The last two tenants of our garage apartment turned out to be deadbeats and left owing rent and the place in shambles.  Slacker Tyler moved out in February 2003.

The apartment, we hear from some elderly neighbors, had at one time been a conservatory, complete with a telescope.  It was likely made into an apartment around 1950.  This 350 square foot space consisted of a kitchen, a room (which I referred to as the “Ballroom”) and a tiny bath with a small shower stall.  The Ballroom walls were covered with dark fiberboard paneling.  The kitchen cabinet was a steel unit with a cast iron sink.  The bath had the world’s tiniest sink and a toilet with a good view of the harbor.  The windows were old, cloudy and the old storm windows has long since ceased to go up or down.  The bath and kitchen has very worn vinyl floor covering.  Regardless, whenever we advertised for a new tenant, DOZENS (I once counted 75 inquiries)  of people showed up wanting it.  The rent was cheap and we provided all the utilities.  It appealed to the very marginal segment of the population. 

After Tyler left, we spent some time hauling the junk to the curb and began to consider what we wanted to do with the place.  Over the years, the tenants had been careless in letting shower water escape to the floor (even though we provided a very functional shower curtain).  There was considerable floor rot that had to be corrected.  The 1950’s plumbing left a lot to be desired also.  Without adequate slope to the drains, the pipe stopped up often, not helped by people who tried to put large quantities of grease and food stuff down the drains. 

Initially, our renovation plans were modest.  Fix the floor, new kitchen cabinets/sink and remove a small stub wall so that a more reasonable sized bath laboratory would fit.  (I wish I had some “before” photos of the place to show, but it was way before we bought our digital camera.)  Mostly, this part time “Bubba” did nothing.  It was a very slow start.  Over a period of several months, I managed to remove the stub wall and to pull up the bath tile to expose considerable water damage.  Eventually, I decided to remove the old, cheap “paneling” in the Ballroom and was left with extensive glue residue on the wallboard.  The wall was installed before joint compound and taping was invented and all the seams showed.  It was not pretty.  I began the tedious task of sanding down the walls and taping the joints. 

Next, we decided to remove part of the wall in the Ballroom that would open to the stair well, to let more light into the dark, low ceiling space.  We even bought an antique stained glass window to use in the space.  A few hours with my reciprocating saw somehow got me started.  Hacking things down was fun.  We next decided to remove the wall between the kitchen and the Ballroom to open things up more.  Out came the doorways from the stair well to the kitchen and the one from the kitchen to the Ballroom.  I was primed.

We decided a new floor plan was in order.  Both Kathy and I drew up several approaches before we converged.  All interior walls would be removed and the bath and kitchen space relocated (all plumbing and electrical would be replaced!)   It was now officially a major project.   We intended to get a contractor to do the work after I had completed the fun demolition.  

I slowly hacked away the long wall that ran longitudinally down the center of the apartment while carefully moving the electrical outlets to hang on nails from the ceiling so that I could continue to have need power.  The wall had 2 x 4’s from the floor joist to the ceiling beams.  They were “structural.”  Oops!   The floor now had the bounce of a trampoline and a new hole 16 feet by 6 inches.  I continued on, tearing out the bath fixtures, the ceilings in the kitchen and bath.  I had a good sized pile for the bulk trash guy every Friday.  Cutting/breaking out the old plumbing was an adventure.  The drain pipes were 8 inch diameter cast iron (very heavy).  Removal consisted of breaking them in 3 foot sections with a sledge hammer and wrestling them to the garage floor.  Fortunately, it had been a long time by now since they were used, so no slime was inside them . . .  just crusty, flakey stuff. 

By now, it was September and hurricane Isabel would have a major impact on the project.  Most of the roof singles got blown away and the place got soaked.  I would have to take down the ceiling of the Ballroom and loads of wet, disgusting {saturated with nearly 100 years of dust/dirt/whatever) insulation.  I also finished tearing up the rotted flooring (about a 4 by 8 foot section) and became aware of several floor joists that were also rotted.  We asked our contractor to do the restoration work, but he was much to busy with hurricane work to even come out and look.  He said to ask again after the first of the year. 

With the structural issues, I was very reluctant to proceed on my own.  Before too long, my engineering genes took over and I devised a structural solution.  I began buying lumber.  At first, I figured that one guy could NOT do the repairs alone.  But, I found a way.  Something about a large hole in the floor motivated me.  Several new floor joists were put into place.  I used the new bathroom wall to tie the structure together by running 2 x 6’s from the floor to the ceiling joist.  No more trampoline.  With racing season over, I was now working in the apartment most every day, all day. 

I got neighbor/ plumber Andy Keener to rough in the new pipes.  I got Jack Sheppard, who did our kitchen electrical two years ago to rough in the all new electrical service.  That part was easy.  Carpentry work was a challenge.  Apparently when the garage was built (circa 1919) levels and squares had not been invented yet.  Nothing was plumb.  Adding to the challenge was that none of the original lumber was standard sized (most of it was “dimensional”  . . .  which means that 2 x 4’s were really 2 x 4 not 1 ¾ x 3 ½ as it is today).   I spent a lot of time with my bench saw making pieces.  A time consuming pain.

