Stripes Make Me Smile

I'm loving the stripes that we just finished in our laundry room!

But while actually creating these stripes, we were doing anything but smiling.  I now know why people tend to do stripes in small rooms or on accent walls because it is so much work!

I'm not going to lie, I was ready to throw in the towel about 10 mins into this project as we struggled to figure out the spacing, number of stripes and getting the laser level to stick.

I have to give so much credit to Chris who soldiered on when I was ready to call it a night, putting up the majority of the tape around the room.

I was naive to think that we could knock this out in one night.  Once we were both off of work, and made a trip to home depot before heading over to the house it took us until 11 pm to finish the taping.  The worst part is that this room is so small and to do the stripes around the room we would have to close the door making it so hot!

Since Chris had to close the next night (our last night before the washer and dryer would be delivered), I went over and painted all of the stripes alone.  My dad had already painted over the original beige with Behr Ultra Pure White, and we decided on Juniper Ash for the stripes.  The painting was super easy, and I'm a little addicted to pulling off the tape so that was the part I looked forward to the most.

A couple of hours later and the room was ready and waiting for our new washer and dryer!

There are still some items we would like to do to this room.  I would like to change out the old school light and Chris is planning on creating a couple of shelves to go in place of the current one that has warped paint peeling from it.  

For now though, I'm just weirdly looking forward to doing the first real load of laundry.

Do you have any rooms with stripes?  If so is it a small room or accent wall?

Our First Night

What a busy weekend!!

After receiving our keys on Friday, I got to work making a list of things that we needed to get in order to stay the night at our house.  One of the more important items was to pick up an air mattress so we wouldn't have to sleep on the floor.

We hit up the grocery store to get some essentials like paper goods, toilet paper, bottled water and some ice for the cooler since the prior owners took their fridge with them.  We packed up both of our cars and headed over to the house, the excitement was finally starting to take over!

I drove up first, ready to pull into the garage and was greeted with junk blocking my way. When moving the box of leftover closet hangers and wood, we also found out that they left the trash cans completely filled so we won't be able to use it until our next trash day.  Throughout the house we learned that the sellers left several items, some good (a ladder, yard tools, fire extinguishers, light bulbs, instruction manuals), some not so great (broken lamps, old paint, old posters) and one with some potential - a large artificial Christmas tree! Once things die down a bit, I'm going to see how it looks before deciding if we get rid of it.

Once we dropped off our bags, we made our first of several runs to Home Depot.  I can't tell you how happy I am that the Home Depot and Lowes are only about 5 mins from our house!  We stocked up on some additional paint supplies, putty, shelf liners and a step stool before heading back in time for the pizza delivery.  (On a side note, I really like Domino's feature of ordering online early and setting it up for a later delivery time). Eating pizza the first night reminded me of my family's move from Pennsylvania to Texas, standing around our kitchen island enjoying some Pizza Hut before our camp out in our new house. We popped a bottle of Champagne and toasted to our first night.

After dinner on the floor (note to self - take some chairs over), we decided to start painting our dining room.  Thanks to Pinterest, the idea to paint the dining room half color and half white under the chair rail stuck in my head.  Chris was totally on board, so our overnight painting session was on!  We knocked out the white half first (Behr Ultra Pure White) before moving onto the bluish color on top.  Unfortunately, I don't know the name of the Behr paint, because it was a can of oops paint that I picked up for $7 over a year ago.

The dining room before

Just painting the white half gave the room a fresh feeling.

Although it was late, we decided to start on the blue half, finishing up around 1 am.  We called it a night since Chris had to work in the morning, and I finished the second coat on Saturday after hitting up Home Depot to color match the paint and get another gallon.

The iPhone doesn't really do the color justice, so I snapped a couple of shots with my DSLR on Sunday.

As you can see, the blue varies from different angles.  I finished up painting inside all of the windowsills on Sunday while Chris replaced two out of three of our toilets.  This was one of those fun unexpected to do items.  We noticed that the toilets were old and having a really hard time flushing simple toilet paper so we went ahead and purchased high efficiency replacements. 

Out with the old, 1 more to change out

And one more shot after the drops cloths were removed.

The room is still in progress as we have decided to paint over the beige ceiling.  Since we are planning on having professionals handle the painting in our 2 story main areas, we'll leave the vaulted dining room ceiling to the pros as well.  We also need to paint the doors that lead to the kitchen and the floorboard trim as the beige really sticks out next to the crisp white.  Now for a side by side comparison.

Chris and I both agree that painting has helped to feel like it's our home and not just someone else's house that we will be living in.  I was sore as anything after our first weekend of work, but I'm excited to work on other rooms before the movers are scheduled to come.

