Thanksgiving is always one of my favorite holidays, as there is nothing I enjoy giving more than nourishment by way of healthy, delicious food. This year my parents joined our feast and it was so nice to have an extra set of hands in the kitchen–Thanks Mom! We’ve been living on leftovers ever since. YUM, YUM! Having my parents in town also helped me run all kinds of house errands while my kids were off from school and I got a lot accomplished. Navigating the scene in a new city is always a challenge, but I have found my footing & know just where to go now. I am just waiting on some final bundle deals & will pull the trigger!
One of my favorite & most essential to our family happiness rooms is our shared kids bath. Our current rental has taught me SO much about what we need to be happy campers in the bathroom. Like…having separate hot cold valves in the shower makes my littlest a dependent showerer and I want him to be able to do this independently. I cannot wait for a single handle again! & dual sinks would be a dream because the fighting over the sink…yikes. & a laundry basket in the bathroom helps immensely! A separate shower from vanity would be HUGE. The list goes on!
When we found this fixer upper, this second bathroom was one of the MAJOR pluses in the entire house. It has beautiful built in wall to wall cabinets that are in impeccable shape. It has a separate potty/shower room. It has a massive 8 foot countertop with two separate sinks. & storage, storage, storage. It may be the loveliest shade of bubblegum pink right now, but the bones are spectacular. & I cannot even find a reason to ditch the cabinets, so I am keeping every single one. & leaving the insides pink. What a fun surprise! :)
That blue carpet is actually sitting OVER a big pink tile floor. A lovely addition…(!!!) While this bathroom may have sent many people running I couldn’t get over the size. It is SO big & the storage is superb! So much is just cosmetic!
I knew that I wanted to stay pretty budget friendly on this bathroom and keeping the cabinets sure helps. They will be painted white and get some fun hardware. I knew I wanted a statement floor but the square footage on this bathroom is pretty large for a bathroom. I have looked up and down at cement tile, but it is quite pricey for the amount of space I have to cover, AND I haven’t found a pattern that didn’t feel overwhelming for the space or that I felt like I could live with for a long period of time. It is a BIG commitment! I had settled on a pretty but inexpensive DalTile octagon dot floor when I found THE ONE. I was browsing at a Trade Only tile shop here in town and this line of ceramic tiles caught my eye. I found one that took my breath away & the rest is history. I may not be able to commit to pattern but I sure can commit to stripe and this was IT!
From then on, the bits & pieces of the story came together & I overhauled a few decisions that I had made prior (grey painted cabinets + white floors + quartz counters). I decided to go white on the sturdy ‘ol cabinets, which will help brighten the space, especially the vanity area which has no natural light when the potty door is closed.
In a further effort to stay budget friendly, I am going to go with a butcher block counter (time for an ikea trip!) instead of a quartz counter, which will save me about $1500. SCORE. The counters are really, really low (one reason we are removing them in the master) and while great for kids, do feel a little dated. They are made nearly 6 inches higher these days. Therefore, I am going to replace the sink with a vessel sink on top of the wood counter, but one that is still inset, so the bowl still dips below the counter, minimizing splashing. Normally I would run the other direction from a vessel sink–they are NOT my favorite–but they totally make sense on such a low counter top. I also made sure that the bowl profile is very low, making them almost feel like a hefty built in. I know it’s a bit risky going for a wood countertop, but with the amount they are used in kitchens, I figure water and a little toothpaste can’t be that harsh. We’ll see. We can always replace down the road pretty easily if they don’t work out. But I really wanted a warm wood effect amidst all the grey & white! I am going for a fixture with one handle on the kids baths because as pretty as those dual handle faucet sets are, well, an all in one unit means four less handles to keep clean. Practical is what I am after!!
I’m on the hunt for some great vanity mirrors for above the sinks & the wall behind will be shiplapped. I’ll go for industrial style lighting–still deciding on metal shades or glass to maximize light. I am all about making it as bright as possible! :)
In the shower/potty room I am keeping it pretty simple. The pink tub was in great shape so I am having it re-glazed white and keeping it. The three shower walls will be tub to ceiling white subway tile with grey grout. Simple, simple. & we cannot forget how pretty that chrome heater is going to be in there!
I may be more excited about this room than any others so far as that floor is just my fave. Hence, you get to see it first!
But right now, the rest of the house is getting demo-ed. The kitchen is mostly gone (!!!) & almost all of the flooring in the house has been ripped up. The wallpaper gets better & better by the week! It is pretty amazing how different it looks already!
