Tuesday, March 26, 2013

Tour of Lloyd Wright's 1928 Samuel-Novarro House

Today we were able to tour one of the true historic architectural gems of Los Angeles- the Lloyd Wright Samuel-Novarro house in the Los Feliz Oaks. It was a treat to walk through this 1928 historical home, with a very interesting history. For more than 85 years, it has been home to a number of celebrities, including Leonard Bernstein, Diane Keaton, Christina Ricci, and the original owner, silent film star Ramon Navarro.


It was originally built for Navarro's assistant, (and reported lover) Louis Samuel... but here's the kicker: When Ramon Navarro caught Samuel embezzling money from him, reportedly leaving Navarro with only $160, Samuel agreed to turn over ownership of the property to Navarro to pay him back and to avoid prosecution. Navarro was pretty famous at the time, and didn't want his private life in the press, apparently.

The home is on a hillside, and is three stories, with almost every room opening to patios, the pool, and the gardens. It has 4 bedrooms and 4 baths. It has been restored to its original glory by a recent owner.

The polished concrete floors throughout the house are great, and all the architectural details are
stunning.

Not too far away is Lloyd Wright's Sowden house, where some think the Black Dahlia murder may have occurred.

If you would like to see this property, or similar properties on the market, don't hesitate to email us or give us a call at 323-877-2040. More pics here.


Listing courtesy of Aaron Kirman, Hilton & Hyland.




Friday, March 22, 2013


We have been trying to find good wood for our new floors, but keep running into outrageous prices... often more than $12 a square foot. Luckily, last week we found Granada Millwork in Pacoima. The mill is huge- you could walk around for hours. Granada Millwork’s showroom displays high end lumber products and offers custom milling, flooring, reclaimed lumber, mouldings and timbers. The selection of reclaimed flooring is endless. The showroom is where Granada's Mike Long will educate you on all the different options for reclaimed flooring. They have installations on the walls that demonstrate what the finished product will look like. After you’ve made your decision, Mike will walk you to the other end of the mill and show you how the floors are made. It’s amazing to find an operation like this in the Valley.And their prices are great. We found reclaimed Douglas Fir for $3.75 a square foot. They also have flooring installers and an in house furniture maker for that unique dining room table or kitchen backsplash you’ve always envisioned. Mike, a forestry expert, spent half the day discussing different species of wood and different treatments and finishes that are available. It's a pretty amazing place, and a great find for affordable reclaimed wood. Here is their site: http://granadamillwork.com/

Tuesday, February 26, 2013

Update! As predicted, this home went into escrow very quickly. We just saw a great new listing in Upper Nichols Canyon, at 2850 Nichols Canyon Road. It is a really fantastic condo alternative, listed at $749,000 for a single family home in one of the best neighborhoods in the Hollywood Hills. It is a flip property... the people at ModOp Design bought the house last year for $450,000, and did a tasteful remodel. It is a 2-bedroom, 1 bath, 1,020 square foot home with an open living room and kitchen, treetop views, and easy access to Mulholland. Our friend Alex said it "seems small for the price," but they are asking for offers by 5pm Monday and we are guessing they will have several, as there is such low inventory in the area. Listed by Rob Kallick, Sotheby's International Realty.

Monday, February 25, 2013

We just returned from Palm Springs for Modernism Week. The collection of Mid-Century homes in Palm Springs is pretty amazing. It is hard to find a collection of so many Mid-Century Modern homes anywhere else in the United States. Modernism Week is an 11-day celebration of mid-century modern design, architecture and culture in Palm Springs. It includes architectural tours, films, lectures, an architectural symposium, educational events, and chic, fun parties in cool mid-century modern homes.

We were able to see Richard Neutra's Kaufmann House, circa 1946, which you can see in the picture above. It is probably the second-most famous architectural home in America after Frank Lloyd Wright's Fallingwater in Pennsylvania. Pretty amazing that the same guy, Edgar Kaufmann, a department store guy from Pittsburgh, owned both properties.

It is fun to drive around the nicer neighborhoods of Palm Springs, looking at the amazing collection of Mid-Century homes. Our neighborhood, in Upper Nichols Canyon, is one of the only areas we know in Los Angeles where you can find a similar collection of properties. We were also able to see Frank Sinatra's former home, from outside, at least. You can rent it for $2,600 a night if you want to live like Sinatra for a night or two.

