Archives For Houses we have flipped

Last Friday I shared with you our first 13 steps to our kitchen rehab.  Here is how we finished this thing out.

while our floors were being sanded and stained….

Step 14 – Built the Fridge Cabinet

caudill kitchen 10,

Lee made this cabinet thanks to the help of younghouselove.  We didn’t use their exact tutorial because our fridge was not as wide, but it sure gave us direction.  There will be no post on this one because why re-create what younghouselove already did?  If you want to do this, check it out there. If you are wondering why part of it painted?  We originally were going to find a bigger cabinet to use here.  We couldn’t find one at a re-store and didn’t want to buy a new one.  (we are cheap)  Anyway, this cabinet was going to get discarded so it was our test cabinet for our first time spraying cabinets. We decided to use it after all, but it was already painted.

Step 15 – Stabilized and trimmed out the island

I can’t wait to post how we did this.  It was so easy.  This picture is in the in between stages and kind of blurry.  I will post more detailed pictures soon.

Step 16 – Painted the base cabinets, island, & fridge

We used a sprayer….I will never use a brush to paint cabinets again.  The finish is so much better using a sprayer.  We covered up the painted part of the newly built fridge cabinet.

caudill kitchen 9,


Caudill Kitchen 13,

Step 17 – Installed the base cabinets

Caudill kitchen 14,


In this step we also trimmed out the toe kick and added spacers to make the cabinets fit perfectly.  You will have to do this if you buy stock cabinets or re-use and relocate old cabinets.  Notice that we had to cut a hole for the vent in the sink cabinet.

Step 18 – Installed Upper Cabinets

Lee always uses a 2X4 to make a level resting spot while he drills the cabinet into the wall.  Make sure its level and place it where the bottom of the cabinet needs to be. He had already done it for the smaller cabinet and then removed it when it was secure and in place.

Caudill Kitchen 2,

We were originally going to put shelves below the cabinets but Lee wanted to leave that step for the new home owner if they wanted to do it.

Caudill Kitchen 8,


Step 19 – Measured and Ordered the Doors and Drawer Fronts

Here was the kitchen while we waited

Caudill Kitchen 6,


We wanted to clear space in the garage so we went ahead and put the appliances in.  We ordered them Black Friday, Lowes delivered them in March (after we delayed them every stinkin, week they called)  This picture was taken in July.  It was time for them to have their home.  If you look at the after pictures of our kitchen you will see that we added a spacer piece to the fridge cabinet to make it look seamless.

Caudill kitchen 12,

Step 20 – Ordered the Countertop

While we waited….

Step 21 – Painted and installed window and door trim

Step 22 – Installed the countertop

Actually, we had it installed.  We used Designer White Dupont Corian Countertop.  (note this picture is a little out of step.  I didn’t snap a photo because the countertop was installed white I was at work.   We had paper over them for about two more weeks after that and I didn’t take the effort to clear it all off to snap a photo in process.

Caudill Kitchen Countertop,

Step 23 – Tiled the backsplash

Why is there tape on the wall?  Funny story.  I will post soon!

Caudill Kitchen 4,

Here is the tile without grout.  I was pulling for gray grout.  The no grout shows what that would have looked like.

Caudill kitchen (6),

The hubs wanted white.  Guess who won that battle?  If it were my house there would have been gray.  White grout is universal and can be really bright.  I supported my hubby’s decision.,


Step 24 – Installed the sink and faucet

Caudill Kitchen After 9,

Step 25 – Painted the new drawers and doors

Here are the doors when they arrived!

Caudill Kitchen 1,


I will post all about this process because I have gotten many emails about how this went.  I WILL do it again.  It was not as scary as I thought it would be.  I will also post about spraying cabinets.  We have a few tricks up our sleeve that I want to share.

Caudill kitchen 7,

Step 26 – Installed the drawer fronts to the existing drawers.

Most of the drawers we kept and simply unscrewed the front to screw the new one on.  There were two drawers that we had to rebuild.  We just used scrap wood and the existing drawer slides.

