Finding your Homes style...

There are various rules of thoughts when buying an old house. Do you re-imagine it? Make it something brand new? Like blowing off the top and adding a second story. For example and taking a basic ranch and transforming it into a Colonial.

Or you could basically ignore the old house you bought and transform it into something modern and new.

I've chosen to embrace the home that she was built to be.  My house in the middle of the block is a very, very fine house...beautiful, yet simple brick and stone one and 1/2 story Tudor.  Classic details and simple lines for everyday living.  I will be opening up a few of the rooms to add light and function and reimagining others.  I've chosen to kick the pink and burgundy tile to the curb but will install beautiful classic mosaics that will stand the test of time and honor the 1940's.  Re-wiring and re-using many of the original light fixtures, restoring some elements and adding others that make living in the home work for today's lifestyles. 

I'm so excited, we've started DEMO! Follow along as I respect the beauty of this lovely old home and reveal her new potential. Bye, bye to low arches, pink tile and a tiny, tiny kitchen space.  Hello, open, bright and lovely!

With the demo comes lots of dust and a lot of clarity. We've assessed our budget, reviewed our skill set, negotiate with several subs and contractors.  We are now dividing the project into two phases. Technically 4 but two of them are happening simultaneously.  I have registered as a General Contractor and will be managing the main level of the project for our home. We will still use a larger General Contractor to work on the upstairs re-working of the roof, stairs and the new addition.  This is definitely a bigger scope of work than we are used to managing and we want a seamless finished product.  Phase 1 & 3.

Phase 2&4 are the yard.  This was what we originally thought of as Phase 3. But, reality hit. The yard was in a very natural state of affairs.  There was a lot of clean up and clear out of plant material and debris so that we could find and see the house.  We also lost a few more trees because they were growing too close to the retaining wall and house and actually causing damage.  We have now done a very complete clean up and clear out.  We've built a fence and will add a semi-circle drive to the front of the home, rebuild the retaining wall and add wrought iron fencing so that we create security around the creek.  This will complete phase 2 and leave us with a beautiful pallet for new plants - phase 4.

Clean up!

It was so awesome getting Phase 2 the yard clean up under way! Can not thank the City of Dallas enough for their bulky debris clean up crew! They did a wonderful job cleaning up our debris. It wasn't a small task but they stuck with it and did a great job!

Now what with your Old House Remodel?

This Old House Remodel...

The best place to start was laid out on my previous post with tips and advice. Now you've done it! Your standing there with the keys in your hands smiling and quaking in your boots at the same time. What have you done?

Take a breath and remember the long term goal. Your gonna get there! In fact we can journey through this together.

Now that you have your house, a plan and a contractor it's time to think of the BIG issues.

Most homes that are as old as 50, 75, 100+ years old have some issues that will costs money and you wont see the benefit. That meaning it's not pretty but necessary and you will feel the impact of the changes.

Wiring. Many homes have what is referred to as Knob-and-Tube wiring. This wiring is very dated and can be a hazard. Most cities require that if you are doing any remodeling that you include updating all the wiring in your home.  This does add a chunk to your budget.  It is a necessity.  Your contractor will have it bid out and be able to give you a clear understanding of costs and timing.  The good news is if your going to have many of the walls opened up this is perfect timing. Fortunately, with the house we just purchased some of the wiring is up to date and in good shape. We have about half the house to re-wire.  We also will need to replace and update our breaker box. The box on the house is original and it has a known safety concern.  That is another costs.  We also have a fuse panel in this house that is for some of the area. That is a required update as well. 

Things to consider while you are updating your wiring: What type of computer or TV cables will you use? Call your Cable company or Internet provider or someone who specializes in this and have them layout a design for those cords and cables.  Perfect time to have them in the walls where they should be than draped across your house! Another thing to consider are you going to have an alarm system? Call your provider and have them also layout the wiring and keep as much of it in the walls as you can. How about a surround sound system? Plugs! Does each room in your older house have 1 plug or non at all? Decide where you will need or use plugs in each room and lay them out.  Much easier and cost effective to add this while your walls and ceilings are cut up than to retro fit later. This is a simple way make your home feel and function for today (modern) but keep it's classic charm.

