Mid-Century Modern Home

UPDATES/FEATURES LIST

Garage (built 2018)
- bright, spacious, and high ceilings!
- fully insulated, R24 mineral wool walls, R31 spray-foam roof
- 3/4" plywood on south interior walls, 1/2" plywood on remaining interior walls

- front & rear access via person-doors and garage doors - insulated, steel doors with thermal windows
- QUIET Ryobi belt-driven garage door opener with capacity for multiple add-on devices

- 3 windows, person-doors are glazed
- 6 LED light bars (equivalent to about 2,000W)
- 80A electrical subpanel, suitable for EV charging

- all brackets excluded, blue cabinet & wall-mounted shelves above doors will remain

- car lift excluded (but possibly negotiable)
- 2-car capacity or 1 car + extensive storage/workshop

- access to back yard & garage deck...for entertaining, even large group summer dining/small event space

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Carport

- privacy screened, custom-built from select pine, whitewashed

- 6 LED lights...daylight!
 

Driveway

- capacity for up to 5 vehicles+1 under carport = total 6 spaces
- asphalt driveway with exposed aggregate curbs (2020)
 

Front and Side Yards -attractive & productive
- 3 columnar beech trees (2019)

- cedars & boxwoods & tiger lilies & ornamental grasses provide privacy and boundary definition

- cedar & straw mulched front gardens
- Hostas, Irises in front garden

- grow nutritious food - highly productive food garden area in ideal, sunny location with healthy soil, ready to be planted

- substantial raspberry row that will produce to fill a medium freezer!

- established strawberry row

- convenient 4" ABS pipe for your watering hose runs under the carport/driveway so your hose isn't all over the driveway

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Back Yard

- 10ft wide access to backyard via removable gates (northside yard)
- Composite garage deck (2020) with pea gravel subsurface
- exposed aggregate patio with pergola (2021)
- hot and cold water exterior taps
- fully fenced, 6x6 posts, PT lumber (2023)

- Ideal urban trees - 3 mature Shademaster Honey Locust trees...providing dappled shade, not dense shade

- Japanese Maple thrives in the partial sun/shade of the Locusts
- Ferns, hostas, and miscellaneous other perennials
- Small "stumperies" add visual interest and prevent erosion

 

House Exterior

- Maibec siding, treated wood (2018) (R5 foam insulation under siding)

- extensive soffit lighting

- side deck off kitchen for BBQ and alternate access to backyard
- natural gas connection for BBQ on floor of "BBQ nook"
- large light on side deck for evening BBQ'ing

- entry doors from carport and from side deck to kitchen + walkout basement at rear

 

Windows

- vinyl casement windows & 2 vinyl sliders (all approx 2015)

 

Roof

- new sheathing (1/2" plywood) & ice dam & 30 yr shingles (2018)

- ridge vents full length of roof

- spray foamed (2018) from top down onto existing drywall ceilings, leaving ventilation space between spray foam and sheathing
- 2ft overhangs all around, combined with proper grading keep water away from the house under almost all conditions

...prevention, better than cure
- eavestroughs (2018) with leaf guards installed

 

Interior Design - Mid-Century Modern
- Select Pine entry screen that echoes the carport screens

- Vintage original light in vestibule

- MCM geodesic dome pendant lights in Dining room. Four lighting circuits

- Acacia wood ceiling treatment gives a warm, clean vibe - applied throughout entire upper level except main bathroom
- Vaulted ceilings throughout main level except hallway and main bathroom which have 9ft ceilings

- MCM-consistent kitchen cabinets w clean-lined glossy, upper fronts. Extra high cabinets for bonus storage on the high wall

- Matte black lower cabinets with drawers throughout for efficient, accessible storage
- Grohe taps with oversize main sink and bonus coffee station/prep sink

- Flexible, counter-depth Samsung fridge with ice/filtered water dispenser, and multiple flex-zones -can be set to freeze or refrigerate

- GE Profile Dual Oven Gas Range with full convection capability, probes & digital controls + a stovetop grill

- Under cabinet lights with remote switch
- MCM-consistent peninsula lights
- Multiple directional overhead light fixtures

- Reclaimed African Mahogany (from the house's original trim & door jambs) window ledges

- Total 6 lighting circuits in the kitchen
- Delta pot filler tap!
- QUIET & effective LG dishwasher
- Acacia butcher block breakfast peninsula
- Access to side deck for convenient BBQ'ing
- Reclaimed African Mahogany stairway railing

 

Flooring

- consistent porcelain floor through almost the entire house with polished concrete appearance

- Schluter underlay under all tile

- Quiet floors -original 3/4" spruce subfloor reinforced with 3/8" plywood, glued & screwed to floor joists
- Stable & comfortable basement floors -on Dri-Core panels+3/8" plywood, glued & screwed &Tap-conned into concrete subfloor

- Ceramic tile in basement except Family rm has same subfloor but sealed with Blueskin & finished with commercial-grade

carpet tile
 

Doors & Trim

- Whitewashed Pine sliding doors with stainless steel roller system
- baseboards and crown molding all select pine (not MDF)

- door jambs are select pine, whitewashed + reclaimed African Mahogany trim (from the house original door jambs/trim)

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Closets

- every closet is clean, fully finished and is illuminated.

