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.

 

Want It Done By Christmas?

Bathroom Moodboard by designbykaty.com

On a recent site visit to a prospective client, who wanted a quote for their kitchen and bathroom installation, my husband who runs Random Task Plumbing asked what they were having and did they have any plans he could see. The client didn’t know what they wanted, other than for all the works to be completed by mid December, in time for Christmas. Bearing in mind that the client hadn’t yet exchanged contracts on the property and presently lived in another part of the country.

Firstly, a detailed quote is impossible to give if you only have a rough idea of what you want, or don’t know what you want at all. Also any tradesperson worth their salt, will have at least a 2 to 3 month lead time, especially leading up to Christmas. Whilst basic help and advice can be given to guide clients regarding types of showers suitable for their water systems and the feasibility  to move the loo to a different location (soil stacks are often forgotten by clients) and draw a scaled plan, most small tradespeople don’t have the time to offer a detailed design consultancy. The fixtures, fittings and finishings have to be chosen by you, the client. After all it’s your bathroom, kitchen etc. and it’s imperative that you love the finished results, it’s your home.

Bathroom Moodboard by designbykaty.com
Detailed Bathroom Moodboard by Designsbykaty.com

So before calling a tradespersons to quote, take time over your plans, keep revisiting them and show them to other people. Think about how you will use the space and how you want it to make you feel. If this is difficult for you, then an Interior Design consultancy is invaluable. For as little as £95.00 a design consultancy could save you a lot of time and possibly money too. Good interior design is about planning, not just about carefully coordinated fabric and paint swatches. This consultancy maybe all you need to set you off to implement yourself. If you require more help tailored to your specific needs, these can be accommodated too, regardless of budget. Of course everyone has budget.

First floor plans of a four bedroom house
You don’t need such detailed drawings unless major renovations are planned.

Interior Designers use local trade, craftspeople and suppliers and only recommend those whose work and people they trust. When deciding, look at reviews, ask to see previous completed work. Personality compatibility also is valuable – can you work with them?

I understand that you want everything ‘done’ and perfect for Christmas, but be realistic with your time scales. Even when you’ve decided on your plans, fixtures, fittings etc. There are supplier lead times to consider too. The last thing you want is a half-finished job over the festive season, especially if planning to have guests.

assembled cupboard carcass's
Kitchen install in progress not what you want at Christmas
After - Kitchen with island and glass partition wall and door to hall.
After – Kitchen with glass partition and door to hall

Once you have detailed plans, you can then invite local tradespeople to quote and provide approximate dates of availability. They will all be able to quote ‘from the same song sheet’, which makes price comparisons clearer. However, remember that cheaper isn’t always better, you often get what you pay for. Allow for a lead time on quotes being received too.

Tiling in progress in shower en-suite shower area
A half finished guest en-suite – not what you want when having guests
Completed Guest En- Suite
Completed Guest En- Suite

Plan the work in stages – what can be implemented and finished by your self-imposed Christmas deadline? Is this in the correct order of your work schedule? If so, fine. If not, then it’s far more beneficial to be patient and schedule the works for early in the New Year, thus eleviating the extra stress of Christmas and giving your home the consideration it deserves.

There’s  always next Christmas!

 

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

Adding Character to Your Home

Adding Character to your home using vintage and antiques
Create a home which tells your story

Inject your personality, style and soul into your home and garden, not by sourcing everything from one high street shop. Your home will end up looking like a show home, far too contrived and bland. Whether you’re preferred taste is Retro, Shabby Chic, Vintage, Industrial, contemporary or even a mixture of styles creating an eclectic, individual home. By mixing it up a bit you’re creating a home which reflects you, and enhances your home. Take time to enjoy gathering ‘loved’ items. Homes and gardens evolve over time.

Selection of elecltic Interiors for every room
Eclectic interior ideas

If you’re looking for an unusual or particular item of furniture, lighting or accessories to add personality to your home or garden by visiting local vintage shops, such as The Vintage Vagabond or Home and Colonial in Berkhamsted, and Emporiums. The Fleetville and Hitchin emporiums are home to many small traders, as well as  Station Mill Antique, The  Old Flight House and the Three Wise Monkeys ( formally at The Saddlery, St Albans, now at a smaller venue at Woodside Farm, Slip End and the images shown here are of the previous premises). Packed with unusual items. Some will revoke memories of childhood ( scary, as some of us realize that we, too are vintage!). A monthly Antique and Vintage Street Market is held once a month in St Albans, which is definitely worth a visit.