Lighting - Lighting is one thing that is usually lacking in a period home.  Sometimes electric lighting wasn't original to the home. So a single light bulb light maybe all that is in most rooms. Some rooms may not have any lighting at all and are solely dependent on lamp light. To me lighting makes a house inviting and function better.  While your electrician is still on site and working layout where you want your lights.  Consider a combination of can lighting, flush or semi flush mount, ceiling fans with lights and or chandeliers and pendants.  Think through the times of days the rooms are in use. Where furniture will be, what the room is used for.  Will you need task lighting? Do you want dimmers for mood lighting? Will you be reading or doing crafts in the room?  Lay the lighting out well. Yes, lamps and task lighting can still be added too. Layering lighting gives a home balance and lends comfort to a room.  I also like to repurpose or use original lights when possible. They are intricate and beautiful pieces many times.  With that said not all of them are safe. The wiring my have started to deteriorate or fray.  The lights may not have proper grounding.  Having a piece re-wired is still often times more cost effective than buying new lights and will give you a unique one of a kind fixture that fits perfect in the style of home and is more valuable than a reproduction.

Plumbing - Old homes can be riddled with plumbing issues.  From Cast Iron or Clay pipes that have succeeded their lifetime, lead pipes, pipes that are not the proper size for the current use of the home, etc...now is your chance while the home is having walls and floors opened up to address this. Talk it through with your contractor as to what is there and what are the most urgent needs to be addressed. Plumbing like electrical can be a big hit to the budget. Don't be naïve but also you don't want to throw the baby out with the bath water.  Review your plans and see where changes to the plumbing are needed. Address where you want new plumbing to run.  Know what changes are your responsibility and what issues or expenses may be the Cities.  Now that you've gone over the in's and out's with your contractor talk to an expert. A reputable and knowledgeable plumber that is used to working with antiquated plumbing issues will be key to the success of your project.  That patch work quilt you've discovered can be repaired and keep your water flowing and your toilets flushing but you need to hire someone with experience to help walk you through what is next.  Be prepared that more may need updating or repaired than the new bath or kitchen lines you were envisioning. 

Lead Plumbing pipes

Old Cast Iron

Mixed Materials

Old Rusted Pipes

Thing to investigate before you buy, find out if the plumbing has been updated and to what extent. Plan to replace old plumbing made from materials that won’t hold up, even if it doesn’t seem to be a problem. It eventually will be. You don't want to tear out all your new materials for an old plumbing problem that you didn't address.

Talk to neighbors about which sub-contractors they would recommend. My neighbor recommended a plumber who has replaced plumbing in old houses being converted into apartments — I knew that was the kind of experience I needed.

Get a second opinion before you start any work. Find out exactly what access the plumber needs, Don't create extra work and expense by tearing out areas that are not needed for access. Most plumbers will do a walk through and assessment for free and this will give you valuable information that will help you with the ongoing job.

Don’t spend money on new finishes and fixtures until the plumbing repairs are completed. You don't want to waste your money or cause damage to those new materials by an underlying or lurking problem.

Outdated Windows - If your home has it's original windows you may be captivated by the wavy glass and charm of the rope sashes.  Regardless that most of the sashes are deteriorated or broken and many of the windows haven't operated in years, this does not deter you from loving this "original" charm! Choosing windows with a period look and feel will be important if you want to keep the historical accuracy and charm of your home.  With that said updated windows will help button up and create a more energy efficient home.  New windows will also add function and beauty that will breathe new life into your home for the next 100 years.  Some might ask if you ever save old windows.  The answer would be yes, I do believe in stained or leaded glass from the original home if it is there is a wonderful and often valuable asset to your home.  Hire an expert to evaluate the stained or leaded glass. Often times minor repairs or new frames may be needed. This can be an extra costs and sometimes as much as replacing the window but the over all beauty and value out weigh simply replacing.  If it is a large window and you are concerned about energy loss you can also have these encased with clear glass on each side.  This will protect the leaded and stained glass but it will also create an energy efficient window for years and years to come.

New windows with period details

Restored Stained Glass

http://www.oldhouseguy.com/wood-storm-windows/

When replacing windows to exact period details with new windows the costs can go up.  Weigh your options. Choosing to replace the windows on the front of the house with exact replica's or details will save you some money than replacing the whole house with the more exact period detail windows. Choosing a simplier designed new window for the rest of the house will be more cost effective.

What you need to know. If your home has an HOA or is in a Historical Society then you need to contact them first. Chances are this hot topic has been discussed.  There maybe certain vendors you are allowed to use. There maybe detailed specifications that you have to consider.  Again, a little upfront research will save you from buying materials or making costly custom decisions that you may not be able to use. 

If you are restricted from replacing windows or you just have a love affair with all things original then this article from DIY Network maybe helpful for you.

http://www.diynetwork.com/how-to/rooms-and-spaces/doors-and-windows/how-to-make-old-windows-more-energy-efficient

Roof - Don't overlook your roof.  Again, if you are in an HOA or Historical society you may be bound to using certain materials or limited in the changes to your roof.  Talk to your contractor. Know if you are adding on to the home or making changes that will change the roof line.  Choose materials that have a good R value.  The roof is important for buttoning up the energy efficiency of your home and for creating a comfortable and inviting home.

