Woodlawn Remodel / Addition
Exterior, viewed from street at northwest Exterior, viewed from street at west
WINNER

Master Builders Association Remodeling Excellence Awards

2009 Green Remodel
A 1902 house with a clumsy 1960s addition was in derelict condition when the builder bought it from the deceased owner's estate. The corner lot, located in the Seattle's Fremont neighborhood, was large and well suited to a grander house. As we surveyed the property lines, the neighbor leaned over the fence to inquire what was to become of the old house? "You won't recognize it," we replied.

The existing basement was only partially excavated, and the wood walls above the concrete all needed replacement. After fully excavating, and replacing all the rotted wood walls with new concrete, the house was properly founded and the basement could be finished out. A play room, workshop, and storage area fit nicely in among the existing windows and structural posts.

The first floor was a keeper, with 11 foot tall ceilings and large windows. The kitchen, a narrow bathroom, and a small bedroom were all combined to become a spacious new kitchen and family room. New French doors lead outside to a new patio in the back yard.

The existing roof was removed completely to make room for the entirely new second floor. Two children's bedrooms, a children's bathroom, a laundry closet, and a master bedroom and bath suite are now accessed from a central foyer with window seat at the top of the new stair. French doors in the master bedroom open to a new two story porch.
Existing house, prior to remodel
Digital model of interior, first floor plan
Digital model of interior, second floor plan
Living room with new stair Master bathroom
Family room from kitchen Kitchen
Old aluminum siding was removed and recycled, the house was fully wrapped and air sealed, and new wood bevel siding over a rain screen shim were installed. Custom decorative brackets support the eaves of the new hip roof that caps the main house. All windows were replaced with new insulated-glass units. The garage also got a new hip roof, and a new breezeway connects garage with back door for sheltered passage when bringing in the groceries.
Bay window
Garage and breezeway to house
New roof eave before and after decorative brackets
This project is targeting Built Green 5 Star certification, evidence of its significant ecological design features. The new walls are built using advanced framing (studs at 24" on center instead of 16") and insulated to R-26, 23% better than energy code. All framing lumber and plywood sheathing is FSC certified to be sustainably harvested. New gypsum wallboard throughout contains 98% recycled content, and interior paints, adhesives, and sealants are low toxic.

The new heat system is a gas fired boiler distributed by hydronic tubing to radiant floors at all three levels. Dedicated fans exhaust stale, moist air from bathrooms, laundry, kitchen, and office, while supply fans provide continuous fresh air to bedrooms for superior indoor air quality. Demolition produced large quantities of materials most of which were recycled or even reused on site.
Filming 'Renovation Nation' TV scene with Steve Thomas
PUBLISHED

Fine Homebuilding magazine

July 2009, Issue 204
Mechanical room with hydronic heating equipment
North facade looking west Rainwater collection barrel Reclaimed wood flooring
North facade looking west in a rare snow