All the resources you need to create your perfect vintage home
From Plants to Furniture, Here are 13 Enclosed Patio Design Ideas to Finish the Space
Don’t miss the Redfin article we were featured in, which includes 13 patio design ideas.
Spring is nearly here which means more time spent outdoors enjoying the green trees and flowering
plants. Whether you have a solarium, sunroom, or enclosed patio, there’s countless ways to finish the
space, from plants to furniture and more. So if you’re planning to enclose the patio in your San Diego,
CA home this spring or are getting ready to add a sunroom to your home in Tampa, FL, there are plenty of
patio design ideas to choose from.
To help you get started, Redfin reached out to us and other experts from across the country to provide
our best advice when completing your indoor-outdoor patio space. Check out what we had to say so you
can begin enjoying the spring weather today!
From Plants to Furniture, Here are 13 Design Ideas to Finish your Enclosed Outdoor Space
If you are preparing to tackle a larger scale project, check out this Queen Anne renovation article.
How to Landmark your historic Home
Historic Home Living
We have always chosen to live in historic homes. We appreciate the history and interesting architecture. Historic homes tend to be located near charming towns and parks, allowing for a very walkable lifestyle. Landmarking our historic home was easy and we learned some interesting facts in the process. Are you curious how to landmark your historic home?
Over the years, we lived in a loft in a 1920’s converted factory (Chicago, IL), a 1920’s brick colonial (Oak Park, IL), a 1920’s Spanish bungalow (Long Beach, CA) and now a late 1800’s Italianate Victorian (Saint Charles, IL).
Our Victorian house has provided a home to many families for over a century. At one point, it was even a two-flat. The previous owner converted the house back to a single family dwelling prior to the time of our purchase. Unfortunately, the many different upgrades resulted in the loss of some of the original features. However, there is so much to love about the house including the 9-foot ceilings, 4 bedrooms, 2.5 baths, some closet space (unusual for the period), a small laundry room on the first floor and pocket doors. We also have a beautiful back porch and patio with an outdoor fireplace.
Living in a Historic District
We love our river front town because of the many beautiful historic buildings. Our town also offers a wonderful History Museum. We chose to landmark our home despite its location and protection as part of an Historic District. There are many landmarked houses in our town and there are several benefits to landmarking. First, it provides protection and makes it difficult for developers to tear down the home and replace it with a mini mansion that might crowd the lot. Old homes tend to add variety and character to a neighborhood that new construction doesn’t typically provide.
In recent years, we have lost several historic homes in our neighborhood to new development. Very sad. One of the houses that we considered purchasing when first choosing to move into our neighborhood was razed to the ground in a single day. We decided not long after this incident that we needed to landmark our own home. It’s not 100% protection, but if the home remains in structurally sound condition, developers will have a tough time knocking it down.
When we recently repainted our home and replaced the porch surfaces and some of the siding, we were able to apply for a facade improvement grant. This helped us cover some of the renovation costs and allowed us to expand the scope of our original project. With some of the siding replaced, we were able to install a Tyvek barrier which has really helped keep the house warmer in our brutal midwest winters.
Landmarking our Home
The process of landmarking varies by city. My hometown is very friendly and supportive. We were provided help with the landmark application and great material recommendations when we completed restoration work on the exterior of our home. Typically you need to provide information regarding the provenance or ownership of the property and house. Highlighting the architectural style and features that contribute to the historic value are important to the landmark application. I have provided the overview for our home at the bottom of this article. We were able to find most of the information which is required in our local library archives and through city fire maps and construction permits.
Some towns can be more limiting. Making landmarking difficult prevents people or scares them from purchasing historic homes. Our experience living in historic homes over the years has been nothing but positive.
Benefits of Landmarking
Owning a historic home allows us to be part of history as we serve as stewards of the Balis house. Receiving a facade grant for exterior restoration work was a benefit and it’s also rewarding to have our home featured on a Historic Museum walking tour. Significant renovations can also qualify a home for an historic tax freeze. We were able to leverage this benefit when we purchased and renovated the Queen Anne Locke-Marchialetti house, next door, converting it from a duplex back into a single family home and updating the kitchen and baths, adding central heating/cooling and landmarking that home as well.
The History of our Home
In 1885, William Balis bought the land from prominent St. Charles lawyer, Judge William D. Barry. Balis built the home on the property for his family. The home remained in the Balis family until 1923.
William Balis constructed our house in the Italianate style, circa 1892. The structure is a clapboard 2-story house that features key Italianate characteristics, including, decorative trim under the cornice, tall narrow windows and a decorated bay window.
Mr. Balis was a developer in the area from 1911 to 1916 and created the William Balis Subdivision, located on West Main St. stretching north to Dean St. There were 19+ acres for future development.
Of note, three families owned the property/home for 110 years of its existence (Barry, Balis and Melson).
Summary provided courtesy of Tom Pretz.