Our rental property is the grossest/oldest/least functional house we’ve ever lived in and I cannot WAIT to call this new place home. It will be worth the sacrifice of taking it slow moving here, I am sure. But I am getting antsy! I will always recommend renting in a new city before buying but that doesn’t mean it is easy. Moving twice & the unsettled feeling just plain sucks. But I am convinced that this is all part of our story and there is absolutely no way we would be doing this renovation if we didn’t live here, in this icky house, because I would have NEVER EVER looked at our new house. Ever. Thank goodness for that estate sale! I am grateful every single day. :)
Everyone around me is talking turkey & meanwhile I’m all show me the TILE! and WOOD FLOORS! and MARBLE! and FIXTURES! I worried that doing this huge renovation over the holidays would be a drag but let me tell you–if you have to buy an entire appliance suite, doing so over Black Friday is a major win! I think I am going to stretch this already stretched budget even further thanks to these holiday sales! :)
& YES, it’s officially happening! After signing on all the dotted lines, we walked away with keys to our new property! The next day, we signed the paperwork with our contractor and today, we’ll have a dumpster in the driveway ready for all that demo! AHHHHH!!!
After getting four bids for contractor work (this job is MASSIVE) we settled on the person we trusted the most & was the best communicator. I think finding a good communicator is probably the biggest tip I can give you so far–but I plan to revisit this as we move further along with the project. I have a lot to learn!
So how much of this is DIY? Well. Right now, not a lot. I know my limits & I know who I married. My husband has a job that requires a lot of him and especially his hands. Even the smallest cut on his hands poses a problem & this project is beyond our scope of work & knowledge. When we sat down and went line item by line item on the bid sheets, we scrapped what we could tackle later and included what we wanted/needed done ASAP–and what was easiest to do with the walls torn apart. We’ve cut it down to almost the bare minimum which takes up nearly our entire Phase One budget. So the rest will come with time, as you can expect with any well loved home.
On our final walk through of the house the day before closing, I found the most amazing gift on the counter in the kitchen. All of the original hand drawn blueprints from 1959 were beautifully preserved. Everything from the exterior to the interior built-ins & cabinetry is in the bound set of documents and I am just tickled to have them!! Hardly a thing has changed & it is so neat to see these in real life. If I had to do my education over again I surely would have gone into architecture and design. I think. Love, love, love. & I am so grateful to have them!
I mentioned before how perfectly preserved this house is and the retro quirks are some of my favorites. A few things get oohs and aaahs when people walk through the door. Those of you who are following along on Instagram may have already seen these, but they are worth sharing full size to appreciate their antique flair!
This gem of a radio is also a whole house intercom system with matching speakers in every bedroom. This house is set up in a “T” shape, with the kitchen/living areas all on the long side of the house and the bedrooms extend the length of the top of the “T”, through one small hallway. It is very modest in size, so why an intercom was necessary is not something I can grasp, but I know the original owner was a Doctor and maybe this was a fancy splurge? One can only guess! In any case, I am keeping it. :)
Another super retro treat in the bathrooms are these chrome wall mounted heaters. They are functional and in perfect shape. Why you need this in a city where the A/C is still running in January, I just don’t know! But this one in the kids’ bathroom will stay! Sadly, we will build cabinetry over the one in the master. But I can just see it with navy and white subway tile and some warm wood accents!
Another “gasp” feature are all these push button light switches. They are so charming. I do really like them, but we have to have the whole house rewired and updated to three prong plugs & add some recessed lighting so they will have to go. But aren’t they cute?!
& now that I have the ability to go to the house whenever I want (we are renting dark, dreary, depressing place five houses away) I am reminded of all the reasons I was drawn to this old house. In San Antonio, old homes are hard to come by. & when you do find them, they are usually on tree lined streets with massive oaks–which I LOVE. However, trees are not so much conducive to the natural light that I love & require. BUT…BUT! This house! Even with three massive trees on the property (you can see one through the window on the left) it gets flooded with light from the East to the West all throughout the day. & as soon as we knock out a couple of these walls, it’s going to be even better!
This is the kitchen at dinnertime!!
& this is the living room, looking into the kitchen at the end of the day. The wall with the shelves will be removed & there will be a 9ft peninsula with tucked in bar stools underneath. This is where my holiday family gingerbread decorating dreams come to life! The wall to the left will also have a large cased opening looking into the room below.
& this is the front room (future playroom) looking into the formal dining room which we will convert into a reading room/guest room with two big french doors. I am hoping we can stretch the budget far enough to include built in bookshelves on either side of this massive front window (which still is half covered by blackout panels in this picture!). I don’t want to have much furniture in this front room & a built in + bench seat will be my toy storage solution. :)
& lastly…the floors. OH the floors! There are ten different types of flooring in this house. (one additional blue carpet didn’t make the picture) so we will be replacing it all. I plan to run light colored wide planked engineered hardwoods thoughout the space, everywhere except the entry, mudroom & bathrooms. These wood floors are in pretty great shape but are just too dark for my liking. So away they go!
I can’t WAIT to show you some of the materials that I have selected to go on the floor. It has been a labor of love & I am so excited. This process has been invaluable & I am making some amazing contacts here in San Antonio to help become a great resource for my future clients. There is no better way to learn than to DO & no better way to DO than to work on a personal project. We expect to be in the house in about twelve weeks and I am so happy you are along for the ride! Here we GO!!!
