian house
Ensure the front of your home looks promising.

Whether or not you intend to carry out any updating, your home should still be prepared and ready to market for great photographs for the internet, brochures and actual viewings. Cleaning, especially bathrooms and kitchens, de clutter, windows should sparkle. De-personalise by packing away personal items (well you’re moving aren’t you?) so prospective purchasers can see how their belongings will fit in or not. Don’t be precious, be objective and try to see the house as a commodity rather than your home. If you find this difficult, ask friends ( however they may not be totally honest with you) Estate Agent or Home Staging Professional for their view and recommendations. Refresh garden containers with seasonal plants to brighten up dull corners of your outside space.

Case Study – Before and After of a ground floor flat which I completed last year for marketing and selling. The flat had become outdated and ‘tired’. This was the hardest job I think I’ve ever carried out, the flat had belonged to my dear mother.

The target market was an older individual or couple, perhaps downsizing or retiring, who would probably want to move straight in and not have any or very much to do.

Living Room

Working with a neutral palette to create a cohesive look in a small flat, all the rooms, including the paint work was painted the same colour. A new cream carpet was laid throughout. In the living room the 1960’s fire-place and surround was replaced with a smaller contemporary model. Although excess furniture and personal effects have been removed, we re-used some of the existing furniture and rearranged its layout.

Kitchen

Unfortunately, I don’t have any pictures of the ‘before’, of the kitchen, but the units were dark brown wood, beige work top and beige speckled tiles with an occasional fruit or vegetable tile – a 1980’s throwback. The units were in good condition and the design layout worked ergonomically, it was just that it looked dated.  Painting the cabinets an off white, replacing the work top and changing the tiled splash back to white metro in brick style made the kitchen much brighter, more contemporary and up to date.

Guest Bedroom

The guest bedroom was originally very cramped and cluttered. By removing the shelves, wash basin and tiled splash back and a single bed more space was created. Freshly decorated walls and cupboards which were fitted with new knobs, and a new fitted carpet laid. Again,  some of the original furniture and accessories were re used during the bedroom re-design.

Main Bedroom

Main Bedroom. The textured wall paper was removed, and the walls and woodwork were repaired and freshly painted in the same colour as the rest of the flat. The curtains and track were removed, leaving just the blind. The  furniture layout was rearranged, excess furniture was removed, and some items from other rooms were introduced. A new carpet was laid.

Shower Room

Small shower room
Shower Room

Although this work was done prior to the staging of the flat, it would have been necessary to include refurbishing the bathroom. The original pink bathroom suite was replaced with a large 1200 mm walk in shower, with room for a stool if required. The walls were tiled to full height on all walls. A vanity basin provides storage.  Extra storage ( not seen) was provided by a tall cabinet. The adjacent toilet has the same wall tiles and an extra high toilet was installed.

By investing time and money the property increased in marketing value by £35,000 and sold very quickly. But do your own sums, it’s all in the numbers!

Images by Sarah Maidment Interiors, Sign by Zazzle, Front door by rhsblog.co.uk Pots by http://www.etthem.se

Renovation and Restoration of a 1930’s House Before and After Pictures

Front porch of renovated 1930's house

I have now compiled ‘before and after’ pictures, with the occasional ‘during’ photo (remember it always gets worse before it gets better) which I hope you’ll enjoy and give you momentum to commence or  finish your projects.

The renovation and restoration of a 1930’s house is finished! Are you ever finished in a home? Probably not.

Front Elevation

Before – Sad and neglected                                        After – Restored and extended

Hall

Before - The original 1930s' entrance hall prior to renovations.
Before – The original front entrance hall prior to renovations.
Original 1930's entrance hall
Before – The original hall was dark and poky.
Acro props before steel beam is installed
During an internal hall wall removal.

 

After - The finished entrance hall in a 1930's house
After – The completed entrance hall

Sitting Room

Before - The sitting room with the original 1930's brick fireplace.
Before – The sitting room with the original 1930s’ brick fireplace.
After - The original 1930's brick fireplace cleaned up
After – The original 1930’s brick fireplace was retained, so too were the original Crittal French doors.
Before Original 1930's sitting room complete with Crittal French doors and brick fireplace
Before – A 1930’s sitting room with original Crittal French doors and brick fireplace.