This post contains affiliate links. If you make a purchase, I will receive a small percentage of the seller’s profit at no additional cost to you. Please see my Privacy Policy and Terms of Use for additional information.
Resources
If you would like to landmark your historic home, check out these helpful resource. Please be sure to comment with your questions, tips or experience.
Want to purchase a vacation home? Three points to consider
Searching for a vacation home
So you want to purchase a vacation home? So did we. Shortly after Pat and I married, we purchased our first home. Once we settled in, we began to travel and developed our dream of owning a vacation home. We knew we wanted a waterfront home and since we live nowhere close to an ocean, we focused our search on lakefront property and implemented a serious savings plan .
In the process, we enjoyed many mini-vacations and viewed countless cabins in Michigan, Indiana, and Wisconsin. With each viewing we learned more about what we liked and wanted. We made several offers. Some were not accepted based on price; one could not be formalized due to zoning restrictions that prevented the lot from being subdivided; and another we had to walk away from due to severe mold issues uncovered during the inspection and sellers who were not willing to negotiate.
In the process of our search, we developed a very specific wishlist. The overall goal was a cabin that we could enjoy now, when we started a family, and in the future when we retired. Our desire was a lakefront cabin with a price tag that would not require us to rent it out to help cover expenses. Another requirement was a home located on a lake large enough for a boat to enjoy cocktail cruises and tubing or water-skiing. A home that required serious elbow grease, renovation, and imagination was no problem. The cabin had to be large enough to enjoy time with family and friends, but small enough to minimize cleaning time. It is vacation after all!
Planning to minimize the stress of owning a second home
When we moved to Southern California, we had to take a break from our vacation home dreams. However, we couldn’t escape our longing for open space, forest, and a lakefront paradise. When the opportunity to move back to the mid-west arose, we jumped on it and rekindled our search effort to finally make our cabin dream a reality. Because of our efforts in identifying the type of vacation home situation that would work for us, we have had absolutely no regrets and love every minute we spend in our peaceful oasis.
If you are considering the purchase of a second home, here are some critical points you must consider before taking the plunge . We have watched others rush at the opportunity to purchase vacation homes, only to create unnecessary stress and financial uncertainty in their lives. I hope this information helps you fulfill your vacation dreams. Owning a second home is not for everyone. It can limit the opportunity to visit new destinations.
This post contains affiliate links. If you make a purchase, I will receive a small percentage of the seller’s profit at no additional cost to you. Please see my Privacy Policy and Terms of Use for additional information.
Why are you purchasing a vacation home?
A brutally honest answer to this question is critical to your happiness. There will be unexpected expenses and surprises along the way, so you must be 100% committed to your decision. In most cases, it’s not easy to quickly turn-around vacation properties if you have a change of heart.
Are you buying the home to enjoy personally? If so, what is important to you? Do you want a large lot to feel isolated from the busy world, do you want a big fireplace to relax with a good book or a challenging game, do you want a gourmet kitchen for fabulous vacation dinners after a busy day hiking or fishing? Will you need to rent the home in order to cover expenses?
If you are buying the property as an investment, you need to understand what renters want in a property, the rental market, and competition. You also need to consider who will manage and maintain the property. This is especially important if you are not nearby and can add significantly to your monthly expenses.
Location! Location! Location!
What types of activities are you hoping to enjoy during your visits to your vacation home? Whether mountains, ocean, forests, or lakes, spend time in the area to get to know local amenities and culture before making a significant commitment. Are restaurants and grocery stores readily available? Is adequate medical care available? Is the drive or travel from your primary residence manageable? It might be fun to have a 5-hour drive initially, but this may prevent weekend use and can become tiresome over the years.
If you plan to rent the property, location becomes even more important. What is paradise to you, may not be paradise to others. Is there a reasonable pool of renters and what brings renters to the area?
Remember! You can upgrade or even rebuild the home, but you can’t change the location.
The Budget-Patience-Creativity Equation
We were lucky enough to find a foreclosed property. These properties may end up with several offers, as was the case with ours. In the end, we offered list price (appraised value) and waived all inspection contingencies. Yep! Lost some sleep on this! In the end, our bid was the one accepted out of ten on the table.
Here’s the important lesson……we put down the minimum earnest money upon acceptance and proceeded with a home inspection anyway. There weren’t any glaring issues during the viewings, so we figured that worst case, we would lose a couple of thousand of dollars if we backed out of the offer. Seriously worth it after our lengthy search……this was the perfect cabin for us. The inspection gave us comfort that there were small, manageable projects we needed to take care of right away and the gave us a list of projects to consider in the longer term.
While this strategy worked for us, I highly recommend you work with an experienced real estate attorney prior to submitting an offer or certainly before signing a purchase contract. If you are flexible, you will have more choices. Keep in mind, this is a rental or secondary home, so the baths and kitchen don’t have to be perfect on move in day. Be patient, speaking from experience, it is nearly impossible to find the perfect property.
Be sure to budget for projects.