New cities are hard. Finding new friends is hard. & I always say that if I walk away from each stop with just one friend for life, I am a very lucky gal. My time in St. Louis, as hard as it was, came with a new collection of amazing women I get to add to my lifelong friend list. One of them (Thanks, Meg!!) recently introduced me to The Shine Theory, which states that “you shine when the ladies who surround you shine. It finds its foundation in mutual female support and promotes women lifting other women up, instead of tearing them down…When you are constantly with ladies who are passionate, driven, and killing it in general, it allows you to step up your game. Instead of worrying about other’s successes and making comparisons, I was working on myself and using the women who surround me as inspiration.” & as written elsewhere–“When you meet a woman who is intimidatingly witty, stylish, beautiful, and professionally accomplished, befriend her.”
YES. Just YES.
& that brings me to this space that you’ll see in a minute. One crisp Fall morning I invited my new friend Amanda to my house in STL. We chatted and connected deeply. We mozied through my house & she was drawn to my work, handiness & bright and personal style. By the time she left I swear she had almost drawn up a contract for me to sign, so I would decorate her home before I moved away. HA. Now, I have talked about my strong ability to say NO to most things, but I couldn’t ever find a way to say NO to her. & her project. It was one of those pivotal moments where every part of me was excited and screamed “Just do it! It sounds so fun and she specifically asked YOU and…and…and…” But then there was that little whisper, the “This is scary, you don’t know all there is to know about doing this, you don’t have a new business plan, you haven’t restructured your LLC yet, you have no time…” The list went on. But I also happened to be in the middle of reading Big Magic at the time. The dance between creativity and fear is a seriously real thing for creative people. Maybe you have felt it, too. For me it’s where my passion meets my work–and I get all weird about getting paid for what I love to do. Decorating is a tortuous process that I happen to really, really enjoy. The puzzles, the budget, the purposefully eclectic gathering of pretty and meaningful things that go together just right. It’s so fun. & this was a really, really fun project. A perfect way to kick off styleberry creative on the right foot!
So tasked with the goal of making her house a home, we hit the ground running. This room is only half of the project, as you’ll soon see. We were working in a two room space that was a big playroom/art room. The end goal was to carve out a true dining room space and create a new space for her children to make/move/create in the adjacent room. Words like “bright” and “fresh” and “green” were what she was asking for. How is this for a before & after?! (maybe it looks familiar!?! Kids stuff is soooooo hard to sort through…) :)
But I didn’t do this all myself. Concept & design? Yes. But these clients are DIYers & DIY they sure did! A big, huge part of who I am and how I roll comes with a giant side of a “Yes, I CAN do it MYSELF” spirit. Most of my good friends share this trait with me & I am continually inspired by those who get out there and make it happen. DIY & bargain hunting are in my bones and will be a huge part of any project that I do, personally and professionally. & to work with clients who were ready & eager to tackle projects & be coached on the “hows” and “whys” was a dream!
Part of why I love to share on this blog is to encourage you to go ahead and pick up a power tool, hammer into that wall, use that paint brush and just GO for it. I am always surprised to hear women hesitate to get dirty and make changes in their own houses. & with that always in the back of my mind, part of what I hope to do, is give you a nudge. You are stronger than you think. You are more creative than you can imagine. You just have to try, and fail, and try again. We ALL start somewhere! & we all fail a LOT! I have painted thousands of square footage and still drop paint on the floor now & then. But dang. My clients killed it. Look at that beautifully cut in trim!
If you look closely in the “before” shot, you can see a dark & dreary table pushed up against the window. One of my first suggestions was to Chalk Paint (here’s where I show you how to make your own) the table–as it would add instant brightness to the space. This table was a DIY project that she completed with some coaching from me. & I could not be more proud!! It looks FANTASTIC! & allowed us to stretch her budget even further on other fun things.
I just LOVE these bright & bold curtains that we used as the inspiration piece for the rest of the space.
Adding various collections of seasonal stems and trinkets to a tray in the center of a table can be a simple & easy way to make it feel festive! & that is what I have watched her do with each seasonal family dinner!
This affordable Ikea Rug grounds the space against a dark wood floor & the sparkly mirror shoots the sunlight throughout the entire room. It’s like night & day in here.
I cannot wait to show you the rest of the space. My heart always skips a beat when I get to make spaces for kids. I have a BIG heart for creating rooms where kids can be kids…so look for that coming soon!
But for now, especially as we enter the season of sharing dinner at our family table, maybe you can start to think about simplifying your space. It’s so easy to change out stems and add a placemat to make a simple space seem overwhelmingly seasonal. Simple is best! :)
& Amanda, I am so proud of all of your hard work & what you learned to do during this project. I am forever grateful for you. Not only for your friendship, but for all that is you–your energy, your enthusiasm, & the way you go out there & blaze a trail as an incredible #BossLady. I have learned so much from you & smile every time & see this fresh & pretty space. I miss our coffee dates at this table!! Xoxo.
