New Roof For Berrybrier + a Dormer!

Even before I bought Berrybrier, I knew the house needed a new roof. The listing actually mentioned this and – despite not seeing any leaks after a strong rain during escrow – it clearly needed to go. It was a hot mess of a roof in a city where waterproofed roofs are pretty dang critical. This was no DIY project my friends. It was time to bring in the professionals!Berrybrier | Roof.jpg

Although it’s not currently in vogue, I knew I wanted to replace the roof with another light colored shingle roof. The Portland summer sun is hot, hot, hot! When it bakes down on the house the upper floor becomes an oven of trapped heat. The lower level of the house manages to stay cool if it’s just a single hot day or even two hot days in a row, but any more than that and the house gets sweltering. A light colored roof can do wonders in keeping a house cooler. I picked Owen’s Corning’s Sierra Grey which I knew would go well with the exterior paint color I had in mind.

There was one other thing that I wanted to do when I replaced the roof though: add a dormer. The layout of the upstairs bedrooms with the stairwell made the house a perfect candidate for a dormer right at the top of the stairs. You see, when you walk up the stairs at Berrybrier there’s a large landing between the two bedrooms and across the landing from the stairs is a little door to a storage space. You can see the little crawl space door at the top here.

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Well a simple dormer added at the location of this crawl space could launch a huge amount of potential for Berrybrier. Adding a room in this space with a window would also allow more light into the stairwell. The future potential though is huge. A bathroom at this location would not only add incredible convenience to the upper floor bedrooms, but it would also turn this house into a 3 bedroom 2.5 bathroom house effectively doubling its value from my purchase price. Equity, baby! It’s important!Berrybrier | Crawl Space

I went about interviewing roofers shortly after I bought the house and trying to draw up plans for a dormer to get approved by the city development department. That was stressful! And then there was the whole manner of finding someone who could build the dormer too. A couple weeks into my search I mentioned my need for a roofer to Erik from next door who – of course – had a guy. A few days later Rigo was at my house and he said he could build the dormer too. Woohoo!

After inspecting the roof, Rigo was able to tell me that it had the original cedar shingle roof below two layers of asphalt shingles. This meant, I needed a complete tear off of all three layers of roofing and a new layer of plywood sheathing before the new roof went on. Of course, this is about triple the work of adding a new asphalt single roof and thus about triple the cost. Oh the joys of homeownership!

Berrybrier | Roof Shot

Off to the computer I went drawing up plans for a dormer addition. It took me about a week of a couple hours work after my 9-5 job to complete the plans. I was able to go to the Portland Development Bureau’s homeowners’ night and get my drawings looked at after working hours. It’s a busy Thursday night at homeowners’ night and after waiting two hours I thought I would have to go home without a permit. Luckily, they squeezed me in right at the end and approved my plans quite quickly! Even better, Rigo and his crew were able to start work the same week I finally got permits for the addition of the dormer!

The first thing they did was rip off the entire roof! It was the very bitter end of last September at this point, but 2017 was a hot, dry summer and we managed to avoid any rain. I know, hard to believe it’s Portland, right? They spent about just a couple of days with a crew of 4 or 5 guys to rip off all three layers of roofing. The sheathing then took another couple of days. They layered waterproofing over the sheathing very quickly. They split the roof side by side and did demo, sheathing, and waterproofing on one side before moving to the other. This kept an assurance that just in case it did rain my house wouldn’t end up flooded! I wish I’d gotten a picture of this crazytown Frankenstein roof, but the guys did it so quickly while I was at work a basically blinked and missed it!

They did all of this work on the roof in the existing plane of the roof before on Saturday October 7th in the morning a crew showed up and cut a GINORMOUS hole in my roof! It was amazing to watch them just take a bunch of saws and just go at it! Here’s all the guys smiling once the hole was complete and they were ready to start the next phase of work.

Berrybrier | Whole in the Roof

Within just a few days, they’d built the shell of the dormer and completed the roof! I was amazed that just four days later the dormer went from a dream and a hole to an entire new room! From the outside, it looked like it belonged. I wanted an addition that looked intentional, like it could have existed from the beginning and this one had that vibe. Sure, it was only a shell that first week – just enough to keep the water out – but it felt right!