It is hard to believe, but this fall we will celebrate our 11-year anniversary of owning our piece of paradise. The first project was to stabilize the old boat house. Then we moved onto replacing a couple of picture windows and remodeled the nasty bathroom with the moldy window in the shower. In the short-term, we hid the horrid window behind a really cute shower curtain. Next, we added an entry way with storage, installed new entry doors, and replaced the linoleum kitchen floor with slate. Recently, we changed the interior door knobs after one broke and the kids were stuck in the bunk room.
We still have a list of projects, including settling on a fun name for our cabin and installing a sign at the end of the drive. ‘Flying Squirrel Tree House at Pine Knot’ is under consideration . We want make sure we tackle the list slowly to minimize the impact on our budget and stress level…..this is a vacation home.
I hope you found these tips helpful. Please comment if you are considering the purchase of a second home. What keeps you up at night? If you have a second home, do you have any tips to share? Again, it is your responsibility to work with an experienced real estate attorney. They will help review offers and purchase contracts to protect you from unexpected expenses and obligations.
REPAIR PLASTER WALLS OR REPLACE WITH NEW DRYWALL?
Plaster in Historic Homes
The evaluation of historic homes for rehab potential is a complex process and many questions come to mind. One of our key questions is “Are the walls and ceilings original lath and plaster or are they drywall?”. We prefer original lath and plaster instead of the more common dry-wall option.
During a historical renovation timing is often critical and the rehabber makes a hasty decision to demolish all existing lath and plaster walls and ceilings. The main advantage is free access to all mechanicals. In review, this is definitely one of the upsides to the drywall option, but, there are also drawbacks to this approach. In our renovation projects, we take care to maintain original wood lath and plaster wherever we can. We demolish original lath and plaster in isolated areas to gain access to mechanicals. Additionally , we remove walls when changing the existing lay-out of the space. You can see an example in this Victorian master bath renovation. Finally, in a cases where plaster repair is difficult (ie most commonly large areas where plaster has detached from the lathe and is flexing under pressure), we may lean towards demolition.
Plaster walls versus drywall: Benefits of Plaster
Our preference towards original lathe and plaster is based upon the below, perceived benefits:
- Increased life and longevity
- Improved sound insulation properties
- Improved thermal insulation properties
- Increased fire retardancy
- Increased air circulation and resistance to mold
- Maintenance of original character and wall/ceiling texture
- Increased likelihood of original moldings
- Tell-tale signs of original fixtures
- Reduced risk of lead based paint exposure
Plaster Installation and Repair – a lost art
A quick scan of your local yellow pages will offer proof that plastering has become a lost art. Above all, this results from the wide-scale utilization of drywall in both new construction and remodeling. As the expense of plaster artisans is high, a common misconception has developed that plaster repair is difficult and expensive. In actuality many of the common plaster repairs are both simple and inexpensive and require only a bit of time and patience. Some of the most common and easily repairable plaster issues include:
- Cracks
- Holes
- Delamination of finish coat
- Uneven wall surfaces
- Localized delamination from lathe
This post contains affiliate links. If you make a purchase, I will receive a small percentage of the seller’s profit at no additional cost to you. Please see my Privacy Policy and Terms of Use for additional information.
How to Repair Cracks in Plaster
Of these challenges, simple cracking is by far the most common and aesthetically disturbing issue. Simple cracking often leads to the decision to demolish in lieu of repair. In actuality, cracks are the simplest plaster repair and we make repairs very economically, with a bit of sweat equity. The repair itself requires very simple supplies:
- Box of gypsum or lime plaster (we prefer lime plaster for local repairs, as it sets up a bit slower than gypsum plaster and is more forgiving)
- Painter’s tool with a crack widener (ie pointy/sharpened end on one side of the tool)
- Clean joint compound knife
The actual process for repairing a cracked plaster wall follows:
- Step 1: Open up the crack to an ~1/8” notch with the crack widener section of your painting tool.
- Step 2: Bevel the back side of your notch (typically half the thickness of the adjoining plaster). The crack widener of your painting tool will work. However, we have found that the pointy end of a can opener is ideal for this process. Beveling will create a key way and will prevent your repair from popping and reduce the likelihood of future cracking.
- Step 3: Apply the first coat of plaster. Press securely into both the lath and the key way notch in the adjoining plaster. Recess the first coat ~ 1/16”-1/8” below the adjoining wall surfaces. The longer the drying process for the first coat, the better (we normally allow at least a week). Do not be concerned is cracks appear in the first coat as this can happen, especially for wide/deep repairs.
- Step 4: Apply the finish coat. Scrape/wipe clean and level with the adjoining wall, using the clean joint compound knife. Minimize sanding, as plaster is very hard and the process is time consuming. Also, it is more difficult to match texture after sanding.
- Step 5: Rub/dab the repair with cloth, while still tacky. Try different types of cloth (ie from cotton to burlap), to match the surrounding texture. Test different options to find the best match before starting your repairs.