Did you bake any cookies over the weekend? I hope you did! & I hope you loved them! & if you didn’t get a chance, the recipe is ready & waiting! They fit so well within my life goal of creating something Pretty & Practical–as they are as cute as they are delicious, and not too terrible for you! ;)
When I think of creating a home, the feeling is not that far off the feeling that you get when you bite into a fresh baked cookie–it’s enticing, warm and leaves you feeling satisfied. But maybe some you prefer an edgier cookie, with dark, decadent insides. Or maybe you like a perfectly formed macaron. Any way you look at it–you likely have a favorite & understanding WHY you love what you love is worth investigating–especially when you apply your preferences to a home.
Pinterest has quickly become one of the best ways to visually catalog home style, but beyond just looking at what you like, I encourage you to really think about how you FEEL about being home. What does HOME mean to you? What do you plan to DO there? A sexy, clean lined modern space is going to feel very different than a tailored, traditional space. Just like an eclectic cottage is going to feel very different from a minimalist midcentury modern home. There is no right way to design a space, but there is a way to do it wrong–and if you create (or have created) a space that you don’t love–then it’s time to make a change! Maybe it is pretty, but totally unpractical. No bueno. Pretty is overrated if it doesn’t work well!! & Pretty is also totally subjective. You can create your own brand of pretty. & it’s best if you do just that!
As I sat down to start drawing up plans for the overall feel of our new house, I was admittedly overwhelmed. I never thought this would be a reality for our family. After such a disheartening house hunting experience, I never dreamed I would actually get to start from scratch on an old house & make it mine. & then it all happened so quickly that I had no choice but to dive right in & start making decisions. I had been collecting ideas here on pinterest for a very long time, but now that I actually had to decide and start prioritizing, I was looking through a whole new lens. An “um, I think I do but I am not sure and really? I can do THAT?! But wait, how much for those?” kind of lens. Reality. ;)
Each of the four homes we’ve owned/rented has taught me a valuable lesson in wants, dislikes and needs. From how I’d like the counter to meet the sink, to light floors being a non-negotiable, to how an open kitchen changes our family dynamic & each house played a significant contributing role in my decision making process for this home. I made a list of things I dreamed for it to be & have made every decision with them in mind–and I encourage you to do the same! Here is mine:
& with all of this in mind, I started creating. I always aim to make the complicated simple & I applied that same principle to this project. One style of door. Same flooring (mostly) throughout. Each bathroom has a specific feel, that is unique, but SIMPLE. I plan to pare down our belongings even further and not move anything into this house that we don’t need, that includes all the furniture I have been saving for “just the right house!” (SO easy to accumulate when you are a military family & you have no clue where you’ll end up next!) I have designed some built-ins that will allow further furniture purging, and I am striving really hard to achieve my goal of negative space in all rooms. Well. Except Caroline’s Room. There is nothing about her that says Negative Space. & I respect that. :)
My main goal for each room is to leave no corner unused, and no corner cluttered. Our new house, despite its dated and petite feel, checked so many of our functional boxes. It is a modest Ranch style house, with no more space than we need, and no less. Each room will have a specific functional purpose and everything has been designed to work with each room’s purpose in mind.
& whether you are moving into a new space, or simply dreaming up ways to better use yours–there are a few important question we can ask to make any space more functional. I ask all of my clients to give me thorough answers to these questions:
- What do we NEED to do in this space?
- What do we WANT to do in this space?
& if a space is not working, then we are probably not able to do what we NEED to do in it & it’s time to clear out, reorganize, and only bring back what will make it a useful space. Or maybe you even have spaces that are going completely unused–how can you reimagine them?
I walked through this house and identified each room’s purpose–and I cannot WAIT to walk you through it after we get the keys next week!! The Bedroom & Bath purposes are obvious. & we now have a little dedicated Office, which will serve as an adults only lounge space (or call room…ha!), craft room and dock for our laptops. We’ll have a Family Room that will be open to the kitchen, where we plan to read on the couch, hang as a family or watch TV. We’ll open the former Formal Living Room into this space and make it a playroom area for the kids, where they can build and draw and be kids. & off the new playroom, we have one more room, which will undergo the biggest change in function.
Originally a Formal Dining Room connected to the kitchen with an open doorway, this room is begging to be overhauled. We aren’t formal dining people. We don’t host dinner parties. A casual BBQ is more our style and I couldn’t see having a whole, beautiful room dedicated to an activity that is just not part of our routine. We’ll have a casual eat in kitchen & I am creating a bar top and that gives us all we need for dining function. & by losing a doorway to this space, this means I am gaining a whole wall of cabinets in the kitchen and getting a “flex” room, which I’ll turn into a guest room/reading nook. Way more function. & more on that later.
