DIY DIEHARDS TELL ALL WHEN IT PAYS TO REMODEL SITTING PRETTY: UC DAAP STUDENT CHAIR DESIGNS
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Features
38
32 | THE BIG PAYOFF
38 | HANNAFORD IN THE HOUSE
48 | NATURAL BEAUTY
Whether you’re seeking a huge return on your investment or more functional living space, learn where to splurge or save on your next big project. B Y E L I Z A B E T H M I L L E R W O O D
The ultimate home rehab gives honor to its historic roots while standing its ground as a fabulous space for a busy family.
Organic, simple materials connect this striking contemporary home with its environment. BY BRENT COLEMAN
BY A LY SS A KO N E R M A N N
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P H O T O G R A P H B Y D E V Y N G L I S TA
Great Design. Quality. Value. Serving the greater Cincinnati area for 30 years with great quality lines such as Calligaris, W.Schillig, Calia-Nicoletti, Domicil, Mobican, BDI, Skovby, Ekornes-Stressless, Elite, Lazar, and many more. Stop by and visit our beautiful new showroom!
Visit us online at bovafurniture.com CINCINNATI 12130 Royal Point Drive (Across from Kings Auto Mall) Cincinnati, OH 45249 T: 513.247.9100
HOURS: Mon-Fri: 10a-7p Saturday: 10a- 5p Sunday: Closed
Take a virtual tour of the store.
H O M E 2 0 1 7 TA B L E O F C O NFAT EL LN2T0S1 2
HomeFront 14 | TRENDING
A humane shelter for chickens, candlemaking, and fun accessories from local makers.
16 | DETAILS
Have a seat or two or three from these UC design students.
18 | TASTEMAKERS
Caitlin Steininger and Kelly Trush on next steps for Cooking With Caitlin.
20 | GREAT SHOPS
Local woodcraft retailers.
22 | REAL ESTATE
Expansive river views that thrill.
18
26 | THE FIX
Tales from DIY veterans who have been around the block.
16
28 | OUTDOORS
Come on in, the water’s fine—for aquatic gardening.
The List 52 | RESOURCES
Where to find what you love from our pages.
CINCINNATIMAGAZINE.COM
20
FORKOPOLIS
Cooking with Caitlin (page 18) serves up two recipes on our website: Aunt Edie’s Pizzelle Cookies and Gochujang Pork and LemonRoasted Radishes.
Final Look
56 | Curiosities and vintage finds from
HOME FRONT
the Hannaford house restoration.
COVER: Photograph by Ryan Kurtz. The U-shaped River Birch House designed by Jose Garcia features 17-foothigh windows in the entry hall and living room, which allow views that carry through to the outside.
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8 C I N C I N N AT I M A G A Z I N E . C O M C I N C I N N AT I H O M E 2 0 1 7
Thirteen students from the University of Cincinnati College of Design, Architecture, Art, and Planning showcase chairs (page 16) they designed using elements rooted in Japanese culture. See more photos on our website.
PH OTO G R A PHS BY: ( TO P) D E V Y N G LI S TA / (MID D L E , L EF T ) J O H N B O R N T R AG ER , FR E SH S TA R T PH OTO / (MID D L E , RI G H T ) CO U R T E S Y U C DA A P / (B OT TO M) D E V Y N G LI S TA
24 | ASK THE EXPERT
Jacquie Denny of Everything But The House helps you win at online auctions.
