Category: Ranch House Overhaul

Building a Home, Coldspring, JJ Lane, Providence Acres, Ranch House Overhaul

Why I Changed my Mind About Board and Batten

Karen

When we started the Guest House I was dead set on board and batten siding. You can see my vision board below.

It is a very popular look right now and liked it because it is a clean look and is something that is commonly seen on old farm cottages around our area. But I won’t be using it for our guest house. While I love the look, and think it would be beautiful, it isn’t for us because of red wasps. Yep, a bug is changing my mind. They love, love, love our guest house which is conveniently located next to our garden where they have a food source- all those bugs that want to eat our hard work.

The view from the guest house looking at the garden.

Every open space in the walls, and there were a lot- like a whole lot- has either wasp nests or spider eggs jammed in. I cannot describe the condition and won’t bore or disgust you with the details, but the picture below is a wasp apartment complex we found included five connected nests. We found over fifty nests in the corrugated exterior.

Now I know this sounds crazy, but I don’t want all wasps eliminated from our property, in fact I am glad to see them in our garden where we don’t use pesticides, I just don’t want them living with us. They are aggressive when protecting the nest and they sting. I want them to keep eating the aphids and other bugs that eat our garden, but living in the wooded area behind the garden so we need to make it more difficult for them to move in.

Our garden today. Green beans, purple hull peas, speckled butter beans, cucumbers, squash, corn, tomatoes, peppers, and watermelon.

Board and batten leaves a void between every board that is covered by a smaller board called a batten, and that will be difficult to totally seal up. Those wasps find the tiniest little crack to get in so I want something more solid.

We are going with our contractor Thursday to look at options. It is going to be something that is a solid panel that can be caulked and sealed. I want it to look like 12 inch planks and he assures me there are options I will like. Fingers crossed.

Also I learned a term from our daughter and used that term this last week. Project creep. It is the “While you are here, could you also…” sentence that apparently happens a lot.

We are adding on the aluminum siding removal around our house and adding new siding to the eaves and soffits. We started the project with the carport, deck and porches but this will finish off the house. I am so excited! We could do it ourselves but it would mean days on a ladder.

Woo hoo! I am so excited to get this projects done. They will be painting the house and guest house too which has me giddy.

Great things are ahead.

We love hearing from you.

Blessings,

Karen

Coldspring, Ranch House Overhaul, Real Life, reclaimed wood, Space Saving

Laundry Room Touch Up

Karen

We have a small laundry room right off the mudroom and kitchen that has no door to close it off. There are two openings to the laundry room, two windows, a full sized sink and cabinets under and over the cabinets, a full sized top load washer and dryer, and upright freezer in the teeny tiny space. It is also where our mean old cat eats and has her litter box.

Can you tell it isn’t my favorite space?

It also gets cluttered in there because, well, we have stuff and a serious lack of storage space in this house. We knew we needed more storage in there so we looked to the only space we have, the space above the dryer. We made a plan to add shelving to make the room more functional. The photo below is a little late. Mr. Math got busy before I took any photos but this is how it looked at the beginning of the progress on our little touch up. Was always embarrassed for anyone to see it.

The first thing added is a white laminate board above the washer and dryer to keep things from falling behind the machines. Next, we added two very old, rough cut cypress barn boards from a barn in Kirbyville, Texas that we took down the day our first granddaughter was born four years ago.

The shelf brackets were made from pipe fittings.

I wanted a sort of closed storage on the shelves so large rustic tubs are filled with dog and cat supplies, extra cleaning supplies, paper goods, and laundry spot cleaners.

Mr. Math used more pipe to create a hanging clothes bar. We are tall so the space above the door is a great spot.

I still want to change the lighting in the room but I am pleased with how it looks.

This old glass washboard was my great grandmother’s. I hung it to remind myself how good I have it when I complain about the laundry that I have to do.

Another project done during our stay at home time.

We love hearing from you.

Blessings,

Karen

Coldspring, Ranch House Overhaul, recycled furniture

Updating a 1990’s Butcher Block Table

Karen

I don’t know about you guys but I am ready for a few things to change. I am ready for a little warmer weather, to be able to have friends and family over, and for this whole stay at home thing to end.

I hasn’t all been bad around here though. We live on 15 beautiful acres of land that allows us lots of space. Another benefit is knocking out small projects that were going to get done “one day” like cleaning out storage buildings, organizing the linen closet, fixing some minor cracks in the Sheetrock, and paint touch ups. We also have a few projects coming up. Before the world slowed to a crawl we had a new washer and dryer delivered and installed (FYI- in the country you have to switch a gas dryer from natural gas to propane and that is a pain.) With the laundry upgrades, the laundry room is about to get spiffed up. I am getting excited about that one!