 

 

A few pieces of furniture have been ‘upcycled’ into bespoke one-off  items, which could transform a room. Images show pieces by Carmel of Piece Unique and by me Sarah Maidment Interiors. We both take commissions  if you have your own item of furniture which you’d like customising.

 

 

You will also find Kelim rugs, cushions, and  stools and chairs upholstered in gorgeous Kelim rugs from Rug Addiction https://www.rugaddiction.co.uk/ . Other chairs re-upholstered, homemade cushions and artwork to grace your walls.

Kelim rugs, cushions and upholstered furniture
An array of Kelim rugs, cushions and upholstered furniture by Rug Addiction

If vintage clothing is your passion, Little Viking  https://www.littlevikingvintage.com have an array of dresses, jackets, shoes and bags for all. ‘Oh Sew Vintage’ for handmade dresses for all occasions.

 

 

You will also find every conceivable Doc Martin design boot you could ever wish for.

Selection of Doc Martin Boots, vintage heaters and lamp
Doc Martin boots, vintage heaters and lighting

Vintage books, comics, and  postcards can be found for collectors and unusual hand-made jewellery by local artisans.

 

 

Modern works of art and photography adorn the walls. This stunning picture of Nelson Mandela (below) taken by the photographer Greg Bartley would look amazing gracing the wall of a large room.

 

Limited edition framed photograph of Nelson Mandela by Greg Bartley
Visually stunning photograph of Nelson Mandela by Greg Bartley

IMG_6804Come and say ‘hello’ and meet Colin the resident ‘horse’ .

Fake horse called Colin
Colin, a reminder of the barns former life as a saddlery and stables

Larders and Pantries

Walk in pantry with shelves and storage jars
Walk in pantry with shelves and storage jars
A walk in pantry

Do you member a walk in cupboard in the corner of a kitchen with shelves for foods stuffs – the larder? Perhaps jars of conserves, a basket with fresh vegetables, meats and dairy produce and perhaps cakes too? In larger family homes there were large walk in pantries with stone or concrete counter tops, with shelves above. In some cases a sink too. These would be positioned adjacent to the main kitchen of course, for easy access in the usually north facing (coldest) aspect of the house. These were the mainstay of homes prior to refrigerators and freezers where fresh produce was kept to keep cool and lengthen their shelf life.

In an Edwardian house, I once lived in, we had a cellar, complete with a built-in ‘food safe’ which had a sliding door with fly mesh. This was so useful, especially at Christmas to store the turkey and ham. It was also a great place in which to hide ( outside of Christmas) which my children did when playing hide and seek. Except that it was too good – their friends gave up looking!

Above are images of a Georgian pantry meat or food safe and housekeepers pantry at Number 1 Royal Crescent Bath.  http://no1royalcrescent.org.uk/

As sleek and modern kitchens were introduced, along with more affordable refrigeration and later the freezer, the larder in the corner of the kitchen became obsolete and was knocked out to make way for the state of the art kitchen.

There is however, a return to the larder and pantry idea, and being re-introduced in many new kitchen designs, due to popular demand. These range from large ‘larder cupboards’ either integrated or free-standing with bespoke shelves and drawers to enable easy access to foodstuffs all in one place, hidden behind bi-fold, fold away doors or a sliding tamber, instead of dotted around the kitchen in various cupboards. Breakfast or drinks ‘stations’ too have risen in popularity, whose designs are similar to that of a larder cupboard. A friend of mine had a tea and coffee larder cupboard installed on her landing, so guests could help themselves to an early morning cuppa and chat, freeing up her kitchen so she could prepare the breakfast.

If you’re lucky enough to have the space, walk in pantries with bespoke fittings are popular too. These pantries can also include a sink and dishwasher to keep the kitchen clear whilst entertaining. Some pantries include wine chiller cabinets and fridges too. Although ‘white goods’ appliances generate heat, in which case it would be wise to install an air conditioning unit.

