shingle roof was replaced with composition shingles.
electrical service provided by the Los Angeles Department of Water and Power (D.W.P.) was legally (building permits issued) upgraded to 100
AMPS with a new breaker box and additional breakers added.
plumbing was upgraded and copper piping was installed throughout. A 50 gallon gas water heater was installed. Sprinkler systems
were added to both the front and rear yards and the majority of the original clay sewer pipes were replaced with pvc pipes.
The 2 Car
Detached Garage was converted to a 360 sq. ft. multi-use room. Completely insulated the interior walls and ceiling were covered with
tongue and groove knotty pine. Numerous additional upgrades have been made to this 360 square foot area, more information below.
Living Room & Porch Area
The original porch area was incorporated into the LIVING ROOM. NOTE: This expansion of the Living Room which provided
significant additional living space was accomplished without a building permit and therefore is not reflected in the square footage
of the property records on file.
Entryway & Front of House
A used brick facing was added on to the front & side of the house (permits issued) along with a pathway
and porch area of used brick. A Double Gate of Wrought Iron was added to the driveway to provide secure entry to the Garage and Backyard
areas and for safety Wrought Iron Railings were added to both the front and rear porch areas. Note: The front porch area overhang was completely rebuilt during the
current renovation including all new supporting beams and knotty pine facing.
New Bathroom & Closet Space
A New Bathroom was added to the Master Bedroom. Additional closet space located behind double sliding
mirrored doors and running the entire length of the bathroom was also incorporated into this addition. NOTE: Building permits were issued but the added sq ft are still not on the property records on file.
Built Knotty Pine Cabinets were installed in the kitchen.
Patio - Utility / Laundry Room
A Patio - Utility / Laundry room was added onto the kitchen area of the house with plumbing, electrical and gas lines
included for water heater, washing machine, gas dryer and a freezer. The building permits issued were
for the addition of a "patio". Further information on this area is provided below.
Workshop / Storage
A workshop - storage area was constructed on a slab (no permits issued) of approximately 10' x 18' which was added onto the rear area of the garage. This area is perfect for those do-it-yourself projects or hobbies that
require a work area and tools, It contains a workbench with plenty of pegboard and hooks to hold a vast quantity of tools and garden
utensils. The rest of this room is comprised of shelving thus reducing clutter in the house and making the storage and retrieval of those
items that are only used occasionally a simple task.
Upgraded Electrical & Plumbing
New switches and receptacles have been installed throughout the
residence. GFI receptacles have been added to the kitchen and bathrooms where appropriate. Lighting has been upgraded inside and
out. New brass lamp post type motion sensing lights have been installed on both the front and rear porches along with motion sensing
dual floods to illuminate the driveway and back yard areas. Decorative low voltage and solar powered Malibu lights have also been
installed in the front yard. An easy access multi-directional sewer line clean out has been installed.
Disclosure: The wiring in the house consists of a mixture of 3
conductor plastic coated wire through aluminum or steel conduit and the original cloth wrapped 2 conductor Romex, therefore while all the
outlets have been updated to the new 3 prong type, many do not have the additional ground conductor connected.
New Windows & Doors
All the original wood framed single pane windows and their casings have been
replaced with NEW WINDOW MASTER, VINYL, DUAL PANE, FRENCH STYLE, LOW E ENERGY EFFICIENT WINDOW SLIDERS. In addition all the interior
doors have been replaced with NEW 6 PANEL DOORS with the Living Room to Hallway treated with a NEW FRENCH STYLE, 10 LITE, SOLID WOOD DOOR
and all now feature European style hardware. Highlighting the new windows and doors is NEW GENUINE SOLID OAK CASE MOLDING.
New Ceramic Tile Floors
The floors of the KITCHEN, ORIGINAL BATHROOM and the MASTER BATHROOM
have been upgraded with NEW CERAMIC TILE FLOORING. UNDER THE TILES: The plywood sub floors of both bathrooms have been replaced
with new sub floors over which a new secondary sub floor of non-flexible cement backer board was installed to provide an optimum surface for
the new ceramic tiles. In the kitchen ALL the old flooring was removed including the original wood planks. New wood
planks were then attached to the joists and were then covered with two new sub floors, one of plywood and an additional sub floor of
cement backer board over which the new ceramic tiles were laid.
Refinished Hardwood Floors
The house was built with SOLID OAK HARDWOOD FLOORS. These original hardwood floors have been protected by carpeting
for approximately 50 years. Any damaged planks were replaced and then the hardwood was completely sanded to bare wood and refinished
with multiple coats of extremely durable Polyurethane Floor Coating. Surrounding the newly refinished hardwood floors is NEW
GENUINE SOLID OAK BASE MOLDING.