Replacing removed fixtures
While inspecting original lath and plaster walls for damage, we are also closely inspecting for tell-tale signs of previous repairs. We look for square, rectangular, or round shadows on the wall/ceiling as these often indicate an original detail/fixture which has been removed and covered up. One of the most common “cover-ups” in a historical home is the removal of wall sconces. Tell-tale signs of these “cover-ups” often provide the opportunity to restore hidden, original features during your renovation project.
Plaster walls versus drywall?
With a bit of up-front planning and care that it is possible to salvage many original lath and plaster walls. A bit of sweat equity in this area can save the major expense of dry walling large areas. It is also a great way to maintain the original character of your historical sanctuary.
Preserving a historic mansion: The one that got away
The Raymond Judd Mansion is the only example of Mission Style architecture in Saint Charles, Il. This property is the subject of continuous debate, and has been for many years. A number of projects have attempted to demolish the mansion to develop the surrounding property. Check out our journey as we considered preserving this historic mansion.
History of the Judd Mansion
F.P. Haviland commissioned the mansion in approximately 1900 and Raymond Judd purchased the property in 1902. Raymond Judd earned his fortune as one of America’s prominent livestock dealers in the region and the property was occupied by his family until his death in 1931.
After his death, a nursing home purchased the property in the 1940’s. A single family returned the property to residential status in the 1970’s. The home found a new purpose in 2002 when a church purchased and rezoned it as a place of worship.
Sold again in 2006 the mansion became the centerpiece of a development project that fell victim to the Great Recession. Unfortunately, controversy again swirled when the developers removed century-old oak trees to make way for planned townhouses. The developers were eventually able to complete only one of the townhomes before the project failed. This structure was located on the northeast corner of the property and resulted in the demolition of the original garage.
Throughout all of these conversions the property maintained much of its original grandeur. However, the developers had sadly removed several of the original light fixtures during the 2006 townhouse development project.
Considering a restoration of the Judd Mansion
After moving to Saint Charles in 2007, we became involved in Preservation Partners of the Fox Valley and learned about the controversy and demolition risk the property faced. We began to keep a close eye on the house and watched as it continued to deteriorate. It sadly sat on the real estate market with no potential interest.
The bank relisted in July 2012 with a price of $599,000. The price fluctuated, but, a developer made an offer in late 2013. The City did not approve the demolition of the landmark building to make way for new construction and the listing was reactivated.
We have tackled renovation projects in the past. With the magnitude of this project greatly exceeding anything we tackled in the past, we decided to take a closer look. The property encompassed nearly a full city block. The house comprised four levels of living space, including the large basement.
Viewing the Property
The first step in our evaluation was to visit the property with our real estate broker. In touring the house, the extent of the deterioration and lack of environmental temperature and humidity control was evident. Plaster was falling in some places and paint was peeling everywhere. A beautiful home with many original features intact, we determined it was suitable for a restoration.
Highlights included an imposing brick and stone exterior with intricately carved wood accents, huge custom windows allowing for natural light throughout, four wood-burning fireplaces, an expansive formal dining room, mission style quarter-sawn oak trim and built-ins, wood flooring throughout, a central and open staircase, five large bedrooms on the second floor (two with fireplaces) and a third floor entertaining space. Reportedly, the basement was one of the first poured concrete foundations in the area with ceiling heights of at least 9 feet and presented the ultimate opportunity to create a Mancave!
Exterior
First Floor
Second Floor
Third Floor
Basement
Home Inspection and Construction Estimates
We have always conducted a home inspection before purchasing a property, but, typically after making an offer. However, we determined early on that this project was going to require extra due diligence prior to making an offer. We organized a formal home inspection and invited several contractors to make recommendations and provide quotes. Taking this approach we were fortunate to gain an understanding of estimated renovation costs prior to moving forward.
Best case scenario, we faced a budget $300,000 – $400,000 for all of the interior and exterior work. Landscaping and the construction of a new garage were not part of this estimate. Preserving a historic mansion is not for the faint of heart.
Trying to Make the Numbers Work
We researched comparable listings, but our analysis was quite complicated. After extensive investigation, we determined that a likely sales price after purchase and renovations could range from $800,000 – $1,000,000. Complicating a future sale were the size of the property and location on a busy street. To make this even reasonable to consider, it would have to become our primary residence versus a flip-investment project.
Working back, we came up with a maximum purchase price of $400,00 – $450,000. The primary challenge to make this project feasible was the listing price. The price dropped from a high of $699,000 to $570,000, ‘as is’ condition and was a rough price point to start out the project. Another challenge was the continued interest of development companies to further pursue townhouse development.
We knew that our success in negotiation boiled down to our ability to convince the city to preserve the property rather than allowing subdivision for townhouse development. The next steps included a meeting with the selling agent and the bank who owned the foreclosed property. At the time, the seller was not willing to accept our offer price.
