FINAL MONTH.....

front elevation with cedar fence

Progress has been moving at a slower pace for a number of reasons but we are now approaching the final month of construction.  A gray color palette has been chosen for the exterior.  The siding, fascia and soffits are installed and the shingle roof is complete.  The front bay will be clad in a cement-board type siding and painted a contrasting dark gray.

rear yard with new sod, stone pavers, and trellised patio with bench and fire pit.

The rear yard has been landscaped with new sod, small bushes, a raised stone planter and paving stones.   The rear house deck and the patio will allow for multiple uses in the yard with great options for both kids and adults.   The front yard has another raised stone planter with additional landscaping.

front yard with stone planter and cedar fence

front concrete walkway

The concrete sidewalks have been poured for the front of the house and extend all the way back to the alley.  The front walkway will have river rock added to frame each of the concrete blocks.


insulated walls ready for drywall

We have received all of the city of chicago building inspections and the walls are now insulated.  Next week the windows will be installed, drywall will be hung and then taped. Final material selections such as tile will be finalized next week.  Interior finishes will begin soon.   


     Wishing you a Merry Christmas and Prosperous 2015

CONSTRUCTING NEW FORMS AND CLOSING UP THE HOUSE....

exterior rendering

The framing for the new addition and the interior walls is now complete.  Roof Shingles to be installed this week.  The new dormer additions and side entry have created some new massing forms and visual interest for the exterior.  We'll be using a gray and white color palette for the siding and trim with some wood tones and an accent color.

front elevation and cedar fence

Work has also been done on the exterior yard with our signature horizontal cedar fence almost complete.  A new wood trellis and firepit are also being finished.  We'll pour concrete to create a ground level patio  at this area.  This feature will be a great outdoor space for the new buyers.  Utilizing some concrete paving blocks that were inherited from the previous owner, we are creating a raised planter in the front of the house. 

rear trellis with bench and firepit

rusticated blocks used for raised planter

Work also continues on the inside of the house.  Interior framing is complete.  Rough plumbing is done.  The mechanical and electrical work is in progress.   Insulation and drywall should be going up soon.  Windows will be installed next week.  Once the mechanical / electrical / plumbing contractors get completed we'll start on the interior finishes.  Bamboo floors, maple cabinets, solid surface counters, a gas fireplace, and re-claimed wood accents throughout the house. 

Modern, Open, Bright, Efficient with a Unique Blend of Design Elements -- Boutique Flipping at it's BEST!  :) 

ITS ALL COMING TOGETHER GREAT -- WE'RE AIMING FOR A NOVEMBER COMPLETION!

 

FRAMING OF THE NEW ADDITION

With the concrete foundation in place, the wall and floor framing for the new addition is progressing.  Starting with a small house required us to erect the two story addition to create more usable square footage.  A new family room and the master bedroom will be in this area.  A east side addition will be used for the new stairway to the second floor and down to the basement.    

rear addition framing

rear addition framing at family room

The basement slab was removed and about 16" of earth was excavated in order to create more headroom room in the shallow basement.  A family room, bedroom / storage room, a utility room and a bathroom are planned for this level.  Additional storage will be available in the crawl space of the rear addition.  Concrete footings with a new steel beam and column system have been installed.  The underground cast-iron piping is installed for the basement plumbing fixtures.  The new concrete slab will be poured by the end of the week.  Interior wall framing will start next week. 


basement steel beam and column

New wall framing for the side addition and front porch is nearing completion.  This additional space allows the stair and entry to remain off to the side and therefor creates a more open first floor plan with minimal walls.



side addition for new entry and stair

We are saving some of the 100 year old beams, joists and exterior sheathing.  This will be re-purposed for interior trim and wall surfaces in the family room and master bedroom.

exterior sheathing

basement beams to be re-purposed

Exterior yard cleanup and landscaping will be done soon while the weather is still good. Concrete sidewalks, stone walkways and a new fence will be installed.  The rear yard will feature a  grade level patio with a wood trellis and fire pit.

Framing to be completed by next week.  Rough mechanical, electrical and plumbing piping to start soon.  Stay tuned for the progress

BEGINNING OF THE HOUSE TRANSFORMATION....

front elevation during demolition

The site construction fence is up.  Demolition of the interior and some of the exterior elements is complete.  Drywall, flooring, conduits, plumbing, ductwork, windows and walls all have been removed from the building.  As usual, there is not much of the original house that will remain for the final renovated version.  The exterior shell, floor framing and roof will remain.  We should be able to salvage and refinish the existing hardwood floors for two of the second floor bedrooms.

living room taken down to the original wood studs and floor joists

 

The basement concrete slab was removed so we could excavate down and increase the basement ceiling height. We'll be able to add about 12" to the finished height of the new basement which will make a huge difference. 

excavation for rear addition

Excavation is complete for the rear two story addition.  This new space will add some much needed area to the overall house footprint.  The new square footage will be used for a family room, mudroom and powder room on the first floor and the master bedroom suite on the second floor. 

concrete footing for new addition

The concrete footings have been formed and poured for the new addition.  The foundation walls and basement slab will be next.   New wall framing to start next week.....


The re-construction is moving along....we are aiming for a fall completion. 












 



5454 WEST WARWICK RENOVATION


We will be staying in the Portage Park neighborhood for our next renovation project. Warwick Avenue is just 3 blocks south of the park and this house is located one lot from the corner of Linder Avenue on a quiet residential street.   It's within walking distance of the Portage Grounds coffee shop and also one of my favorite north side restaurants, The Portage.   A small single family home located on a 30 foot wide lot.  We'll do a complete renovation and expansion by adding a rear two story addition.  This house will have a similar layout to the 4948 West Cullom project we completed last year.  An open first floor with a living room, kitchen, dining room, powder room, mudroom and family room. The second floor will have a master bedroom suite, two additional bedrooms, bathroom, laundry room and mechanical room.  The basement will have a family room, bonus room, utility room and a bathroom.   A new rear deck and rebuilt garage will also be constructed.  With a current  trend in home construction being useable outdoor space -- we'll create some unique and attractive landscape features to complement the modern open plan, renovated interior. 


rear elevation of house

rear yard and exiting frame garage

 The architectural plans are completed and have been filed with the City of Chicago for the building permit.  The building permit was obtained this week.   Site clearing and select demolition work should start next week.  Excavation, concrete, and framing will be follow.  A substantial amount of work needs to be done to transform this old frame structure into the updated and modern single family.  We're aiming for an October 2014 completion date.  There are numerous renovation projects occurring on this block and other adjacent streets which is always good to see. 

Stay tuned for the progress and updates.