Kitchen

Before - The original 1930's dining room
Before – The original 1930’s dining room
During - The wall dividing the kitchen and dining room has been removed.
The dividing wall between the kitchen and dining room has been removed, to be re-positioned.
After - the completed new kitchen
After – The completed kitchen
After - Kitchen with island and glass partition wall and door to hall.
After – Kitchen with glass partition and door to hall. Original servants bell box is re-hung – shame no staff though!
Open plan kitchen/diner/day room with bi-fold doors onto garden.
View into dining/ day room area from kitchen
Before- original 1930s' dining room
Before- the original dining room prior extension and renovation work – damp wall is now where clock is hung.

Living Room

Rear Footings 3rd feb 2015
Before – Laying the foundations
Painted Stove and Fireplace
During – Marking the wall for the multi-fuel stove
Trescotte Sitting Room Afer 073
After – The finished sitting room

Family Bathroom

Before- A tired and dated bedroom                         After – A family bathroom

Master Bedroom

Master Bedroom during construction
The first fix electrics in the master bedroom
After - Large master bedroom with Heals four poster bed
After – The finished master bedroom
master bedroom with four poster bed from Heals
After – The large master bedroom complete with a four-poster bed from Heals.

The Loo

Before with original cistern          After – Re-sited and restored cistern

Guest Bedroom

Originally a landing with airing cupboard, bathroom with separate loo. Now a guest bedroom, painted in ‘Setting Plaster’ Farrow and Ball http://www.farrow-ball.com/setting%20plaster/colours/farrow-ball/fcp-product/100231

Rear Elevation

Before – An overgrown garden                           Waiting to mature!

However carefully one plans either a renovation or restoration project, it rarely comes in on budget – it’s usually over budget. This is not just because of unforeseen problems like discovering structural problems once the work has commenced, it can due to adding a few extra plug sockets here and there (it all adds up) or choosing high specification kitchen, bathrooms and fittings. Usually it’s because we’ve under estimated the basic build/renovation costs – raw materials labour plus VAT.  Comparing your projected budget spread sheet to the actual costs spreadsheet, helps analyse where you under budgeted or over spent.

Did we go over budget? Yes, we knew we’d go over budget when we decided to install the Sonas system. However, the original quote was less than the final invoice due to the time-lapse between the first fix and completion – the labour and equipment had increased in price. The quote was valid for 30 days only, lesson learned.  The building material costs were higher too, despite having a breakdown of these costs from the supplier which our budget spreadsheet was based upon. Generally, the majority of people under-estimate their expenditure.

With the uncertainty of property the market, and the impact Brexit may have, many home owners are opting to improve their current home instead of moving. Having had nearly forty years experience in renovating properties, although home values may dip from time to time, they always go up, and on the whole a good investment.

If you think I can be of benefit to you and your project, whether big or small just contact me.

Floor tiles on cloakroom floor     http://www.firedearth.com/tiles/range/patisserie/sucre-1 and entrance floor  http://www.firedearth.com/tiles/range/casino-floor/mode/grid

Artwork by Kim Major George  http://www.majorgeorge.co.uk/

 

 

Renovation and Restoration of a 1930’s House (7) Behind the Scenes

Present front elevation of the house, waiting planning permission.
Present front elevation of the house, waiting planning permission.

The house stands empty, a shell of it’s former home in a plot with a few mature trees, but void of flower beds and borders. There it sits waiting for action to transform it into a home once more. It appears from the outside that nothing is happening, but nothing is further from the truth. A flurry of activity is taking place off site.