One thing I wasn’t in love with though? The dark black roof vents on the opposite side of the roof. They looked jarring against the light grey shingles and stood out way too much for my liking. I asked Rigo about them and he was quick to let me know they also made light grey ones (like were on the old roof) and he could switch them out in a couple of weeks. Yay!Berrybrier | Black Vents

Back to the dormer though! A quick couple days later and the dormer was sided and trimmed out to match the house. The guys finished up work on the interior of the dormer, adding appropriate studs and structural elements. The only remaining item was the window… which was on back order until November of course! Brrrrr! The weather was starting to get cold now and there was still a gaping hole in my house! A normal person would have selected a different window that was more readily available. But not me! See those green aluminum exterior wood interior windows? I was duplicating that in the dormer, no matter what!

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This was a long phase of a crazy looking house, but wrapping up the new roof was a huge relief, despite the $12 grand now missing from my bank account, I felt like I’d really gained a sense of security knowing water wasn’t going to start pouring in one way or another. The dormer came in a 4k plus an almost $500 window. Both were huge investments in the house, the dormer obviously was an optional add, but the pricing felt right and the timing was good to ensure everything was waterproofed together.

Waiting on the window proved to be the most difficult thing due to the weather. The house was freezing! I slept in my sleeping bag in order to stay warm. The house felt like a stranger at this point because so much was going on. See that picture above? The windows were all taped off for painting, the new electrical meter and service had been rewired by the city, everything was happening all at once and boy did I have a thousand things to do! More on that soon…

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Winter is Coming

Oh my goodnesss! My brain is doing cartwheels, you guys. There is SO MUCH to do and SO MANY things to plan. It’s hectic and insane and oh so much fun. So what’s going on at the moment? Just a few things:

  • A new roof is going on and so is a dormer!
  • The exterior of the house is being prepped for painting.
  • We’re redoing the kitchen floors… slowly, but surely!
  • I’m designing the bathroom and getting ready for demo.
  • The garden is being worked on, weeded, and seeded with clover!
  • Electricians are scheduled and I’m selecting new light fixtures where needed.

Whew! I’m exhausted just recounting this. Each of these things has taken a whole bunch of time and planning, thinking and rethinking. I’m just a tad stressed and just a tad tired and just a tad sore, but most importantly I’m happy. The major stress lately, however, has been getting the exterior of the house in shape as soon as I can. Because winter is coming. And although Portland winters are not nearly as bad or as long as those in Westeros, you may have heard the rumor that it rains here.

Well, the rumors are true my friends, it rains here in Portland! Which means the roof issue needed to be addressed first. I spent weeks thinking up a plan and drawing up construction documents in CAD. Luckily the City of Portland has a Homeowner’s Permit Night where you can bring drawings to review with their structural engineers for tips and information as well as get permits during non-business hours. I spent two consecutive Thursdays in those offices the first talking with a structural engineer about how to best support the dormer and the second evening actually getting the permit. In between those two Thursdays I spent many, many hours working in CAD to get my drawings ready for approval. It was a huge relief when they passed and I was able to get my permit! The most frustrating part of the process was the long hours on the computer when I really wanted to be at Berrybrier sledge hammering something.

After my drawings were done and the permit procured, I had to select a roof color so the roofers could begin, but how to select a color for the roof without selecting a color for the house? Well, let’s go back to the pictures of Berrybrier. It’s a bit difficult to see in pictures, but the windows of the house are dark green. On the plus side, a previous owner updated all the windows to double-paned, vinyl-exterior, wood-interior windows which is *almost* what I would have selected myself. If it was me, I’d have selected wood interior and exterior windows. But, alas, what’s done is done and I don’t have to do it! The decision for dark green, vinyl-exterior windows though is a pretty permanent one. As these windows can not be painted, I had to pick a paint color for the siding that would coordinate with dark green.

Berrybrier Before | Land of Laurel

What goes well with dark green windows? White? Hmm… an all white home with green windows would be classic. White siding paired with white trim is also very popular right now. I found this inspiration photo which shows a house with white trim and siding, the windows are dark brown here, but you can easily imagine them as green. You can barely see the roof here, but it looks to be a dark charcoal.

White house and Trim | Land of Laurel

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As classic and lovely as this is, it is very popular. Would I recommend it to a client? Absolutely. But, for myself, I wanted something a bit more exciting. I wanted something happy. A house that makes you smile just walking by it. What is colorful and happy that goes well with green? Coral! And coral is another name for salmon and salmonberries are delicious and the house is already called Berrybrier, so really, could there be anything more perfect? (Did you see how my brain works there?) So! A salmonberry colored house it was. Luckily, I had the perfect inspiration in mind.