CINCINNATI | MGBWHOME.COM
HOME 2017 LETTER FROM THE EDITOR
W
Carew Tower • 441 Vine Street, Suite 200 Cincinnati, OH 45202-2039 (513) 421-4300 CINCINNATIMAGAZINE.COM PUBLISHER
Ivy Bayer DIRECTOR OF EDITORIAL OPERATIONS
Amanda Boyd Walters
HETHER IT’S GARDENING, REHABBING, OR
crafting, lots of home improvement projects mean getting your hands (at least!) dirty. In this issue, you’ll find quite a few folks who thrive on that. Ben and Kristen Walters spent nearly seven years restoring their 1895 home, originally designed by Cincinnati architect Samuel Hannaford. Flip to Alyssa Konermann’s story (page 38) to see the end results, which certainly pay homage to his legacy. Amy Brownlee brings us an at-a-glance chart to help us decipher whether certain home projects are DIY-worthy (page 26). She gets the “what I wish I had known” comments from five DIY diehards that may just save you some time and money. If you decide to go full room addition or do a room makeover, take a look at the information that Elizabeth Miller Wood brings to the table (page 32). She clues us in on the best return for our remodeling dollars. Arielle Goldberg brings you 13 student designers from the UC College of Design, Architecture, Art, and Planning (page 16). Their recent Industrial Design class had them going through an intense five-step process to design chairs with a Japanese aesthetic. These students got their hands dirty sanding, sawing, staining, and more to get just the original look they wanted. For a modern masterpiece, Jose Garcia gives us a look at the natural beauty of the River Birch House. Brent Coleman brings us the inside/ outside story. Enjoy the trends, shops, and more packed in this year’s issue. And as always, here’s to the inspiration you’ll find in our pages.
SUE GOLDBERG
EDITOR
EDITOR
Sue Goldberg DESIGN DIRECTOR
Megan Scherer ART DIRECTOR
Danielle Johnson PHOTO EDITOR
LuAnne DeMeo CONTRIBUTING PHOTOGRAPHERS
Aaron M. Conway, Devyn Glista, Jeremy Kramer, Ryan Kurtz ART & PRODUCTION MANAGER
Julie Whitaker CUSTOM PUBLISHING & SPECIAL SECTIONS INTERNS
Michelle Flanagan, Lauren Klocinski MARKETING DIRECTOR
Chris Ohmer DIGITAL MEDIA EDITOR
Amy Brownlee DIGITAL MEDIA INTERNS
Elizabeth Bruckman, James Dollard, Carole Poster EDITORIAL INTERNS
Maya Odom, Ethan Rudd, Jacob Scott
SALES ADVERTISING DIRECTOR
Tammy Vilaboy CUSTOM PUBLISHING ACCOUNT MANAGER
Maggie Wint Goecke SENIOR ACCOUNT REPRESENTATIVE
Matt Reis ACCOUNT REPRESENTATIVES
Ashley Hinzman, Chris Smith SENIOR OUTSIDE ACCOUNT REPRESENTATIVE
Laura Bowling ADVERTISING & MARKETING DESIGNER
Emily Nevius
BUSINESS OPERATIONS DIRECTOR Missy Beiting BUSINESS COORDINATOR Erica Birkle
CIRCULATION CIRCULATION DIRECTOR Barbara Gaydos
PUBLISHED BY CINCINNATI MEDIA, LLC CEO Stefan Wanczyk PRESIDENT John Balardo
WE WANT TO KNOW Tell us about the great design you appreciate in and around the city, whether it’s your personal living space, a favorite building, or a recent architectural or interior design project. Take a moment to drop us a line and let us know if we can share your great spaces with our readers. You can reach us at HOME@cincinnatimagazine.com. Cincinnati and Cincinnati Magazine are registered trademarks of Hour Media
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HAVE A SEAT P. 16
NOW THEY’RE COOKIN’ P. 18
WOOD GOODS P. 20
VIEWS THAT WOW P. 22
BID, CLICK, BUY P. 24
DIY DILEMMAS P. 26
BOLDLY GO UC DAAP student Kelsey Boyd showcases her chair design, O’Rion, for an Industrial Design class project. See more student designs on page 16.
