Decorating small condo corner unit (sneak peak)

I had recently met with the client, who is looking to rent this wonderfully located 1 + Den bedroom condo.

Builder and designers did a fantastic job in a main lobby of this brand new building facing Mississauga's downtown, so we agreed, that we will decorate the unit accordingly to its modern, simplistic yet sophisticated appearance. 

678 sq/ft + 55 sq/ft balcony facing West

I cannot tell you how excited I am to have my creativity pull out the best out of this space, as it is a little deceiving in size when you look at the empty shell and floor plan alone. Home staging of this empty, unfurnished space, it's the only way to show potential renters (home owners), that you CAN fit a couch and a chair in a living space, that you CAN accommodate queen size bed and side tables in a bedroom. You also CAN fit a dinning room table and have 3 more guests for dinner, with lots of room to spear.

As you will see below, designer interpretation of this condo furniture placement, may not be exactly what you would think can actually be completed given this space. One amazing bonus of this kitchen is, that the island is movable.

Keep in mind, that these pictures have been taken using a wide-angle lens, which adds significant amount of width as well as some height and depth:

Living/Dinning/ Kitchen combo (West exposure)

Living Room  (North exposure)

Bedroom (North exposure)

Condo owner already has few furniture pieces that will be used in this space like love-seat, chair, area rug, bed and few artwork pieces, but as for the rest, we are working with a tight budget to have it fully furnished, beautiful and ready for rent.

As part of this post title, below sneak peak preview of how dinning room/ kitchen design will look like:

Sources and links below

1. 7 light modern pendant at the amazing price of $118 (Lowe's)
2."Beacon" single pendant lights to go over kitchen island- $26.99 (Rona)
3. "Werna" block-out curtains, dark lilac, 1 pair at $49.99 (Ikea)
4. Ribba frame and artwork. Under $20 total. (Ikea)
5. "Salmi" glass table and "Urban" white chairs. $149 + $49.99 each for a chair. (Ikea)
6. Threshold™ 29" Industrial Barstool with Wood Top (Set of 2). $99.99 in Canada, but here link to US website. (Target)

For around $690 + quart of paint, curtain rod and additional track for lighting up the kitchen, we have 2 rooms furnished. "Inspirations by Bella" provides small accent pieces as part of small staging package, for that reason homeowner does not have to spend more on purchasing these items.

Would you like to see this project through all of the steps? Follow us by e-mail and never miss a story.

Now off to finalizing living room and bedroom idea boards :)
More to come, but here is where we start.....

Thanks for stopping by,

Izabella

5 Tips For Kitchen Renovation On A Budget.

Updating your kitchen, whether you are planning to stay at your home and enjoy all of the updates or renovating to get your house on a market and sell, is one of the most costly updates you will probably undertake. If the "bones" of your kitchen are good (solid cabinets and frames that you can simply re-paint, overall layout) it will not cost nearly as much as replacing all cabinets, tearing walls, new countertops, backsplash. The list of items you will need to spend money on is surely long. Most full kitchen renovations can cost on average of $30,000+ (without appliances). 

When planning for my kitchen renovation, I certainly was not in a financial position to spend that much money. I had previously painted my cabinets, as a temporary fix, but the time has come when I was just tired of not having enough cupboard space, working space and my kitchen was just so dark and closed off from the rest of the house (and I love to entertain). So I have set my budget to renovate. 3 months of planning had begun.

With a budget of $8000 I was ready to go. Was I able to do it? The answer is.....

My start point

My mid point (painted, updated hardware)

Finished product. Photo: Larry Arnal

Finished product. Photo: Larry Arnal

Finished product. Photo: Larry Arnal

You may ask- "how did she do it for UNDER $8000!". Here is how:

1. Choose best month/ season to renovate.

It is great if you have secondary kitchen in your house, or family and friends close by, where you can crash for dinner. I did not have that luxury. Since your kitchen will be "out of order" for most likely 1-3 months, planning how and where to eat can definitely add a lot of money to your overall renovation cost (if you have to buy dinners and lunches out). I had purposely chosen the month of April to begin my project, as all of my meal plans included using an outdoor gazebo, my BBQ as well as 2 burner camping stove.

2. Gather your back up team.

Who is doing the work?

You could say that I can do just about anything when it comes to renovating. The only 2 things I would NEVER touch or make decisions on are: major plumbing (I can install sink and appliances, but will not run pipes) and major electrical (no problem with outlets or splitting a line, but even with that consulting with pros to make sure I am not overloading the circuit). So line yourself up with people you can lean on in areas you are not an expert. Do you have a friend that's a plumber? electrician? Look at your circles first, and see if you can possibly return a favor down the road for the help they provide today. What saved me a lot of money, was doing MOST of the work myself, and reaching out to friends and family when needed.

