It is happening!

The first floor framing has been done!

While the changes are more or less limited to the newer portions of the house, the whole house feels transformed.

Here are a few pictures and dimensions.

Kitchen: 15’6″ x 12’8″ 

Through that cased opening/door is the kitchen. (From this vantage point you’re looking across what will be the dining room.) The kitchen will have a center island, and several large windows to keep it nice and bright!

Master Bath: 11’8″ x 9’7″
Master Closet: 5’10” x 8’5″


The two pictures above are the hallway leading to the master bath, with the closet on the right and then the bath itself. The closet is larger than what we had in our last house. Considering that this is a historic home, as well as only 2200 ft.², it is also really cool to have a walk-in closet. 

The bathroom also feels large too. The door you see in the picture will be replaced by a window over the bath tub. 

Mudroom/casual dining: 11’5″ x 12’8″

This is the trickiest room in the house, besides the master bedroom. It’s the room behind the kitchen that will lead to the backyard, and will hold a powder room, laundry, and a small casual seating area. While I didn’t take any pics, I did confirm we can fit all of that in the space!

    That’s it for now! Off to the space planning websites, I go!

     As always, thanks for reading!

    ~ Jennifer

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    Meetings, delays and details, oh my!

    Hey there, everyone!

    I feel like it has been ages since I blogged, but it has only been a week.

    A crazy, busy, fun, intense week!

    The number of things that have to get sorted out to take advantage of my international assignment is sizable.

    • Immigration applications
    • Tax implications in Ireland
    • Tax implications in the US
    • Housing in Ireland
    • Coverage for my work in the US
    • The scope of my Ireland work.
    • How to enroll in virtual education in the US while living abroad.  (Turns out, this is not going to happen.  The boys will be coming back to Jacksonville at the start of the school year, so that we don’t lose their spots at their school.  They’ll be traveling with me only for the first month.)

    We now know that we are going to be living in Dublin 8, near St. Patrick’s Cathedral.  The apartment is a 20 minute commute (against traffic) to my office, and near a ton of stores, restaurants and pubs.

    We had an amazing friend offer to take the dog for the month we are all gone (How amazing is that?!?), and my mom is going to take the fish tanks.  Josh’s dad is noodling coming for a visit while we are there and I hope we can make it happen.

    As for Dorothy…

    • I’d hoped to have pictures of our new roof, but the rain has kept the roofers away.
    • I had hoped to have pictures of the newly framed rooms, but we have had delays in getting the space laid out.
    • I had hoped to see the front of the house ripped off, but we haven’t got the permit approved.

    Dorothy is a bit lighter, as we removed damaged wood, old insulation in the attic and any remaining ceilings in the house.  The dumpster has been delivered and we are ready to start putting her back together, at least on the inside.

    I have picked most of the finishes for the house, including oil-rubbed bronze faucets and white subway tile for the baths, as well as white quartz counters and gray cabinets for the kitchen. (Still no decision on exterior paint colors, though.)

    We met Jim and George, the two guys who bought the 1900’s Greek Revival house next to ours.  It has not been occupied in 20 years!  They just drove cross-country from Seattle to take on their complete renovation. We are going to head over the house on Sunday to hopefully take pictures of the new framing and meet our new neighbors.  What a difference it will be to our little part of Springfield in the coming months!

    There is so much to look forward to in the next few weeks.  (I haven’t even begun to consider the quick trips to Raleigh, Austin and Dallas/Ft. Worth that all take place before we leave in July.)  From getting rain gear to setting up my international cell phone plan, the list of details keeps getting longer, but it will be SO worth it.

    Thanks for reading.

    ~Jennifer

     

     

     

    Our fresh faced gal

    We have new elevations showing the front exterior of Dorothy!

    Since last I wrote, there have been a few developments at the new house. The most exciting of these is surely this.

    This is what Dorothy looks like now.  (Actually, that’s not true.  I have not taken a photo of the 15 paint colors we tested on her front façade…but I digress.)

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    And this is what she’ll look like before the year is out.

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    When we purchased the house, we were able to take advantage of the Certificate of Appropriateness that was secured by the sellers which gives us the approval from the historic planning commission to restore many of the features of the house to their original design.

    The biggest change will be ripping off the first floor front wall so we’ll have a front porch again.

    porch

    Yay, for porches!

    We will also remove the asbestos shingles on the second story of the house, and restore the wood lap siding.  We’ll build a new porch rail and reinstall all three of the columns.  Finally, we’ll build a new wider staircase that will be great for sittin’ and chattin’ and what not.

    Our design was submitted to the City this week along with our applications for permits. Now, we wait for approval.

    That’s it for now.  Hope you have a great weekend!

    As always, thanks for reading.

    ~ Jennifer

    Tour time!

    A first glimpse of Dorothy, our historic home under renovation in Springfield.

    Happy Friday, all!

    I am so excited to finally take you on a walk through of Dorothy!

    When you come in the front door, you step into the front addition that was being used as a reception area for the FVC.  The original front door was removed so there is a large opening where the front of the house would have been 100 years ago. There are barred bay windows and a window A/C unit.  