Thursday, January 31, 2013

Hollywood Hills - Nichols Canyon Mid-Century Modern Home

We are really excited about this property we just purchased in Upper Nichols Canyon, just off Mulholland, in the Hollywood Hills. It is a Mid-Century home with a really great flow to it, with almost all rooms opening out to the back yard. The kitchen is a little stuck in the 80's, but the entire floorplan really works for us. The neighborhood is great too, with wide streets, sidewalks, no power lines, and very nice neighbors. Our older dog, Clyde, was having a lot of trouble with stairs at the last house, so this one-story design with direct access to the yard is great for him, and Berry and the cats seem to enjoy it as well.

So far, we have only painted the living room. We really need to get rid of this white vinyl flooring tile... it is covered in paw prints all the time.





Wednesday, May 25, 2011

Total Home Down-to-the-Studs "Green" Remodel

When we took our first look at this house we were blown away by the possibilities. The property had an amazing setting, with sweeping views of the hills, but also had not been remodeled or updated in many, many years. We had our hands full with orange shag carpeting from the 70's, (it was groovy, man, but it had to go...) plywood cabinets, a deck that was precariously unsafe and needed to be replaced, and wallpaper on almost every wall. We also only had 2 and a half months to do a total remodel, down to the studs, in every room. We had to move in by the end of December or we would be homeless. And that would not have been groovy at all.

We also made our own concrete counter tops using guidelines from Cheng Design in Berkeley. While this took a few weeks from start to finish, it ultimately saved us almost $10,000 when compared with comparable counter tops. We took very precise measurements and built the templates and forms in our garage. We then proceeded to forget to flip them over, even though we were warned repeatedly about this, and had to start over. Then we rented a concrete mixer locally, and poured the counter tops ourselves. Once "cured," the largest piece, with steel rebar to reinforce the narrow parts in front and back of the sink, weighed almost 700 lbs and took 8 people to move from the garage to the kitchen. It was a major production, but ultimately well worth it.

We made an effort to do everything we could in a sustainable manner. Some of the "green" elements in our construction:
  • "NO VOC" Paint on all walls and ceilings
  • All High-Efficiency Energy Star Appliances, including the most efficient washer, dishwasher, and fridge on the market. (20+ year old appliances donated to neighbor who needed them...)
  • Tile from Heath Ceramics in Sausalito
  • Concrete Countertops- made ourselves using Cheng Design Guidelines
  • GreenQuest Cabinets from Crystal Cabinets- FSC-Certified, 100%-recycled wood with no Formaldehyde.
  • Reclaimed wood flooring from Northcal Wood in Ukiah
  • "NO-VOC" water-based wood stain for all flooring
  • Recycling of all construction debris
  • Reclaimed wood and steel vanity for master bath
  • Low flow, dual-flush toilets in both baths
  • Low-flow shower heads in both baths
  • Motion-detector lights in both baths that go off with no motion (makes reading in the bath difficult, at times...)
  • Outdoor Motion-detector lights on both porches and entryway 
Heath Ceramics "Oval" Tile

    Tuesday, May 24, 2011

    Kitchen Before and After - "Green" Remodel


    Living Room - Before and After - Green Remodel

    Master Bath- Before and After - "Green" Remodel

    before
    after
    before
    after

    Construction- "Green" Remodel

    kitchen (and master bath downstairs)
    When we bought the home it had orange shag carpeting throughout. In order to replace the upper deck, which our inspector found had been rotted and precariously unsupported on one side, we had to take out all the floors in the upstairs kitchen and living room, as well as the ceilings in the master bedroom and bathroom, so that we could put in long enough joists to support the whole deck. You can see some pictures of the construction by clicking on this link. When we took out the ceilings in the bathroom we also found an old beehive that was no longer populated- pretty amazing they had found a way into the ceiling of the bathroom from the outside and had been living there, seemingly undetected. Bees these days...

    We had serious time constraints for the project: We took possession of the house in early October, and only had until December 28th to finish demolition, add the new deck, add hardwood floors throughout the house, completely remodel the kitchen and two bathrooms, add new plumbing and electric everywhere it was needed, add a new gas line to the kitchen, paint the whole place, and mold and pour new concrete counter tops. So we basically had two and a half months to completely gut and remodel the entire house. And we were doing it all with permits, of course, so we had to have every step inspected. Needless to say, from the day we took possession of the house we had work going on almost every minute until it was done.