Remember you don’t want to have to walk the equivalent of 2 miles when preparing a meal, so think carefully how and what you cook and the frequency you need certain items to hand on a daily basis. This focus’ the design on the interior of the pantry to your requirements. If you don’t have an adjacent room to the kitchen suitable, but your kitchen is large, you could partition and area specifically for a walk in. Or build a wall of cupboards with everything hidden behind doors when not in use.

A kitchen plan including walk in pantry design
A kitchen plan which includes a walk in pantry design

Consider your lighting and sockets positions if you want to keep your coffee machine and toaster in the cupboard, a breakfast station if you like. Narrow shelves for herbs and spices – easily retrievable whilst in the midst of cooking. If possible, a cold stone, or concrete counter top which is cold and easily cleaned. Do you want shelves for storage jars, and preserves, perhaps drawers for fresh produce or items not used very often including crockery and large platters? Tailor the design to suit your kitchen working and lifestyle.

Bespoke larder and pantry designs available from Plain English, DeVol, Neptune, Martin Moore to name but a few who have now introduced these designs.

 

 

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/

 

 

Which Decade Does Your Home Reflect?

Morris and Co New Collection

Did you move into your present home some years ago, decorating and furnishing it up to date fixtures, fittings with enthusiasm and sat back and enjoyed since? How many years ago?

Now, sit back, look at your home objectively – is it looking ‘tired’ a little worse for wear? Does it look slightly ‘dated’? Be honest. It’s easy to settle into a comfortable living way of life. You’ve modernised, decorated and furnished it all once, why do it again? Because it ages you, puts you right into a certain decade, which decade is your home from? So unless you are deliberately trying to recreate a certain era or decade in your home, visit http://www.geffrye-museum.org.uk/  it needs changing.

Alms House Interior Geffrye Museum
Alms House Interior Geffrye Museum

Inspiration and ideas from previous decades can successfully be incorporated into present interiors and are often used as research for paint, paper and fabric design companies. Morris and Co https://www.william-morris.co.uk/shop/new-collections/

Morris and Co New Collection
Inspiration from the past. Morris and Co

In the late 70’s and early 80’s the trend was for stripped pine. Antique pieces are still acceptable, (however, the Victorians would never have had their cheap pine furniture on show, and it would have been painted or stained to look like mahogany or hidden below stairs). The more modern pine pieces – I use this term loosely, turn an orange colour over time and not only look awful but are dated. Same is to be said of heavy dark furniture popular from the Victorians to the 1940’s.

Before and after painted pine funiture
Update your existing furniture with paint.Image sweetsmith.com

 

Before discarding the usually well made, real wood furniture for flat pack modern pieces, consider updating your existing furniture with paint – unless of course you have a budget for a better quality product. Furniture can be transformed with paint. Do check though before painting, that the item of furniture is not a valuable piece.

 

Kitchens are a huge investment and if yours is well planned and works well  few changes to update it maybe all that it requires.

Doors- Again these can be painted and swap the handles and knobs with new ones.

Work Tops – Replace with new to blend in with your new door fronts.

Splash Backs – Remove the tiles if they are from a decade you wish to move on from, and replace with specialist glass or a contemporary tile design.

Flooring – Perhaps lay new vinyl if the existing is worn, with an up to date design to compliment the other changes made. If floor tiles are dated, remove them and lay new. This is more expensive and more difficult if they are laid under the existing fitted cabinets. Never lay tiles over tiles, you’re asking for trouble with cracking and movement. If the tiles are acceptable, and you wish to keep them, choose cabinet and work top colours to compliment the floor. Using specialist floor paint is also an option, can work well if done properly. Hang a new blind, and add some fresh accessories and tea towels.

Walls- Unless you live in a beautiful Victorian house wall paper borders are a no, no. So are dado and picture rails stained a mahogany colour. This is another 80’s hangover.

Image example of dado rail in period home
Painted dado and picture rails in a period home Image Pinterest

Decoration – If you love your paintings, pictures and prints try re framing them. The difference in using a double mount and new frame will not only enhance the art work but also your room. Hang pictures in groups either by subject matter or in matching frames for an eye catching display. Do not hang them as in the 70’s in a triangular mode across the wall, or too high.