Quotes for the Structural Engineers drawings have been obtained for the work which can be carried out on the existing house not requiring Planning Permission, but just Building Control. These drawings provide the calculations for the steel lintels and supports required, for builders to work to, and for Building Regulations to come and check, and sign off once satisfied that the work has been carried out satisfactorily. To remove a chimney breast (leaving the stack in situ) knocking out the  wall between the existing kitchen and dining room, knocking a wall out between the hall and new kitchen for a glass partition and doorway. Also to add enforcement in the attic roof area for extra support for the removal of the walls between the existing bathroom, toilet and airing cupboard, to make a bedroom. I also asked for a quote for the additional structural drawings and calculations for the work which does need to wait for Planning Permission. The choice was easily decided upon, in this case the price. One quote for the initial work was for £325.00 with no VAT, the other was £560.00 plus VAT plus disbursements (these being an unknown amount). The quotes for the additional structural drawings subject to Planning Permission i.e. structural calculations, for supporting beams, foundations and ground slab. One was £1325.00 with no VAT, and the other £1595.00 plus VAT and disbursements. As the drawings should be exactly the same, it was an easy decision. The drawings have been sent to a builder we know, and have worked with before, and a copy has been sent to our Architect to pass onto a ‘friendly builder’ he knows to quote on the initial work. It appears however, that builders are extremely busy and think our major stumbling block will be the availability for our planned schedule. We would like a builder to start the work the week beginning the 20th or 27th October, so this work can be finished prior to commencing the extension. We should receive our planning decision by the end of October, and hopefully it will be approved. If successful our Architect will prepare the working drawings. We will also require a Party Wall Agreement.  http://www.theguardian.com/money/2013/mar/14/home-extensions-plans-party-wall This is an agreement drawn up between ourselves and our neighbour, because the extension will be less than 3 metres from their boundary. Photographs are included as visual evidence, so if any damage should occur to their property whilst work is being carried out, they will be covered for repairs and damage caused. I have two quotes already for a Party Wall Agreement, one for £650.00 plus VAT and one for approximately £1200.00 plus VAT, as I say, shop around.

In the meantime, the old kitchen units will be stripped out, leaving the sink and working taps for the all important cups of tea. The bathroom, and upstairs toilet will also be removed, leaving the downstairs cloak room in situ for the time being.  The existing radiators and plumbing pipes which are mainly lead will also be removed. All items I would like to clean up and restore to possibly re-use in the house, such as the basin in the bedroom in the new downstairs cloakroom and the original glass splashbacks I will bring home and store in my garage off site, to prevent from being ‘skipped’ or damaged by builders. Anything else salvageable which I shall not be re-using will also be stored off site and sold. Remember that copper and lead are valuable materials and these too can be sold and the proceeds put towards something else needed for the renovation. In one of the bedroom cupboards are some wrapped up bolts of fabric left by the previous owner. Much to the consternation of my husband,  these too will be bought home and inspected to see if I can re-use the material anywhere in the house or sold as ‘Vintage’ fabric. It will need to be laundered first.

Our Architect has arranged a meeting with one of his ‘friendly’ builders to look at the proposed plans and give a rough budget guide price for the extension and other work. This will be a guide price only, to give us an idea, as the  working drawings will detail the materials to be used for the structure, finishes and fittings. The drawings will also include electrical and plumbing requirements. These detailed drawings will then be sent to builders to quote on, so they are all quoting for exactly the same work, making comparisons easier. However, we are going to to our own detailed and scaled plumbing and electrical drawings ourselves. This is because we know where we want to place our furniture, bathroom and kitchen plan, the rooms functions and our lifestyle and how we want the space lit. My husband is a professional plumber who will install the bathrooms and domestic plumbing requirements. He is under the VAT threshold, hence saving 20% on the plumbing bill. The electrical drawings, along with details of switches and socket products required will be sent to the building  firm to add to their quote package and to individual qualified electricians. However, despite having detailed drawings some tradespeople will still ignore the details and take the easiest route for them, including placing a room thermostat in the centre of a wall. I don’t know about you, but I would rather look at a painting, or hang a mirror or shelves on a wall than look at a room thermostat! It has been done, and moving the switch once the wall has been plastered is an added cost. So keep an eye open as work progresses.

Ensure thermostats are place to the side on a wall so you can use the wall to hang pictures.
Ensure thermostats are place to the side on a wall so you can use the wall to hang pictures.

This decision is going to be unpopular with builders. Most builders use their own preferred sub-contractors who invoice the builder direct, and then in turn the customer receives a bill from the builder. Our Architect offers a service of preparing a tender/ negotiation and obtain competitive tenders from builders he has used and worked with before. These fees are based on 1% of the build costs plus VAT. The Architect will also prepare a contract between us and the contractor, issue certificates for payments, for practical completion and final certificate after checking the final account. Again this cost is based on 1% of the build costs plus VAT. This is a great service if you don’t have a clue abut building and renovation or really don’t have the time to project manage yourself. It should remove a lot of the stress and responsibility. Should you be more adept and have the time to project manage, and be able to do some of the work yourself, schedule the trades at the appropriate time, this will save you money. Be realistic about your time and capabilities. Some of the house renovation programmes on television are misleading. I would love to see the detailed budget breakdown on their costs for a substantial building project said to cost £88,000.00 and completed start to finish in just five months, doing most of the work themselves, despite having full time employment.