Sources clockwise: 1 // 2 // 3 // 4 // 5 // 6 // 7 // 8
Once the floorpan was laid out & made sense, then I started looking at specifics. The footprint of the house screams cohesive & casual, yet private back in the bedroom wing. Unified (light in color!) flooring selections will help marry the living spaces & bedrooms. Elements of white and natural materials (stone/brick) will cozy up the living space. & the baths will have natural stone with elements of grey & white, and pops of color accessoried in, but not permanent parts of the design. I want a mix of metals, textures and layers. & of course, a beloved gallery wall or two will help add to the personalization of the space. The kitchen will be white, with a slightly contrasting backsplash. & with as much color as I love having in my life, the house bones & finishes will remain very neutral. I always recommend this–because our own personal, colorful touches can go a long way when added after the finishes are chosen! That whole house feel will be accomplished by the constant presence of white and interwoven materials. More on that as we break down the rooms. :) But I will save that, as we can go into more detail later in the process.
For now, I am out working hard to source all of the materials, inspired by my design boards, in real life & within budget. NO small task!! I can’t wait to share specifics with you! I’ve spent hours scrolling through materials online, which my husband does not understand. I find it enjoyable, and he loathes the process. But I believe you have to look at a LOT of rooms before you can decide what you really love. & that is what I will leave you with: be inspired by beautiful homes. Then take that inspiration, and create something beautiful of your own. The most important part of it all, is that it screams “YOU.” :)
Halloween is over and the candy is quickly leaving the house. Yup. GONE. You read that right. We subscribe to the “Switch Witch” method of candy purging. I let the kids pick a few pieces and then they give the rest to the Switch Witch & she swoops in and takes it off to candyland and leaves something educational behind. It’s the best way I have found to combat the candy crazies!
But I do love a good sweet indulgence now & then. (You didn’t think this blog was going to turn into JUST renovation stuff, now did you?!!! No way!) With my own Gluten Free restrictions, I have struggled to find edible cookies that don’t break the bank–so I resorted to experimenting in my own kitchen. After several years of tinkering, removing as much sugar as possible & tweaking ingredients, I finally came up with my go-to recipe. It is Gluten Free and Dairy Free. & everywhere I take them, I am begged for more. My friends who don’t eat GF/DF are always shocked to learn how clean they are, as far as ingredients go! They do not even require a mixer so that means the only dishes you have to clean are a mixing bowl and spoon! BIG WIN in my book. Here’s the infamous recipe!
Styleberry’s Gluten Free/Dairy Free Peanut Butter Cup Cookies
Yield: 2 dozen small cookies (but I recommend doubling the recipe–I promise you’ll want more!!)
- 1 cup creamy peanut butter (I like Costco’s Organic in the double pack)
- 1/3 to 1/2 c sugar (again, Costco’s organic cane sugar is my preferred brand–You you can play with how sweet you like them here by adding more or less sugar)
- 1 large egg
- 1/2 tsp baking soda
- 1/4 tsp salt
- 1 cup chocolate chips (I prefer Guittard Dark Chocolate chips)
- Sea Salt for dusting (I prefer the Eden Brand with the yellow top–it really makes a difference!)
- Parchment Paper
- Preheat oven to 350°
- Stir together the first five ingredients: Peanut Butter, Sugar, Egg, Baking Soda, Salt in a medium mixing bowl. A regular spoon will do! Make sure it is well blended. Then stir in chocolate chips.
- Roll into 1 inch balls (my kids’ favorite part!!) and place on parchment paper an inch or two apart. You can smoosh them down a bit with your thumb if you’d like.
- Bake at 350° for 12-14 minutes until they look a little puffy and are browning around the edges.
- Sprinkle with sea salt & let cool on the cookie sheet for 5 minutes. Transfer to a wire rack to cool or if, like me, you aren’t a lover of more dishes, you can slide the whole sheet of parchment off the hot baking sheet and onto the cool counter. :) They will break apart if you don’t let them cool, so be gentle & leave them be. If you can.
- I love to stack them in little mason jars & give them away as gifts with cute, seasonal cupcake holders under the mason jar ring.
- I almost always make 4 batches at once. These FLY out of my house & off my counters, if any are left behind. :)
- Are you a Paleo fanatic? Sub the PB for Almond butter and the sugar for your favorite sweetener.
- Make them little! They are super dense because of the egg + PB, so they tend to be enjoyed in small bites! Mine are usually no bigger than 2in in diameter.
I promise, these will not disappoint! Happy Holiday baking!!
I hope you all had a fun & festive Halloween last night! We spent ours in our new neighborhood and it did not disappoint! My kids were loaded with candy in under an hour and now…well…now we get to sort & purge the sugar! WOAH November. It’s hard to believe it’s here already. Closing day is around the corner!!
Every day I drive by the house that will soon be ours to tear apart. With each passing day, we get closer and closer to the big start. & while that sounds so exciting (and it is!) it is also terrifying. HGTV does an incredible job of taking you through a massive remodel in 30-60 minutes. & when we think of “fixer upper” we think of Joanna saying so nonchalantly “this wall goes, and this wall goes, and we’ll move the kitchen around like this…” but what does that really mean? How does she know that can be done? & on THAT budget? HOW? & those are some things I have been encouraged by my curious friends to share here. Because as fun & exciting as this process is, there is a LOT of grit and thought that goes into it. & decisions. SO many decisions.