Caudill Kitchen,


Step 24 – Made and installed the new pendant lights,


I can’t wait to post this project but I used these old pendants from the bathroom.  We also added the outlets, outlet covers and installed the other light fixtures.

Caudill Kitchen 5,

Step 25 – Installed the Doors

Caudill Kitchen After 7,


Step 26 – Added the hardware 

As you can see above, we added the hardware as we installed the doors.

Caudill Kitchen Cabinet 1,

Step 27 – Stepped back and soaked in the final product.

You can see the spacer piece we added to the fridge cabinet here.  ( I spoke of it in step 19)

  Caudill Kitchen After 3,

 I hope this helps you think through all the little steps it takes to make a kitchen happen.

Have a Happy Monday!



Today I wanted to show you all the steps it took to renovate the kitchen in the house we flipped.  Hopefully this can help you think through or plan out a kitchen renovation project.  Ours was a full house renovation so there might be a month or two between steps, but this is the order and steps we took to accomplishthis kitchen.

Caudill Kitchen After

Step 1 – Take it all in

We took pictures, got measurements, got bids on projects, and let the brainstorming and budgeting begin

Caudill Kitchen Before 2


Caudill Kitchen Before

Step 2 – Make a Plan

After bidding we knew what we wanted to spend so we made up a plan based on our budget., kitchen floor plan



Caudill Kitchen Floor Plan 3

Step 3 – Buy Appliances

We got this house thanksgiving week of 2012 so we went to Lowes to score a black friday deal.  We bought all four stainless steel appliances for $1800.  I listed this step on purpose.  When you are on a budget you have to get a deal when a deal exists…not when you need it. We would not really need appliances for about 6 months into the flip. We would have paid $2400 if we would have waited until we were ready.  Lowes actually held these for us until May, then we had to take them.  They were in the garage for two months.

Step 4 – Knock down the wall

We contracted this one out and found out during step 1 that this wall was load bearing.  We also had to have a HVAC guy come out and bid the HVAC before we could do this because there was an air return in this wall.  We had to get a plan for where it would move to.  A new HVAC system was already in the budget so we would have had him come anyway.  Our contractor gutted the existing wall:



Then he created two temporary walls and then knocked the real wall down.

We had to have part of a wall to support the beam.  We chose a 24 inch wall seperating the range side of the kitchen and the living room area.   We chose a depth would fit the depth of the cabinets perfectly. I think it created nice separation for the built-ins I am hoping the new owner will install.  We had to create the same thing on the dining room side, but it was a little bit bigger to fit the new return vent., wall between kitchen and living room


The beam went in nicely, load bearing beam in ceiling



Step 5 – Bye-Bye Soffits

We demoed the rest of the kitchen

Step 6 – Installed new windows and a new exterior door, kitchen renovation


Step 7 – Install/Move Electrical

The electrical wiring was an electrical mess in the soffits so our electrician cleaned it up and tucked it away (eventually but not in this picture) into the ceiling. We did not move outlets except for the microwave outlet.  We knew we were hanging the cabinets higher so it needed to be moved up a little.  Little decisions, such as this one, is the reason why I believe step 2 is crucial.  Executing a plan will give you a well thought out kitchen and keep you from having to go backwards rehab,

aaa, kitchen renovation

We installed three can lights following the aisles of the kitchen.  On the sink wall, two cans flanked each side of the window.  The window also had a centered sink light so we chose to flank the window creating light on each counter.  The range side of the kitchen had a can light centered.  The range side was too small for two can lights.  I knew that the task lighting under the microwave would also help to light that area while cooking.  Putting the cabinetry back temporarily, helped us decide not only aisle space but also where the lights should go.  We started by just taping.   You can see in the picture above where we originally thought the island should go.  I am so thankful we moved the island back in, because it helped us see that the kitchen would be too cramped where the tape was placed for the island.  We wanted a good amount of space for doors to be open while fridge door was open, while cooks are cooking,  so we moved the island back.   One other electrical change was to move the sink light up to the ceiling.  It was formerly located in the soffit above the sink., kitchen renovation

