It's been a while since I've "made over" a bad MLS kitchen, so I thought I'd share some concepts for a Seattle neighborhood bungalow in the MLS listings.
A classic Queen Anne shingled bungalow, the house sits in a historic neighborhood that is seeing some gentrification.
The house has lovely bones, with really exceptional details, like leaded glass windows, bay windows, and architectural columns. The home is elegant, without feeling stuffy.
The sellers had begun a kitchen renovation. While I don't know exactly what the sellers had planned, it appears they wanted a more open concept space :)
When designed well, open concept spaces can work in these older homes. The key is to respect the original architecture of the home to create a timeless design.
In my "Bad MLS Kitchen Makeover" series, I look for the best budget solution, so sellers can get a functional, beautiful kitchen on the market, for the best return on their investment. In keeping with the "budget" theme, we are assuming these are DIY projects (if you're not a DIYer, but your buddies are, a cooler of beer and some steaks on the grill might entice them to offer up their skills -- like an old-fashioned barn raising).
The first thing I do with these virtual makeovers, is estimate the room's dimensions by using information I already know, like approximate door widths, appliance dimensions, counter heights, and so on. Then, if the floor has a pattern, it is often a simple matter of doing a little math. Next, I do a very quick "back of an envelope" sketch of the existing floor plan, and another quick sketch showing a budget solution. (I may deviate from the initial solution just a little, as I work into the design.)
I also look for clues about the space in other real estate photos, such as these exterior photos.
These photos help explain the mystery door at the back of the kitchen. It would appear that it leads to a half flight of stairs to a second back door. It is also likely that the stairs turn at a landing and continue to the basement. The deck is accessed from the kitchen via the pantry.
My first advice is to replace part of the kitchen wall that was previously removed. Since this is a budget remodel, we will not move appliances, plumbing, or major electrical. This kitchen was originally designed as an eat-in kitchen, and feels a little cavernous without a table.
The "island" that the sellers are using looks out of place in this kitchen because the scale is wrong. This kitchen has plenty of room for a large island or a farm table.
The dining room has some peculiar space planning, including two tables -- one of which is a farm table. By simply moving the table into the kitchen, you can create a space that feels homey and inviting. Painting the base of the table a distressed white helps tie it into the room, and makes it feel intentional.
The floor must be addressed, as it is partly ripped up. There are some really good affordable laminates available today, as well as some very good resilient plank flooring. If the transition between the dining room and the kitchen is done well, no one will be the wiser. (The dining room floor will be a little trickier to patch well. Hopefully, there is flooring in a closet somewhere that can be pulled up and fingered into the dining room floor!)
I recommend boxing in the fridge, as well as shrinking the opening to the pantry by about a foot. Right now the fridge is just sort of floating. It looks like an afterthought. By simply bringing out that wall next to it, and boxing it in, you can create an intentional design that looks like it has always been there. Also, reversing the swing on the refrigerator door is simple and free, and will add tremendous function to the space.
This kitchen had no upper cabinets and it just wasn't working. I understand the trend right now is to remove upper cabinets, but most people want their uppers. Not floating shelves. Upper cabinets. With doors. Certainly, there are times when shelves are the best option, but most of us have odds and ends we end up tucking into our cabinets. It's not always pretty. Most of us need some cabinets with doors. The first two shelves in an upper cabinet are at eye level, and comfortable to reach -- a back saver when you're unloading the dishwasher.
This is Part One of this Queen Anne Bungalow Kitchen Makeover. Please watch for the next installment, showing the rest of the kitchen, in a few days. If you don't already follow House Revivals blog, be sure to hit "follow", in my side bar, so you are sure not to miss Part Two!
A classic Queen Anne shingled bungalow, the house sits in a historic neighborhood that is seeing some gentrification.
The house has lovely bones, with really exceptional details, like leaded glass windows, bay windows, and architectural columns. The home is elegant, without feeling stuffy.
The sellers had begun a kitchen renovation. While I don't know exactly what the sellers had planned, it appears they wanted a more open concept space :)
When designed well, open concept spaces can work in these older homes. The key is to respect the original architecture of the home to create a timeless design.
In my "Bad MLS Kitchen Makeover" series, I look for the best budget solution, so sellers can get a functional, beautiful kitchen on the market, for the best return on their investment. In keeping with the "budget" theme, we are assuming these are DIY projects (if you're not a DIYer, but your buddies are, a cooler of beer and some steaks on the grill might entice them to offer up their skills -- like an old-fashioned barn raising).