3. Plan for your demo debris disposal. 

Quite honestly, I had no idea when I first started how much I would have to dispose of. It kept piling and piling after the initial demo. I would collect at least 2 big contractor bags daily, mostly random stuff. Getting a bin for disposal is extremely crucial. And what you put in it is important too. Construction debris is expensive to haul (+bin charges), so plan to recycle or up-cycle as much as you can. I had an agreement with a local guy that collects metal, so one day before "garbage day" I would have any metal neatly prepared for him at the curb. Also, well ahead of time, I had asked around, if anyone wants my old kitchen cabinets, and old hardwood. You would be surprised what items people are looking for. Placing kijiji or craigslist ad before hand can be very helpful and save you tons of money. 

4. Shop like a PRO. Don't pay retail prices.

My shopping and research begun 3 months prior to first "demo hammer drop". I knew that some items I would have to purchase at the Big Box Store (plywood, some tools), but when it came to buying tiles, appliances and kitchen cabinets I definitely saved A LOT OF MONEY. Lets start with kitchen cabinets.

Ikea Kitchen Event (spring) usually runs from March-May, and you get money back on gift cards. This was another reason I planned my kitchen renovation in April. The money I saved, I was able to spend on open shelves later on as well as few bar stools. For appliances, I shopped at the local Sears Outlet store. Sure, you never know what items will be available, and you have to visit often, but in my opinion- well worth it! My Kenmore Elite oven and microwave combo was $1100 before taxes vs $3999+ retail. Downdraft Jenn-Air cook top was around $300 vs over a $1000. In my research I had also found local tile stores, that were selling high quality tiles at minimum 30% off retail. I purchased mine for more than 50% off. FIND THE OUTLETS NEAR YOU!

5. Install oversize tile countertop vs quartz or laminate.

Another big ticket item (appliances is one), is your countertop. I decided to purchase and install 24x24 porcelain tile. Not only it looks great (in my opinion of course), but it cut the wait time between my cabinets being installed, to installation of custom counter. No one will come to measure for your countertop, until cabinets are in place, then you have to wait to get someone to come and measure, than wait for size to be ordered, at the end- wait for someone to come and install it. And of course, it all goes well in a process (right size arrives, no other unforeseen delays), you might be able to have your counter in 4 weeks. Not only I didn't want to wait, I didn't have money for the "real deal" + I really liked my less expensive option idea. Porcelain can withstand heat (it is made for inside and outside use), it is not porous, easy to clean, no maintenance needed. WIN WIN WIN!

1. Oversize tile color selection
2. Porcelain Floor tile
3. Natural Stone wall mosaic
ALL LESS THAN $3/ sq ft

At the end of the day, it really comes down to how much you can do yourself, your friends and family support, and most importantly- amount of prep and leg work you are willing to do.....I was able to complete my renovation under $8000!!! And I could not have been happier with the results. 

Oh, almost forgot- be prepared to see this in a process :) :

Renovate Responsibly!

Izabella.

Update kitchen cabinets with paint.

Many of us have kitchens that we are not particularly proud of. And many of us cannot afford a full reno to make IT our "dream space". Well, I've been there too. After purchasing an 1950's bungalow, that had never been updated, I knew that the first project I would take on will be a kitchen cupboard update. 

My bungalow kitchen cabinets BEFORE

Since poring out most of the savings into my first home's down payment, closing fees, I was left with little money to change out the cabinets. The only option I had, was to paint them of course! It was a trial and error process for a few years, as my taste would change and so did the color of my cabinets, as well as the product I used (why not!). Because of that I have been able to test a few of them, which now I would like to share with you. Others, I had come across during my new, more current research, as I am in a new place now, and itching for another kitchen cupboard update project!

My first kitchen cupboard update
+ very inexpensive backsplash update
(yes- hardware too :) 

This is what I used for the project above:

BEHR PREMIUM PLUS ULTRA

Exterior paint and primer in one.

As you can probably figure this out, this is not a product necessarily intended for this particular use, but my reasons for purchasing this paint was:

1. If its good for the outside, it should be more than durable to use in a kitchen environment (moisture and mildew resistant)

2. IT'S A PAINT AND PRIMER IN ONE!

3. Can be tinted to ANY COLOR!

 My Findings, Application, Durability:

1. A bit of preparation required. My old cabinets were a lacquered wood, and I have to give them a good sand.

2. Amazing price. A little over $50/ gallon refinished the whole kitchen and then some. I still had a lot left over. 

3. Water clean up made it very easy.

4. Very workable dry time. 

5. Two coats are needed. No sanding in between required. Plan for a few hours between coats. I was able to use my kitchen next day, but for any cleanup and scrubbing- allow 72 hrs after painting. 