Why R value matters, read this article from HGTV:

http://www.hgtv.com/remodel/mechanical-systems/why-r-values-matter-in-energy-efficiency

You next want to choose the best attic insulation for your home and geographical area.  Most older homes have little or no insulation in their attics and walls.  However, addressing the roof and attic area will give you more return on your money than trying to go back and insulate your walls. In fact you can create other problems by putting insulation in walls without proper vapor barriers. 

We are making these decisions now on our Old House Remodel. I will keep you posted on the materials and choices we choose.  I hope you find this information helpful.

~Teresa

Kitchen Reveal!!

This kitchen has been a labor of love and I am so excited that it's done. It is now a happy, functional space that my whole gang of 8 can gather in for food, game night and family fun! It's perfect for entertaining and I am so happy with the kitchen. I hope you can enjoy another "White Kitchen" story. Click on the slide show below to enjoy the kitchen as she is now and to see the before pictures. Friends have said it's like walking into a totally different space. Here is what we removed the old island and repurposed that cabinet where the small unused desk space was. Patched the tile floor and counter sunk the plug. The cabinets were good wood and sturdy so we added moldings, sanded, primed and painted them out in a beautiful snowy white. Subway tile back splash with an accent tile above the cooktop. We fitted the kitchen out with Stainless Steel appliances and took my farm table apart and made her over with new counter height legs that we distressed and painted out. The popcorn ceilings were removed and new halogen can lights and two new lanterns brighten up the space. A pop of paprika red paint was added and the space is now bright, open and happy. I am so happy with how it turned out. What do you think of our "White Kitchen" story?

Exciting changes!

The popcorn is gone. The island was removed, tile patched, floor plug counter sunk and a new floor plug is in place. The walls are painted, the granite is in, cabinets are primed and backsplash is chosen....It's getting closer to reveal day!!

I'm also excited because this house has more painting to do and I'm talking to Home Right about their Finish Max paint sprayer! Wouldn't that be an awesome tool to add to the tool box. I all ready own 3 of their paint sticks that I used to do the guest room and I have their heat gun which is a DIY'er must have when you are working with pieces that are covered in old paint.

So, let's take a sneak peak at the still rough around the edges but quickly improving kitchen!

Texas ReVamped! ©

New Granite going in, checking for level. LOVE the color, white ice. Going to the granite yard is always a fun day time.

Texas ReVamped! ©

Popcorn & fluorescent lights gone! Love the red, it makes my heart sing. Cabinets are primed & you can see sneak peek of my new light fixtures!  Things are looking so different and I'm loving it. Hope it helps inspire you to embrace your space and make it your own.

Making lemonade...

We've all heard that expression when life hands you lemons, make lemonade! Sometimes the lemons aren't exactly our own.

Life is funny. You live one way for most of it and then age, circumstance or whatever sends you a giant curve ball and things change. That's when it's time to reassess and make lemonade!

My daddy would do anything for almost anyone but not always will he do for himself. What I mean about that is if you knocked on the door and said you were freezing he'd give you his coat, invite you to warm up by his fire and probably feed you. Make sure you were doing well and then send you on your way. He wouldn't give it a second thought. The next morning after realizing he gave away his only coat he would pull out his sweater and go about his day. COLD but again not give it a second thought. I do love this about him.

The Farm ©Get Inspired with Teresa Stephens Harvey

BUT for every golden trait we have there seems to be a flaw. My daddy's flaw is he's a wheeler and a dealer. He can't pass up a good deal. That may not sound like a flaw to you, and maybe it's not in general. But, with all these good deals he brings home tons of stuff that we may need someday. My mom loved to have a clean house and she likes pretty things. So, when they were younger my daddy drug it in the front door and my momma quietly drug it out the back door. Making lemonade! It was harmony.

The Farm ©Get Inspired with Teresa Stephens Harvey

Then you have to remember where I started this post. How sometimes the lemons aren't your own. Life, time and circumstance change. My mom is very sweet and has worked hard all her life. She worked in the business world, juggled 3 kids, and took care of her husband and her home. That all changed for her and us in 2001. Something went wrong and she got sick. It's never been the same since. We all still love her and do what we can for her but she can do very little for herself these days. Let alone all the things she used to do like drag that stuff my daddy drags in out the back door! So the lemons began to pile up. I knew they were but I was away and it's easy to think of it as not that bad. Then one day my daddy did something he rarely does. He asked for help. So I loaded up the cleaners and my crew (that would be my child labor and hubs!) and drove out to the farm to see what we would see. All I can say is it took a heap of sugar to turn it to lemonade!