Another benefit of bringing in the makeshift island so we could place two pendants evenly over the island.  We placed a broken wall cabinet on the end because we thought we were going to add a bookcase on the end the depth of the wall cabinet.  It made the island too big so we decided against it.  (More on this soon)  I added the scrap plywood to simulate the countertop and its actual overage for stools.  The island size, counter width, and counter depth helped us mark the perfect place for the two pendant lights to be centered and functional.  The electrician added wire and installed the light box., kitchen renovation

Step 8 – Popped some popcorn

Not really.  Instead we peeled the popcorn off the existing drywall.  We laid plastic everywhere for easy clean up.

Popcorn ceiling removal,

Step 9 - Dry Wall

We insulated where it was needed, patched the ceiling, sheet rocked the kitchen, and textured it.  It all looked so much more clean!

The kitchen


Step 10 – Paint Party Time

We painted the wall.  No floor, no trim…Easy!  You don’t even have to tape or cut in.  This is my favorite type of painting.

Step 11 – Installed the wood floor

The wood floor was ordered two weeks before we were ready for it to be installed.  A raw wood floor, unlike an engineered hardwood, needs to sit in the environment it will be installed in for a couple of weeks to acclimate.  If you don’t do this you run the risk of your wood floor, when it does acclimate,  either expanding of retracting. Expanding causes buckling of floors, retracting creates gaps.  You pay way to much for this type of floor so be patient and take time for the wood to acclimate.   We had already installed the HVAC system to make sure we created the actual environment for the floors to acclimate.  We bought the hardwood from a supplier and then contracted installation and stain out.  The wood you see against the wall is the wood for the stair tread.  Our installer’s method is to stain the stair treads before installing them.  Whatever works!, ash wood floors

Step 12 – Stain the wood floor

I had no part in this work except adoring it when it was done.

ash wood floors, jacobean stain,

Step 13 – Find a new upper cabinet

As you can see in step 7 we had a demo casualty with one of the upper cabinets.  It would have been more work to fix it so we kept checking at the Re-store until a 24 inch wide upper cabinet arrived.  When it did, we snatched it up.  We were ordering new doors and painting the cabinetry, so it didn’t matter the style of door.  It had to be paintable, and standard depth and height. We found one that fit the bill and bought it for a whopping $10.

This is all for today, stay tuned on Monday for the rest of the steps.  We are getting into the fun stuff soon.  Have a great weekend!


Thanks for reading,






The Details of Details

Jennifer —  October 7, 2013 — 3 Comments

Today I thought I would take you through all the nitty-gritty details of what this kitchen looks like.  I plan on posting  how we did some of these things in different posts.  First of all, when we flip a house we budget entire projects before we set room budgets.  For example, we set a “flooring budget” that includes flooring for every room.  We set a “Drywall”, “Wall Paint”, “Electrical”, and “Trim”, budget for the entire house.  A room budget only has things specific to that room such as “kitchen cabinets” or “kitchen appliances.”  I tell you this because I will be giving you estimates on whatsome of the things cost in this room.  I can tell you exactly on some projects but things like drywall cost, might be a little trickier because I know how much it cost for the entire house.  Our goal was to transform this room for about $4K-$5K (after budgeting all the “whole house” projects like the ones listed above).  This means the room rehab was probably about $6K-$7K if you count flooring, drywall, window, trim, and lighting.  Enough about all that.  Here is the kitchen while standing in the living room.  Our goal was bright and open., Grey and white Kitchen


Lighting was a huge decision in this room.  We wanted can lights to brighten the room, we upcycled the pendants we pulled out of the bathroom, and I DIYed a school light fixture for over the sink.

Caudill Kitchen After 3

Here is the view of the kitchen when you walk in the front door.

Caudill Kitchen After

We got rid of the soffits to make the ceiling look taller.  We couldn’t increase the kitchen square footage but we could make it look bigger by making it look taller.  We hung the cabinets just a tad bit higher than normal.

