Navigating the Maze: Planning and Permits for Our Home Renovation

The next step to transforming our living space was the initial hurdle that many homeowners face – the need for planning and permitting. It was now time to move from “pinning” our inspiration to planning the project.

Recognizing the significance of moving load-bearing walls, we brought on an architectural engineer. He provided us with detailed architectural plans and outlined where beams and columns needed to be placed in the house.

Collaborating closely with Fred, our talented cabinetry craftsman known as "The Belgian Guy," we drew out the current layout of the entire house. With these measurements, we worked together to create a new floor plan. Our submission to the permit department included our existing floor plans, the proposed alterations, and the plans by the architectural engineer.

As the bureaucratic gears turned, we encountered a hiccup. An amendment became necessary due to an unforeseen challenge – the egress window lacked sufficient outside clearance in its initial placement. This required a reevaluation of the entire basement layout to accommodate the necessary adjustments which of course, we reworked and made.

We submitted our plans for the permit in January 2020 and we eagerly awaited approval. By the second week of March 2020, the green light arrived and we could begin our renovation adventure. Swiftly transitioning into a rental property, we wasted no time, ordering a dumpster and starting our demo.

Let's dive into the main floor layout. As you entered, the front door led to a living room with a fireplace and stairs going up. In the living room, there were two doors – one to a breakfast nook and another to the dining room. You could also access the breakfast nook from the dining room. Once in the nook, you had options – head to the basement through one door or continue straight into a galley kitchen. At the back of the kitchen, there was a two-piece bathroom with a pantry inside (you could have easily snacked on cereal while doing your thing!). Completing the layout, you accessed the backyard and a balcony from the back of the kitchen.

Dining Room & Load Bearing Wall

Kitchen Dining Nook

Pantry in Bathroom.

Galley Kitchen

Now, for the changes. We aimed to remove the load-bearing wall between the kitchen/nook and the dining room. In its place, we introduced a large island, connecting the kitchen and dining areas. Towards the back of the kitchen, a mudroom was added, enhancing functionality. The bathroom was downsized, and a discreet pantry door in the mudroom allowed for easy access. These alterations not only refreshed the look but also made it much more functional.

Now for the upstairs. Going up the stairs, you encounter two front-of-house facing bedrooms – a modest 8x8 space suitable for an office or nursery and a larger room, designated as Felipe's room. Moving to the rear of the house, you find a sizable master bedroom and a smaller adjacent bedroom. Connecting these spaces was a hallway, off of which was a three-piece bathroom.

Bedroom To Be Master Bath

Master Bedroom

Felipe’s Room

Hallway

In terms of our planned changes, the small office/nursery underwent minimal alterations, receiving a fresh coat of paint, refinished flooring, and updated lighting. For Felipe's room, we aimed to close off the existing closet along the shared wall with the master, allowing for an expansive wall of closets in the master bedroom. We planned to add closets on the adjacent wall in his bedroom.

Within the hallway, our modifications involved demolishing the existing bathroom and a portion of the wall in the small bedroom at the rear of the house. This restructuring facilitated the creation of two bathrooms – one accessible at the top of the stairs and another directly linked to the master bedroom. In the master bedroom, our vision included installing a wall of closets, closing off the original hallway, and removing a hallway wall to establish an ensuite. This plan provided ample space for a water closet, shower, claw foot tub, and a dual sink vanity.

Finally, let's explore the basement. Descending the stairs from the breakfast nook, we found an entirely unfinished space housing an old fuel oil tank, a radiator, a water heater, and a washer-dryer. Additionally, there was an exterior door providing direct access to the backyard, and a distinctive feature near the door we couldn’t ignore – the "Pittsburgh Potty".

Our plans for this space were ambitious as our vision encompassed adding a living room, relocating the furnace beneath the stairs, incorporating a built-in office area, constructing a wet bar, introducing a bedroom, bathroom, laundry room, and utility closet – all within a modest 800 square feet.

In our next blog, we’ll go headfirst into our demo!