How the Judd Mansion Got Away from Us
After several months of investigation and a fairly extensive lobbying effort to convince all parties that the best alternative was to preserve the Judd Mansion as a single family residence, we lost our battle. The City Counsel made the decision to allow zoning for the “highest and best use”. This translated into the conversion of the existing structure into a four unit apartment complex and the development of the rest of the property into five additional town-house structure (as previously approved in 2006).
In the end, a developer purchased the property for $465,00. The silver lining….despite much pressure from local developers to allow demolition, the City Council decision saved the Judd mansion allowing the conversion into four, two-story apartments.
The negative, we lost the opportunity to pursue one of our most challenging rehab projects to date and to live in a piece of local history and our ultimate vintage home sanctuary. When driving by the property, as it sits today, we continue to have bitter-sweet feelings about the compromises required and regret that we didn’t work harder to have the opportunity of preserving a historic mansion.
If you liked this story about our interest in preserving a historic mansion, be sure the check out the story of the Queen Anne house we were able to renovate.
Renovate a Master Bath in a Historic Home
The challenges of creating a master bath in a historic home
Renovate a master bath in a historic home to make it more appealing for today’s lifestyle. The unique and timeless features of historic homes are attractive to many buyers. There are a couple of common challenges discouraging many buyers from purchasing a historic sanctuary. Two of the most common challenges are:
- Lack of master bath/master suite
- Limited closet space.
Renovation of historic spaces can offer unique solutions to these challenges, without sacrificing the character of the overall space.
Rethink space to create a master bath
Master bath additions often utilize space from adjacent bedrooms or oddly arranged closets which are typical in historic homes. In some homes, conversion of available attic space can also provide an excellent opportunity to add baths or storage space. Finally, previous renovations that are not as functional or period-appropriate as possible or desired can also offer an opportunity. If a master bath is a priority in your historic home, outlining potential solutions is critical prior to your purchase. Don’t be afraid of moving plumbing or walls. You can do it. If you can negotiate a favorable price or have built equity in your current home you can have the master bath of your dreams. These are worthwhile investments that will make your home more livable and marketable when it comes time for a change.
Moving walls and plumbing to create a master bath oasis
During renovation of the Locke-Marchialetti House (1898 Queen Anne) we had the opportunity to create a master suite. Prior to purchasing the “House Next Door”, options to convert the two-flat back to a single family residence were evaluated. Conversion of the home to a two-flat, required the addition of a kitchen area on the second level.
In converting the house back to a single-family residence, an early decision was was to repurpose the kitchen area. Investigating local records did not help identify the original use of the space. However, it did appear that the space was original to the house. The room was rectangular in shape and may have been used as a bedroom. Multiple windows and excellent sun-light would have made the space an excellent sitting area or sun-room.
How to tackle redesigning a floor plan for a master bath addition in a historic home
To assist in the decision as to how to best utilize the space, we made a simple pencil drawing of the room and adjacent spaces, including rough dimensions and the location of any mechanicals. The drawing identified that both water and sewer were already routed through an adjoining wall, to support the existing up-stairs bathroom. We also determined that the space shared a common wall with the largest upstairs bedroom. Finally, we determined that bedroom access could be made through an existing closet with limited loss of space, as the result of an awkward lay-out in the existing closet.
The space was perfect for a large Master Bathroom. We created access through the existing closet by splitting the closet into two separate (and accessible) closet spaces, flanking the Master Bath entry. With a bit of luck we also located extra original doors and trim in the attic, which allowed us to match to the original finishes.
We chose a bathroom design to highlight the excellent natural light which entered the space, with liberal use of Carerra marble tile and slab. In the final design of the Master Bath, we included a sink/vanity, which we constructed from a period antique dresser. We also chose to install a walk in shower in lieu of a bath tub, but, did design in the space to add a claw-foot tub, as desired by future residents.
The Locke-Marchialetti House master bath addition was a huge selling point to both families who have purchased the space since renovation. Re-purposing space allowed for a perfect master bedroom and bath sanctuary for today, over 120 years after original construction.
Inspired to renovate a master bath in a historic home? See how this renovation inspired another historic bathroom update.
Renovating a Historic Queen Anne
Opportunity to renovate a historic Queen Anne house
Upon returning from our Wisconsin fishing season opener in May 2015, we learned that the house next door was being sold. Pat and Terry had lived in the house for several decades and were the neighborhood celebrities (Netflix movie Secret Love). With health concerns, Pat and Terry decided to move to a local Senior Citizen community. We were sad to see our neighbors leaving as they were an anchor to our community. Our son also adored talking to them about baseball and their travels. However, we looked forward to renovating a historic Queen Anne Victorian house, in the process.
Our home resides in the historic district in Saint Charles, IL. This area is attractive to developers due to its proximity to downtown, Pottawattamie Park and highly rated schools. It also boasts large lots and a great local community. We were concerned about the possibility of the sale and demolition of the 1898 Queen Anne, in favor of new construction. Another concern was its further development as a rental (as it had already been converted to a two-flat several year ago). As a result of these concerns, we joined our neighbors across the street in purchasing the house. The intent of this partnership was to restore the house to a single family residence. We also intended to register it as a historical home to protect it from these possibilities in the future.
