Our Templeton Fixer Upper
When we first bought our home, we knew it had great potential, but it was clear that a remodel would be necessary...The house had its quirks—popcorn ceilings, outdated lighting, no air conditioning or landscaping, an outdated kitchen, and two bathrooms that needed a complete overhaul. We decided to tackle the project step by step, starting with some essential updates to update the home.
One of the first things that we did when we got into escrow, before even owning the house, was we started getting bids for the work that needed to be done. We also found some tradesmen who would work a side job on the weekend, which helped reduce our costs.
Removing the Popcorn Ceiling and Fixing Drywall
The first task on our list was removing the old popcorn ceilings. The day we got our keys we had our drywall guy in the house beginning to scrape away. Not only were they an eyesore, but they also dated the house significantly. We had them scraped off, which immediately gave the space a cleaner, more updated look. Along with removing the popcorn ceiling, we noticed that several areas of drywall and texturing throughout the house needed patching, so we took care of that as well.
Upgrading the Lighting & Electrical
Lighting can completely change the atmosphere of a room, and our home was in desperate need of an upgrade. We hired a professional electrician to help us replace the old fixtures and add can lights, in the living room, dining room, and kitchen. The addition of these can lights not only brightened up the space but also gave it a more contemporary feel. It was a relatively simple change that made a big impact. Our electrical also worked on our electrical panel to ensure that it could handle the addition of an AC unit. He also updated every outlet in the house and made sure there was GFCI protection throughout.
The first electrician we had bid on the project estimated it at $11,000, which was way out of our budget. We then remembered that a friend of ours recently went out on his own after working for an electrical contractor for many years, so we called him and after he gave us a bid we went with him!
One hiccup we ran into is that our electrician hit a water line when he was adding an exterior light…more drywall patching!
Addressing the lack of a full HVAC System
One of the major challenges we faced was the fact that the house didn’t have air conditioning, and the furnace was taking up valuable space in a hallway closet. After getting bids from three HVAC companies—ranging by as much as $8,000—we chose a local family-owned company that offered the best combination of value and expertise. They relocated the furnace to the attic, re-ducted the entire house, and added a modern thermostat. Most importantly, they installed the necessary plumbing for air conditioning, making sure the house would be comfortable in the summer.
We are still waiting to install our condenser unit until after we finish the landscaping and pour a concrete pad for the unit. It is important that we purchase and get this unit onto our property before the end of the year because in 2025 California has new regulations with AC Condensers and the entire cooling system changes along with replacement parts and servicing costs.
Gutting the Bathrooms and Plumbing Updates
When we first bought the house, we knew there had to have been a plumbing leak at some point in the house because of the patched drywall in the bathrooms and behind the shower valves in the hallway. However, it wasn’t until we tore out the bathroom inserts that we realized the previous owner had abandoned the slab water lines and ran pex plumbing through the walls.
One way we saved money is that we tore out and disposed of the bathroom vanities and inserts ourselves.
We hired a remodel plumber to address all the necessary repairs and clean up the plumbing throughout the house. This investment in plumbing was crucial for long-term reliability and ensured that we wouldn't have to worry about leaks or other issues down the road.
Next steps…
Landscaping
Rebuilding the bathrooms
Additional drywall repairs
Paint interior
Paint kitchen cabinets
Flooring
Kitchen countertops
Windows
Sliding glass door
Cost Summary:
Initial Drywall Repairs: $2,000 (more to come!)
Initial Electrical upgrading: $3,000 (more to come!)
HVAC: $13,850 (additional $2,150 in outstanding balance when the condenser is installed)
Plumbing bill…TBD!