We also did a project that turned out beautifully and will make our main eating area much more functional. Every since we moved into the house we have had a table that was once in our formal dining room as our breakfast room table. I really do love the table and we have had it at least 35 years. It just hasn’t worked well for us in the space that we have.

This is the most recent picture of the table I had before it got moved out.

The design of our ranch house is a little unusual. The front door of the house, that is really not convenient for guests, opens directly into the space that our coffee bar and table are in. When we moved in the former owners had closed the front door off completely and had a china cabinet sitting in that space. We have installed that beautiful mahogany door and added a really large porch so the space gets lots of traffic now. The space isn’t very large and when we have a crowd over it is tight in that space.

We kept using the table there even though it wasn’t a great fit because, well, we liked the table and we already had it. The 47 inch diameter table had a leaf that extended the length when we needed more seating which was great. The final straw that forced the change (and I am glad it did) was when moving back into the house after getting the flooring replaced the leaf was damaged. It was time to go. I started looking on Facebook marketplace and found this solid wood table for $50.00. The information on the underside said it had a1998 shipping date.

It was solid wood but had some wear on the top.

My son gave us some dark walnut stain from a project they were working on and oil based poly for the tabletop. I found a mistint can of paint at our Home Depot a while back that I knew would be perfect. It is almost a dark pewter gray. My husband did an amazing job sanding and sanding the the top, staining it and then applying three coats of semigloss polyurethane to the tabletop.

The color is closest to this picture. For some reason the other photos look greenish.

This table is going to work so much better for us. When we have a party we will be able to move the table against the wall as additional serving space. The 32 inch width gives almost another foot of walking space through the area. It feels good to make progress on the house during this time of such uncertainty and sad news. We have decided to use this time to turn lemons into lemonade on our little corner of the world and get projects we can do without bringing others onto our property.

I hope this week finds you and your family safe and healthy. We love hearing from you.

Blessings,

Karen

Behr Paint with Primer, Coldspring, DIY Projects, Ranch House Overhaul, Space Saving

A Charging Station in the Ranch House

Karen

Hello friends,  I promise you won’t be hearing from me every day but this is a project I am really enjoying already and I realized that I haven’t shared with you. Do you have a good place to get all your stuff charged? If you do, I would love to see where and how you charge all of your stuff.  Until recently we did not. It stunk. There were some things plugged in on the counter by my stove, some plugged in in our bedroom, and even the bathroom. One thing that I have discovered about an open concept home is that in order to have all that open space, you give some things up.  Things like walls to hang art on, hall closets, and other storage areas.  I love having a big open room when we are having company.  We enjoy the ability to have a pretty large group in our home for meals and entertaining so the trade off is worth it to us most of the time.

Because there isn’t much storage space, we have struggled with a place to charge everything.  We have two laptops, an iPad, an Apple watch, two phones, a Bluetooth speaker, and wireless headphones.  All of the stuff has different cords and a a tangle of wiring. I hate it. It looks awful and is always in the way. There is just something about seeing a bunch of cords and cables that wears on me. Am I alone in my neuroses? I even had my husband wrap white tap around the foot of cord that connects our television and Dish because it drove me crazy. I started looking for charging station options. (Like these here) but they just wouldn’t work for us. They just aren’t big enough for the two laptops, iPad, phones…

I also do not enjoy things being out on our counter top in our kitchen. It is a constant struggle to keep the counters cleared. Constant. Never ending.

Fortunately we had a weird space in our house that always bugged me. Always. Like since the moment we walked into the house to look at purchasing the home. There was this little niche/shelving/cabinet thing with two bottom cabinet doors, a counter then glass shelves that were adjustable. They were the problem. The peg things were slightly off from each other- like a quarter inch. That meant the shelves were all crooked, and glass, with brass brackets. It was just enough to bug me. I don’t think I have any photos of he offending shelves because I don’t generally take pictures of things that bug me.

Mr. Math fixed both problems for me with one solution. A charging station with closed cabinet doors. The doors hide all the cords, we now know where everything is- or should be- and I can actually charge every stinkin’ thing at one time now thanks to some ingenuity from the hubby.

First we ripped everything out.

It was glorious to get those shelves down and metal (uneven) brackets out. It was so glorious that I didn’t stop to take a picture for fear of losing momentum.  Once everything was down filled all the holes, and spackled the walls.