Beautiful original features
The Locke-Marchialette House was built on a subdivision of the parcel originally belonging to our house (Balis House- 1892 Italianate). In researching the history of the home, we learned that the Marchialette family owned the local lumber company/mill. With this history of the original owners, it was no surprise that for the style and location of the house, the interior woodwork and details were quite extravagant and unique for the area. Pat and Terry truly loved this house and were excellent stewards of the unique architectural details.
Even during the conversion of the upstairs to a two-flat, care was taken to conserve the original details. Highlights included fully pearled door and window moldings, original pine planked floors in the living areas, maple floors in the kitchen, candy striped maple/mahogany floors in the formal dining room and original doors, windows, hardware and stained glass throughout the house.
Renovating a historic Queen Anne House
Main priorities in the renovation included:
- Re-opening of the main entry and stairwell as the primary access to the residence
- Removal of the external stair case and door accessing the up-stairs unit of the two-flat
- the conversion of the up-stairs kitchenette to a master bathroom (ensuite)
- the installation of Central AC
- the gut remodel of the kitchen
- the upgrade of the two existing bathrooms
- the conversion of the enclosed porch to a breakfast room off the kitchen
We did not remove the vinyl siding and refurbish the original external wood siding. Nor did we pursue the conversion of an expansive attic space into additional living area. Both of these ideas were on the list of potential projects.
A rewarding renovation experience
As with most restoration projects, we did experience a number of surprises, along the way. In the case of the Locke-Marchialette House, all surprises were positive experiences (which is not so common). The most exciting surprise was our discovery of a time capsule, left by the original owners, when demolishing an old coal shoot to expand the kitchen entry way. We gifted most of the objects which we discovered in the house’s time-capsule to the current owners and they are proudly displayed as a part of the home’s history. We donated the balance of the items to our local history museum.
In the end, we completed our renovation of a historic Queen Anne and the landmarking of the Locke- Marchialette house on time and largely on budget. Although the project was not a big money maker for us or our partners, we successfully secured a piece of local history. We also have the opportunity to enjoy the fruits of our labor when we look at this house from our kitchen window, as we drink our coffee each morning. Two different families have called this sanctuary home, since we completed the restoration. We hope that many more families will grace the halls of this beauty in future years.
Buying a Waterfront Second Home in Another State
Soon after making the Chicago area home, my dream of buying a waterfront second home became a top priority. As and avid fisherman and professional who has a difficult time winding down (even on vacation), a place of my own on the water has been one of the best investments that I have made.
Outlining priorities for your waterfront second home search
In this case, location, the lot and surrounding area were the most important factors in deciding which property to purchase. Our must haves included:
- a wooded lot with some seclusion
- a minimum of 100′ water frontage
- a clear and deep lake with a sandy bottom
- a mid- to large-sized lake (targeted 400 acres) for motorized activities.
We also targeted a property within a 3-hour drive of our home. We hoped to find a vintage cabin built circa 1960’s or earlier, but this was a secondary consideration. Our budget was $200,000 to $250,000.
Sounds simple in theory. In the end this was a difficult task, especially when searching for a waterfront, second home in another state. We spent many weekends and vacation days search for and visiting cabins in Michigan, Illinois, Indiana and Wisconsin. The most important recommendation I have for you in your own vacation home search is to:
- understand what is important to you
- prioritize your needs
- have a firm understanding of what features are a ‘must have’ and where you are willing to compromise.
It is also important to select a real estate agent who is clear on your priorities and respects your needs and wishes. Years could have been shaved years off of our search if we completed a checklist, like the one provided, prior to working with an agent and visiting properties. This list will certain evolve as you progress with your search, but I certainly recommend you start here as you begin with your efforts.
Making sure you stick to your search priorities
After many years of searching for our waterfront dream property, we became impatient and nearly compromised our priorities by selecting a vacation home based on the cabin itself and not on the waterfront setting. From the 1930’s to the 1960’s Trump Lake Lodge was a thriving summer camp for boys aged 7-17. The main lodge was on a 110 foot waterfront lot and was of log construction. It boasted a large great room with an imposing field stone fireplace. The other highlight was the largely original kitchen. Specific features included an intact wood-burning commercial oven, floor mixer and slide through dish washing line. The lodge maintained many original features. It was also in need of some fairly significant repairs including a new roof and external log restoration.
We were within a week of making an offer on the Trump Lake Lodge. This purchase would have been a mistake and major compromise of our priorities. Although we made the right decision, I do regret not taking on this project. The lodge itself was definitely a masterpiece to protect for future generations.
Finding our perfect waterfront second home
With a stroke of luck, our current cabin came on the market just prior to us making an offer on Trump Lake Lodge. Blue Lake, located in Minocqua, WI is a 441 acre lake. It has a maximum depth of 49 feet and a predominantly sandy bottom. Blue Lake is spring fed with unmatched water clarity. It is also one of a select few lakes in Wisconsin with no public access. This keeps boat traffic manageable even during the busiest summer holiday weekends. The lake boasts trophy small mouth bass fishing and a recently reinvigorated population of walleye.