What did you do the first night/weekend in your home?

30 Before 30: Buy A House

We finally got the keys and are now official homeowners!!

Can't wait to get started on that to do list once we get in tonight!

The recap of our house hunting journey is here and I've now added a tab for the house tour on top so you can see how the rooms change over time!

Hunting Houses: The Final Chapter

After all of the stress from the pool, I was hoping to just cruise to closing.  Just our luck, there would be no cruising.

This time around the reason for my stress (to potential rage) was our homeowner's insurance.  I first contacted the same group that has done my parents home and car insurance for years (they actually worked with another office before that guy retired and gave his clients to this office) back on July 1.  July 2nd we had our policy quote and I was told the inspector would be ordered the next day.  Days go by and I hear nothing so I follow up to get the response "what? they haven't contacted you for an inspection yet?"  Um, isn't that your job?  Finally get the inspection scheduled for July 15, and then the inspector cancels that morning.  I'm just a little ticked at this point, but they get it rescheduled for Friday, July 19.

The weekend rolls by and I call for an update on Monday and Tuesday.  By this time, I'm freaking out because our loan can't go to underwriting without proof of insurance.  I finally get ahold of the manager of the agency office and I'm pretty sure the shit hit the fan at that point.  With the manager now involved, he was working up the chain of command to get our policy completed that day, Wednesday July 24.  Exactly one week before we were scheduled to close.

By this time, I have gone through the range of emotions.  Angry, Nervous, Stressed Out. I just couldn't believe that something relatively simple like homeowner's insurance could potentially delay our closing.

Finally, finally at 2 pm I received word that the proof of insurance was on it's way to our lender.  The lender was able to push through underwriting (in 24 hours!) to get the approval and our closing went as scheduled on July 31!

Although we signed all of the docs on Wednesday, we won't be getting the keys until later since the title company has to wait for the hard copies to be overnighted from the out of state sellers.

Similar to Marge Simpson's response to the best family vacation at Itchy and Scratchy Land, this home buying experience was exciting and emotional.  Now let us never speak of it again.

Hunting Houses: The Day I Thought The Deal Was Dead

To say that the sellers in our house buying experience were accomodating would be a far stretch.  You would think with a house that was on the market 90+ days and already had one deal fall through, that the sellers would be very eager to close a deal.  Especially since they were currently living in another state which meant they were paying for a mortgage and potentially rent or another mortgage.

There were 3 issues that arose after the inspection and from reading documentation that was provided by the sellers.

(one of the first companies we will be contacting once we get the keys will be tree trimmers)

1. Age of the Roof

In the seller's disclosure, they listed the roof's age as 1-3 years.  We thought that was great, indicating that we shouldn't have to replace it in the near future.  After the inspection, our inspector let us know that the roof was indeed 14 years old with a few sections that looked to have been replaced since the house was built.  Although it's mainly the original roof, the inspector said that it was in good shape and should hold up for a while.

2. Foundation Warranty
In the seller's disclosure, they listed that foundation repair had been completed by the original owners and that there was a 20 year warranty on it.  After reading the warranty documents the seller was "shocked" to learn that the warranty only covered adjustment of the piers AND that they would have had to pay for a transfer of warranty 30 days after they closed (back in 2011) in order for the ability to transfer the warranty to us now.   I mean really people.  It's clear as day in the 5 page document (not even a long read) that you provided to us, do you just not read when you're making a huge purchase like a house??

3. No Above Ground Pools
After reading the HOA documentation (all 60+ pages of it), it clearly states that no above ground pools are allowed on any lot.  Interesting because this pool has been here since 2005 and they have never given a violation to this house because the pool can not be seen from the street (but can easily be identified on any google map).  We asked the sellers about it.  Since it was not an issue when they purchased the house they had no plans to remove it or to ask the HOA for a waiver for it.

Now the issue with the pool isn't because we want it (because we don't), it's because the title company would have to make an exception in the policy due to the violation of HOA restrictions.  Our lender would have to accept the exception in order for us to get the loan.  If our lender didn't accept the exception and asked for the pool to be removed prior to lending, and the sellers have no intention of paying for that removal that would be the end of the deal.  We wouldn't get financing and would have to start house hunting all over again after already shelling out bucks on inspections and an appraisal that would not be refunded.

Cue tears.  I thought this was it and this house would never be ours. (<-over dramatic much? why yes, this house buying experience has made me that way)

After further review, the legal team associated with our loan did determine that there would be an issue with the exception, so the pool would need to come out.  UGH!  Not exactly something that I wanted to deal with or pay for at this time (we had plans to remove it in due time once we owned the house), but I really wanted this house.  So with 7 business days until our expected closing date I was on the phone attempting to get removal estimates for that stupid pool (a pool that I had no real stats on and could only guestimate on the size).