The first thing I do with these virtual makeovers, is estimate the room's dimensions by using information I already know, like approximate door widths, appliance dimensions, counter heights, and so on. Then, if the floor has a pattern, it is often a simple matter of doing a little math. Next, I do a very quick "back of an envelope" sketch of the existing floor plan, and another quick sketch showing a budget solution. (I may deviate from the initial solution just a little, as I work into the design.)
{At this point, I would normally insert photos of the floorplan
sketches, but my camera is on the fritz again -- it keeps draining the
batteries really fast -- just zaps them -- to the point that I
can't get them to recharge. One new battery gets me about
twenty pictures, then it's dead forever. Any ideas?}
These photos help explain the mystery door at the back of the kitchen. It would appear that it leads to a half flight of stairs to a second back door. It is also likely that the stairs turn at a landing and continue to the basement. The deck is accessed from the kitchen via the pantry.
My first advice is to replace part of the kitchen wall that was previously removed. Since this is a budget remodel, we will not move appliances, plumbing, or major electrical. This kitchen was originally designed as an eat-in kitchen, and feels a little cavernous without a table.
This dining room looks as if the furniture was arranged for how people pass through the room, rather than how the room is used.
The floor must be addressed, as it is partly ripped up. There are some really good affordable laminates available today, as well as some very good resilient plank flooring. If the transition between the dining room and the kitchen is done well, no one will be the wiser. (The dining room floor will be a little trickier to patch well. Hopefully, there is flooring in a closet somewhere that can be pulled up and fingered into the dining room floor!)
Now, are you ready to see the first installment
of the kitchen makeover?
Here is a reminder of how it looks now.
I recommend boxing in the fridge, as well as shrinking the opening to the pantry by about a foot. Right now the fridge is just sort of floating. It looks like an afterthought. By simply bringing out that wall next to it, and boxing it in, you can create an intentional design that looks like it has always been there. Also, reversing the swing on the refrigerator door is simple and free, and will add tremendous function to the space.
This kitchen had no upper cabinets and it just wasn't working. I understand the trend right now is to remove upper cabinets, but most people want their uppers. Not floating shelves. Upper cabinets. With doors. Certainly, there are times when shelves are the best option, but most of us have odds and ends we end up tucking into our cabinets. It's not always pretty. Most of us need some cabinets with doors. The first two shelves in an upper cabinet are at eye level, and comfortable to reach -- a back saver when you're unloading the dishwasher.
- This renovation, while definitely a "budget" design, will still involve some outlay of cash for materials.
- It will require framing and drywall and trim supplies for the two walls that need work -- about 7 linear feet of wall needs to be added.
- I would recommend butcher block counters from IKEA -- they are the most affordable countertop option.
- Additionally, three upper cabinets will need to be purchased, as well as one blind corner base cabinet.
- Although not necessary if the wallet is terribly thin, a really nice option for lighting is to add track lighting. Track lighting supports pendants and directional lighting, and can be installed using existing wiring.
- The kitchen and pantry together will need about three hundred square feet of flooring.
- The project will need about eight sheets of bead board paneling.
- Again, though not completely necessary, a chandelier over the table really works in this space. Check clearance racks at big box stores and lighting supply stores. I found my dining room chandelier on clearance for $39!
- Inexpensive curtains can be found at discount stores or thrift stores. Pretty sheets can also be shortened and used.
- A range hood is needed.
This is Part One of this Queen Anne Bungalow Kitchen Makeover. Please watch for the next installment, showing the rest of the kitchen, in a few days. If you don't already follow House Revivals blog, be sure to hit "follow", in my side bar, so you are sure not to miss Part Two!
Edit: Part Two has been posted! See it here.
flower in vase painting-Elizabeth Lee
apple painting-Michael Anthony
chandelier-CSN lighting
center piece-MeganHobson.com
All real estate photos found on cbbain.com, courtesy of Windemere, Capitol Hill
This post is linked to the following lovely places:
Chic on a Shoestring
504 Main
The Freckled Laundry
The Shabby Nest
Miss Mustard Seed
My Repurposed Life
It's a Hodgepodge Life
2805
French Country Cottage
Brambleberry Cottage
Hookin' Up With HoH
Between U and Me
A Glimpse Inside
Stuff and Nonsense
No Minimalist Here
Shabby Creek Cottage
This post is linked to the following lovely places:
Chic on a Shoestring
504 Main
The Freckled Laundry
The Shabby Nest
Miss Mustard Seed
My Repurposed Life
It's a Hodgepodge Life
2805
French Country Cottage
Brambleberry Cottage
Hookin' Up With HoH
Between U and Me
A Glimpse Inside
Stuff and Nonsense
No Minimalist Here
Shabby Creek Cottage