6. Available in a higher sheen- semi-gloss. I personally like satin. 

7.Leftover paint can be used inside or outside including surfaces like: wood, vinyl, aluminum, brick, masonry, stucco, doors, windows, trim, shutters, fences, garage doors, outdoor furniture, railing and wrought iron. Perfect for painting rusted metals. May be applied in temperatures as low as 2 degrees Celsius

NOTE: Paint was in a good condition after 3 years of use. Minor scratches begun to appear exposing the original kitchen cabinet in few spots that I was able to simply touch up. Touch ups were slightly noticeable if you looked closely or on the angle. Higher the sheen- more touch up visibility.

Overall, great product if you are willing to put in some elbow grease and are on the budget. Also this is an ECO friendly product.

Bathroom cabinet update- from black to white + topcoat

CIL SMART3 INTERIOR/EXTERIOR LATEX PRIMER

I chose this product when I was repainting my dark black kitchen/ bathroom cabinets to white for few reasons:

1.When switching to light from dark- primer its necessary. Also, previous paint condition was not perfect. This is a great sealer.
2. I knew that if any primer left- I can use it ANYWHERE in and outside of the house, including CERAMIC TILES! Yes! It goes on ANYTHING!

My Findings, Application, Durability

1. WOW! This primer is fantastic. I had painted only one coat over dark color, and after applying the top coat (of your choice- any latex or oil paint if you prefer) the results were amazing. 

2. I had painted backsplash tiles with this primer + metallic topcoat. After years of cleaning and use, not even one chip of paint! I know, I could not believe this either at  first, but trust me, IT WORKS! Anywhere! I had used this product as a base prior to painting my melamine kitchen counter as well. 

3. Very little preparation is required- light sand only. It goes on easy, but it's more watery than Behr. Be sure to work slowly to avoid splatters on vertical surfaces.

4. Use on melamine/ laminate cabinets to prepare for topcoat. Use quality topcoat paint. 

5. Water cleanup. Low odor. Top coat in one hour.

RUST-OLEUM CABINET TRANSFORMATIONS

I had not used this product yet, but it is on my list of things to try, but I did some research and chatted with those who did.

Most important to know is, that it goes on wood, laminate and melamine product. And the cost? We are looking at a $100 range.

Findings, Application, Durability

1. No sanding, no priming. Deglossing pad included in a kit to clean and prepare the surface.

2. It's a few step- few coat process. Degloss- One coat- Bonding Coat- Second Coat- Glaze Coat- Protective Coat.

3. It may take up to 7 days to complete the project.

4. Requires protective top coat, that is not the easiest to work with. Some people have reported uneven streaks.

5.All tools included in a box to complete the project seemed to be insufficient-  in particular a gaze cloth required for application of protective coat 

6. Re-install cabinets 12 hours after painting. Full use after 24 hours, fully cured 7-10 days.

7. Few colors available at The Home Depot- 70 colors available through  www.rustoleumtransformations.ca

8. Classy and closest to "real-feel" cabinet effect.

9. Very durable, long lasting product.

             NUVO CABINET PAINT

Another product I heavily researched but was not able to use as of yet. Best of all, it's available in all Walmart stores in Canada. Reasonable price point of around $70 for a kit. Company also offers counter-top refinishing product.

Findings, Application, Durability

1. Paint and Primer All-in-One product.

2. Have to degloss side panels of cabinets only.

3. May have to apply 3 coats for darker colors.

4. Fast drying- by the time first coat finished, you might be able to apply second.

5. Average painter is able to complete painting in about 8 hours, and start using kitchen 4 hours after painting.

6. Water and soap cleanup.

7. Users reported chipping of paint, even after 30 days of curing.

8. Also available as a special order item at Benjamin Moore stores. 

...last but not least!

ANNIE SLOAN CHALK PAINT 

This one I cannot wait to put my hands on!

Visit www.anniesloan.com for full info and to find "Stockist" from which you can purchase. Product selling online for your convenience. Many tutorials on You Tube as well as on Annie Sloan's website.

It is NOT a CHALK paint as you know it. It has been named that due to its consistency and feel. 

Findings, Application, Durability

1. This paint can be use ANYWHERE and virtually on ANY SURFACE. Inside and out.

2. Water cleanup and fast dry time.

3. Used by MOST DIY'ers for painting furniture or kitchen cabinets of any kind.

4. Many waxes and top coats are available for purchase in order to achieve creative designs and finishes.

5. Workshops on "how-to" techniques are widely offered by local "Stockists" 

6. Most importantly it's very easy to work with. I couldn't find ANY negative feedback and comments regarding use of this paint line. 

7. It comes at a little of a premium price ( BUT it will not break your bank).

8. You get great coverage out of one can.

9. High quality results can be achieved for even novice painters.

10. ECO friendly product.