We found Lake Link to be an excellent resource during our search for the perfect waterfront vacation home. Blue Lake was certainly high on or wish list. My wife was very familiar with the area. Her Aunt and Uncle owned a lakefront cabin in Minocqua for over 40-years. While we loved the lake and area, the challenge with Blue Lake was the high price point. It was unusual for home to become available for under $300,000.
The property we purchased was a foreclosure requiring some risk and updating. We drove up to view the property and submitted an offer within three days of seeing the listing. The circa 1950’s cabin is 1150 square feet. It has three bedrooms with one bath, boasting a ledge stone fireplace and original wood flooring and pine paneling throughout. The other big upgrade on our original list of priorities was an over the water boathouse. Several local construction experts told us the boathouse was in tear-down condition. That being said, we were determined and were able to undertake a boathouse renovation project to return it to its former glory.
Investing in a second home
We have learned an important lesson fromn several of our past home purchases of historic homes. Sweat equity is more often that not the key to a good, long-term investment. Our cabin is a prime example of this. To date, we have completed the following projects:
- boathouse restoration
- mud-room addition
- exterior re-model
- gut renovation of bathroom.
Remaining projects on the horizon include:
- kitchen upgrade.
- garage addition with second level guest accommodations.
Love our vacation paradise and plan to spend summers in Northern Wisconsin in retirement. We have certainly done a lot of work one Blue Lake. We have also enjoyed a fair bit of rest and relaxation (and a few fish). Most importantly we have experienced some great times and have created lasting memories with family and friends.
Restoration of a Northwoods Boathouse
Our Northwoods Boathouse
When we purchased our vacation home we knew the first project we had to tackle was stabilizing the boathouse. The cabin was built in the mid-1950’s and the boathouse was raised not long after the construction of the cabin. The boathouse was definitely a major bonus on our list of desired cabin features and certainly something we weren’t expecting. The state of Wisconsin no longer allows the construction of over-the-water boathouses. Even renovation of the existing structure was tricky. Supper clubs and boat houses….you know you are in Wisconsin.
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Renovating our Wisconsin Northwoods Boathouse
My approach to a given project is normally more do-it-yourself but in the case of our boathouse, professional experience and skill was definitely a pre-requisite to success. Our boathouse renovation benefited from professional support to help to manage the permitting with the city, county, and Department of Natural Resources. Also, several of the local experts advised that the boat house was not salvageable, so, our initial research was extensive. It is nearly impossible to tackle or coordinate these efforts when you work full-time and live in a different state. Our contractor did a fantastic job negotiating the requisite permits, to complete the project within allowed budgetary guidelines. He also successfully refurbished the delicate structure, preventing it from falling into the lake (as many of the experts had warned).
Freeze-thaw cycles , over the years, had really done a number on the poor old boathouse. It was significantly off of level and appeared so unstable the we were afraid to let anyone walk on the roof deck. The plan called for the contractors to detach the back wall, which was anchored on-shore, while everything else was supported by pilings in the lake bed. Once we detached the back wall , the sand around the pilings was air jetted to sink the boathouse and re-create level. We used the trees in the area as anchors to stabilize the boat house as it was repaired. After leveling, we installed bracing to minimize movement and shifting of the structure.
The scary before. This was a great time to be in another state. I would have held my breath for hours on end.
Strengthened back wall and braces and side wall.
Working with DNR regulations
One of the main constraints that we faced in this project was that the The Department of Natural Resources limited the amount of money which we could invest in an over-the-water boathouse renovation. A reworking of existing material, wherever possible, was key to our success as only a small percentage of the appraised value was allowed for the renovation budget. This enabled us to allocate the allowed money for the critical materials and labor. We removed the entry door and garage doors and painted them off-site. Money saved! We also salvaged the railing, adding additional brackets to ensure it would not collapse with weight against it. Finally we refurbished all original siding, windows and trim on-site. Once the spring thaw arrived, we coordinate the delivery of all doors and applied the finishing touch…..a fresh coat of red stain to match the original color. Per the recommendations of our expert, we obtained a separate permit for all accompanying work that was accomplished on shore so that this did not impact our over-the-water expenditures.
Several dock pilings had to be replaced. Repainted garage doors look great!
Renovated Northwoods Boathouse
Here are the after pictures. The boathouse looks fantastic and the flags add a nice finishing touch. I’m in the market for some fun flags to rotate for special occasions. First on the list…. a pirate flag. Then maybe a mermaid flag. The rooftop deck is a wonderful place to unwind after a busy day on and in the water. Fishing off the deck is pretty good too. Nice bass! This project was such a great investment in our family. I can’t tell you how many hours we have spent on the dock and boathouse telling stories and spending great family time together. No electronics, just fresh air, family, and friends. Life is good!
