Creating beautiful spaces with wonderful people.
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east19th
Full gut re-model of a 35-year home.
![East 19th Avenue](https://static.wixstatic.com/media/4de965_d8ae842027a7478e9a1070147c098a6ef001.jpg/v1/fill/w_1280,h_720,enc_auto/file.jpeg 1x, https://static.wixstatic.com/media/4de965_d8ae842027a7478e9a1070147c098a6ef001.jpg/v1/fill/w_2560,h_1440,enc_auto/file.jpeg 2x)
East 19th Avenue
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
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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
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