Flooring – No swirly carpets – sorry. People use this description when describing a house in need of an update ‘All swirly  carpets’ and people understand what the house is like, dated. Swirly carpets can also compete with the rest of the furnishings.

West Indian Front Room
Everything is competing with each other Image by Studio International.com

Have you got wood underneath  the existing carpet that is worth exposing, then lay a   large rug for warmth in colours to complement your other furnishings? If carpet is preferred a plain neutral carpet usually works best in the majority of standard size homes as it makes the rooms appear larger.

Lighting– It’s fine if you live in a period property or re- creating a particular decade style because you like it, otherwise try changing the shades and lamps to a more contemporary style. Florescent strips in the kitchen offer great light, but its unforgiving and provides little ambience. Try changing the strip to a budget friendly track system. The adjustability of the spots makes it easy to aim the light where its most needed.

Now get into a decade where you and your home belong be it traditional, classic or contemporary.

Bathrooms can be more tricky to update without major work. However, if the layout works well, update with new tiles and flooring. Ditch the carpet for a start! It’s a far better job if the old tiles are removed prior to laying new, especially when tiling down to a bath, basin and shower. However if you have a plaster board wall, this may come away with the old tiles in places, which will need to be repaired before tiling. This is not a quick update job. If storage is a problem, try replacing your pedestal basin with a vanity unit and basin, and add a mirrored cabinet above it. Hang a new blind and add new towels to compliment the room.

Now which decade does your home reflect?

Images from annesage.com, hative, HousetoHome,Geffrye Museum,Little Greene Paint

 

 

 

 

 

Renovation and Restoration of a 1930’s House – Don’t You Just Love Technology?

Sonas System image via Pinterest

 

Sonas System image via Pinterest
Sonos System

It was suggested, prior to the first fix electrics to install a Sonos music system.  After much thought and discussion about going over our original budget, we decided it would be a good idea. TV and internet ports were also installed in some bedrooms as well as the living areas, the idea being that family members could use the internet independently to stream films, games etc.  Our electrician laid all the cables and the builders left gaps in the ceiling ready for the speakers. The mass of wires leading back to a cupboard where the system will be controlled from. The installers of the Sonos System wanted the house to be virtually dust free before fitting.

Ceiling Speaker
An unobtrusive ceiling speaker

Sounds good, and so far so good, until we came to install a phone line and broadband. An internet search of post code speeds and providers showed lots of options and costs too, including BT Infinity, Sky Fibre Unlimited, EE and TalkTalk. BT Infinity showed the estimated speed at 22.8 – 38Mb. As a current BT customer I organised the contract and booked in an installation date. However, when reading through the info received BT had estimated the broadband speed at 1Mb – 4Mb. This is a huge difference, especially when streaming films, downloading computer games and music. I questioned BT about the speed, and they explained that half the village did indeed have fibre optic cable, but my house is in the half that doesn’t; and they had no plans in the foreseeable future to install the other half. So we have all the technology wired in, but inadequate broad band service to actually run it all at the same time.

Broad Band Speeds for your area can be found in the internet
Broad Band speeds for our post code found on the Internet

A neighbour came by just by chance with some information about a company who provide a better broadband speed of up to 40Mb. He had just set up an account and had the system installed, due to his frustration with BT. This sounded promising.

The system works via EE’s 4G mobile network. The company will install an external antenna which connects to a 4G modem and allows for both wired and WIFI access through EE. It is also possible to move your current landline number to an internet based phone system, removing the need for a BT landline. The cost of this phone system is £2.50 a month line rental and 1.2p per minute for calls. A typical cost for the installation is £799.00, plus system interface and configuration charges plus plugs, plus plus….. But then we may save on call charges etc.

Two contracts are offered, either a 30 day rolling contract offering 15GB for £20.00 or 25GB for £30.00 per month. Or 24 month contract at £28.00 a month for 25 GB or 50GB at £55.00. Checking our current average monthly data usage (currently unlimited) this was insufficient for our needs. The maximum for a consumer available is 50GB a month, but we can add more at £15.00 for 10GB. The company didn’t specify whether that was £15.00 for each additional 10GB on top, but guessing it is. This makes a huge difference to the cost. If your usage comes within 50GB, then it’s sounds like a great system in rural and not so rural areas. Anywhere in fact BT haven’t bothered to install sufficient fibre optic cable, despite the Government promises!