Until...Our amazing realtor received word from the title company that they would remove the exception as long as we sign a couple of documents including an agreement to remove the pool (we would not have to bring any extra funds to closing!).  So after the roller coaster of emotions, it looked like we could finally breathe a sigh of relief...or could we?

Did you have any issues when you purchased your house?

Hunting Houses: The In Between

The period in between an accepted offer and closing is not nearly as fun as house hunting was.

Once we received the executed contract we were on the clock to get the inspection done during the 10 day option period.  Thankfully our realtor was on the ball with one of her contacts and was able to set that up right before the 4th of July holiday.  There was nothing major from the inspection which was good news, but there were lots of smaller items that we'll need to take care of soon (cracked window, pest control, fix some sprinkler heads).

Another view from the dining room

There was some back and forth with the seller on the repair amendment because we asked for repair of the A/C unit (which is working, but working like a 14 year old system).  Unfortunately, the sellers would only agree to a minimum concession for the repairs, to put in new air filters and to have the A/C serviced (but not repaired).  We're hoping that it will at least hold out until the winter months so we can get a deal when we do replace it.

A better view of the kitchen

Other than that, the loan application has been submitted and the appraisal has been ordered.  We've received the title work and HOA documents and are just waiting on the seller to provide the survey.

On the plus side, we've been able to make a couple of additional trips to see the house during this time (a great chance for me to take even more pictures like the ones in this post).  One of those trips included showing the house to my brother and his girlfriend.  They loved the house and Dennis became a little addicted with the butler's pantry.

In our free time we've been busy calling all of the companies that will need to be set up with the home purchase (utilities, security, electric, gas, our contractor, pest control, cable, etc).  It seems like that list never ends!  Although secretly, the list maker part of me is loving writing and rewriting all these to do lists and potential service company's pros and cons lists. 

If you have purchased a house did it feel like you  had a lot to get done before closing?

Hunting Houses: The Waiting Game

The wait during the house hunting process can feel so agonizingly long.  Although the below events happened within a short time period, it felt like an eternity to me.

Saturday was our first outing to see homes.  

  - All three homes that we saw were similar in layout (one that we have seen on and off the market since 2011 and really loved).

  - 2 houses were quickly ruled out, but one was a real winner.

Sunday, our realtor Iris schedules another showing.

  - This time we spend a full hour in the house to get a good second look.  

  - My parents come along so I can get their opinion on the house as well.

  - Iris provides some comps, what she feels a good offer price would be as well as rough estimates for closing costs.

  - We have some questions for the seller's agent, phone messages are left and emails are sent.

  - And we wait.

Monday, a back and forth between the agents.
  - Documents on foundation repairs may be located in the house, but the sellers are currently across the country.
  - Iris learns the reason why the last deal fell through -VA appraisal came in low.
  - We talk it through and decide to put in an offer at 89.8% of the list price (the property is overpriced as evident from the last deal falling through on appraisal and the house being on the market for 72 days in a market where nearby houses are selling in 4 and 8 days)
  - I attempt to sleep through the night without much luck

Tuesday, spend the entire day wondering if the sellers are going to come down from the list price
  - Around 8:30 pm the Sellers counter with 3 conditions and an offer at 93.3% of the list price
  - We talk the conditions over with Iris as well as financial options with our mortgage broker to determine what we might want to counter with
  - Decided to sleep on it (I doubt they're up waiting for our response at 10 pm)

Wednesday, discuss our counter offer plan one more time before school/work
  - We decide to counter at noon at 92.9% of the list price, agree to 2 of their conditions, counter on the other by asking to pay half instead of full amount, but ask for seller's concession
  - And we wait.

Thursday, still waiting on the seller's response to our counter
  - Thankfully I had a couple of big work meetings to keep my mind off of the waiting
  - Finally hear back from the sellers at 7 pm, who notify us of the lowest net amount they will take (which is 92.9%)
  - We sleep on it

Friday
  - We submit another counter which increases our offer to include the concession and still meet the sellers net amount.
  - Seller's agent comes back to say the higher amount may not work (I'm guessing based on previous appraisal).
  - We decided to do the offer at 92.9% without any seller's concessions.
  - You know the drill...more waiting

Saturday
  - Sellers finally send back the signed contract
  - We've Bought A House!!

Now I'm trying to keep my excitement in check until we have the inspection and appraisal completed. I really can't believe that this all went down within a week!  I never thought that we would have a house hunter-ish experience, seeing 3 houses and putting in an offer on 1.  A part of me is sad that we didn't look at more houses, but after seeing this one we knew it was the one.

How many houses did you check out before putting in an offer?