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east19th

Full gut re-model of a 35-year home.

EAST 19TH AVENUE

Full gut re-model of a 35-year home.

EXTERIOR 

Roof – brand new metal roof

Windows – Tyee Windows o Double pane Low-E windows

o Upper floor all casement windows

o Lower floor sliding windows

Siding – board and Batten style Hardie board & Hardie planks

Soffits – pine soffits + new lighting

Railings

o Front balcony tempered glass railing

o Back stairs aluminum railing

o Driveway aluminum gate

Skylights – multiple skylights added on top floor

Front door – brand new door, hinges, number lock, and sidelight

Suite door – brand new suite door and exterior overhead lighting

Landscaping

o All new top soil, grass, plants, and yew hedges

o New pavers/front walkway

o All fencing including deck wood railings

o Concrete landing at front entrance

o Composite decks at front and back of the property

Garage – new garage door & motors o New concrete epoxy floor paint

Decking - new deck membrane for both front balcony & back deck

Gutters – all new

Drain tiles – used camera/scope to review status of existing drain tiles and was advised that previous owner had made some upgrades and that further work is not necessary at this time

INTERIOR

Drywall – all new drywall in the home

Insulation – kept existing (no asbestos) insulation, and added new insulation throughout the home including area in-between the suite and main house walls/ceilings

Finishing work – all new baseboards, interior window/door casings and trims

Doors – all new interior doors, hinges, handles, and locks

o Three sliding window/doors – living room to front balcony, master bedroom to back deck, downstairs media room to front patio

o One set of interior French doors for the den/third bedroom

o One set of exterior French doors for the back to deck access

 

Cabinetry – custom real-wood cabinets for the kitchen, bathrooms, laundry room, upstairs living room built-ins, and downstairs media room built-ins

o Blum life-time warranty hardware

o Hidden tap-to-open storage on other side of kitchen island

o Built-in wine storage beside the bar fridge (inside the island)

o Built in microwave

Counter-tops – 3 cm quartz counter-tops on main floor and 2 cm for suite

Bathrooms

o All new tiles & custom shower bases in master & main baths

o Wall-mounted faucets in master & main baths

o Quartz backsplashes throughout

o Shower handhelds plus rain-heads in both master & main baths

o Full size custom mirrors and shower glasses

o Tiled niche shampoo storage in all tub/shower areas including the suite

Lighting – all new designer lighting throughout (interior & exterior)

Closets – custom IKEA built-in closet (PAX) system

Paint – new everywhere Structural Work Main floor:

Opened wall between dining room and kitchen

Added structural beam in pass-through between kitchen and bathroom hallway

Re-configured master bedroom, master bedroom closet, bathrooms, and third bedroom/den to create current layout with two full baths (i.e. extra-large master ensuite)

Opened master bedroom window to sliding door i.e. walk out to deck Lower floor:

Re-configured to create 2-bedroom suite & media room with powder room

Opened media room windows to sliding door i.e. walk out to front patio

Stairs – re-built interior and exterior (deck) stairs

SUITE

Brand new suite (used to be open/unfinished space)

New kitchen, bathrooms, bedrooms, closets, etc… Mechanical room:

Moved from under the stairs into the garage

New laundry room created in old mechanical room location

Suite bathroom & suite laundry also enclosed from part of the old garage

MECHANICAL WORK

All new electrical wiring – completed by licensed electrician and up to code

o Panel was already 200 amps (i.e. upgrade was not needed)

o All new receptacles & switches o All new pot lights & soffit lights

All new plumbing

o Piping, Viessman boiler, radiant in-floor heating (4-zone heating), nest control, hot water tank, and fixtures throughout

o All work completed with licensed plumber and licensed heating contractor

New HRV system and duct work – house originally had hot water baseboard heating (i.e. no original venting)

o Completed by licensed HVAC contractor

New gas fireplace in living room – installed by licensed gas contractor

All new security system wired and ready for camera installation (i.e. hanging wires outside front, back, and sides) Appliances:

All new KitchenAid appliances in main house

All new appliances in the suite

Project Consultation: Richie Huang,

Interior Design: Lucia Wang & Richie Huang,

Contractor: Mr. Huang,

Home Staging: Lucia Wang & Miix Interiors

Handy Dandy Vancouver

BEFORE