Client Type
Multi-unit Residential Landlord
Scope
Framing and Drywall | Floor tile | Wall Tile | Vanity | Fixtures and Accessories | Lighting | Paint
Role
- Design Consultation | Work Execution
Date
July 2024
Rental Renovations
Rental renovation budgets are largely established to achieve a required return on investment over a specified payback period, given the estimated additional income the renovation will generate.
This means, trade-offs are unavoidable, especially with older properties. I help my clients navigate difficult budget allocation decisions with a view to achieving the best overall result that will maximize the property's income earning potential.
Project Brief
This washroom was remodeled less than 10 years ago. While the vanity purchased by the client was of good quality (it was repurposed elsewhere in the building), everything else in the room had to be changed.
Project Commentary
The plaster behind the wall tiles was already over 60 years old and as can be expected quite a bit of it came down with the tiles. Old plaster is not a great surface for tiles because the thinset method requires a substrate that is strong, flat and stable. Tiling directly over aging plaster, especially where the top coat is showing signs of delamination, is risky.
To meet the clients requirement of tiling the bottom half of the walls, new floor to ceiling walls were framed (2"x4"; 16" o.c.) to support new 1/2" drywall on three elevations; and a knee wall framed on the fourth.
Framing new walls also created the opportunity to install additional blocking behind the drywall to support the vanity mirror, towel bars, and other accessories as well as to run electrical to service a new GFI outlet and to reposition the vanity light fixture.
The vinyl plank flooring was removed and the underlayment patched and self-leveled.
Honed, near-black 2" x 2" hexagon mosaic tiles, were set with a non-contrasting grout to give the floor a more textural, less graphic quality.
The shower liner was in relatively decent condition; however, the curb was not properly sealed and was allowing water to leach behind the liner.
The shower was fitted with a new drain and fortified with waterproofing membrane that was applied to the shower floor and curb.
Slip-resistant 2"x2" matte white mosaic tiles, a stone sill on the curb, and PVC moldings around the opening, complete the shower stall update.
Setting simple white ceramic subway tiles in a herringbone pattern gives the room a more sophisticated feel, even though the materials used were actually quite inexpensive.
The cracked marble transition was replaced with a custom-fabricated oak threshold and metal accent strip.
Finishes include a new vanity, coordinating Champaign mirror; light fixture; and satin bathroom accessories.
A PVC chair rail in Benjamin Moore, Snowfall White (OC-118) caps off the tile. The radiator was given a matte black finish and Benjamin Moore, Balboa Mist (OC-27) on the walls provides contrast and depth.
A custom fabricated oak transition stained to match the existing parquet flooring in the bedroom creates a seamless transition between the two spaces.