Outline of where the house will be extended. What's the cost?
Outline of where the house will be extended. What’s the cost?

So, I’m busy sketching, drawing, sourcing and putting details onto my spreadsheet. Don’t forget the exterior of the house and landscaping too at this stage. Incorporate outside and garden lighting, patios, terraces, paths and drives into the drawings. This is time consuming, but will save a lot of time later.The London Design Festival is on at the moment, and have taken the opportunity to visit some of the events. There has been so much to see, which I would have loved to attend, but time has not allowed. These exhibitions and shows are great for ideas and sourcing products. The Home Renovation and Building Show  http://www.homebuildingshow.co.uk/ is being held at Olympia from 26th to 28th October (this weekend). This is a great show to visit for ideas, help, advice, talks and lectures on different subjects and have specialist teams on hand to help you. Well worth a visit. If you can’t make it to London this weekend, the show is also being held on other dates around the country.

http://www.originalbtc.com/catalogue_main.php?catID=5516

Renovation and Restoration of a 1930’s House – The Work Begins.

I arrived at the house with a car full of stuff, wallpaper steamer, scraper, and bin bags.  A basic tool box consisting of various screw drivers, a Stanley knife, duct tape and crow bar. Crow bar? Why did my husband give me that I wonder. I had also bought three important items too, the radio, the kettle and loo roll.

It was very strange and eery entering the house; It was cool despite the warm day and smelt musty. I popped on the kettle and opened windows where I could, as some were painted shut. My plan is to strip off the paper to the walls that are being retained. This probably appears to be a futile job when such a lot of other work is required. However, from past experiences of electricians and plasterers they have an annoying habit of plastering over wall paper in places, leaving an untidy finish. One then has to strip the paper and make good, double doing the job. This is also a job I can get on with whilst waiting for planning permission.

I removed the faded, rotting curtains which still hung at the windows and tried to remove the rail with the crow bar (he knew it would come in useful). The curtains at another window came down very easily, complete with the rail!

I carefully unscrewed the original white glass splash back from behind the basin, both of which I would like to re-use in the downstairs cloakroom, and placed it in a cupboard for safe keeping. Not so successful was my mirror removal and I promptly broke it in two. It was the first mirror I have ever broken and was mortified by the thought of seven years bad luck which lay ahead of me. But then I thought of my sister who has broken dozens of mirrors in her life, and she is one of the luckiest people I know! However, the mirror had been in the house since the 1930’s and I show up and break it!!   Unfortunately the original basin in the master bedroom we will be unable to clean up and re-use due to a large crack in it.

Original bedroom basin (minus the cupboard)
Original bedroom basin (minus the cupboard)

The wallpaper I believe is from the 1970’s , blue and pink vymura. The top layer peeled off quite easily leaving the backing paper securely stuck to the wall to be removed with the steamer, scraper and a lot of elbow grease. Luckily there was only one layer of paper in this room, and as it was removed it gradually revealed surprisingly good plastered walls, void of too many cracks. This bedroom had originally been painted in a soft ‘Duck Egg Blue’ which was funnily enough the colour I had been thinking about painting it , the look was lovely in the sunny light. this bedroom.  An interesting archive of paint colour’s were uncovered too from the different rooms. A green, which reminds me of Farrow and Balls ‘Arsenic’ and ‘Charlotte’s Locks’ a bright orange being among them.   http://www.farrow-ball.com/   Discovering archive paint colour’s and wallpaper can help you with creating authentic period colour’s and designs in a restoration project. The Little Greene Paint Company http://www.littlegreene.com/paint/colour/period-paint-colours/1930s-colour-paint also have historical paint colour’s  according to dates, as do Fired Earth http://www.firedearth.com/paint All companies work with English Heritage and the National Trust on house restorations. The only room to have more than one layer of paper is the sitting room where a 1950’s (I think) design wallpaper was uncovered. I periodically cleared up the soggy mess of stripped paper to prevent it sticking to the floor boards and removed the gunk which had also stuck to the bottom of my trainers.

