MODERN FARMHOUSE – A DIY Homebuilding Project – Ligustrums

Lot-Ligustrum

Ligustrum Forest

We are underway with a new DIY home building project – a modern farmhouse in the Lake Hills neighborhood of Austin.

As you can see, the lot was so covered with trees and debris it was hard to walk on.  There were some big cedar elms, oaks, and Texas Persimmons.  But, there were plenty of trash trees too.  A whole lot of a Ligustrums had grown in over many years.  The hardwoods are “pruned” up high because the Ligustrums choked off light to their lower parts.

We checked with the Wildflower Center and Mr. Smarty Pants agrees Ligustrums should go!

Mr. Smarty Plants stands solidly with your arborist and applauds you enthusiastically for getting rid of those nasty, invasive Ligustrums. They do provide shade and privacy but at the expense of beautiful native trees that can do the job as well or better. Believe me, you’ll be glad those Ligustrums are gone!

Keep in touch!  We’ll have lots of updates as this long project moves along.

Modern Farmhouse Series – All Posts

Chelsea Moor Makeover: People Who Need People

People who need people use Craigs List!  This has been a great resource during the remodel of Chelsea Moor.        

clip_image001

For example, as you can see from this photo, we had an overdose of fencing on this property. In the old days it would have been a huge job to dig up 230’ of chain link and haul it to the landfill. But, with a simple Craigs List ad, a dozen people stepped up to the plate to help us out.

Chain-link-450

A sweet family in Elgin, needing chain link for their land, came over and removed all the metal posts and fence material.

clip_image003

We had plenty of good carpet to give away.

clip_image004

A young man took it to soundproof his music studio.

clip_image005

The stove, cabinets, fans, windows, paneling, blinds, sinks, and faucets all found new homes, thanks to Craig.

clip_image006

Here’s the living room paneling coming out.  Lucky break – there was sheetrock underneath.

clip_image007

Here is the kitchen going…

clip_image008

Going…

clip_image009

Gone…

Thanks for sharing this project with me!

Roselind
www.weloveaustin.com

Remodeling Decisions that Add Value to Your Home: Historic Connection

If you are planning a remodel, consider keeping the original design features of your home.  Historic elements contribute to an enduring style and will be more valuable to buyers if you decide to sell.

A sense of historic connection is valued by buyers. Build your improvements around the best original features of the home. Historic features endure and will give a sense of timelessness to your home. People love clues to the past. Don’t be afraid to blend old finishes with modern ones. The one-of-a-kind, eclectic look is much desired, instead of a mass produced sameness. Sometimes folks rip out interesting old finishes and replace them with bland, standard issue cabinetry or tiles. They miss the chance to create a truly unique combination of new and old.

Wood windows and doors, period door knobs, old stone steps, original baseboards, and refurbished fixtures can add a touch of historic significance to your home. People are delighted by retro bath tiles combined with a splash of new wall color. Consider working with the old fireplace tile or stone before tossing it into the dumpster. Retro wallpaper can be a great find. These touches of original character can be incorporated into your design to create a unique final product.

The Craftsman style, built in the early 1900’s, is in very much demand. Rustic stonework, deep eaves, tapered columns, stained woodwork, and wide trim reflect the handmade look that people love.

Farmhouses are a great style choice for today. Reclaim the basics of this style – simple floor plan, hardwood floors, wood windows, local stone, and muted colors that connect with nature. Like farm buildings, the rooms are informal, somewhat sparce and provide just what is needed.

Younger folks are breathing new life into their parent’s ranch style and split level houses from the 1950’s and 1960’s. Mid-century modern furniture, paint colors, fixtures, and rugs are all the rage, and help to bring this style back into top form.

Urban modern has been around since the 1950’s, with experimental use of space, color, glass, plastic and metal. Simplified spaces with clean lines and fresh colors are an antidote to today’s complex lifestyle.

When planning a remodel, take care to reinforce and build on the design strengths that it already has. Your results will achieve greater value and stand the test of time.

Austin Texas Real Estate Guide

Posted via email from roselind-hejl’s posterous

Screened Porches – A Idea Whose Time Has Come Again

Screened porches are a perfect fit in a green building project.  They provide an outdoor room that is in touch with the natural world, and at the same time, safe and sheltered.  In our recent building project we incorporated two screened porches.   

 

The central porch is truly the heart and soul of this home.  Both the entrance hall and the living area open to the porch in a big way.  The space can flow together for large gatherings.  On the porch there is room for a dining table, plus a seating area around the fireplace.  It is an inviting place to eat outdoors, entertain, or sit by the fire on cold days.  Beyond the porch, an open patio transitions to ground level.  