One huge lesson I have learned so far is just how much time it takes to start this process. So let me walk you through it. & be mindful–we haven’t even closed on the property yet. Our offer was accepted just TWO weeks ago. We plan to start renovations the day after closing, so as to max our budget and only pay for two houses for as few days/weeks as possible. So here’s how it’s gone so far–and worth noting is the amount of time that I, along with my awesome realtor, have spent during each of these things.
- Make an offer on the property + negotiations
- Sign contract
- Inspection (property + insect, separate charges). This happens during the option period of the deal, so we know as much as possible about the property & know what we are dealing with. Time cost: 4 hours (of both me & my realtor’s time) with our very thorough inspection team. We received a full report on the property from them & another from the insect company and were able to further negotiations based on findings.
- We hired a Structural Engineer + Plumber, based on the recommendation of the inspector, to get an even fuller picture of the property. Based on several things he flagged while on the premises, this recommendation was a very wise idea. So I booked both to come at the same time one morning. Time cost: 3 hours. Also note: this is all out of MY pocket $$ wise! However, by hiring all of these professionals, we were able to negotiate the price down well beyond what they cost us, and we have the benefit of knowing there isn’t anything hidden in this old house that we have to be fearful of down the road.
- Structural Engineer: she (Yes, she! Love that!) came in & surveyed the sloping in our foundation. She also went in the attic and noted which walls we could actually remove. One in the kitchen was a must for me & it got the green light. But a second I wanted to remove got a thumbs down. So we’ll work with a cased opening, you know, so the roof doesn’t collapse. One thing that I was naive about, thanks to Joanna Gaines, is the reality of “just moving the header up higher.” She talks a lot about this on the show–but in reality, it is not always possible. I would love for this wall to completely go away, but per the structural engineer, there is no safe way to push this beam up into the attic and keep the house standing. So I will listen to that & have my dreams of this huge open space crushed (kidding). Ha! But the big lesson: you cannot remove every wall. Duh. In all, the engineer cleared the foundation, advised on the removal of walls and noted some settling issues that cause trouble with drainage/flooding.
- Plumber: I had no idea plumbers could be so helpful! What a good idea it was to feed cameras through our pipes. We noted some major issues in the backyard heading to the sewer line and were able to take his report to further negotiate on the property & the extensive repairs that would eventually need to be done.
- Contractors. I am going to glaze over this for now, and will share more once I learn more –as we are not yet under contract–but so far, I have learned that communication is everything. I used word of mouth to find four people to bid on our property. Two of them went MIA and either are too busy or just don’t care about our job. The way I see it is, if we have trouble communicating during the bidding process, I get very worried about engaging in a contract on the job. Each contractor took at least 1.5 hours at the house, with me AND my realtor (remember–I still do not have keys!) to measure and walk through my design plan with me. So 1.5 hrs x 4–let’s round up and say it took nearly 8 hours of contractor walk throughs. I scheduled them too close together the first day, so I wasn’t able to devote full attention to one at a time. So planning on each visit to take two hours is a fair estimate on a project of our scope.
- Design Plan. This is probably the biggest lesson that I have learned so far: YOU HAVE TO HAVE A PLAN. Contractors are not designers. They will look to you for all the decisions and bids will only be close to correct if you are explicit about what you want. Lucky for me, this is what I LOVE to do. But as I spend more & more of my time thinking about all the details, I can see how completely overwhelming it would be for someone who doesn’t love this kind of work. I am designing eleven rooms at once–three bedrooms, one office, one flex/guest room, one family room (with a fireplace/mantle demo), one playroom, one kitchen, one mud/laundry room and two bathrooms to the studs. & it is no small task. At all. I cannot even begin to estimate how much time it has taken for me to take current measurements, design accordingly and think realistically about how we can use the home to its fullest. I have spent HOURS on pinterest & houzz & google gathering ideas and putting them in a document to give to my contractors as they bid, so we can be as close to the same vision as possible. The footprint of the space came first. Now I am pouring over finishes and begin sourcing the materials (flooring, tile, counters, cabinets, appliances, fixtures) this week. Worth noting: we have a little over two weeks until close.
- Phasing. This is important to think about. It is often unrealistic that you can do all renovations at once. Well, maybe if you have gobs of money, but we are a normal family, with a modest budget. We bought really low for our neighborhood, leaving us a decent amount of our total housing budget to pour into renovations. But we are not going to be living outside of our means to make this renovation happen. That sounds terrifying. So part of what I have done is develop phasing. For example, what I cannot live without right now is flooring, windows, electrical, a new kitchen & baths. Phase II–we’re looking at the beautiful built-ins that I am dreaming of that surround the bright & sunny window in the front. & the mudroom. I want to get the floor footprint of each room right so we can get the floors correct now, but the future built-ins will likely have to wait because let’s be honest: if we are responsible, eventually we will run out of money. & we will have to stop. & we are conservative–so we will spend what we have allotted, and not a penny more and wait on the rest. & that will be ok.
[the pristine 1961 white kitchen!]