Caudill Kitchen After 2

My initial idea was to add white or stained wood open shelving underneath the cabinet.  Just one shelf like this or this picture.  We actually were going to do this but my hubbie talked me into leaving it “unshelved” due drilling into the tile.  Believe me, tile drilling doesn’t scare us, but its pretty permanent for those who might not want it.  We left it where you can add it if you want to or leave it as is.  The sink above was a $99 deep stainless steel sink.  The faucet we got all together with our bathroom faucets.  I wanted a tall faucet with a pull out sprayer.  I believe it was $99.  You can negotiate more discounts when you by them all together

Caudill Kitchen After 9  We used the existing cabinets but ordered all new drawer fronts and doors.

Caudill Kitchen After 7


We will do this again. I don’t know where or when, but I was super impressed how easy it was to order doors.   The total cost for the MDF (paintable only) doors and drawer fronts was $900.  That included shipping.  To replace every cabinet with this style of new cabinets would have cost around $3000-$5000.  The knobs were on sale at Lowes.  The knobs were $.97 and the pulls were $1.03.  Of course I would’ve picked something a little larger but when you flip you want the best bang for your buck.

Caudill Kitchen Cabinet 1

We just flipped the island around and trimmed it out.  Click here to see where it was.  It has room for three larger bar stools or 4 smaller.  T

Caudill Kitchen 5

Lee built a fridge cabinet for $130. It wasn’t need it but it made the kitchen look more custom:

Caudill Kitchen After 6

We had to use spacers and fillers to make these cabinets fit and be centered, but wood filler, caulk and paint hide it well.  We had to purchase all new appliances.  We bought the house in early November and cashed in a stellar deal on Black Friday.  All four stainless steel appliances for $1800.  The tile was the cheapest part of the project. We used $.16 white American Olean tiles in a brick pattern.  I wanted grey grout…Lee wanted white.  I let him win this battle because it was not my house.

Caudill Kitchen After 10

For the counters we chose white Corian.  The neighborhood comps suggested higher end than laminate and Corian was more cost-effective than granite or quartz.  The pantry for this kitchen is the door you see in the laundry room.  It is a nice deep closet.  It is bigger than any pantry I have ever had.

Caudill Kitchen Countertop

Finally, here is where the kitchen/dining room table would go.  I grabbed a stainless steel barn light at Lowes for $19.  This space merits a really fun pendant, but that is for the new owner to pick out.  I am just picturing a long buffet with large pieces or art, or maybe some built ins with glass doors on the upper cabinets, or maybe incorporate this moodboard idea I gave a reader.

Caudill Kitchen Dining Area

There is our massive kitchen renovation.  Friday I will post the time line to get this all done.

Have a great Monday!

Thanks for reading,



Kitchen Before and After

Jennifer —  October 4, 2013 — 1 Comment

I have so many fun posts coming that have to do with a major kitchen renovation.  We just finished one and I am excited to share all the nitty gritty of this kitchen rehab.  It was major…yet still on a budget.  To get you excited I am simply going to show you the before and after.

In the upcoming weeks I am going to share how we turned this:

Caudill Kitchen Before 2

…and this…

Caudill Kitchen Before, iloverehabs


Into this…

Caudill Kitchen After 3, iloverehabs

…all on a budget.

Stay tuned to find out how we did everything.  Be ready for some kitchen “how we did it” posts.

Happy Friday!

Thanks for reading,



















Nice and Square

Jennifer —  May 17, 2013 — Leave a comment

This week we worked on the bathrooms.  Life has been a little crazy and we have been packing up our house, getting ready for summer (the busiest time for my job) , and trying to finish this house.  We are on schedule, but we called in reinforcements.  We hired a tiler for the showers.  It is against everything I know as a DIYer but sometimes your time is worth more than money.  The tiler was the guy hired to do our wood floors and when Lee found out he was a tile guy he looked through his portfolio and decided to hire him.  Here is the guest bathroom before:




We had our drywall contractor prep the tub for tile.