Walls & Ceilings
The entire interior has been stripped of multiple coats of paint to bare smooth walls and ceilings. Walls and ceilings
that have had extensive patching have been completely removed and replaced with new drywall including the living room which features a
complete new ceiling. The walls and ceilings were then painted with a minimum of 2 coats of high quality paint. Highlighting the
interior is NEW GENUINE SOLID OAK CROWN MOLDING which has been installed throughout the residence.
The original bathroom has been totally rebuilt. New drywall has been
installed in most areas. The old sub floor of plywood was removed and two new sub floors were installed, one of plywood and secondary
sub floor of cement backer board to provide optimum backing for the NEW CERAMIC TILE FLOOR. The walls, ceiling and both doors have
received multiple coats of High Quality Durable Enamel Paint.
l NEW CERAMIC TILE FLOOR l NEW PEDESTAL MOUNTED SINK l NEW TOILET l 2 NEW FAUCETS WITH PORCELAIN HANDLES l NEW DIMMER CONTROLLED BRASS & OAK LIGHT FIXTURE l EXTRA WIDE MIRRORED 3 DOOR OAK MEDICINE
CABINET l NEW
MULTI-JET WHIRLPOOL BATHTUB l NEW GFI RECEPTACLES l NEW MOSAIC CERAMIC WALL TILES & DuPoNT CORIAN SURROUND THE NEW WHIRLPOOL BATHTUB
The Master Bathroom has been painted with High Quality Enamel Paint and the
Oak Vanity and matching medicine cabinet have been refinished with coats of Verathane Polyurethane. A NEW CERAMIC TILE FLOOR has been
installed over new sub floors of plywood and cement backer board.
The entire living room ceiling was completely removed and replaced.
During the process it was noted that one of the main beams was causing the living room ceiling to be slightly out of level. To
alleviate this and ensure a NEW CEILING that was level the beam was first leveled and once that was accomplished a long section of HEAVY
DUTY GIRDER STEEL was placed on each side of the beam and large thru bolts were then installed resulting in a level, strongly reinforced
main beam, far exceeding it's original strength. The newly painted Living Room features a WOOD and/or GAS burning fireplace
(artificial gas burning logs installed). A TWO DOOR GLASS FIRE SCREEN, GENUINE MARBLE FACING outlined with genuine oak molding enhance the
appearance and functionality of the fireplace. A NEW 52 inch CEILING FAN with a 6 FUNCTION REMOTE CONTROL allows one to easily
adjust the speed of the fan and dim or brighten the living room lights without leaving the comfort of their seat. A unique NEW DIMMER
CONTROLLED MULTI-TIERED CHANDELIER has been installed in the dining area.
The Living Room to Hallway door has been replaced with a NEW FRENCH STYLE 10
LITE SOLID WOOD AND GLASS DOOR. Electrical has been updated with new switches and receptacles. New Solid Oak Crown, Case and
Base Molding and the refinishing of the HARDWOOD FLOORS to a durable glass like finish are the coup de grāce in this rooms renovation.
Patio - Utility / Laundry Room
The entire patio - utility / laundry room has been rebuilt to include a
NEW COMPOSITION SHINGLE ROOF AND NEW INTERIOR CEILING AND WALLS. The installed used appliances which are included are a 50 GALLON GAS HOT
WATER HEATER, WASHER AND GAS DRYER and an 18 cu. ft. FREEZER. This addition build conveniently off the kitchen also features a Ceramic Tile
Floor and may be accessed either from it's own exterior solid wood and glass 15 Lite French style door or from the original bathroom which
conversely allows convenient exterior access to the bathroom.
The backyard may be viewed through two large windows which also provide
excellent ventilation. Cabinets and countertops make tasks substantially easier to accomplish. To simplify the task of storing
and retrieving needed supplies each of the corner cabinets feature a HUGE LAZY SUSAN.
Disclosure: To fully comply with
the building code and the permits issued when building this "patio" room addition would require the removal of the entry
door. In order to comply with the departments definition of "patio" one side is to remain open. (It has been
enclosed since 1989 without problem.) Return to top of page
Walls, Ceiling and Floor
All the base cabinets were removed and the floor was completely removed all the way to the joists then a new
plank floor was attached to the joists over which secondary sub floors of plywood and cement backer board were installed to provide a
durable non-flexible base for the NEW CERAMIC TILE FLOOR. New drywall was then installed on the ceiling and most of the walls.