Don’t get me wrong, this is a super duper fun & exciting process but I hope to bring to you a realistic, not thirty minute version of the job. I am not working with clients right now so I can manage this project–and that is also a hidden cost. But for me–this process is invaluable. I am learning so very much & feel like the on-the-job training that I am grinding through right now will be such a great benefit to my business. I love solving puzzles and creating high functioning spaces. Pretty & Practical. Of course. & what a dream this into do!!
I am currently beginning to partner with companies and vendors as we move through this process. If you have a company or brand that you just LOVED for anything from flooring to tile to appliances to farm sinks, I would love to hear from you. I really enjoy learning about new vendors and look forward to sharing those that I have chosen to trust and recommend to you. If you are one of those vendors–please shoot me an email! I can always be reached at shawna at styleberry creative dot com. I want to hear from you!
[I will take you on a full tour when we close, but here are some peeks! We are knocking down all the walls that would hold a TV, so the current puzzle is how to make this wall function as an entertainment wall, with an off center fireplace, deep cabinets on the left, and a zero depth wall on the right–as we can’t push back due to the HVAC. Puzzles galore!!]
If you have any questions along the way, please ask! I promise to do a better job of answering than I have in my prior blogging days. I would also like to learn from you. Got any renovation tips you have learned or wish you knew before starting? It’s a wild ride & I am so happy to have you along here with me!!
It’s been a whirlwind. The last few months have been nuts. & I sound like a broken record nearly every time I write here, but I am convinced that nothing in life happens by accident. I view our current unsettled living situation quite the same way–and the last month has brought me the strangest mix of coincidence/fate/opportunities.
When we first moved back to San Antonio we were pretty adamant about living on post for a while. There are really beautiful homes on Ft. Sam Houston and the proximity to what matters to us here in the city could not be beat. Living in St. Louis city taught me that I prefer to be as close to the museums/restaraunts/activities as possible. Right now, suburbia is not where I want to be. As I mentioned before, we sat & sat on the waitlist and were told it would be a 6-12 month wait. So when we arrived, we found a rental property in a neighborhood that came highly recommended to us, not too far away. & as we [sort of] settled into this neighborhood, we started to really define what we valued. Atop this list was (1) a non-freeway commute to school/work (2) a nice larger, private lot + mature trees & (3) an open floorplan. An on post house only met one of those criteria. & ultimately, not to be ignored, was the significant change in my family dynamic while I cooked (which I do a LOT!) and my children played elsewhere. I had no clue what the value of being in sight while they played was–and how often they would come help me cook when they saw me working in the kitchen. This also translated into eating more of what I made, because they had a hand in preparing it. Very valuable lesson: floorpans matter. Big time.
We are not thrilled with our rental. & we want to settle. So now what. What do we do?!
We opt to send our kids to private school here, which means that our budget for a home is much less than it could be. This choice substantially limits our options, particularly with the rising home prices in this area. Since we left two years ago, housing has gone up 20-30% and San Antonio is growing by the day. I couldn’t help but wonder if it was even a smart idea to buy at this time. I knew that we would have to get creative, be open minded and just explore any options that came on our radar.
So we started looking at properties close to our budget and walked away nearly every time, really disappointed. The neighborhood we are drawn to is an older neighborhood, and the property values are much higher than those “outside the loops” we we say down here. Basically, if you are willing to drive far, in any direction, you can have (or sometimes build) a brand new home for as much as you can rent an apartment. BUT, if you want to live “in the loop,” then you get an old, ugly house that needs WORK. & not just a little work. When you live in Texas it is really easy to forget that old is beautiful. & this neighborhood is most definitely an acquired taste. With a side of maintenance.
One Thursday morning I saw a sign for an estate sale down the street. It was at a property that my realtor had suggested I look at, but I told her no. It was so so ugly from the street that I wouldn’t even consider it. But an estate sale? Sure! I went treasure hunting. But as I walked around the house, I started getting distracted from the tables of crystal and milk glass. Aside from the different flooring in every room–from rust carpet to laminate to…the list goes on–this property had really good bones. Based on the white grout lines in the mauve second bathroom, and the pristine mint tiles in the master, I could tell it was a very well cared for home. The layout was good, the kitchen could easily be opened up. The backyard was a wall of green. & that is not something you see very much here in San Antonio.
I left empty handed, and really, really excited.
I dragged my family through the next day while the sale was still going on. & then I went back again the last day. & then, the same day my realtor set sail out of the country, we decided to put in an offer. I could not stop thinking about what I could make the house become. It was not big, but it didn’t feel too small. The budget would work. It was private and the yard was shaded, but the house was still bright. There was room for a garden. & after negotiating, at noon on Friday we signed the papers. We were under contract. & then, at 4:47 pm that same day, the phone rang.
It was the housing office on post. & they offered me a home on Ft. Sam.
I mean. (!!!!!!!!!!)
