2015 GOHBA Finalist - Downtown Triplex Whole House RenovationRenovations
2015 GOHBA Finalist – Renovation $200,000-$349,999 and Custom Kitchen 181-240 sq. ft. Traditional.
Our clients purchased this 1910 detached stacked triplex home in the perfect downtown location with the intention of converting it to a single-family dwelling. They were excited about updating the home’s interior to accommodate their family of five. Requirements included a functional front entry, an open concept kitchen that could be separated from the remaining living areas, a private powder room, and full bath on the second level. Natural light was paramount to these homeowners who dislike our dark Ottawa climate.
The core of this renovation was reconfiguring the ground level. We decided to repurpose the ground floor to create a kitchen that would also incorporate a homework area, sitting room, and practical indoor/outdoor integration. We demolished an existing fireplace and chimney in the living room to make room for sliding doors that could be open or closed to the main entertaining areas. A powder room was tucked into the corner by the stairs to allow privacy. Upstairs, where the larger kitchen had been, we created an office and converted a bedroom to a four-piece luxury bathroom. A second dining room became a bedroom. The laundry room was relocated from the basement to the second level and is now conveniently tucked under the stairs.
We faced many challenges in a home of this age. Flooring was sagging, rotting and required shoring, leveling and replacement of structural elements. The stone foundation was located under the subfloor and was 24” in from the exterior walls, which presented a thermal bridge issue. This required a layer of rigid insulation between the subfloor to allow installation of hydronic radiating heaters. False beams were introduced into the 10’ kitchen ceilings to create symmetry amongst the beams we needed to add for structural support to the second and third floors. In the basement, we installed dri-core subfloor and insulated it to resolve dampness and coolness.
Though lot restrictions prohibited enlarging the footprint and glazing restrictions prevented adding windows to certain walls, our design is successful due to removing walls, reconfiguring space and adding doors were we could and widening openings elsewhere. The new open kitchen combines the function of a family room, study and kitchen in one space. Large windows at the back of the family room with transoms allow introduction of natural light. Wide sliding doors from the kitchen into the dining room invites light to flow into both spaces.
Many steps were taken to retain the historic charm of the home. A mixture of original hardware from the demolished cabinetry was salvaged and reused. Similarly, the desk top was fabricated from a salvaged old wooden door. The brick of the fireplace is reclaimed from a chimney we removed within the house. A re-claimed hand hewn mantel was installed and all existing millwork has been matched. In the bathroom we re-used an existing claw-foot tub.
We successfully converted this triplex home into a well functioning and comfortable space for this family. Our carefully selected finishes bring modern convenience, while reclaimed and vintage materials maintain the home’s original charm.
We’d like to recognize our trade partners who worked on this whole house remodel:
Laurysen Kitchens who assisted with kitchen layout and selections.
Catherine Leibe worked hand in hand with Lagois on the kitchen and bathroom design as well as finishes selection. E-mail: email@example.com
Marc LallierPresident / A.M. Sharp Framing Ltd.
We have been working with Lagois Design Build Renovate for the past nine years. My experience with this company over the years, has always been a positive one. Lagois Design Build Renovate promotes safety according to it’s most recent regulation. Working directly with the site supervisor on every project makes our job progress go forward without any delays. Team work is encouraged with all of their trades. Most importantly, is their commitment to their customers – to have the job done with high quality standards and on schedule!
Jeff & Marilyn, Manotick
Herb and his staff were extremely professional, provided design alternatives, properly and very well executed contract with trades and suppliers who were tops.
Faith and Len, Ottawa.
We are extremely pleased with the work that Lagois’ team did. The workers were excellent and as my husband and I were both working, they had the run of the house and did not mind our three dogs and the cat.
I have had the pleasure of using the services of Lagois Design Build on several occasions over the past 15 years. 2 jobs in particular stand out, a complete basement renovation and a kitchen, family room and living room renovation. This involved new hardwood floors, trim, shelving units and a new gas fireplace installation with mantle etc. I have always found the staff to be very polite and professional, the quality of the work has been excellent. Herb and his staff are very innovative and have excellent ideas for various situations. I have no hesitation in recommending and using Lagois Design Build for future work.”
We would highly recommend Lagois Design Build Renovate to anyone looking to renovate or build a new home
10 years later we consider the project successful and a pleasant experience. The occasional subsequent contact on other matters they remain helpful and a pleasure to work with.
We had Lagois do an extensive interior renovation for us in 2008. When we were ready to tackle an exterior renovation in 2014 we went straight back to Lagois. We did not consider another designer/contractor since we had been so pleased with the quality results and focus on customer service in the first project. We knew from experience that Lagois truly wants to make the customer happy as they are always ready to listen to any concerns and find a solution.
We were extremely pleased with the entire process, from quoting through to the final walk-through. Herb and his team (Sophie, Chris, Tom, Andrew, Jim – and more!) were super to deal with. They listened to our ideas, asked thoughtful questions, and were receptive to our responses, even when we might not have gone with their suggestion. There were no major problems; and all minor problems were addressed promptly. All my questions were answered within 24 hours – often sooner. Someone was available on site pretty well every day and we had weekly meetings to address decisions that needed to be made
George & Sharon A
Herb Lagois and his staff helped my wife and I achieve our dream retirement home/B and B more than the architect we had worked with for 6 months. Supportive, thorough, and always professional, their product was recognized by Ottawa Home Builders with an award for Barrier-free design. The photos at www.323Wallace.com speak volumes about their work.
Tom & Sandra B.
When the work was finished, Herb again showed up to do his final review of the work with us, at this point my wife made a statement that “Herb is the Mike Holmes of Ottawa”, and I fully agree with her. Herb made this issue just go away with minimal stress on us.
Dennise AlbrechtDirector, Partnerships and Advocacy / Children's Hospital of Eastern Ontario
On Behalf of the Children’s Hospital of Eastern Ontario and the Ottawa Chapter of The Compassionate Friends, I want to thank you for your generosity in helping construct “the arbour”. This beautiful arbour marks the entrance of the Butterfly Garden, a special place for families to honour children of all ages who died. Your kind contribution had made such a difference and will be honoured by family and friends for many years…
Carol HoustonExecutive Director / Ronald McDonald House Ottawa
Once again, I am at a loss for words to adequately thank you Herb, Connie and everyone at the Lagois office for a wonderful day of golf. The money raised from this year’s tournament is going into installing a new floor in the kitchen that is badly in need of replacement. Truly Lagois Drafting and Construction is leaving it’s mark on the House!
Carolin and Trent (Manotick, Ontario)
We are writing this letter to thank your company and team of professionals for the outstanding design and construction of our three season room and deck addition to our home last fall. Taking a homeowner’s ideas and translating them into tangible drawings to create a beautiful and well-designed project clearly represents one of your firm’s greatest strengths. Your team’s ability to plan and construct a well-built atheistically pleasing and functional addition that seamlessly integrated into the existing look and feel of our home exceeded our expectations…
Happy Ottawa Client
We are delighted that we made the finals. And we are even more delighted with the wonderful home that Herb and your firm have designed and shepherded us through all of the bureaucratic hurdles necessary to get it built. We love living in the spaces you have created for us. So many thanks!
Rob K, Ottawa
I had Lagois do some renovations on my home and was blown away with the work. The workmanship looks like something you would see on TV. Second to none. The job was done quickly and on budget. I could not complain about any aspect of the job. Definitely recommend Lagois to anyone looking for drawings or renovations!