So where does that leave us? Well, with BT, as there appears to be little else we can do.  Unfortunately, BT failed to turn up at the appointed time and date. Neither did they call or text to say they weren’t coming. For a communications company their communication skills are shocking. So back to the buffering and waiting for things to down load. Don’t you just love technology?

Selecting tiles for kitchen
‘Mood Board’ of tiles and work top

The work top in the kitchen has been installed by a local stone supplier, who have a huge range and choice of materials and colours to choose from. They also template and fit the work tops. I was lucky enough to find an off cut of Silestone which was suitable, and therefore a little cheaper. Silestone is a composite stone, offering hardwearing capabilities, and is less expensive than granite. Again shop around as prices vary enormously between suppliers. I have chosen to tile the splash back rather than have an upstand, to make the space more cohesive. I didn’t want an upstand with a tiled or glass backing behind the hob, which would break up the run above the work top.

 

 

Renovation and Restoration of a 1930’s House – Wind in the Willows

Mole from Kenneth Graham's Wind in the Willows

 

 

The wind in our willow and the only mole was ‘Mole’s Breath’ by Farrow and Ball.

We were very upset one morning looking down the garden. The whole of the lawn was covered with a fallen tree, battered by the wind from a storm the previous night. The tree had been a magnificent weeping willow and we installed a light especially highlight it when dark, with plans for a shaded seating area below its boughs.  Now all that remains is a broken stump – two thirds of the original size, not quite the ambience I had envisaged.  The willow had been key to the garden design. I really miss that tree.

 

Luckily the tree had not fallen on either our or our neighbours shed, however, it had to be cleared and removed as soon as possible so as not to damage the lawn further. Another huge job which took several days.  The tree had to be cut into manageable pieces to move it – logs for the multi-fuel stove, smaller twigs, branches and leaves. This was done in the relentless pouring rain. We had toyed about making a willow fence which was a nice idea but we really don’t have the time, know how or inclination.

A willow fence looks lovely in a garden
Making a willow fence from our pile of debris was beyond my caperbilities!

We hired a shredder so the smaller pieces could then be used as a mulch on the borders to help keep the weeds down. Its been so mild this winter they were continuing to sprout, along with the lawn. But, instead of raking the mulch over the borders my husband placed small neat piles and I now have what looks like termite mounds (or mole hills for that matter) all over the borders.

 

I had applied one coat of deep grey paint to a wall in the study, behind the original brick fireplace some months ago, prior to the wooden floor being laid.  Unfortunately it had dried in patches of lighter and darker tones, despite the wall having been prepped with a mist coat of paint over the bare dried plaster. I thought it was just a dodgy tin of paint although bought from a reputable company. My husband said it was the way I had painted it? –  I purchased another tin of exactly the same paint, and this time my husband painted the same wall. This also dried in patches. He applied a second coat, but with the same results. Dark at the edges where applied ‘cut in’ with a brush and around sockets, light where applied with a roller, and lighter still showing the outline of the plasterers mesh.

 

I abandoned this make of paint and purchased Farrow and Ball’s Mole’s Breath – being a similar colour to my original choice. http://www.farrow-ball.com/mole’s-breath//farrow-ball/fcp-product/100276    One coat of paint was applied and dried perfectly. Having already experienced problems with patchy and colour differentials in the master bedroom, I felt the company should be told about the problems with their product. After several weeks of email exchanges containing pictures, receipts of proof of purchase and batch numbers I received a refund for the two faulty tins of paint and a £5.00 gift voucher for my trouble. This hardly covers the time and expense of repeated wall painting. I just hope that the paint product problems will be investigated by the company concerned and rectified.

 

Farrow and Ball – Mole’s Breath dried uniformly and a great finish.

The wood flooring has now been laid to the ground floor. What a difference it has made to the whole house. Not only covering up dusty concrete floors, but means we can now fix the architraves and skirting boards to the walls. These can now be prepped for painting and a final coat of paint applied to the ground floor walls.

 

Although mild for the season, the underfloor heating has been switched on low to gradually acclimatise the wooden floor. This will swell and contact, as will some of the doors, which may need some adjustment.