We were lucky in that there was an outlet in the kitchen that hubby could use to run electricity into our new charging station.

He installed an outlet with two usb outlets. Genius.  I have no idea how to explain electricity but here is a blog that explains how to add an outlet.  Once all the wall work was done we painted the interior with our go-to paint color Behr Moth Gray.

The next step was to add wooden, level shelves. They are basic 3/4 inch plywood cut to fit with veneer on the front.  He attached them on little rails across the back and sides. He cut a little square on the back side of the lowest shelf so that we had access to electricity on two shelves.

shelf hole

The shelves all in and the little square cut out, we bought this great surge protector.  It was a little pricey but each outlet can move around to make room if things don’t fit on the strip and it also included two usb outlets.

charging station close up

I know what you are thinking when you look at the picture above… what a mess.  You are right, it does look like a mess but all that mess is in one location and I can shut the doors! When people come over I don’t have to rush into the kitchen and grab up cords and devices.

charging station1

 

We now have a place for DVD’s and cookbooks (yep we still have DVD’s -don’t judge).

closed charging station

The result isn’t beautiful but it is contained and covered with cabinet doors that Mr. Math built to match our kitchen cabinet doors.  He had to make them super tall to fit the space, but I like the look.  He is so talented.

It makes me happy to know we solved one of our points of contention.  Now on to the next project.

I hope you have a great day.  I love hearing from you.

Blessings,

Karen

Coldspring, Country living, JJ Lane, Providence Acres, Ranch House Overhaul

Progress on the House

Karen

Right now, Mr. Math is on summer break from teaching so that means it is house renovation time at Providence Acres.

This is the third summer we have been in the house and we have made some real headway into turning the 1982 ranch house into our vision of a warm and welcoming space for us, our family, and friends to enjoy.

Our first year we ripped up the carpet, installed vinyl plank flooring, painted most of the house, and put in a mudroom, and added recessed lighting throughout the main rooms.

Last summer it was a kitchen makeover that I love, love, love. We now have bright white cabinets, a quartz counter top, and a beautiful farmhouse sink. In order to have the kitchen out of commission, Mr. Math had to put in an outdoor sink, cabinets and a slate tile counter top. Add in electrical and a grill and we had an outdoor kitchen This chick will never do dishes in the bathtub again. He did all the work himself last year except installing the quartz counter top. It was rough.

This year we took on a new challenge, adding a carport, metal roof, and enlarging our front porch. It has already changed the look of home. Mr. Math started the process moving the attach aluminum carport. I promise that one day I will tell you about that process. We did something we rarely do, we hired a contractor to do the work.

First they had to remove the existing concrete.

Removing concrete

They had to extend the pad to match the width of the house.

The construction has gone quickly.

The metal went on quickly. There was one small issue, they didn’t order enough metal for the porch.

The color is Mueller Charcoal

Adding a metal roof to a carport

Mueller metal roof

The progress on the underside is moving along. The cedar roof piece is done, electrical is run, cedar clad on the beams, and Hardy panels on the ceiling of the carport.

Cedar clad beams

Hardy board carport ceiling

I am loving the underside of the front porch. Bead board is being installed and will be stained and sealed.

Bead board

The progress is amazing. I am crazy about the improvement to the look of the home. It is going to be great. We already have our first party scheduled. It is going to be a 50th anniversary for our buddies on the SJ River Ranch.

Thanks for following along on our journey.

Blessings,

Karen

Bead board ceiling
Coldspring, JJ Lane, Ranch House Overhaul

Ranch House Exterior Update

Karen

For the past 3 1/2 years every time I pulled up to our house this is what I saw.

The sad news is that I consider this the pretty end of the house. I don’t take pictures of the other end with the ugly carport.

An aluminum carport jammed onto the end of the house, an undersized front porch with outdated iron posts, flesh colored bricks, and that ugly roof. While we have worked hard on the interior adding vinyl plank flooring, a mudroom, recessed lighting, updated bathroom, a Murphy bed, a wood wall, and updated kitchen on the interior, we spend a ton of time outside… looking at this exterior.

We have a beautiful 15 acre piece of property. It is our favorite thing about where we live. That and our awesome neighbors!

The ugly house started changing this week.

The carport got moved. No fear friends it isn’t in the front yard any longer but moving it is a story in itself. Mr. Math is all about saving a buck but moving something that wasn’t designed to move included yelling, problem solving, and calling in reinforcements.

Here are the plans:

We are adding an actual built on, with a concrete slab, carport. It is going to be the width of the house, have giant cedar beam posts, and electrical for lights.