 

Green home in Austin, TX with screened porch

 

big-porch-vert-3502

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The vaulted ceiling raises a 12 foot screened wall to a view of sky and distant hills.  Board and batten siding, exposed metal roof, cedar trim, and concrete floor combine interior and exterior materials.  On the lower screen panels we added galvanized wire mesh for extra strength.  The wire mesh panels are also incorporated into the railing for the outside patio.    

 

Old Texas homes often included a screened sleeping porch.  This was back before air conditioning.  The porch brought in cool night air and kept out mosquitoes.  High ceilings allowed heat to ventilate out.  With this in mind we built a sleeping porch off the master bedroom.  The lifted roof allows air to circulate and cool the space – important in our hot climate.  There is a stone wall on the front for privacy, with screen walls open to the view on the back.   

  

ext-master-porch-3502

 

 

 

 

 

 

 

Master Bedroom doors open to screened porch.

 Double glass doors extend the master bedroom to the porch, and expand the bedroom space.  Interior and exterior colors and materials relate to each other – limestone walls, cedar trim and concrete floors.  The sleeping porch offers a connection to nature outside the heated and cooled envelope of the house. 

 

The appeal of screened porches has endured for over a century.  They are romantic and historic.  Flapping screen doors recall a simpler time when interiors were not as tightly sealed.  Today, screened porches are in a period of re-discovery.  They are an idea whose time has come again.  They are a greener way to live, and today, we need them more than ever. 

 Austin Texas Real Estate – Green Building Project 

 

  

Limestone: The Best Thing Since Sliced Bread

 

 

Limestone path works with native landscape

Limestone path works with native landscape

 

 

 

Concrete front walks are fine for some houses. They give a clean finished look. But, we had built a contemporary farmhouse on a large lot, left mostly in its natural state. When we were ready to put in the front walk the last thing we wanted was a long ramp of concrete. Concrete takes dominion over the ground and breaks with the natural landscape. We wanted a more organic walk. There was a long distance to cover, and the ground kind of undulates. A concrete walk is not ideal for level changes – unless you want to have steps. This walk needed to be some sort of stepping stones.

We considered buying pre-made concrete pads. But they were too small for the job and would look wimpy. We considered using flat stones for the walk. And, we considered pouring rectangles of concrete, formed in place. I had read about adding crushed granite to the concrete mix for texture. That would have been an interesting project to try.

Stone steps seemed right, but I thought this might be an expensive choice. The stone supplier for the house was A. J. Brauer in Jarrell, Texas. So, I called Mr. Brauer (512-746-5792) and asked if he had some flat limestone pieces that we could use. He said they had limestone rectangles, about two by four feet in size. They were smooth on one side and rough on the other side. I could not understand why they would be this way, so Jim and I drove out to Jarrell to take a look at them.

We found that they were the outer edges that are sliced off large blocks of stone – kind of like the ends of a loaf of bread. This is done to trim the blocks after they are taken out of the ground. The clean blocks are then sliced to make material for the outsides of buildings, floors, fireplaces, and other things.

Limestone is a beautiful light colored stone that is quarried in the Austin area. It was formed from deposits of shells millions of years ago. You can sometimes find shell fossils in the stone.

These pieces are scrap material, so they are relatively inexpensive. And they make a great front walk. The total cost for the stones was about $600, including delivery. We got enough for a walk and patio.

Before putting them in place, I had a consultation meeting with Jim David of David/Pease Design, a great landscape designer in Austin. I showed him the path where I planed to lay out the walk. He said that it was going to look like a straight line that turned out crooked. When he drew a bold curve on the survey, I knew he had saved me from a big mistake.

I told him that we were going to dig the ground down a bit and set in the stones. He waved away that idea. Just set them on the ground. The weight will settle them in. We placed them with the smooth side down.

We used a hose to lay out the curve that Mr. David has suggested. Let me tell you, these stones are heavy – about 200 lbs. apiece. It took two strong men to lift and put them in place. We used a refrigerator dolly to move them off the pallet to their place in the walk.

The stones varied some in length and width. Jim wanted the walk and patio to be orderly, so he kept measuring the top stone from each of the six palettes to pick the best one. He wanted similar sized stones next to each other. We made a landing at the road with four stones across and two deep. Then the walkway is one stone laid across – so it is four feet wide.

After they were placed, we added a little dirt between them and some buffalo grass seed. The effect is a wonderful natural look. Grass grows around them and blends them in with the terrain. It is a good fit with the native Austin look. As Lady Bird Johnson once said, “I like it when the land speaks its own language in its own regional accent.”

 

Austin Texas Real Estate Guide

 

 

Concrete Experiences – Round Two

A concrete floor is a cool place to sit.

A concrete floor is a cool place to sit.