PHOTOGRAPH COURTESY UC DAAP
C I N C I N N AT I H O M E 2 0 1 7 C I N C I N N AT I M A G A Z I N E . C O M 1 3
TRENDING
HOW TO BE A CANDLESTICK MAKER
CALL YOUR FRIENDS, TELL THE NEIGHBORS WHEN SELF-PROCLAIMED “MID-CENTURY MODERN NERD” MAYA DROZDZ MET LEFTCOAST MODERN owner Rob Hofbauer, they immediately bonded over their shared interest of Mad Men–era furniture. It just so happened that Drozdz had been looking for retail space to set up indie design shop Your Friends & Neighbors, and Hofbauer needed an extra set of eyes in his Leftcoast Modern annex. “When he offered to share space, it was a no-brainer,” Drozdz says. The resulting shop is an appealing mash-up of refined vintage and indie craft. And it’s a symbiotic relationship: The furniture acts as a display for Your Friends & Neighbors’ goods; the products add life to Leftcoast Modern’s furniture. Matte pastel ceramics by Heather McCalla rest atop a vintage credenza, Oh Dier’s arikata serving boards are fanned out on a mod side table, watercolor-print pillows by textile artist Whitney Manney add softness to a rigid Eames chair, and laser-cut wood clocks by designer Sarah Mimo adorn the walls. Everything is handcrafted by independent makers, including Drozdz. Her creations include brightly colored pillows printed with geometric shapes that act as the missing link between the items already offered in-store. Your Friends & Neighbors, 2803 WOODBURN AVE., As for what she’ll carry next? “I’m sourcing from my imagiE. WALNUT HILLS, (513) 258-8461, nation.” — T A M I A S T I N S O N YOURFRIENDSANDNEIGHBORS.COM
Making wedding favors is usually a cause for a bride’s stress, but Manitou Candle Co.’s Kate Fey decided to make the candles she had created for her wedding guests into a business. “I loved it so much I just kept making them,” she laughs. Now those candles have a home in Manitou’s bright and airy shop, located in a former bank on Eastern Avenue. The boutique is filled with a selection of scented candles—100 distinct scents to be exact—from traditional rose to boozy mint mojito. The shop carries Manitou’s own line as well as candles from Re-Wined and Lulie Wallace. You’ll also find gifts and accessories, such as Huxtable Design Co. jewelry and Artfully Disheveled ties and pocket squares. But the magic of Manitou is the chance to play do-it-yourself scent designer at one of its weekly candle-making classes, where wax lovers can relive their Chemistry 101 days in the spacious backroom workshop. Participants are guided through the process of preparing and pouring soy candles, aided by an expert candlemaker and an official-looking tin tray kitted with science-class standards such as measuring beakers, a clipboard, and enough materials to make two 11-ounce candles. Pro tip: Stick to three or fewer scents to avoid that “muddy” smell. 4015 Eastern Ave., Columbia-Tusculum, (513) 4295254, manitoucandleco.com — T . S .
SOMETHING TO CROW ABOUT
If you’ve ever thought about raising chickens in the ’burbs, Juliann Gardner, owner of One Small Garden, offers budding breeders a handsome, humane enclosure for their feathered friends. Gardner’s coops are constructed with metal roofing and LP wood—an extremely strong wood fiber that withstands chicken pecking, urine, and weather. Other details include windows, easy-access egg retrieval boxes, ramp, and a storage closet/shelving to hold feed. Each 6-foot by 8-foot or 8-foot by 8-foot coop is built on a sled, so they’re easy to move around the yard, and each holds 6–10 chickens comfortably. But don’t count those chickens before they’re hatched: You’ll need to allow four weeks to build after you order. $995–$1,600, One Small Garden, northwest corner of State Route 50 & State Route 131, Milford, (513) 218-0573, onesmallgarden.com — S A R A H M . M U L L I N S
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P H O T O G R A P H S ( L E F T ) B Y D E V Y N G L I S TA / ( R I G H T ) B Y D U R H A M B R A N D & C O .
EXTRAORDINARY HOME DECOR & GIFTS
VOTED BEST OF THE EAST • ARTWORK • MIRRORS • LIGHTING • FLORALS • ACCESSORIES • JEWELRY FASHION • BABY & KIDS • CANDLES • CARDS • OUTDOOR • BRIDAL & BABY REGISTRY
7767 Five Mile Road • Cincinnati, OH 45230 • 513-231-6861 • Like us on
D E TA I L S
Role chair by Karyn Georgilis
Toma chair by Elliot Raderman Stance lounger by Benjamin Wulker
MORE ONLINE!