Having a math teacher as a husband means that everything gets drawn out for the contractor. Apparently we will have a 672 square foot carport.

When I arrived after day one it was clear that we needed a sidewalk to connect the front porch to the carport. A quick call to the contractor meant they rushed to frame up a sidewalk before the cement truck arrived.

The front porch is going to double in size, it will be taller to fit the scale of the house and open at the end to allow for air flow.

I took pictures before the guys showed up this morning. Here is the progress. It amazes me that all of the construction work will be done in thee weeks. We won’t be done because we are going to be removing the vinyl siding, painting the brick, and we are taking on the back porch ourselves but it will look so much better and be more functional.

We are looking forward to having close to 1000 square feet of shaded and covered outdoor space for us to entertain, hang out, park vehicles

The work is progressing.

Coldspring, family, home decorating, new home, Providence Acres, Ranch House Overhaul

An Update

Karen

Well hello there. What in the world are you doing still hanging around? The past year has been a real world wind. I will never say anything bad about my job. I love it, a lot. As I wind down to retirement one year from now though my job has been busy.

The demands for the job have meant that I haven’t had much time to do any creative work. That will be changing.

So, here is a quick update on life as a weekend country girl.

  • We are expecting granddaughter number two in mid June. Sweet Amanda and Baby Boy are going to be giving Lucy a sister and we are thrilled. I am getting busy on nursery preparations finally. The sweet girl may not have everything finished before her arrival.
  • The Southern Belle and Joe have left the city that they love and have moved to Denton, Texas for work. I now have all of my kids living in a four hour drive. I am thrilled and will be filling you in on that quirky town soon. They have bought a house and it is going to get a mini makeover before they move in this month.
  • We bought an RV. We have taken it out on the maiden voyage and love it. We have plans for a lot of trips in the future.
  • This week we will start an exterior makeover of our house. I am so excited! We are getting an enlarged front porch, a carport, and exterior paint on the bricks.

I hope you are all doing well. I promise that I will be doing a better job of keeping you up to date from now on.

Thanks for hanging in there. I appreciate you all more than you know.

Blessings,

Karen

Coldspring, Providence Acres, Ranch House Overhaul

The Almost Finished Kitchen

Karen

Another epic project is almost finished. We are just lacking the pantry doors, adding a shelf, and painting behind the fridge way from calling this project done.

The quartz counter top is Zodiaq Concrete.

The farmhouse sink has not disappointed.

We ordered it from Wayfair and it is amazing.

The faucet was ordered online, too. I️ cannot remember where it was from.

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e sage green wall, and the cabinet makeover. The hardware was already here, and it is fine.

The plate was my great grandmother’s. It is just the right color.

I️ love our ceiling fan. Yep, it is a small fan and it helps in this climate. Here are a few more shots. I️ am so happy to be finishing up.

Thanks for following along on our journey.

Blessings,

Karen

Coldspring, Country living, Providence Acres, Ranch House Overhaul

Downsizing Realities

Karen

We are going through the big D and I don’t mean Dallas.  While we would never consider divorcing each other (who would have us after 35 years of bad habits?)  We are decluttering.  I look at Pinterst and it appears online that decluttering, organizing, and purging are super easy.  It makes everyone feel better, can be accomplished in a weekend and then your life is golden.

Here in my Reality Land,  that has not been our experience.  We are sill figuring out the whole less is more thing.  Two years ago we had 4350 square feet of living space divided between two homes with two sets of most things.  We had two kitchens, six bedrooms, four bathrooms, and a two garages.  We had a ton of stuff we were used to having around us.

Now we have one galley style kitchen, three bedrooms (one is really a craft room), two bathrooms, no totally weather proof garage, and a total of just under 1700 square feet here at Providence Acres.  I hope you understand I am not complaining.  We know we are blessed to have a nice home and we chose to move to the country and downsize.  We longed for it.  We dreamed of it. We sacrificed to be able to make this move.

When we moved into Providence Acres we realized that in our almost 34 years of marriage we accumulated a lot of duplicates.

We actually had nine, yes 9, measuring cups.  Here are 7 of them on display. Considering I am not much of a cook, that is an impressive number.

For our two heads we had 10 hair brushes.

In my vanity there were nine sets of nail clippers.

I was too overwhelmed to count the reading glasses and sun glasses, but it is a large amount.

Looking at all that stuff,  it might seem  like thinning the heard on stuff like this would be easy but in fact it took time to decide what we kept and what we got rid of. 

We now are the proud owners of about 10% of the stuff you see in the pictures above.

The work didn’t stop in the kitchen and laundry room.

