What kind of phone do you have and what browser do you run on it? Do you have the Flickr app?
If you can’t open the page I’m not sure how you could see the “share” link to share the group with other folks but it’s under the menu bar on the far right side, on both my iPhone in the browser and on my computer in the browser. If you’re using the Flickr app on your phone the “share” link is up top above the group name when you click on the icon of the round circle with two heads in it.
I just loaded more photos of the Spanish House garage. I’m going to call it the Casita Remodel. There is a permitted family room and bathroom in this casita, but for some reason the prior owner left a 6x10 area of the original garage as ‘storage’ with the original garage door. That area had a 40 gallon tank water heater which was way oversize for the usage and wasting a lot of energy. There is not a gas line to the Casita so we have to replace with an electric tankless water heater. Unfortunately an electric tankless takes a lot of amp breakers. I had to be careful to find the best one I could that only needs one 50amp breaker.
We are moving the bathroom to the garage storage space. So we pulled out garage door, poured a stem foundation and framed the exterior. A big issue we have is that the subpanel is located in this storage area right where the shower is going to be. So, we have to carefully pull out the panel and rewire everything to a new location. I really don’t want all the wiring behind the shower walls. We are going to run it under the framed floor in conduits over to new panel located inside by the front door.
When we opened up the ceiling we discovered a structural issue. These types of things cannot be figured out until the place is ripped open. Since it was a garage we assumed it was built structurally for an open space. The casita has a heavy tile roof and I don’t know if those tiles were added in 1970 or when the house was originally built. We discovered a 4x6 beam running left/right across the ceiling. This beam has the ceiling joists hanging front/back attached. My best guess is the beam was added in the 70s to install the joists to create a flat ceiling for drywall. It’s a nice 9 1/2’ high ceiling. BUT, the wall built for bathroom is under the middle of this beam, kind of holding it up. A 4x6 size is not structural to hold up a roof across a 20’ span (don’t take my word for this… i’m not a certified structural engineer), but it was the only size that fit into the cavities in the trusses along the edge.
We are worried to take down the wall because the center of that 4x6 will bow down probably. We are now working on solutions because we need to tear down a portion of that wall to create an open space feeling. Luckily they want a closet on the front door side of the wall but we need to pull that wall back about 2ft shy of holding up the beam. I have discussed 3 possible solutions with the owner at various costs. I’ve asked a structural engineer to stop by on Monday morning to discuss the low cost solution.
We have only been able to work on this project about 1/2 crew because we are madly trying to finish the pool house. Here is what we have accomplished in two weeks:
Tear off garage door, old front door and side lites. Pour stem wall and frame exterior.
Tear off interior walls and ceiling of bathroom/storage area
Plumb for new outdoor shower
Install new subpanel and main wire
Cancel wiring and old plumbing
Install new drain lines for new bathroom location
Pull out two windows and frame in
We have a lot of plumbing and electrical to complete and new ceiling beam. Then we can drywall and get to the fun stuff!
Once again, your work is amazing how you shoehorn, cajole, and whisper a wonky layout/design into something functional, efficient, and lovely. All within a tight budget!
You really are the renovation whisperer.
Love seeing the pics and hearing the challenges and solutions. Inspires me!
Just loaded some new photos of the Pool House. The pool house was created out of an old garage in back of the lot. Owners had installed a new garage at street and pool / landscaping. The biggest issue with the Pool House was that there was a large garage door across front and a side door. We had to close these areas up and they wanted the exact same siding. Luckily I made them in charge of taking a piece of the siding and trying to find matching siding. No such thing anywhere - which I told them from the start. So they made us meticulously remove siding and battens from back and side of old garage and move each piece to the front. It was a nightmare because there weren’t enough ‘long’ pieces so we had to keep working our way around the back. It took literally two weeks to replace the siding, put new stuff all over the back (that wasn’t same size or shape matching original). I’m guessing it was at least $2,500 to try to fix all the siding!!!
For this project the owner selected the paint colors, trim, flooring, shower tile, etc.
I don’t get the attachment to the original siding. I would have ripped it all out or have done some mix and match. Maybe not a San Diego thing, but mix and match is popular here (shakes and horizontal siding, for example).
I guess they thought that it was located close to the house and so had to match exactly for the siding. The siding was an unusual width but the bigger issue is that it was ‘rough cut’ texture and at least an inch thick.
Poolhouse - when we finished last week the owner still did not have the correct pendant lights for installation. They announced that they would install themselves. Also, she ordered the wrong ceiling fan. They have vaulted sloped ceilings and she bought a straight rod ceiling fan. That’s not going to work!!! So, I get a frantic text last night asking if we could install the ceiling fan. And, of course, when my guy gets there it’s “Oh, by the way, can you please install this bathroom pendant light while you are here”. I loaded a picture of the finished room with the really cute wallpaper. But, look closely at the pendant lights installed by the husband
Also loaded some pictures of the progress on the Casita. Unfortunately, we waited 8 weeks for the windows and doors to arrive. Opened up the windows and discovered that they are cracked, paint issues and scratches all over. What a mess. If I have to wait 8 weeks for another set of windows I am not going to be happy!!
Both places look great. For the unpermitted one, won’t there be problems someday when they sell? (I certainly do understand not wanting to wait 9 months - that’s crazy. But seems risky)
In our area houses sell fast. The pool house square footage will not be included in the legal square footage in a real estate listing. The description will say something to the effect ‘bonus pool room not included in square footage’. The owner will fully disclose during the escrow period. Buyers will have it inspected during their home inspection for quality of workmanship. It usually never stops a sale around here. This family is going to be in the house for a long time.
There is a potential issue during a bank appraisal if buyer is getting a loan. Most times the appraiser will include the square footage, bed and bath. It’s not their job to determine if something is permitted or not. But sometimes it’s not included for appraisal and you just hope appraised value comes in high enough to cover the buyer’s loan amount.
The Spanish casita was permitted a long time ago for a family room and bath. We moved a lot of things around and brought it up to code without a permit (technically should have one) but it’s actually safer and better than when built in the 70s.
If my husband did such a poor job… banshees would be wailing. 
Thankfully he is a lighting expert.