P. S. We have also found that the bats love our boathouse and they do a great job of keeping the mosquitos away, at night. We do have to take care in using light up bobbers, though.
Maintenance
To keep our Northwoods boathouse in good condition for years to come, preventative maintenance is on our annual calendar. First and foremost, we invested in a de-icer/water circulator system which helps to keep the water surrounding the pilings open, for the majority of the winter. The Aerator is on a timer and we have contracted a local landscaper to come every other week to make fine adjustments to the timer to keep the water open all winter long. We also have plans to re-jet the pilings and level the boat house every fifth year so that we do not jeopardize this Blue Lake gem for the future.
The renovated boathouse looks fantastic!
The best place to relax after a busy day of fishing, swimming, and kayaking. Paradise!
The boathouse dock sees an endless stream of activities. While fishing is one of the popular, snorkeling, lounging with cold beers or cocktails and napping occur often.
The boathouse looks great in winter too. We used to skate around the boathouse before we installed the aerator. We still skate, but have to go further out on the lake where the ice is thicker.
Northwoods Cabin Exterior Remodel & Addition
Need inspiration for an exterior remodel? Check out our Northwoods cabin exterior remodel project! It included a small mudroom addition, siding, a stone veneer over the foundation, new doors and lighting. The addition provided the extra storage space needed upon entering the cabin to prevent jackets, towels and lake toys from piling up on the kitchen counters and floor.
Inspired by other cabins in the Northwoods of Wisconsin, the shingle siding provided the cozy cabin look we hoped for. The red color is a perfect complement to our classic over-the-water boathouse. During the renovation, we took the opportunity to add a layer of Tyvek Homewrap. This increased insulation and heating efficiency. Even cozier!
This post contains affiliate links. If you make a purchase, I will receive a small percentage of the seller’s profit at no additional cost to you. Please see my Privacy Policy and Terms of Use for additional information.
Project Overview
Hiring a Contractor
This house is our second home. A perfect summer retirement plan. However, while we are still working, we don’t get to spend enough time up north enjoying the lake. We determined the cost of a contractor was acceptable vs trying to DIY this project.
A competent and responsive contractor is critical to the success of any remodel project. The contractor we hired was creative with our boathouse renovation project and easy to work with. Our decision was simple.
Addition
The original remodel plan included the addition of a mudroom and second bath. Unfortunately, the plan was too complicated and expensive. It would have required relocating the septic system. Simplifying the design reduced the project cost by 53%.
Bedroom 3 would have lost the window, making it an office vs. a bedroom. Not ideal if we should ever have to sell the cabin. Besides, who wants to be trapped in a room without a view, when the views of the lake and Northwoods are spectacular?
The End Result
I love the added space. As a result, we have plenty of room to enter our cozy cabin and a place to stash shoes/boots. The highlight is a large storage closet for jackets, paper goods, barbecue supplies, and extra kitchen gadgets.
Stone Veneer
Our cabin has a beautiful walkway down to lake that is lined with river rock and ledgestone . The stone veneer used for our foundation matches the walkway stone and existing fireplace. A key requirement of this project was for the foundation to match the original construction. We purchased our stone from Deer Run Stone. They were great to work with.
Doors
Front and back metal entry doors were replaced with solid wood doors stained to match the cabin interior. The old exterior storm doors were also replace and the new doors have roll-up screens that are easy to keep clean and pull down or stow away. We purchased our doors from Adirondack Naturals and finished them on-site to match the original pine paneling. One of our next projects is to replace the cored interior doors with knotty pine doors with cabin motif, creating differently themed bedrooms with a Northwoods feel.
Lighting
I love the idea of salvaging vintage lighting and we reused the fixtures on the lakeside entry. Installing new lighting for the primary entry added a nice northwoods touch. We found a perfect Northwoods style fixture from Kiva Lighting and Metal Fab. We ordered similar bath and kitchen fixtures for a coordinated style. Exterior and indoor fixtures are also available on Amazon.
The Next Steps
Longer term, to address the need for an extra bedroom and bathroom, we are considering the benefits of building a drive through garage with a second level guest suite. We enjoy entertaining and more often than not, we have visitors join us for staycations at the cabin. This construction project would provides guests with a private space to relax and enjoy the Northwoods.
To partially offset the cost of the project, we would store our boat in the garage over the winter rather than paying for off-site covered storage. As a component of the project, we will also consider integrating an outdoor fireplace similar to the the fireplace at our primary home residence in Saint Charles, IL.
The idea for a garage with guest quarters was inspired by a Northwoods neighbor who just completed such a project. Our garage/guest suite would tie in the classic red stain, shingles/siding and ledge stone veneer that was used for the cabin and boathouse.
What do you think of our Northwoods cabin exterior remodel? We think it really complements the boathouse. Interested in purchasing a lakefront cabin for your family and/or retirement? Check out this link for important points to consider. Please share your plans as inspiration for other visitors.
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