 

The huge cypress fir tree in the front garden has been felled, the shrubs removed, hedges trimmed and other trees reduced in size. You can now see the front of the house and gain access  more easily ( when the stump and shredded wood have been cleared that is) and is so much lighter inside. There will be plenty of space  for a driveway and room for skips and materials when work commences in earnest.

The rear garden has been cleared too. ‘Cleared’ being an understatement. Despite an agreed list of works required and a walk through with the contractor, the garden is now void of the mature Rhododendrons, lilac bushes and a plethora of other shrubs I wanted trimming and not removed. It was only the brambles,  weeds and the trees on the list removed. Unfortunately I was unable to visit the house whilst the contractors attacked the rear garden, due to family commitments and to check that the work was being carried out as per instructions.However, if an agreed list of works is drawn up, why can’t this be kept to without the necessity of site visits? Advice – always visit the site before work commences to clarify  the agreed written works and price as quoted,  During, to ensure work is being carried out as agreed, and to discuss any unforeseen problems and extras uncovered as the job progresses. And after work is completed to ensure that the job has been finished to a satisfactory conclusion and the site is cleared (if this was quoted for in the agreed price) before settling the bill. Any issues you have, then amicably discuss a satisfactory conclusion for both parties.

I had specified no bonfires, when asked by the contractor prior to the quote, and a shredder was hired, working flat out spewing wood chippings onto the drive to be removed by a ‘grab’ lorry. But when I saw  the, virtually cleared rear garden, a large, very smokey bonfire had been lit and been going for sometime by the look of it. The day was very hot and sunny and people had their windows open. I told them to put the fire out. It was then I met a neighbour. She came storming down the garden and let fly, with full throttle to the contractors about the fire. Quite right too. I apologized profusely and introduced myself. Not a good start, but we made our peace. The contractors did carry out unforeseen extras hidden by brambles, including a long forgotten fruit cage which must have been wonderful in it’s hey day. The contractors did a pretty good job overall, just a shame about the Rhododendrons! The light floods into the rear of the house and the garden looks huge.

1930’s House Renovation

We have just bought a house, my husband and I.  It needs some work, a total renovation really. In most peoples’ eyes it would be classed as ‘uninhabitable’, despite the house having a kitchen, bathroom, electricity and running water. The house was empty when we viewed it apart from tattered curtains at the windows and well worn carpets in the dining and sitting rooms. The previous owner, an elderly lady who had recently died, lived in the house for 50 years raising her family and living her life. It was sad to see the state of disrepair and neglect her home and garden had fallen into around her.

The house, built in the 1930’s gives  little away of it’s history. It is detached, has the original Crittal windows, and is laid out of houses typical of the era with a kitchen at the front and dining room in the rear, a sitting room, three bedrooms, two of which still have their original wash basins, bathroom and separate loo. The bathroom basin was obviously replaced in the 70’s due to it’s avocado colour, in an otherwise predominantly white bathroom complete with original black and white tiles. Patterned formica work top near the sink area in the kitchen from the 60’s. (I can date this as I remember having the same in my childhood home) in an otherwise original kitchen, except that someone has removed the Rayburn or Aga. Above the kitchen door is the original bell box, which would have lit up depending in which room the bell button had been pushed by whoever required service. There are still buttons in the rooms, but have no longer work. I told my husband not to get any ideas!  I was surprised to find a bell service in such a modest home. I suppose in the 1930’s it would have been quite grand, complete with a garage for a car, and to employ a cook or housekeeper on a daily basis. There is a serving hatch between the kitchen and dining room which has a double sets of doors, maybe this was to prevent the cook from eavesdropping!

I was surprised not to find tiled Art Deco fireplaces associated with the  architecture on the exterior, complete with the original ‘Crittal’ windows. Instead there are original red brick fireplaces in the dining and sitting rooms, which is more in keeping with the mock Tudor 1930’s architecture, also a popular design at the time.  The internal doors are flush complete with chrome Deco design door handles.  With the brick fireplaces I would have imagined leaded windows and wooden paneled internal doors. Two conflicting styles from the same decade in one house.

The garden is quite big, as far as we can tell. It is very overgrown with brambles, weeds and very long grass. Trees and shrubs have grown unchecked for years, hiding the house from view at the front. There is a range of beautiful Rhododendrons, which we aim to keep, but cut back.

I aim to blog in intervals during the renovations from start to finish, with information which i hope will be of interest. I will keep you posted on the updates.