The goal, when you flip a house is to make money on the resale of the home so you don’t want to go to extravagant with the tile.  A little trick is to take inexpensive tile and do an interesting pattern.  We picked the 6 X 6 plain, white square tile and decided to tile it in a subway pattern.  (technically its called “Running Bond” pattern or “Brick Pattern”).  This is the most common use of this tile.

 Jane's Kitchen

This is in another house we renovated to be a rental.  We kept the backsplash but painted it to brighten it up.  These tiles are actually 4X4 tiles.  We went with 6X6 and they were 48 cents per tile.  We needed about 270 tiles to complete this project so the cost of tile was around $130. With grout and mortar this shower tiling project cost us about $200.  Not bad!  I tweeted this preview out a few days ago:; square tile running bond pattern,

We chose grey grout and one word to the wise about grey grout is that your tile has to be straight because a darker grout will show any inconsistencies.  We knew that and were extra careful.  Here is the finished product.

 iloverehabs, square white tile brick pattern


iloverehabs, square white tile brick pattern


iloverehabs, square white tile brick pattern


For those of you pricing out a new shower.  I am telling ya it’s not that bad.  Here were the costs:

  • We bought a New tub:  We got this one from Lowes for $138.  You can sometimes find great deals at Re-Stores so check there first.  They are hit and miss and it was a miss this time for us.
  • Plumbing:  $100.  We didn’t change the plumbing but we will call a plumber to install the faucets.  We don’t do plumbing.  Believe me, we have opened up enough walls in different homes and seen what water can do.  We don’t want to have any part of that mistake.
  • Shower Prep:  (Hardie Backer Board and Supplies $100)
  • Tile and Supplies $200
  • faucet and shower head:  $150
  • Caulk and finishing supplies:  $20
  • Hired Tile Guy:  $200 (Since he was doing our hardwood floors and our master bathroom he gave us a discount…which was a blessing)

Total for this project:  $700 if we would have done it ourselves.  $900 total since we hired it out.  The good news was that while he was tiling we worked on the downstairs bathroom.  We are trying to get that all done for less than $500.

Have a Great Weekend!


This house need a custom kitchen on a very low budget.  It is going to be a challenge, but we have planned out 10 ways we are going to make this kitchen feel custom.  The biggest challenge will be using the existing cabinets.

This house is in a nicer neighborhood.  I have seen the comps of the other homes, which is crucial when you are renovating a house to flip so you can know how to renovate your house accordingly.  All of the house comps have custom kitchens.  Some the houses in this neighborhood are really nice, this was a foreclosure and is a little smaller but it still has to stand on its own.  Its in a great neighborhood, and our hope is to create a nice and affordable home for someone who is looking to get in this neighborhood.  Because of that lovely concrete driveway, new cabinets were not in the budget.  I wish but we are going to to have to make these work.  Here is how we are going to make this kitchen upgraded and custom using what we have.

Caudill House, iloverehabs.comaaa

Caudill House,

#1  We knocked down the wall to make an open kitchen.

Check out the progress here.

 Popcorn ceiling removal,

I have already shared about this but many people love the open feeling of a kitchen.  It is a smaller kitchen but now that its open to the living it could be a selling point.  Many of the other houses, while they have custom cabinetry, are not open or only have partial open kitchens.

#2 We removed the soffits., kitchen renovation

I have soffits in my kitchen so I am not a soffit hater.  I live in a smaller home neighborhood which most homes have older kitchens or moderately updated kitchens like mine.  Our competition in with this house are large custom kitchens so we decided to remove the soffits to add more storage and to give the existing cabinets a custom look.  Doesn’t it look like its on its way?  Yeah right.

#3  We are adding 12 inch small cabinets above the existing cabinets.

Here is a picture to help you understand. This is one option, to have one solid door.


source: The Fat Hydrangea

source: The Fat Hydrangea

Here is the other option, to have two doors.




#4  We are building a cabinet for the refrigerator.

I am starting this one this next week.  I can’t wait to post about it.

