How do you modernize modernism on a budget? This house had charming midcentury character and lots of potential but had been neglected for many years and was sorely in need of a refresh to bring it up to modern standards of comfort, finish, and sustainability. The tight budget dictated that it would not be a down-to-the-studs, gut remodel, but more of a surgical intervention. Built in 1955, the house had settled on the downhill side, making the floors slope almost 4” from the front to the back of the house. Using an innovative and inexpensive push-pile method, the foundation was reinforced and the house was jacked back up. It now sits solidly on bedrock and the floor is level to within a half-inch throughout. Inside, the original kitchen was worn and needed replacement. This presented an opportunity to remove the walls separating it from the living and dining area and create a wide-open great room with a peninsula counter for guests to gather and an almost continuous wall of windows to take in views of the hills, trees, and bay. Throughout the rest of the house, most finishes were restored, or replaced when necessary. Wood floors were refinished, and new cork flooring, a slightly less durable but much less expensive alternative to tile and similar materials, was used in all wet areas, with the added benefit of warmth and resiliency. The existing textured walls and ceilings were skim-coated smooth with plaster, dark beams painted white, and existing wood wall paneling in the living room was cleaned and color-matched where new pieces were required. All of the existing frameless, direct-glazed windows were replaced with double pane units, and a new floor-to-ceiling window on the south side of the living room provides a key source of natural light. In the bathrooms, existing tile and vanities were saved, and a strangely colored tub and sinks were re-glazed. Flooring, toilets, lighting, double medicine cabinets, and paint in each space make these mostly unaltered rooms feel new again. Sustainability and comfort upgrades include an induction range (step one of an eventual transition to full electrification), spray foam insulation under the floor, spray-in cellulose in the walls, and warm-dim LED lighting throughout on a simple whole-house control system. Combined with a modern thermostat, the house’s systems are all accessible via app from anywhere. And the most sustainable feature of all? What we didn’t do: tear it down and start over. In a country that demolishes a million homes a year- 1% of our residential housing stock- reusing an existing home is the greenest solution of all.

High gloss Remo door with slide and hide oven from nedd next to microwave and warming drawer, island with induction hob, barstools and quickstep LV flooring

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High gloss Remo door with slide and hide oven from nedd next to microwave and warming drawer, island with induction hob, barstools and quickstep LV flooring