The cabinets now feature a rustic look which has further brought out the
beauty and grain of the natural wood. To achieve this the facing of cabinets were stripped down to bare wood, finish sanded, stained and
then two coats of protective polyurethane coating were applied. New brass hinges and brass drawer handles provide the finishing
touch on these custom built cabinets.
Countertops & Splashboards
The base cabinets have had the old counter tops and splashboards removed all
the way to the frame. The frames were then reinforced and a NEW COUNTER TOP of 1 1/2 inch THICK HARD ROCK MAPLE BUTCHER BLOCK was
installed. Separate cutting boards of the same material are also included. Countertops of thick HARD ROCK MAPLE BUTCHER BLOCK
provide a practical, durable and easily maintained countertop with the beauty of natural wood which should last a lifetime. Should a
scratch. nick or burn mark occur, this type of countertop can be easily and inexpensively returned to it's original glory in just a few
minutes by just a bit of sanding and a quick touchup coat of polyurethane (try to do that if you damage a granite
countertop). Splashboards of contrasting MOSAIC CERAMIC TILE were installed and also surrounds the stove area, providing a
washable easy to maintain grease free surface.
The kitchens workspace has been expanded with the addition of a new base
cabinet running almost the entire length of one wall, with a matching maple butcher-block countertop and splashboard of mosaic ceramic
tile. This new workspace also features a second NEW STAINLESS STEEL SINK conveniently located next to the Bosch Dishwasher.
l NEW CERAMIC TILE FLOOR l NEW 1.5" THICK HARD ROCK MAPLE BUTCHER BLOCK COUNTERTOPS l 2 NEW STAINLESS STEEL SINKS l 2 NEW FAUCETS INCLUDING A NEW MOEN FAUCET w/SPRAY
ATTACHMENT l NEW IN-SINKERATOR
GARBAGE DISPOSAL l NEW MAGIC
CHEF 1.5 CU FT OVER THE STOVE MICROWAVE OVEN l NEW LIGHTING FIXTURES, SWITCHES, GFI OUTLETS & RECEPTACLES l
Used appliances included are: Refrigerator, Bosch Dishwasher, Gas Stove,
Washer, Dryer and Freezer.
Bonus Room -
Office / Den / Family Room / Extra Bedroom
This INSULATED, CARPETED and AIR CONDITIONED 360 sq ft area currently
features a separate digital phone line and cable broadband connection with both services provided by Time-Warner and also a DirecTV
satellite feed. A separate 20 amp circuit breaker feeds the multiple electrical outlets. This multi-purpose space features a
remote controlled window mounted Air Conditioner, two 52" ceiling fans with light kits all of which provide excellent lighting
and ventilation. Genuine tongue & groove knotty pine ceiling and walls make this a truly warm & comfortable "garage"
During the current renovation NEW COMPOSITE SHINGLE ROOF, NEW CUSTOM MADE
KNOTTY PINE GARAGE DOOR W/3 WINDOWS, NEW WALKWAY OVERHANG AND A NEW SIDE ENTRY DOOR were added, all of which enhance, upgrade and add to the
functionality and enjoyment of this multi purpose "Bonus Room". A NEW MOTION SENSING DUAL FLOOD LIGHT has also been added to
the exterior which will illuminate the exterior area and yard during any activity in the area. Additional exterior lighting is
provided by a fluorescent fixture mounted to the overhang walkway and brass lamp post type fixtures on each side of the door.
On one occasion while doing a routine inspection on upgrades that the
Department of Building and Safety had issued permits for, the owner was issued a written citation by the Department to return this area to
its original status as a "garage". The OWNER COMPLIED and the Department signed off on the
correction. In order to fully comply with the Department's order and the cited codes the owner had to remove two large nails
which prevented the main garage door from opening and reinstall the garage door springs which had been removed. No other changes
cosmetic or otherwise were required. The owner was informed that as long as the main garage door can be opened this area meets the
code definition of a "garage". It is not a code violation to have windows
installed in the main garage door or to cover the interior walls of a garage with paneling or similar material nor is it a code violation to
watch TV or use your computer or engage in other recreational activities in your own garage. In addition should one wish to park or
otherwise maintain their vehicle(s) in this area, they will be gratified to know that if you so desire it also is not a code violation to
park your vehicle on carpeted floors!!
After installing the New Main Garage Door it was decided for aesthetic reasons
to leave off the springs and hardware necessary to make this door functional. Included with the sale is a set of New Heavy Duty Garage
Door Springs and associated hardware. Should the purchaser wish the springs installed to make the main door functional we will be
happy to oblige.Return to top of page