    We decided to create our own concrete counter tops for a couple of different reasons. For one thing, they are a lot more "Earth-friendly" than granite, Caesarstone, or other options we found. We also had a large area of counter space to deal with- a complete "U" shape that took up the whole kitchen... so when we priced out the materials we liked we were getting quotes above $10,000. After everything else we had done this was just too expensive for us. We had always been interested in trying to do concrete counters and had been following Fu Tung Cheng and the amazing work he was doing with Concrete Exchange and Cheng Design in Berkeley, so we decided to try his method. If you ever decide to do this please don't hesitate to contact us because we learned a lot. It was fun but not always easy.

    The basic steps for the counters: We took really precise measurements once the GreenQuest cabinets were in, and then made templates for each counter piece we would be putting in. Because they are concrete, they get incredibly heavy, with the largest piece (the one around the sink, with steel rebar reinforcement for the narrow area in front and behind the sink) weighing in at almost 700 lbs! We then made "forms" out of old Melamine in order to create a smooth surface. We had six separate pieces to make, so we had to make six forms. We then rented a concrete mixer, somehow managed to fit it in our small jeep, and had a couple of very interesting and messy days mixing the concrete and pouring them in the forms. (We needed something like twenty 80-lb bags of concrete mix...) Once they had "cured" after about 4 days we were able to remove the forms and move them to the kitchen. We then had to polish and wax them. We really love how they turned out- we really like the rough edges and smooth tops. We finished polishing them and waxing them the day before we moved in. After that we installed the oval tile from Heath Ceramics... literally as the movers were bringing in furniture.
    The Finished Product

    Friday, March 25, 2011

    Laurel Canyon Remodel - Pool Addition Edition

    When we purchased this investment property, it was in need of a total remodel, and had not been updated since 1946! We completely gutted the kitchen, bathrooms, and bedrooms, and added an Energy-Star efficient saline pool and beautiful landscaping in the back yard. We also added a tankless water heater for additional gas efficiency, as well as fencing and a toolshed. Follow the link to see pictures of the construction and the "big dig" for the pool, including the addition of rebar and concrete prior to adding tile from Walker Zanger. Here are some pictures of the pool construction in all the different stages- The "Big Dig," the steel rebar and plumbing, the gunite and tile ready for water, and the finished project:





    Thursday, March 24, 2011

    Hollywood Hills Total Home Remodel

    We really had our hands full here. We were trying to live in this house and remodel it from top to bottom at the same time. The house had not been updated since 1946 and really needed a lot of work. Ultimately we had to move out to another investment property while we did the kitchen and master bathroom. In the end we gutted the kitchen and both bathrooms down to the studs, put in all new cabinets, Energy-Star appliances, counter tops, and a tankless water heater. We also refinished the original floors in a nontraditional fashion with some creative paint and stain work.

    "Butler's Pantry" - After
    Master Bath- After
    "Butler's Pantry" -Before



    Master Bath- Before


    Kitchen - After
    Kitchen- Before

    Wednesday, January 26, 2011

    West Hollywood Purchase, Remodel, Rental, and Sale

    We purchased this cute little two bedroom home with trepidation, as it had been under one owner - or more accurately one family- for more than 50 years, and had not see much in the way of remodeling. They also had cats and green shag carpeting... not the best combination. But the price was right and it had great potential. We took out the carpeting, put in new hardwood floors, painted the place from top to bottom, completely revamped the back patio, and rented it out for a couple of years. Ultimately it turned out to be a great investment. We even lived in it for a few months while our own home was being remodeled, and made some great new friends across the street.


    Tuesday, January 25, 2011

    West Hollywood Condo Purchase, Remodel, Rental, and Sale

    We bought this total fixer condo as an investment property back in 2004. It needed a ton of work. We ultimately remodeled the entire place- took out the old carpeting and put in some earth-friendly bamboo flooring, then remodeled the kitchen, put in new tile and remodeled the bath, put in all new wood and frosted glass doors, and painted the place. We rented it out to some great tenants for a few years and were able to get a great return on our investment when we sold the property. Here are some "before and after" pictures:

    before!