The entire second floor of this Ravenna remodel of this older home was gutted and all three bedrooms were rebuilt. A dilapidated ¾ bath is converted to a 4 piece bath with an enclosed steam shower and a double vanity.
As a general contractor in Ravenna, this was the second project we did for these clients. A few years earlier we extensively remodeled and structurally repaired their kitchen, refinished their entire first floor and repainted all walls. They had two children and decided the next project was to improve their second-floor bedrooms and bathroom. Their entire second floor was wood paneled with low ceilings and squeaky floors. They tasked us to re-thinking the bathroom, adding space to their bedrooms, improving the insulation, heating and cooling, and updating all surfaces, fixtures, finishes.
We began with a comprehensive plan that improved the closet function, vaulted ceilings, and added built-ins recessed into attic spaces wherever possible. Working with an interior designer, we selected plumbing and electrical fixtures to compliment the age and craftsmanship of the home. Hand-made tiles were used for the bathroom walls, and a veined black-marble hex tile was used on the bathroom floor. Solid oak floors and railings, stained a rich brown, grounded the remodel and tie it in with the lower floor.
During the demo we discovered a secret nook inside a bedroom closet covered in WW2 era Disney stickers. We also discovered that the attic was framed with large beams, which we were able to salvage and expose in our new vaulted ceiling. The old cedar wood paneling that covered all the walls and ceilings of the original space was carefully removed and brought to Second Use for another chance at improving a Seattle Home.
We updated all the electrical on the second floor, removing all the knob-and-tube. The plumbing to the original bathroom was badly assembled so the entire subfloor was removed to rework drains and supply. New windows replaced old windows. A forced air electric heat pump was added in the attic over the stairwell. Spray-foam insulation was used in the vaulted ceilings, and dense batts were installed in the walls. All systems replaced—we buttoned up exterior envelope with new window trim and flashing. We then turned to interior finish work.
The interior drywall work was completed to a strong level four smooth wall. The tile setters created a water and vapor tight steam shower enclosure, and we followed up with period-specific base, door and window trim. Custom cabinetry was installed in the bathrooms and in bedroom built-ins. A methodical paint job with all trim paint sprayed for a glass finish finalized our surfaces. Period exposed-bulb light fixtures and smart switches completed the electrical work. The plumbers installed all plumbing fixtures and connected the steam-unit (hid in an adjacent closet). Inspections were passed and the project was done!
Project Duration and Cost for a General Contractor in Ravenna
This project took 4 months to complete, and cost $177,127.19 in 2017. The client managed to live through it, moving their bedrooms to the first floor and setting up some living space in their unfinished basement. One of the clients even managed to keep working in her home office during the entire remodel.