Using the concrete slab as the finished floor of the house is a choice we have made several times, and will make again. (Read Concrete Experiences – Part 1). When a structural element can be used as a finish material, you have a green opportunity. Why add another costly layer of carpet, tile, wood or vinyl if you don’t have to? Concrete floors are very livable and easy to care for. They require a little extra care during construction, but the results are worth it.

In 2004, when we built our house on Trail of Madrones, we wanted to have concrete floors. I happened to see the home of Jim David, one of Austin’s premier landscape architects, and liked the light tan color of his unstained concrete floor. He told me to call Capital Aggregates, and ask for their special mix for finished floors. I did, and they gave me this mix: 5 bags cement per yard with no fly ash. However, they said that they could not control the color of the concrete. The color depends on the materials used to make the cement.

Using this mix for Trail of Madrones, the floor came out a lighter grey and there were no dark swirls (as in the Edgewater house). As before, we had the concrete burnished by the contractor after it was poured.

When framing was complete we rented the heavy waxing machine and bought 5 gallons of Kemiko wax from Cornerstone Hardware. Jim and a laborer waxed the floor. Then we covered the floor with brown paper, purchased in rolls from the hardware store. When the tape and float was finished, the paper was so dirty and torn up, we had to take it off and re-paper the floor.

We used a beige/yellow color (Sherwin Williams “Blond”) on the walls. This warmed up the space. I felt that the grey concrete needs a warm color with it. Some shrinkage cracks showed up later, which were a little disconcerting, but we just live with them.

We have a Chocolate Lab, who comes in and out. It is great not to have to worry about protecting carpet or wood floors. And it helps with Jim’s dust mite allergy. We just sweep and mop the floors once a week. They are cool in summer and heat up in winter if sun hits them. We think they are just the perfect floor.

Austin Texas Real Estate Guide 

Blogs:

Green Building Project

Real Estate Market

Austin Energy Upgrades

Concrete Floors – Keep Cracks in Line

Polished unstained concrete floor

Polished unstained concrete floor

In our Taylor Road house the concrete slab will be the finished floor. Using a structural element as a finish floor cuts the cost of labor and materials. (See Concrete Experiences – Part 1 and Part 2). Why add another layer of tile, carpet or other finish? Concrete floors are attractive, livable, and easy to care for. I have seen them in many styles of homes, from craftsman cottages, to haciendas, to farmhouses. Of course, concrete floors may be too rustic for some traditional styles. I can’t imagine them in a Victorian, for example.

We just poured the slab for our current project – the house on Taylor Road. This time we ordered the concrete from Centex, and stayed with our formula of 5 sacks cement per yard and no fly ash. We wanted to avoid a lot of water in the concrete. I am not sure about allowing flyash in the concrete. This is a by product of coal combustion that is mixed with cement to make concrete more durable and easier to work with. It apparently slows down the drying of concrete. I thought that flyash might cause dark swirls in the concrete floor, but am not sure about this.

After the concrete was poured, the contractor burnished the surface to produce a slick finish. The burnishing makes the concrete harder and less porous. This time we decided to score the concrete to control the shrinkage cracking that we had on our Trail of Madrones house. Shrinkage cracks naturally occur in slabs of concrete. Our slab is quite long, and this makes it especially vulnerable to stresses and surface cracking. There is a window of time for scoring to work. If you score the concrete within 24 hours of the pour, shrinkage cracks will form inside the score lines, and not be noticeable. They will not run helter skelter around the floor.

Jim popped the lines on the concrete with a chalk string. The score lines relate to the walls, and are a part of the design of the rooms. “God is in the details,” as they say.

Austin Texas Real Estate Guide 

Blogs:

Green Building Project

Real Estate Market

Austin Energy Upgrades

Austin Texas Real Estate Guide 

Blogs:

Green Building Project

Real Estate Market

Austin Energy Upgrades

Wall Texture: The Elephant in the Room

Drywall Texture Coming Off

Drywall Texture Coming Off

 

 

We just completed the wall texture on our house on Taylor Road.  Texture is the compound that is rolled, sprayed, or troweled onto the sheetrock after taping and floating the joints.  We did not want a very noticeable texture on the walls.  Often we see wall textures in homes that were fashionable at one time, and now have become outdated.

 The photo shows a 1970’s era house that we remodeled several years ago.  The texture in this house was so heavy that it made little ledges on the walls.  Dust settled on those ledges and the whole thing looked dirty and creepy.  Of course the ceiling was coated with sprayed-on acoustic, you know, the cottage cheese look. 

Scraping all this off and re-texturing was not an easy job.  But, we felt that the house would never look good unless it was done.  No matter how pretty the paint color, that house would never have a crisp, clean, modern look until the thick swirls, splatters, and trowel effects are removed from the walls.

