OAK LEAF 459 MANOR
Sam Vail - The Spotlight Houses Team - samv.remax-michigan.com
248.802.0788
Entry/Ground Floor/Kitchen
Replaced subfloor under kitchen, entry and bathroom
Re-secured floor framing to basement walls
Oak flooring in living areas and bedrooms restored by Kenny Koleman (aka: The Floor Guru, Quality Wood Products A2, MI) and all squeaks eliminated by using 500+screws through subfloor into oak.
Built window seat in dining area to create space for a dining table and passageway (trimmed out in old growth vertical grain fir salvaged from a Stadium Blvd. house tear-down)
Opened up dining area to living room and view through patio doors to North
Opened up East wall of living room and East wall of house to bring light and view into home and stairwell
Restored original old growth douglas fir decking on porch
Poured new footings for deck and used salvaged clear redwood 4x4 post to support deck framing and a new header. Cedar and redwood railing. Wire mesh from a corncrib.
Upstairs Hallway - utilized wasted space behind shower to create hallway shelving
Front Entry
Enlarged entryway closet and adjusted front door location to allow new door-side switches by capturing space formerly occupied by old furnace and water heater chimneys
Tiled floor
Kitchen
Moved refrigerator 16” west to allow for butcher block counter space
Added windows over sink and corner
All new cabinets from Ikea with custom touches
Vertical grain fir trim on cabinets and custom range hood shroud
Backsplash made of re-purposed U of M slate chalkboards(using the cleaved backside)
Walnut slab counters from Calvin Potter of Raven Millworks in Holt, MI
Custom designed and fabricated stainless sink/counter/backsplash by McCallums in Berville, MI
Stainless upcycled pot hanging rods from unknown coat check of old
Stairwell
Opened up to Eastern light & views
Re-surfaced stairs with heavy-gauge galvanized diamond plate treads salvaged from demo’d exterior stairwell on N. 4th ave. in Ann Arbor, MI.
Exterior Shell
All new Anderson 100 series windows
-added window in bathroom
-added window over kitchen sink
-added large exterior window in East wall
New Marvin Aluminum clad wood entry door
New Therma Tru side door
New Anderson 400 series 12’ slider doors on N. side
Galvalume metal siding on house, painted cement board on bay window, painted soffit/fascia
New seamless gutters and downspouts
Added the covered side porch (bench timbers salvaged from the Old German Rathskeller downtown A2 when Grizzly Peak did a remodel)
Insulation “Energy Retrofit”
Electrical and Mechanical
Bates Electric LLC
New 300 Amp Panel (solar ready grounding terminal)
All new wiring throughout house; new plugs, LED lighting and switch circuits
Restored vintage exterior light fixtures
Hardwired interlinked smoke and CO2 detectors
Elford Heating and Cooling LLC
New high efficiency furnace w/ AC
All existing ductwork rebalanced and cleaned professionally
New gas lines to range and furnace
Marathon 50 gallon electric high-efficiency electric water heater
Plumbing
Daniel Rampaugh from D&E Plumbing
All new PVC drain lines to existing cast iron sewer pipes
Existing sewer video-scoped and roto rooted by Olde Towne Plumbing November 2016 - not Orangeburg! Clay sewer pipe in good shape to sewer main (will need periodic clearing to keep Silver Maple roots out)
Existing footing drain verified to be clear and functioning
All new PEX water distribution piping from central manifold with individual fixture shut-offs (big deal)
2 hose bibs in front, one in rear
Walk Out Level
Nick Durrie/Oak Leaf Design Build
Built out new bedroom (w/ closet), full bathroom and utility room using pine tongue & groove decking for walls (leftover from a pole barn we built in Whitmore Lake, MI).
Insulated exterior walls w/ R-15 hydrophobic Roxul Insulation
Pressure treated bottom plates
Bathroom has heated floor tile, large tiled shower w/ double shower heads
Laundry room/mechanical room with shelving and shop space
Storage under stairs
Cable and phone in 2 locations
Tiled floor (Armstrong VCT) from exterior sliding door to metal stairs (in progress)
Grading/Landscaping
Regraded front yard so that surface water runs away from and around the house
Gutter downspouts directed accordingly
Upcycled driveway concrete into retaining walls to make a flat garden bed on the south side of the house
Built front/side patio
Regraded the formerly precipitous drop to back yard to allow access for lawn equipment
Graded backyard drainage swale to low spot at north corner by “Cretehenge” (created with the end of the driveway that was too massive to break up with a jackhammer)
Built a new back patio using existing pavers scattered about the house, probably from the 70’s. New gravel base in a pressure treated wood frame- power-washed the pavers, looks like 1970 all over again.
Planted a native Chinkapin Oak on the east side- the only Oak with edible acorns, tasty when roasted FYI