This project is a 3-bathroom remodeling project in Swarthmore, PA – a powder room, a hall bath, and master bath. The family was concerned with the schedule and wanted to get the construction work done as quickly as possible. To make that work, we decided to do all three rooms at the same time rather than doing them in phases. To pull this off, we decided to create a temporary shower in the seldom-used third floor bathtub for the family to use while the work was in progress. They were champs, all three of them, sharing that little third floor bath while the house was under construction!
Design and
planning stage
Our goal is to produce designs that reach your goals but don’t exceed your budget.
Demo & excavation through framing & roofing
This involves a lot of the messy dirty stuff, it’s an exciting time because you see walls going up and looks like progress.
Rough-ins
We bring in the various lines (Plumbing pipes, duct work, electrical conduit) to the space, but do not make the final connections. Pipes, wires, ducting goes in, inspections happen, and eventually insulation.
Sheetrock
You are approximately half- way there. Sheetrock happens in a week and feels like you are almost done. It’s a sudden change that the homeowners are thrilled about. This is a good time to inspect and reinforce all dust barriers.
Exteriorwork
This stage should happen in parallel with other stages. Siding, stucco, stone, Exterior trim, and Paint. This stage is very weather dependent..
Interior finishes
(carpentry)
At this stage you get all your finishing materials brought in. Flooring, trim, doors, millwork, and more.
Interior finishes
(other)
Last, but not least for interior finishes. Kitchens and baths, cabinets and tops, tile, shower glass.
Paint, Punch list,
Clean up & close out
We will organize the list of items that need attention so we can successfully get to 100% completion. We meet, review the list, and provide a written schedule for completion.
Larina Kase
I’ve had a passion for color, form, and all things aesthetic from a young age. It began with my first years of life inan old farmhouse in upstate New York surrounded by wildflowers—the beauty! My family has helped me develop my eye for design—my father’s a fine art and antique dealer, my mother’s an art gallery docent and artist, my sister’s a fabulously creative and stylish type, my grandmother was a painter, my uncle’s in the fashion industry, and my aunt’s a gifted interior designer.
Final Design For The Master Bathroom
One of the biggest challenges on any job is making sure the home stays as clean as possible during the work, and especially during the demolition. To accomplish this we set up plastic barriers to isolate dusty areas from clean living spaces. The difficulty was that we were working on all 3 floors of the home, in 4 completely different areas including the master bedroom and closets. Another challenge was carefully balancing budget and design. To assist in that regard, the homeowners worked with our interior designer who helped select all of the design aspects before the job began and continued to fine-tune as the work progressed.
Design and planning stage
Our goal is to produce schematic concepts for each area and present these to you over the course of several meetings.
The Powder Room: The homeowners wanted an attractive powder room for their guests to use. Most of the work in this room was cosmetic in nature, but the homeowners wanted to beautify tiny space and make it feel larger, add sorely needed storage, and remove the ugly wallpaper and the old tile wainscot. The floor and toilet were new, so those elements were retained.
The Hall Bath: In addition to more storage, the homeowners wanted everything replaced in this room. For budgetary reasons plus the fact that the bathtub was an unusual size, they agreed to keep it. In the end, it was replumbed and refinished with a beautiful new acrylic glazing and looks like new.
We realized during the design phase that we could use some space from a too-deep hall linen closet that was located behind the wall of the bathroom to give the homeowners some extra storage they were looking for. We took over part of that hall closet and designed and built a beautiful custom cabinetry piece with three drawers and a towel cabinet above.
Larina Kase
Designer
As it turned out, there were hidden wires and pipes in the way of the place we wanted the cabinetry. The budget became an issue with the needed work, but through clever placement and the kindness of the subcontractors involved, the added charges were kept to a minimum and the homeowners thought the results were well worth the extra expense. We also preserved the hall linen closet so it could still be used from the hallway but without all the wasted space in the back.
Jarrod Fogleman
Lead Carpenter
The Lightbulb Moment!
Initially the homeowners wanted to simply renovate the existing master bath which was as small as the hall bath (if not smaller). It seemed like a waste to spend all that money and not get something at least a little larger.
During our first design meeting, we discovered a dressing room on the other side of the master bedroom that the homeowners did not really utilize. The lightbulb came on as we realized this was the perfect place for a new master bath.
Though it pushed the budget higher, this solution was vastly better than what the homeowner imagined was the best solution for their concerns. We then decided to turn the existing too-small master bath into a decent sized walk-in closet.
Making The Layout Work
While there was no existing plumbing in the new master bathroom space, the first floor powder room was located directly below, making the conversion fairly easy. The homeowners loved the idea of a larger, more luxurious master bath! And as a bonus, the re-sale value of the home shot up with this solution.
To make the layout work, we placed the tub and toilet at opposite ends of the space with a seating nook in between with a half wall connecting continuously from the tub to the custom radiator cabinet to the privy. There was an existing clothes closet that was expanded and turned into a gorgeous curbless shower with tile niche, angled bench and shelves and frameless glass door.
While our tile, plumbing, and carpentry pros had to carefully coordinate their schedules to get the job done on time, it was our interior designer who perhaps played the biggest role in getting the homeowners the master bath they dreamed of. Her choice of fixtures, tile, and the decision to build the custom cabinetry pieces and custom wainscoting really gave the room a one-of-a-kind retreat look and feel.
The Future Tub Location
This is the dressing room before shot.
This corner of the old dressing room became the location of the new whirlpool tub.
Demo & excavation through framing & roofing
This involves a lot of the messy dirty stuff, it’s an exciting time because you see walls going up and looks like progress.
Where To Place The Pipes?
During the framing stage, a decision had to be made about where to place the pipes. The major challenge was putting in a new plumbing stack from the basement to the new second floor master bath without cutting into any of the existing living room areas.
Fortunately, our experienced plumber was familiar with older homes. We were able to open up the powder room a little more than originally planned to place the stack inside that wall. It was a tight squeeze, but the job went smoothly, everyone was happy with the results, and the homeowners saved a lot of money by only having to run one main stack without collateral damage to the living room walls.
Interior finishes (carpentry)
At this stage you get all your finishing materials brought in. Flooring, trim, doors, millwork, and more.
Beautiful Radiator Covers
For this project, our interior designer had a lot of specific ideas for each bathroom. Each room was slightly different, so it was important to focus on the small details. To stay on track, pictures were taken throughout the process and sent to the designer to ensure the finished work was what she was looking for.
Many older homes on the Main Line and surrounding areas have large, unattractive cast-iron radiators, and this home was no exception. Our interior designer and carpenter foreman designed beautiful radiator covers which were built on-site for all of the bathrooms.
Finally, even with all the plumbing complications, electrical issues with moving wires, the budget impacts from the expanded design, and the concerns for cleanliness and staying on schedule, the final result was a trio of bathrooms that beautifully blended design and function. And best of all, the customers were thrilled with the results!
We’d love to have a conversation about your dreams. It starts with one phone call
Original article and pictures take www.cottageindustriesinc.com site
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