My stomach turned. I asked if we could think about it and get back to her. My husband was in the OR and I couldn’t reach him. I mulled over it. I took some deep breaths. & really thought hard. When I finally heard from him, his response to my “omg, you are not going to believe this…” was “Yeah, so. Call her back and decline it.” No brainer for him. & it should have been for me. Our reasons for this project were clear in so many ways. Maybe we didn’t get a house on post right away for just this reason–because of this property. Maybe we had to live in this neighborhood to know what we would be missing if we moved on post. Maybe I needed to live here so I could take off my “only new and really old is beautiful” goggles and see these mid century homes as something that could work for our family. They are not unlike many that I’ve seen on Fixer Upper. & those can become amazing. But could we do it? Is this a good time in our life, and marriage, to do this?
Many of those questions I will not know the answer to for many years. But the ball is rolling. I am diving in. Contractor bids. Floorplan restructuring. Cabinet and flooring and tiles and…and…and…!!
Aside from the major stress that this will put on us, it is a really fun process. Nothing is as important to me than nurturing my family, in my home. MY home. & as I always say–I feel the feels, dream the dreams and he, my partner, does the math. & that is what it comes down to. Our project will have phases. But if the deal goes through, and all wheels are on track, my white kitchen is several months away.
& I really, really hope to take you with me on this renovation adventure. I am learning so much already. Want to come along for the ride? :)
If you wish, you can always follow along on my reno pinterest board–which I am relying on daily for direction & inspiration! Pinch me!!!
& for those of you who have been through this process before, I would love, love love to learn from you. If you have any advice for me, or words of wisdom or even just a story about your new old home–I’d love to hear it. :)
I am not a “move in a little” kind of person. When we land, we LAND. & that house becomes home. I am trying very hard to do the same here in my current short term rental (one more room to paint!) but our home in St. Louis was a really joyful place for me. So much there was hard, but we hit the jackpot with our rental. Our landlord let me have free reign with the house and after painting every inch, it definitely felt like home. It is by far my favorite house we’ve ever lived in, despite the really hard chapter we lived in it. The home’s abundance of natural light was always a bright spot amongst a lot of gloomy days. & Everett’s room may have been my favorite. You already saw Caroline’s Rainbow Room, but this–this was ALL boy. The yin to her girly yang. & it was SO fun to create!
After creating Everett’s gender neutral nursery, I was so excited to create a true BOY room. I went all in. Inspired by his love of all things construction, and his obsession with blue, this room was a joy to curate. I collected most of it before we moved to St. Louis and he spent nearly a year in his crib (which was where the tee pee is in these images) before it transformed into his big boy room. I’ll link sources at the end. :)
I fell in love with the idea of a deep almost teal Blue after reading one of our favorite books, Sidney Stella and the Moon by Emma Yarlett. I always find one item that is the inspiration for my whole color palette–and this beautiful book was it!
Despite the color chip above, the wall color is Jazz Club by Allen + Roth (ar2105), which I found to be the perfect deep moody blue with a hint of teal. It’s not a true navy–there is definitely some green in there, which is part of why I love it.
It wouldn’t be a space of mine without just the right eclectic gallery wall. :) We love filling our home with things that make us happy–and pictures are the first things that make it feel like home. & mismatched pillows. My love of mismatched pillows runs deep.
This teepee is just the bold pop I had dreamed when I first laid eyes on it. It belonged in a room like this and it it my fave! There is nothing better than decorating with beautiful books–so I built another set of these bookshelves to help foster his love of reading that we all value so much. Who can resist those bright books? :)
I also ran into a tricky challenge, as the window frame here was smack up against the corner of this wall. I actually ran the galvanized pipe straight into the wall instead of using an elbow joint like you see on the right. Problem solved! Whew.
I am always on a mission to make themes look modern & fun–not so theme-y. E still calls this his “digger room” and there are just a few hints of his beloved construction equipment. A little goes a long way!
- Bed: Pottery Barn Belden Bed + Dresser (scored 80% off at the PB outlet in San Marcos!) It doesn’t look like this color is available anymore.
- Duvet: West Elm Ticking Stripe in Horseradish
- Sheets: Circo by Target
- Euro Shams: Ralph Lauren from HomeGoods
- Geometric Pillow: Paisley Sprouts
- Patchwork Rag Quilt: Etsy seller, no longer in business
- Watercolor Construction Art: Flights by Number
- Curtains: West Elm
- Galvanized Rod: Lowe’s
- Lamp: HomeGoods
- Tee Pee: Land of Nod
- Pillows in TeePee: West Elm
- Name Pillow: Anna Joy French
- Wire basket: HomeGoods
- Mobile: Gifts Define (remember it here?!! Oh, he was so little!)
- Arrow Marquis Light: PB Kids
- Wire Wall Buckets: HomeGoods
- Wall Color: Jazz Club by Allen + Roth (ar2105)
*please know, many of these items were purchased 3+ years ago–but may still be available if you try hard enough.
I think that’s everything. Who ever said girls were more fun than boys surely never decorated a construction loving little boy’s room–and watched him gasp at the big machines on beloved BLUE walls! SO so FUN!! :)
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