FIND MORE STUDENT CHAIR DESIGNS ONLINE AT CINCINNATIMAGAZINE. COM/HOMEFRONT
Float barstool by Jacob Schubert Mose rocker by Jackson Heritage
Flux chair by Ian McGillivray
CHAIRS WITH IMPACT STUDENT DESIGNERS SHOWCASE STYLE THAT SITS WELL WITH PRACTICALITY AND COMFORT. — A R I E L L E G O L D B E R G
FOR THE PAST SIX YEARS, JULIE AND JEFF HINKEL, owners of Voltage Furniture, have shown the work of Associate Professor Emeritus Tony Kawanari’s students in the University of Cincinnati’s College of Design, Architecture, Art, and Planning (DAAP) Industrial Design program. “It began with Tony inviting me to a critique,” Jeff says. As a former architecture student himself, he liked being on the other side, evaluating the students’ work. The following year, students brought their work to Hinkel, and an audience, at Voltage. “The variety of responses you get when you present a single topic—chair design—is what’s fun,” Hinkel says.
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“And the caliber of work we’re seeing is fantastic.” Students’ chairs must incorporate three of five design elements rooted in Japanese culture, building on their knowledge of kaizen, a philosophy of continuous improvement. Kawanari’s assignment marries aesthetic impact with a lesson in manufacturing and practicality. “Beyond an understanding of the Japanese design elements,” Kawanari says, “this project pushes the student in the fields of ergonomics, engineering, and universal design. “It’s essential for designers to learn simple, compact design in a coming era of limited natural resources,” he explains. “I want to give my students a designer’s point of view so they can manage in that future.”
PHOTOGRAPHS COURTESY UC DAAP
Walk in with Walk out with
Try out Sub-Zero and Wolf products in full-scale kitchens. Talk details with resident experts. Get a taste of all that your new kitchen can be.
subzero-wolf.com /cincinnati • 513-339-0990 • 7177 Central Parke Boulevard, Mason, OH 45040 Hours: Call to schedule a showroom visit.
TA S T E M A K E R S
CAITLIN’S MUST-HAVE KITCHEN GADGETS THESE FOUR ITEMS ARE FAVORITES IN CAITLIN STEININGER’S KITCHEN
RECIPES ONLINE!
FIND TWO COOKING WITH CAITLIN RECIPES AT CINCINNATIMAGAZINE. COM/FORKOPOLIS
dynamic duo CAITLIN STEININGER AND HER SISTER KELLY TRUSH OF COOKING WITH CAITLIN GO BRICKS AND MORTAR.
COOKING WITH CAITLIN IS ANYTHING BUT A ONE-DIMENSIONAL operation. It’s a monthly tasting event, but also a radio show. It’s a YouTube cooking channel, and also a newspaper recipe column. The company is named for local chef Caitlin Steininger, but the media mogul is a two-sister show. Last summer, it was a food truck. And now, Cooking with Caitlin is a restaurant—a family-owned, family-run, family-focused gem in the heart of a neighborhood chock-full of families. CWC, which opened in Wyoming in March 2017, is the brick-and-mortar culmination of a loveable, decade-old brand that has garnered a loyal foodie following. “It’s designed to be an extension of our dinner table,” says Steininger, who holds the master knife in CWC’s diner-style kitchen. “We’re confident there will be at least five of our family members in the restaurant at all times.” While the restaurant was undergoing renovations, the aforementioned food truck was parked on the property’s lot and served as a rudimentary test kitchen for future menu items. When items sold out, which many did regularly, they took it as a good sign. CWC’s menu of approachable comfort foods—including pizzas, homemade pastas, soups, and sandwiches—will change seasonally with pricing under $15 per entrée. “We want it to be a place where we would take our own families and not have it be a splurge,”says Kelly Trush, Steininger’s sister and business partner. Initially, CWC will only be open for dinner on Friday and Saturday night, for brunch on Sunday morning, and one Thursday per month for the company’s reservation-only Third Thursday event.
IMMERSION BLENDER A small, versatile, easy-to-clean tool used for homemade sauces.
PIZZELLE PRESS Used to make Caitlin’s mom’s favorite treat, the pizzelle, an Italian cracker-like cookie.
SHARP KNIFE “Because this is the most important thing for a chef,” Caitlin says.