By now both Kathy and I were fully into this project and holding down costs were not a option.  We bought a nice (expensive) smoked glass door for the bathroom, and a nice (always read expensive) shower unit.  I had 24 sheets of drywall delivered and began the restoration in earnest.  I ordered all new windows (8) and two exterior doors ($3700).   The bath was a space that I could hang the drywall alone (after making some helper supports …. Which I am told are called “preachers”).  I put in the shower light, exhaust fan and began drywall finishing.  I was covered in white joint compound dust nightly.  Kathy made me brush off extensively every night before coming into the house.  We decided to tile the bathroom.  Neither of us had ever done it before.  Backing board was bought and installed and we began.  It took a couple of days, but it turned out nicely.  The bathroom was painted a light grey and I installed the shower unit.  Installing the shower in a corner was a challenge since none of the walls were square. 

Speaking of paint, we are terrible about deciding on colors.  The main room is painted a Periwinkle with the alcoves painted lime green.  We tried several shades of periwinkle before finally mixing out own.  (Take some of the paint that was too dark and add lots white…)  We would also paint the stairs twice before liking the color. 

I got Sean to come over to help me hand the drywall on the ceiling of the main space (nee Ballroom).  We managed to do it in about 3 hours.  Kathy entertained Sammy by making cookies.  I would spend the following 3 days taping, sanding the joints.  The mess that results is unbelievable.  I looked like a white -faced mime.  After the drywall is primed, Kathy and I paint everything.  No more indecision (I hope).

The third week in January, the new windows and doors got installed.  Windows are a great improvement, you can actually see out.  The door to the apartment was ordered incorrectly (Lowes error) and swings in and hits the stairs before opening more than 30 degrees.  Since it was a special size and had to be special ordered, a replacement will take several weeks.  In the mean time access to the apartment is a BIG PAIN.  I would have to take the door off its hinges to get big things into the apartment.  I must have done this a dozen times.

After much consideration, we finally picked a laminate flooring.  Somehow, I prevailed on Kathy to choose a moderate cost alternative.  It still cost over $800.  Installing it is not as easy as the ads would leave you to believe.  It took 3 days of exhausting work.  Much getting up and down.  Much tapping with a hammer.  Much fitting around doorways.  The place was beginning to look good.  Next was to time to buy and install trim.  Put my new (Xmas present) pneumatic nailer to much use. 

Andy came over and we installed the radiators.  Some fiddling was necessary with the pipes since the radiators now sit ½ higher due to the new flooring/tile.  Wasn’t a big deal, but we spent hours getting the circulating pump at the furnace working.  Apparently I didn’t like sitting idle for nearly a year.  We went up and down the apartment, house, and basement stairs DOZENS of times.  Finally we took the pump apart and free spun it a bit.  Cured.  Time for rest.

Now that the apartment has HEAT, there is little left to do.  I refilled my propane tanks for my heater 6 times during this project.  Kitchen cabinets are on order as well as the counter top.  The apartment size dishwasher (18 inch), sink and faucets live in my garage awaiting cabinets.  We bought the small gas stove a couple of weeks ago.  My 75-item task list is getting down to the last few items.  Kathy can hardly wait.  Soon it will be time to start buying furniture, etc (not that she hasn’t already bought a few items.)

March was busy with Andy doing the final plumbing and Jack doing the final electrical after I installed the kitchen cabinets.  Lowes bent one of the eight special order blinds and it had to be reordered.  A microwave/vent hood was installed over the small 20 inch gas stove.  Unit was heavy and awkward to install.  Andy helped.  I had to move the electrical box to inside the cabinet above the microwave.  (This is how it is done…. Who knew?).  We decided to hang curtains in front of the two, under the eves, closets.  We actually decided upon a fabric without bloodshed and Kathy made the curtains.

The front door was a big holdup.  The second try was delivered in March, but it hinged on the wrong side.  We unsuccessfully appealed to Lowes to hurry up the reorder (since it was their screw-ups) but would wait until April 5^th for try number three.  Door number three got a big dent in it at the store.  Agony.  Faced with another 6 week wait, I negotiated with Lowes for a discount (they were very uncooperative) and had the door installed.  I will have to bondo the dents.  It is now time for seemingly endless April rains, so I am waiting for a day I can paint the doors.

I have been unsuccessful in getting an air conditioner contractor to give me a REASONABLE estimate to install a split type air conditioner.  One estimate I got for was over $2000, but I can find the units on the internet for $600.  I can buy an appropriate sized window unit anywhere for under $300, so may resort to that.

After doing my taxes, I have concluded that I need to rent the place so I can write off some of the $13k cost.  I figure it will take 6 years at an increased rent of $200 per month to recover material costs (totally ignoring my labor, which was extensive.)   We will offer the apartment both furnished and unfurnished.  That way, Kathy will be able to buy furniture, if there are any takers.  We have visited the IKEA store in northern Virginia, and know pretty much what to buy.  In the mean time, I plan to buy a “Murphy bed” kit and build the enclosure. 

Now that the apartment is mostly done, I can get back to house projects.  Contractor finished in early April the roof, siding repairs necessitated by hurricane Isabel (started in November!).   Spending big bucks on the roof and siding is most unsatisfying.  

Andy Keener does plumbing.