- mirrored doors

- Principal Bedrm: Airy & Bright Walk-in Closet from select pine, whitewashed
- linen closet with receptacle for charging vacuum, current location of WiFi router
- entry closet for coats with select pine divider and rear entry door for blue bins or pantry, etc.

 

Lighting & Blinds

- All lights are LED, dimmable and daylight colour (except light over freestanding bathtub)

- Most lighting circuits are outfitted with slide dimmers.
- 2" faux wood white blinds on all windows except large front windows

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Principal Suite

- Glass Shower Enclosure with rainfall shower system
- Dual vanity (note - large mirror is excluded) with 4 large drawers

- Receptacles for both sides of vanity
- Stainless steel towel shelf
- Two lighting circuits

- QUIET fan moving 150CFM...separately switched from lights
- Compact but comfortable bedroom space with large window, vaulted ceilings
- Four light circuits in principal bedroom. Overhead light controlled from 3-way switch cct

- Book shelves

Bedrooms 2 & 3
- sizeable closets with mirrored doors
- multiple lighting circuits
- vaulted ceilings & large windows
- Acacia bookshelves in one of the bedrooms

Hallway

- 2 directional light fixtures with dimmer and 3-way switch cct

 

Main Bath

- Spacious, comfortable freestanding tub...fits 2, in a pinch! ;) The Delta Pedestal tub filler is positioned accordingly.

- 32" vanity with large drawers (note- tall cabinet is excluded)
- 3 dimmable lighting circuits with directional light fixtures
- QUIET fan, with humidistat, that moves 150CFM

Family Room

- large comfortable room with durable carpeting over solid, insulated subfloors (see "Flooring above)
- Astria 35 DLX Gas Fireplace (late 2023) w remote control, fan, lighting & reflective firebox background.

.Multiple fan & flame settings

- Fireplace can provide heat without electricity in case of a power outage!

- Walkout to the backyard/patio
- Convenient full bathroom access in the basement
- Open stairway allows for visibility/communication from the kitchen

- Blackout curtains on the sliding doors

- Electrical panel access hidden within modern cabinets that also provide extra storage room

- 3 lighting circuits
 

Basement Bathroom

- Fiberglass shower with glass door enclosure
- Fixed and hand-held showerhead
- 24" vanity with multiple drawers
- Stainless steel shelf for towels
- Window shelf
- 2 light circuits

- Safe 'n Sound insulation in ceiling to reduce disturbance to those sleeping above

 

Basement Den/Office/Guest Bedroom
- Conveniently located next to basement bathroom

-2 light circuits
- large window
 

Laundry

- bright laundry room with storage cabinets
- Stacked LG Washer/Dryer

- convenient access to water shut-offs and Dryer receptacle

- Laundry tub

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Storage in Lower Basement

- convenient space in lower basement for all the stuff that you want to tuck away

- access via 2 entryways
- 4 light circuits
- receptacles for freezers, etc
- always been a bone-dry basement!

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Plumbing & Toilets

- shut-offs for every fixture! Each can be shut off without having to shut off water to half or all of the house!

- All 3 toilets are modern profile one-piece, American Standard

 

Natural Gas Water Heater (2022)

- owned
- commercial grade
- 50 US Gallon/189L capacity
 

Electrical

- every electrical device cross-referenced to breakers
- extra receptacles in every room

- all switches and receptacles replaced within last 5 years

- all lights are new since 2018 (except vintage vestibule light and 2 vintage lights re-used as closet lights)

 

Controls
- Nest Thermostat

- Nest Fire/CO2 detectors -hard-wired -one for each level
- the detectors have a convenient nightlight function
- the detectors provide voice warnings before sounding alarm

- WiFi/App controllable
 

Comfort & Efficiency
- R24-29 mineral wool insulation walls
- R31 spray-foam roof
- new vapour barrier throughout
- doors & window frame gaps filled/insulated

 

Ventilation:

- 3 QUIET bathroom fans that move 150CFM each + stove vent hood

HVAC:
- Air Conditioning
- Mid Efficiency Furnace with humidifier