It was hard work to sand off the texture and start over.  We found that a bug sprayer filled with water softened the ceiling acoustic enough to scrape off.  The walls were more difficult to scrape, due to the layer of paint.  I have heard that TSP added to the water will help soften the paint.   

For this new home, my preference would be to have no texture at all.  Smooth walls will never go out of style.  However, smooth walls are more costly.  The work has to be a lot more exacting.  So our choice was to do a very light “orange peel” texture on the walls and ceilings.  This is the kind of middle ground choice that we often take.   

A good interior designer once told me, and I have found from experience, that “flat” paint on the walls tends to hide defects and patterns.  Reflective paint will enhance them because the light catches the raised surfaces.  Often paint store folks will try to discourage flat paint, saying that it will show fingerprints.  That has not proved to be true.  It gives a warmer, more matt finish, and actually hides the texture behind it better than shiny paint.   

Another tip:  Be sure to meet the workmen at the job, see a sample, and approve the wall texture.  This is an area where mis- communication can easily happen.  And, we did not want the wall texture to be the “elephant in the room.”

Austin Texas Real Estate Guide 

Blogs:

Green Building Project

Real Estate Market

Austin Energy Upgrades

This Side of Paradise

Lot on Taylor RoadAfter all, isn’t the ultimate objective here to design a house that will be a joy to live in?  If a house design can make you smile in a happy way, and be grateful for a chance to live there, the value concerns will probably take care of themselves. 

We recognize different folks get joy (or at least satisfaction) from different house designs.  Some people like solidity and a sense of security.  Some folks want a totally upgraded showplace in the latest style.  Others love a historic connection with another era.  And, some people are just happy to have a basic home big enough to accommodate their family. 

We have always sought a design with a strong connection to the outdoors.  Our current home is built around this concept.  Nearly every wall has substantial uncovered glass that connects the living space with the outdoors.  The natural world is beautiful and changes gracefully through the seasons.  It is at once peaceful and dynamic and alive. 

The lot on Taylor Road is 1 acre covered with native trees and shrubs.  Most of the lot is steep slope, leaving a small building site, but offering a spectacular view of distant hills.  The basic objective in designing this home was to connect the house with the view and native vegetation of this lot.  If this connection is good, then we believe that we will have a good house.    

“This ongoing awareness of the whole site helps establish a mutual benefit – the site will continue to nourish the residents, and they in turn will continue to care for and maintain the site.”  This is a quote from Patterns of Home, an inspirational book that discusses home design in terms of how we experience living in the home.  We have read it many times.

————-

Our real business is real estate.  Get to know us at:  www.weloveaustin.com  Building is a side investment, fun hobby, and continual challenge.  Our current project is 8716 Taylor Road.  I invite you to share this job with us, and join our community of friends who are interested in building homes.  We’d love to hear your ideas.

Austin Texas Real Estate Guide 

Blogs:

Green Building Project

Real Estate Market

Austin Energy Upgrades

Our First Home was a Project

Our first project. 

Jim and I have been building for a long time. When we moved into Brackenridge married student housing as 19 and 20 year old newlyweds, Jim went right to work adding shelves to the kitchen.  These were old barracks that had been moved onto University of Texas land on Lake Austin Blvd. in 1946. 

 The single-wall barracks were non-insulated huts with no cross ventilation.  Windows were flaps held out with a stick. They were as hot as an attic in August.  An air conditioner was not in the budget, so we took a tip from our resourceful Vietnamese neighbor, and put a sprinkler on the roof.  Water was included in the rent.  Later, we learned that red carpet really shows dirt.   In May of 1971, we rode bicycles over to Tarytown to check on an ad in the paper for a house that was “walking distance from Tarrytown Shopping Center.”  Charlie Betts at Franklin Savings made us a loan for the property, with the cautioning words, “It needs everything.”  We paid $11,000 for 2002 Elton Lane, and this became our first project.  

Jim grew up in Shaker Heights, Ohio, where his grandfather, Anton Hejl, was a builder of many of the stately mansions in the community.  Jim’s father was a builder, and his mother later taught interior design at the University of Texas.  So, he comes to building naturally.  He draws his own blueprints, and typically carries around his plan to study it over lunch or in the evening.  

Our real business is real estate.  Get to know us at:  www.weloveaustin.com  Building is a side investment, fun hobby, and continual challenge.  Our current project focuses on green building techniques.  I invite you to share this job with us, and join our community of friends who are interested in building green homes.  We’d love to hear your ideas.

Austin Texas Real Estate Guide 

Blogs:

Green Building Project

Real Estate Market

Austin Energy Upgrades