The Farm BEFORE PIC ©Get Inspired with Teresa Stephens Harvey

When we got there we were greeted by STUFF! Lot's of stuff. Memories, old and new. Good deals. Duplicates because the original good deal couldn't be found, etc. So, we embraced those lemons and made them our own. Why? Because I love my parents. Because my children love their grandparents and because sometimes life changes and having sweet lemonade is so much better than just dwelling over a large stack of lemons.

The Farm ©Get Inspired with Teresa Stephens Harvey

With a little TLC, a few tears, lot's of laughs, and more than a little hard work we mixed it up until it was just right. Until my mom who rarely says anything took a walk around and noticed her pretty things and touched them, admired them and then said "No, Teresa, I don't want you to move that dresser. I like it where I put it!"

The Farm ©Get Inspired with Teresa Stephens Harvey

I laughed and smiled. I cried a little for the mom that she used to be and rejoiced that part of that mom is still there. 

The Farm ©Get Inspired with Teresa Stephens Harvey

I can't change my daddy and his good deals and bargains found on the side of the road. Chances are if you need something he's got it!

The Farm ©Get Inspired with Teresa Stephens Harvey

The Farm ©Get Inspired with Teresa Stephens Harvey

I do fret that I am so far away and not close enough to help more. But, I am thankful for the time spent. I am thankful that I can give back a little of my time, because, they have all ways made time for me.

The Farm ©Get Inspired with Teresa Stephens Harvey

The Farm ©Get Inspired with Teresa Stephens Harvey

It took a few days to get the task done. The lemonade was sweet and we all got to enjoy the perks of being at a farm. We saw new life. Baby chicks were born while we were there!

The Farm ©Get Inspired with Teresa Stephens Harvey

So enjoy your summer and the chances to make lemonade. ~Teresa

Teresa Stephens Harvey is thinking about Kitchens!

Some believe the kitchen is the heart of the home. Bringing good food, friends and family together. Make your kitchen reflect you and bring style and comfort to the party! Here are a few kitchens to help inspire you...

Teresa Stephens Harvey is thinking of trends...

Do you love to update a room or two every year? Look at the magazines and online blogs to find a few of your favorite trends to give your space a fresh face.

Here are a few of my favorites.

Choose a dark and sexy color for your bedroom! Bring back a little sex and appeal to your most private space. Touch it off with light bedding, a little sparkle, and expensive and soft linens.

Chevron's are everywhere! Walls, pillows, furniture, etc...Add a few key pieces to add color and fun to your rooms.

Turquoise. Love this color. It's cheerful, bright, yet classic. A touch of sophistication.

Burlap! Fun, thrifty and comfortable. Add a small touch in pillows or window treatments to update a room and add a neutral base and instant comfort to your room.

Teresa Stephens Harvey is on her way to new horizons!

Good bye, Adios, Adieu, so long...Woohoo! The packing is underway. Moving truck is scheduled and we are leaving Midlothian. Texas will all ways be home & we will visit friends and family often but we are so excited for what the future holds.

I will be totally in my element putting together the new house. The new pool design is confirmed and they break ground on the 1st! It is so fun watching a pool being built.

Love when God has a plan and it all falls into place in perfect timing. Our middle daughter is graduating and we were able to stay here for all of her senior activities. Our oldest bought her first house and we were here to help her get moved and mom even had the opportunity to redesign two spaces and pick a color pallette for her. Great mother/daughter bonding time. Our other two children are getting to wrap up the school year with friends and are all set for summer camps and summer fun. Continue to keep us in your prayers as we travel forward.

Please also pray for the new family moving to the house we leave behind. Pray that they have a smooth move and are happy in their new home.

Spring....

Spring is right around the corner...I love this time of year. I start ordering seeds and planning a small kitchen garden and a few new flowers for our flower beds. Clear out all the dead plants from winter and start watching for new life!
It's also a great time of year to think about reorganizing and rearranging rooms in your home. I always do a complete deep clean. Everything is moved and dusted, swept and vacuumed. All the "big" pieces of furniture are moved out of place so that everything is sparkling clean and is fresh for the spring and summer entertaining season.

I then take that opportunity to move things around or rethink a room. Maybe reorganize a linen closet or pantry, etc...I like to start now by collecting ideas. Making household wish lists and looking for inspiration and ideas to keep my home current, beautiful and workable for day to day life.

Here are a few of my inspirations for this year.........hope they help inspire you!