#5  We are ordering new doors.

I can’t wait for this part of the project.  We are using  I plan on fully blogging about this project.  The doors we want are only $11.95 a piece.  They are made out of MDF so you must paint them.  We only need 15 so it will be less than $200.  We are even thinking of adding on primer and hinges, which would make it more money but sometimes tie if more valuable than money.

#6  We are painting the cabinets

The color will be grey.  We have not picked it yet, but Sherwin Williams here we come.

#7 We are adding a wall of tile on the back wall.

I am thinking we will do a white subway tile with grey grout.  I have not fully decided yet but it for sure will be bright white tile

#8  We are making the island a little bigger with more storage., kitchen renovation

#9 We are adding a bookshelf to the end of the island to make it more custom.

If you look at the picture above, the bookshelf will be in the place of the cabinetry that we put on the end to help with the space layout.

#10  We are installing Corian countertops.

I really like Corian by Dupont Luna White

The goal:  To spend less than $5000 on the kitchen.  That is including appliances, lighting, countertops, paint, doors, sinks, faucet and everything else.  Crossing my fingers.  Here is what it looks like today.


Have a great weekend.  Stay warm!  Its the first weekend in May and its snowed here!  What!


This is actually a project that we did a few years ago.  I realized that I had never shared it with you so I thought I would do so today.  I will be back with more updates on recent projects soon.  We had a little pause on updates because I was in Oklahoma City running a half marathon with my best friend!  Which was awesome!  I am going to share more about it this week.

A few years ago we flipped a house that was a complete renovation.  Here is what the house looked like when we bought it.  Get ready, its bad.

Heritage Exterior




The major costs went into replacing all the windows and replacing the roof.  The good news was we installed all the windows and the roof so we saved tons of money on labor and avoided the mark-up on materials.  The rest looks worse that it really was.  It just needed a little change to do it good.  Thank you Sheryl Crow for the inspiration.  I am sure I was singing that song the entire rehab.

 Besides those to renovations this was our to-do list:

  • Power Spraying th House
  • Paint the Siding
  • Pain the Soffits
  • Clear the trees
  • Wedding the beds
  • Mulching the beds
  • Level and Reinforce the Deck
  • Paint the front and back deck
  • Clear the beds
  • Add Shutters
  • Replace the gutters
  • replace exterior lights

This list was thankfully labor intensive instead of cost intensive.  For about $1200 and two long weekends the house turned into this:





The change gave this house a new life.  I found those blue shutters at the Re-store in our city for $25.  Yep, $25 for all of them.  All they needed was a power spray and a  new home.  It is amazing where a little elbow grease and the Black and Decker Home Improvement book can take you.

Just for fun here are some other rehabs we did in this house

Its 82 degrees outside and I am ready to get out and be in it!  Have a great Monday!

Thanks for reading,





I am in the middle of reorganizing the laundry room right now and I have lots to show you in that room, but I am not quite ready yet. Today, I wanted to share with you an EASY rehab I did in the house the hubs and I flipped.  I have told you before that we literally gutted this house…new windows, floors, bathrooms, roof, heater, central air, gutters, updated exterior…you name it…we did it.  I would have love to do something fun to the fireplace but the moolah was just not in the budget to do so.  We had to have the fireplace checked during the inspection and it was functionally working well but it was soooo ugly to look at that I could not stand NOT doing something to it.  Here it is in all its glory.


Get excited there’s more…

Happy Monday!  I had so hoped to post the final Pics of the East Nashville rehab, but I don’t have them yet.  The countertops are in but the bro and sis in law have to patch up some holes from the old countertop backsplash….and paint it.  As soon as that’s done, I will post the pics and the product breakdown.

So, instead I thought I would share with you another Kitchen before and after.  Last week I told you that the hubs and I flipped a house!  Here is what the living room looked like.  It was a long process but we learned a lot.  I know you got a glimpse of the before and after above.  Here are some more pics.  Man…this kitchen was bad!!!!!

Continue Reading…

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