    Turnaround from this space and you are in the foyer, where you are greeted with a giant opening with stairs to the second floor. I luuuuuurv this entrance!

    In addition to the original hardwoods, which appeared to have been kept in better condition because of a covering of industrial carpet for the last 30 years, the stair case banister has some really neat carvings.   We’ll have to test for lead paint before we do anything, but I am excited to see this beautiful work restored to its original splendor.

    Bonus: two handsome fellas!

     

    The main living area is to the right.  I am super excited that there are 10 foot high ceilings in this space!  There is a fireplace, but it is coal burning. Even if we go down the path of restoring it, a coal-burning firebox is too shallow for wood fires, so we’d have to convert it to a gas fireplace.  No plans to do that right now. 

    The dining area is to the left of that with a lovely trio of windows. 


     Step to the back of the dining room, and there is bedroom off the dining area.  The new framing was added by the sellers in the last year. 

    Behind the staircase is a room that could serve as a bath or closet down the road.  (It was being used as a laundry room when it was the FVC.)  

     

    Next up is the kitchen, where there is significant water damage to the walls and floor, but when we toured the place for the first time, all I was really focused on was the exposed brick!  How cool is that?!?

     

    There is a separate entrance to the back of the house behind the kitchen.  It is not original and only accesses the newest additions that are along the back side of the house. These back rooms could have been an apartment or office, but oddly, there is no evidence of where a bathroom was on the first floor, unless we have the placement of the kitchen wrong…  Anything is possible. 🙂

     

    For the second floor, there are 4 bedrooms, two closets (one on the main hallway and one inside one of the bedrooms) and a bathroom.   A room for every boy and one to spare!  Yay!

    The bathroom on this level has similar water damage to the first floor below.  It will need to be shored up and new subfloor will have to be laid down.  

     

    The house also has a significant attic space, but it is unfinished and there are no stairs up to the attic right now so no pics to share there.  

    Then, there is the yard.  It is deep.  In the pic below, it goes another 15 feet beyond the fence!

    Hope you enjoyed your fist look at our new home.  

    As always, thanks for reading!  

    ~Jennifer

    Meet Dorothy

    One hand-written note, stuffed in a file at the SPAR office, dates our new house to 1904.  The original 1,500 sq. ft. house was a two-story vernacular structure with a cantilevered second story that hung over the first floor open-air porch. While there are no photos of the house until the 1950’s, SPAR documents detail various owners as far back as 1912. Owners include two widows, the Bryson Family and the Watson family (both pillars of early Florida).  The house sits on a stretched lot only 36 feet wide, but 203 deep.  One survey shows the house had a garage (or more likely, a stable), but it has since been demolished.

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    Wearing a dowdy awning in the 1950’s.

    There have been a series of additions and changes to the house in the last 50 years. In 1962, an owner added a first floor addition to the back of the house increasing the size to 2157 SF.   The property was purchased in the 1970’s by an organization called “Church Women United.”  From what we can decipher, the Church Women converted it to commercial office space and at some point, enclosed the front porch to create a reception area. Adios porch! At least they installed a bay window with lovely burglar bars.  They covered the original wood siding with rectangular shingles and added a set of stairs that provided an exit from the second floor to the west side of the house.

    In 1995, the Church Women allowed an agency called the Family Visitation Center (FVC) to use the house so foster kids could have supervised visits with biological parents.  In 1999, the Church Women donated the house to the FVC. A grant from the City of Jacksonville funded a renovation that included a new roof, refinished floors and wall repairs.  That was the last time anything was done to improve the house.

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    After sitting empty in recent years, the house was put up for sale in 2016. Lucky for us (and the house), two veteran Springfielders bought it with the intention of renovating it.  They began the process of painstakingly undoing decades of odd improvements and commercial changes.  By the time we saw the place for the first time, they had removed the plumbing, taken out the busted HVAC system, and stripped the house down to the studs.  It was basically a giant wooden box with a roof, a hodge-podge of windows (some in tact, some not) and a few doors.  At least it was easy see the original 113-year old wood!  The lumber at Lowe’s and Home Depot would blush in embarrassment if they ever met up with this wood.

    Shortly after buying, the new owners found their dream house on the St. Johns River.  Rather than take on two house renovations, they decided to find someone else who might want to bring this house back to her former glory. Our realtor, who also lives in Springfield, told us about the house before it came on the market.  I wasn’t interested.  We had not fully committed to Springfield and frankly, the house looked, well, ugly.  I didn’t want to waste anyone’s time.   A few weeks later, our friend Jamie (featured here) suggested we give her a look anyhow.

    When I walked inside, I started to see what this house could be.  The space is fairly open.  The hardwood floors are amazing.  The roof hasn’t leaked.  That’s a start, right?

    Thanks to our friends for helping us name the house.  There were many terrific ideas, (Pearl, Marge, Gretchen, and Rose were some of our favorites), but in the end, Dorothy sounded right.  Dorothy was one of the top girl names of 1904 and is most well known for being the name of the lead character in the Wizard of Oz.