Our closet was ( is  and probably always will be) the biggest storage issue in our home.  We had an expansive 14 foot long double rack closet  with six additional single rack storage at each end, and a whole wall of built in shelving at my end in our  suburban home master bedroom. It was glorious.

I had room for things that I didn’t even like, but thought they might be good to keep.  Oh how I miss you, 14 foot closet of wonderfulness.  

My 1980’s bi-fold door closet has six feet of storage but honestly only about 5 feet is usable space. Five disfunctional feet that you can’t get to without knocking stuff off.


We haven’t gotten rid of enough clothes, shoes, scarves, and coats yet, but the back of my car was filled several times for trips to Goodwill.

Annnd I took over the guest room closet with dress clothes. Oh, and the winter coats are in the craft room closet.

When I retire I pinky promise to get rid of more, but now I need basically two wardrobes. Work and weekend.

My goal for the summer is to make hard decisions about the furniture in storage.  I am going to either fix it, paint it, reimagine it, or let it go.  There is a huge online sale in my future.

The downsizing will continue but we have made a dent in our stuff.  

Next week I will let you peek into our hoard of furniture, but not yet.  It is scary.

Thanks for following along.

Blessings,

Karen

Building a Home, cedar lumber, Coldspring, Country living, Country Style, mudroom, Ranch House Overhaul

Creating a Mudroom 

Karen

Well, after 6 months, we have 99% completed our mudroom.


We started with one large room that at one time was a two car garage.  The room was great, but in a home that is on a dirt road, in the country on 15 acres, in an area that gets a lot of rain, with muddy shoes, and a large dog (get the picture?) I needed a place for messy stuff to stop before making it all the way into our main living area.

IMG_0954

The photo above shows the room without the wall and the previous owner’s stuff inside.

Before we even started, we installed vinyl plank flooring.  I still love it and do not regret the decision.  We also added recessed lighting and a cute little schoolhouse light above the door.

1-IMG_8178


The first step was adding a wall to define the space.  I am crazy about our tounge and groove pine walls that are whitewashed.


The next step was to add a bench.  We hit the jackpot when my dad gave us a 2 inch slab of live edge cedar that is almost 18 inches wide and 90 inches long.  It was the perfect bench seat.  It is installed into the   studs with cleats underneath.  I cannot stop staring at it every time I walk in.


img_1148
We need storage in this home.  Desperately.  So instead of cute open storage that I could fill with accessories, it was closed 30 inch stock cabinets painted white that are filled with bbq equipment, marshmallow roasting devices, tools, light bulbs and other not cute items.  Our thought was that we would put things we keep inside but use outside in the space.  The knobs are plain Jane and functional, but I like them.



We also added board and batten walls with a tall ledger board for coat hooks.  I bought a multipack of hooks at Lowe’s for the space.  I like how rounded they are in case one of the giant men who come in our house should connect their head with a hook.


 Because there was a large open wall space and I hadn’t come up with a plan for a mirror or umbrella storage, we moved a very narrow hall tree that was a gift from my buddy, The Social Planner. It has a place for umbrellas at the bottom, a cool round mirror and additional hooks that will hold caps.


  
 I painted all but the wood detail with chalkboard paint.  I wanted the piece to go along with the large chalkboard on the other side of the door and the oak table.  Don’t hate me for painting wood.   I like a mix of wood and color.   It was in rough shape at the bottom after years of mopping around it, and the metal umbrella holder needed to have the dents fixed.  It will proudly serve us well for years to come.
 The other side of the mudroom connects with our laundry room.  We plan on adding a broom closet in the corner that currently holds all the dog toys. ( Just keeping it real, folks.)   It will have a cool screen door when it is my closet!
 We are also planning to add a pocket door to the laundry room so that the current 36 inch door is out of the way.

As soon as the suburban home sells I will be moving the galvanized tubs from the laundry room under the bench.  I did bring one so I could make sure it will work.  It does.  I will be adding felt bumpers to the bottom of the tubs to protect the floors.


We have not been able to find the right ceiling white to touch up the ceiling. I really do not want to paint the entire ceiling right now so we will keep searching and the patch from the lighting will stay unpainted.   We may have to take out a section of ceiling to color match if we can’t find it soon.  (I have done that before, because I hate to paint ceilings.)

I am calling this room done enough that it doesn’t bug me and can move on to other projects once the ceiling is done.  Our next step is to get the barn door in between the mudroom and dining area and enlarge our master closet.  Slow and steady progress.

Thank you all for following along on our journey.

Blessings,

Karen