Young House Love, my favorite blog, bought a beach house last year and they painted it coral! Their house is too cute and much more charming than Berrybrier, so it’s the perfect inspiration. Their home is in the final stages of a complete renovation (which is incredibly exciting to follow) and it’s just too cute!

Young House Love

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Luckily, they documented their careful color selection process and I followed their journey from paint swatch to paint swatch. They landed on Sherwin Williams 6324 Mellow Coral. I was determined to take this into consideration, but select something different. I pulled a ton of samples from work. At first I thought I’d go much darker, but eventually I came around.

Coral Colors | Land of Laurel

Bold colors tend to look even brighter on larger surfaces, so it’s important to select ones that go much more grey than you’d originally think. I ended up landing on Sherwin Williams 6611 Jovial. I picked up a color test pot at Lowe’s and popped some swatches on the house. Instantly it was bright, happy, and colorful!

Jovial | Land of Laurel

It looked good by the door, bright and happy. It’s always shady here and since this is the main way you get into the house, it’s an important view. Of course, it would look even better if the trim wasn’t filthy dirty!

SW 6611 Jovial | Land of Laurel

Still, I wasn’t sure. What if it was just a tad too bright? I brought in a back up swatch: Young House Love’s Sherwin Williams 6324 Mellow Coral. You can see below it’s just a little duller and a little more grey/brown in tone.

Paint Swatches | Land of Laurel

So although I had a color selected, I did not have the exact color finalized. I’m still debating endlessly. Mellow Coral is safer, it will clearly look bold on the home. Young House Love’s beach house is happy and absolutely colorful. Jovial is happy, just subtly different from Mellow Coral, and just a tad brighter. But is it too bright? What do you think? Which do you prefer? Which would you choose?

Luckily, although I’m stumped on the color for the siding, the color selection for the trim is easy: SW 7012 Creamy. It’s a happy white with a warmer undertone which will brighten nicely against Portland’s often cool grey skies.

And the roof? Also a quick decision! I’m going with a 40 year roof by Owens Corning in the Sierra Grey colorway.

Sierra Grey | Land of Laurel

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This is a nice light grey shingle with plenty of color variation. As Berrybrier has no air conditioning (and as someone who’s never lived in a house with air conditioning I have no plans to add it) I wanted something lighter that would reflect more heat in the summer. Dark colors absorb heat. It’s a basic scientific fact that almost everyone knows. So although dark roofs look fantastic and are extremely popular, I knew it wouldn’t be for me. Something light, bright, with significantly less heat retention would be most important. This picture also from Owen’s Corning shows a look similar to what I’m hoping for with the Sierra Grey. It’s light, but it’s not white and it has plenty of color variation. Decision made!

Sierra Grey | Land of Laurel

Now if only I could be one hundred percent sure about the siding color! Help! What would you pick? Random strangers walking by my house are being accosted for their opinions on paint color and I need yours too!

Paint Swatches | Land of Laurel

Brighter or more subdued?

 

 

 

 

 

Welcome to Berrybrier!

I bought a house! AHHHHHHHHH!! That is the sounds of my brain doing somersaults with my stomach. It’s a lovely feeling. But, truly, this is an incredibly exciting thing I’ve been wanting for a looong time. To have a place of my own feels fantastic! We closed on August 18th and I’ve been up to my ears in dirt, dust, and tools ever since. It’s the best thing ever. I finally feel settled in to my own home and you can bet that I’ll be tearing up DIYing the heck out of this place. In fact, I’ve already gotten started, but before I share that, I’ll give you a look around the place!

This moneypit house is a real fixer-upper and not in a cute Joanna Gains farmhouse-y style. As in, this house needs help. BIG HELP. And I’m here to lend a hand! Pretty much everything needs fixing on this place, and yes I do mean everything. Name something that could need to be repaired on a home and this house needs it. Although to some, that could be completely daunting, I’m just looking forward to many years of projects ahead! Which is excellent considering that’s all I’ll be doing for the next long while.

From the very first moment I saw the first pictures of this house on Redfin, I knew it was my house. I literally gasped aloud and got a strange feeling in my gut. THIS was my house. I knew it. After seven months of looking and putting in offer after offer, I had found the one. It checked all the boxes: pre-1940s, 2+ bedrooms, a big yard, room to grow, good location near shops and restaurants, easy commute, plenty of projects. Y’all are going to think I’m crazy when you get a look at these pictures, but something about this house is just so right. Enough preamble, though! Let’s dive in.