    Which is cool, because…

    Dorothy is going to show this family that there is no place like home.

    Next post: We are gearing up for a tour!

    Here we go!

    It is official!

    Josh and I are the proud owners of a 113 year-old home in Springfield.

    She’s something, isn’t she?

    I bet some of you are thinking…WTF.

    I certaintly was when I first saw it.

    Don’t fret.  I promise to give you the deets in my upcoming posts:

    • The house, the location and the history (And there is even a connection to my time in the Junior League of Jacksonville!)
    • How did we find it?
    • What did we pay for it?
    • What are we going to do to it?

    First things first.

    My home-owning hubby and I are headed to the house to toast this new adventure!

    Jennifer

    PS – She needs a name!  Send us your ideas!

    Our neighbor’s Springfield reno

    Check out this awesome Springfield duplex reno!

    I am obsessed with other people’s renovations.  If there was a support group for people who love “before-and-after” pictures a little too much, I would be a card-carrying member.  I study the layout changes, the finishes and the budget with a nearly-embarrassing intensity.

    So, it seemed only appropriate to feature some of the amazing people I know who have braved this renovation path before me.  (PS – I don’t have a name for these features yet, so if you have a clever suggestion, I’d love to hear about it!)

    Our first featured renovation just happens to be one done by my friend Jamie and her husband Will.  They are veterans of Springfield, having bought two single family houses here.  However, neither of those homes are the one I am going to share with you today.   Instead, I spent an hour getting to hear about the duplex that Jamie and Will purchased  directly across the street from the property that Josh and I are SO close to purchasing in less than 10 days.

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    Jamie and Will Toraasson

    Jamie and Will’s duplex was built in 1936 and features a pair of two bedroom/one bath units with original hardwood floors on a super long lot in the upper west quadrant of Springfield.  Since buying it, the units have been upgraded with new electrical, new plumbing, a new roof, new HVAC systems, new kitchens & baths, and a brand new addition that created interior private laundry rooms with W/D hookups.  I was so happy to chat with Jamie and learn all about this awesome transformation.

    When did you buy the property?  We bought it in March 2011.

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    March, 2011 – with cleaned up landscaping
    Jamie1
    March, 2016

    What attracted you to it?  Nothing.  I hated it.  I thought I was going to get a staph infection when we walked through it.  But Will and our realtor were jumping up and down with excitement about the opportunity, so I started to think about it. 

    So tell me about the renovation:  At first, we just cleaned it up.  It was really bad, especially the downstairs.  It was trashed. We painted, replaced the bath shower walls, and replaced the vanity sink, and then we left the rest as is.   Then we moved away – a renovation wasn’t something we wanted to do when we were out of state.  When we came back, we still had tenants, so we waited for the leases to run out.

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    Kitchen Before

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    Jamie4
    Kitchen After

     

    It was February 2016 when we started the renovation.  The walls, floors and layout were mostly okay, but we took on big projects.  We gutted both kitchens, the downstairs bath, and started tearing out the electrical wiring and plumbing. We also redesigned the back porches on both levels to enclose them, add interior laundry rooms and relocated the rear stairwell.

    How much did you plan to spend and did you come in on budget?  Our original budget was about $50,000 for most of the big stuff, which we contracted through a General Contractor. Separately we planned to purchase most of the materials ourselves to save money, and that was budgeted around $15,000.  We had some changes that added expenses.  For instance, our enclosed space in the back needed new windows that we hadn’t planned on.  You have to have a window every 8 feet in an historic district, and the new space was too long.  Designing the exterior staircase proved to be a much more difficult design issue than expected, and the city inspector changed his mind three times as to how we needed to construct components of the new laundry rooms.

    We also had a break-in.  The thief kicked in the front doors of both units, and took some tools.  It was not that much stuff, but it meant we had to get new doors, and they were a pain to find since they were not a traditional size.  They were taller than most doors.  We submitted several doors we found that we thought were close to the ones that were there before, but the HPC (Historic Planning Commission) just kept telling us “No.”  The doors were the last thing we did because it took so long to find ones that worked. In the end that thief really cost us about $4,000.

    We ended up spending $86,000 on the project, but it was valued at over $200,000 when we were done, which means we had lots of equity in the house.  It was really easy to rent after it was completed and the tenants seem to really enjoy the apartments.

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    Living Area – Before (with the new kitchen cabinets in the box)
    Jamie
    New living area – After

    What is your favorite part of about the project?  The feeling you get when you walk through the front door on the downstairs unit. I vividly remember how I felt during that first walk through, I couldn’t get out fast enough. Now, it is cute, fresh, clean.  There is satisfaction that we brought it back.  It was definitely worth the time, money and energy.

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    Rear of the House – Before

     

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    Rear of the House – After

    Since we will see Jamie and Will’s handiwork every time we talk out our front door, we are thrilled with their results.

    Thanks, Jamie, for being our first renovation feature!

    Know someone else who has done an amazing reno project?  Please let me know.  I’d love to feature them and their home!