That very first image I ever saw of the house looked something like this one below. Basically, you could tell there was a house and that it was blue, but mostly all you saw was greenery!

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At some point, someone really loved this yard and planted tons of wonderful things like walnut trees, redbuds, hydrangeas, asparagus, mint, dill, parsley, fuschias, roses, etc etc etc. That person has not lived in this house for a loooong time though and in the last many years, this yards have become completely overgrown. It’s a mess! But a glorious mess full of glorious surpises like late blooming Magnolia trees and hidden troves of bricks!

You walk to the front door of the house through the driveway, which isn’t ideal, but I’m unlikely to be able to afford to change that any time soon. So everyone who comes over is greeted by the sight of my lovely garage. Don’t mind the doors. That’s just what they look like when they think they’re “closed.”

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The garage is basically falling down. But don’t worry, it’s not the garage’s fault. The garage has a terrible parasite: poorly planned additions. Yup, that’s right folks, the garage has not one, not two, but three additions! Awww, bless it’s little heart, it is still  hanging in there.

If we walk down the driveway to the back of the house, you get to meet yet another fun add-on: an octagonal deck and it’s multi-material roof. Now this is beauty, ladies and gentleman. Oh and yes, it is also basically falling down.

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Does the above picture confuse  you a little bit? Here, let me help. This should explain things better…

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Still confused? Me too. Let me try to state a few facts to help clarify. The above picture shows two of the garage additions: a workshop and a chicken coop. The structure coming out of the garage is the roof that covers the deck. It’s made of corrugated fiberglass, plywood(??), and a whole lot of screws. The supports for this little DIY roof, descend into the garage and chicken coop roofs, essentially ensuring that all water will collect there and all the things will rot. It’s a fantastic design. Truly, I could not have thought of it myself. The octagonal deck is made of 8 sides of different lengths varying from 15′ to 2′, just because, why not? The stairs of the deck descend into the corner of the garage and end about 4″ from it. As far as I can tell, this is designed specifically so that when you fall down the stairs your skull will crack completely open. That’s just my interpretation though. Also, this deck? Covers seemingly perfect condition original concrete steps. God, I love this house.

On to the backyard. This – and no sarcasm here – is what truly won my heart. This yard is bursting with potential. Potential and a whole lot of berries. On the far right is a huge magnolia tree that provides plenty of shade for a future table and chairs. Beyond that? All berries. Yup that huge mound of greenery is all RASPBERRIES!! AKA the best thing on earth except for chocolate. I spent my time touring this house eating raspberries from the backyard and it was heavenly. I cannot wait until next summer! You can also see a falling down fence, 1940s laundry line, and the huge chicken coop window in this picture. Why your chicken coop needs such a large window is a little beyond me, but I am assuming it’s so your chickens can torture Portland’s raccoons and coyotes.

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Here’s another view of the backyard looking towards the front. Here you see a huge rosemary bush, tons and tons of mint, a redbud tree, some parsley, and plenty of bees & butterflies. It’s really gorgeous if you can get past the flaking paint on the house. Yup the house needs painting. And a roof. Somehow I can afford this? I am surprised too. Luckily the windows are all updated! They’re double-paned which is pretty essential here in the Pacific Northwest. They are dark green vinyl exterior, wood interior windows which although it’s not my first choice, I’m pretty happy to have updated windows. I get to pick a really awesome paint color for the house’s siding to coordinate with the hunter green exterior windows and I can paint the inside any thing I want!

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Let’s go inside shall we? Here is the foyer! I am obsessed with this multi-paneled door. I think it is absolutely gorgeous and just needs to be sanded down and re-stained a darker walnut tone. That will make it look far less orange and 1980s. The foyer is open to the living room. Originally, this part of the house was an exterior porch that was converted into living space in the earlier part of the century. You can see the transition of the flooring. When they enclosed the porch they decided to keep the downward slope of the floor (that all porches have for drainage). That, my friends, is called “character.” The light fixture is kind of hideous, but also weird and beautiful, so I’m keeping it. The opening on the right to the dining room.

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The floors in the house are softwood – fir. They’re gorgeous and miraculously in good shape! The living room is relatively spacious and gets great light through south and west facing windows. The fireplace is an “update” from the 1960s or maybe 1970s. I’ll be completely reworking it down the line, but for now, it’s a functional fireplace! Which means s’mores! And fire! The pyro in me is just too pleased.

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This picture explains some of the flow of the house too. Standing in the corner of the room by the fireplace you can look out of the big front window to the front jungle yard and almost see the front door tucked in the niche in the corner. The dining room opens to the living room and you can almost see it on the right.

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The dining room is a little less bright since it has more northern light, but it’s a great size and fits my round table with room to grow. There is also a closet which we can’t close the door to, because it gets stuck shut. Which it is right now. Stuck shut, I mean. Just add that to my to do list, mmkay, thanks! Shout out to my dad about to walk up the front steps carrying tools though!

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Next you go through this teeny hall that has the basement door on one side and this strange hall to the lower floor bedroom on the other side. This is from the end of the hall looking towards the living room. The ceiling in the hall here drops lower because of the stairs. This lovely accordion door could be closed if you wanted to hide the kitchen from view. But yeah, that door already bit the dust. No thanks, accordion door!

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The weird little hall to the bedroom is kinda gross, but there’s a big closet at the end. This will end up being my closet because there isn’t actually a closet in the lower floor bedroom. PFffft. Closets. Whatever. So last year.

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The lower floor bedroom will end up being my bedroom. The other two I will be renting out. This room has nice high ceilings, picture railing, and northern light (good for sleeping). It also has a 24″ wide door to Portland’s smallest powder room.

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If you ever wanted to wash your hands while peeing, this bathroom is for you. Your knees literally tuck right under the wall mounted sink. In a bathroom this small, you’d better add 1970’s faux-paneling though. That’s the cherry on top. Truly, it’s precious, vct flooring and all. Plus look! The previous owner left us toilet paper.

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Let’s go into the kitchen. Look at these cabinets! The wallpaper! The old cast iron sink! This room is pretty dim from the roof that’s over the back deck, but I have a quick fix for that. It’s called demo. I wanted to try to keep these cabinets, they’re not in bad shape at all! Two weeks into the house, and I’m not positive they’re salvageable though. The flooring in this room though? The exact same as what my Oma had in her kitchen!

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Here’s a shot of the room that helps with layout. I took this standing on the landing of the stairs that lead to the upper level of the house. Look how cute the glass cabinets are though! SO MUCH POTENTIAL!

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This is one of my favorite details of the house. a little paint, a little crown moulding, and these will be cute cute cute!

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But why talk about the cute when we can talk about the ugly? Let’s go into the bathroom! Space planning these bathrooms was an issue. They’re also located in part of the house that was originally the back porch and it’s only about 54″ wide. So clearly you should put a ginormous bathtub in there, slap sheet vinyl on the floor AND the vanity, paint the walls dark magenta, and buy a pink toilet to match. It’s only right!

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Okay, let’s move on. The stairs! They’re not so bad! I mean the railing is black because it’s apparently NEVER been cleaned, but other than that, they’re quite pretty and not super narrow like most added to this era of home.

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The bedrooms on the second level are both under the eaves and just so cute. They both get fantastic light and are super cozy. And by cozy, I mean hot as balls right now, but you get the picture. The plaster is looking not so great on that back wall because someone plastered over wallpaper, because… well I’ve already said it.

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The closets in this room are a little funky, but that’s just vintage. A little rehab-ing and it will be completely adorable. Look at the gorgeous door though! Five panels!!!! I love it, love it, love it. Also the daisy flower heat register? THERE IS NOTHING MORE CHARMING.

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The other bedroom is where I am currently sweating sleeping, because I’ve given the lower floor bedroom to my parents who are helping me jump start the renovations on this place. Yay! Parents! The closet in here is a little more spacious and a little less funky. The room is a sweat sweet blue color that will be great in the fall or whenever Oregon decides to no longer be 100+ degrees. It’s just a tad hot at the moment. But my tried and true method of sleeping with a washcloth full of ice is doing the trick.

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And that’s it! That’s the house! I can’t wait to share all that I’ve been up to in the last few weeks and all that I’ve been dreaming about starting in the months to come. Get ready for oversharing and lots of learning experiences. Like this one for instance: I recently learned that I look like this after spending 3 hours moving bricks in 100° heat.

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I promise, give me a few months and this house will be almost as beautiful as that face. If that’s even possible. And if the spiders I keep finding EVERYWHERE don’t eat me first. Only time will tell!

Oh! And I named the house. Or I named the property. I am a total nerd, but I’ve always loved when people named their homes. This place is officially named Berrybrier. I’ll get into all the reasons later, but a good part of the origin starts with that out of control raspberry bush in the backyard!

So what do you think? Am I totally crazy, in over my head? Probably. Did you buy a fixer upper? Have tips for laying brick patios? What is your house called?