—ELIZABETH MILLER WOOD
ZIPLOC BAGS Caitlin attended Le Cordon Bleu College of Culinary Arts in Chicago and in 2007 launched Cooking with Caitlin as a catering business with her sister, Kelly Trush. The duo now hosts a radio show on 55KRC and contributes recipes to Cincinnati.com, in addition to running CWC.
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For convenient, space-saving storage and piping needs.
P H O T O G R A P H B Y D E V Y N G L I S TA
G R E AT S H O P S
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1. BRUSH FACTORY HOME
WILD ABOUT WOOD MODERN AND TRADITIONAL-STYLE GOODS GET THE SPOTLIGHT AT AREA SHOPS. — T A M I A S T I N S O N
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Fans of the trendy natural contemporary aesthetic will feel right at home in Brush Factory’s new Overthe-Rhine storefront, which perfectly encapsulates the brand’s signature blend of modern styling and organic warmth. The shop features tables and desks from the company’s own bff line of made-to-order wood furniture, as well as complementary goods such as Yield Design Co.’s colored-glass French press; woven blankets and pillows with quirky prints by Los Angeles–based bfgf; Siwa washable paper bags; and an exclusive collection of
ceramic mugs, bowls, and saucers by local maker CG Ceramics. In May, the store will host local designer Andrew Neyer’s latest lighting and decor collection—a month-long installation. 1417 Main St., Over-theRhine, (513) 278-7435, brushmanufactory.com 2. BLOODLINE MERCHANTS
This Eastern Avenue store is a treasure trove of rustic vintage furniture and industrial antiques, much of which is shipped straight from Europe. Take some time to browse through the assortment of patinaed leather couches,
well-worn shipping trunks, rough-hewn iron and wood workbenches, and heirloom room accessories, all thoughtfully curated for an Old-World feel. The store also carries locally made furniture from Hamilton’s First Ward Wood Co., screen prints by artist James Billiter, Carabello Coffee beans, and soaps and herbal salves from Kentucky-based Maple Ridge Soaps & Sundries. 4855 Eastern Ave., ColumbiaTusculum, (859) 412-0646, bloodlinemerchants.com 3. GRAINWELL
Sisters Melyssa, Michele, and Christine Kirn design
PHOTOGR APHS (CLOCK WISE FROM TOP LEFT): COURTESY BRUSH FAC TORY HOME / BY JEREMY KRAMER / COURTESY NADEAU / COURTESY GRAINWELL
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Tronk Design
PHOTOGRAPHS (FROM LEFT): COURTESY RUSTIC REFINERY / BY J O H N B O R N T R AG ER , FR E SH S TA R T PH OTO
Seating, shelving, and tables with clean architectural lines. tronkdesign.com
Tom Will Make
Handcrafted crew tables and unit chairs made of locally sourced ash. tomwillmake.com
Simple Wood Goods
Cheerful modular storage cubes made of high quality Baltic birch plywood. simplewoodgoods.com
Ampersand
Design-minded tables, stools, and benches that incorporate brass and steel. ampersandbrand.com
and create wood-centric home, tabletop, and wall decor at their combination workshop/retail store in Covington. In the retail shop, you’ll find charming gift items made from reclaimed wood, including their best-selling coasters and floating city cutouts (popular with travel lovers), unique signs made from upcycled barnwood, and state-specific tees from their boutique line Olivia Lane Designs. They also carry locally made leather goods by Teufelmacht, mugs from The Creative Co., and wool blankets by Fernweh Supply Co. Need something personalized for a gift? The website is now set up to streamline the
custom order process. 316 W. Pike St., Covington, (859) 415-4955, grainwell.com 4. NADEAU
Kenwood’s Nadeau is one of 32 locations nationwide that stocks a dizzying selection of handmade wood furniture, most of it manufactured by crafters in India and Indonesia who the shop’s owners have formed relationships with over the past 25 years. Don’t expect cutesy IKEAstyle vignettes here—this space is filled to capacity with chairs, mirrors, stools, and side tables stacked on top of dressers, tables, armoires, and buffets. If you see something you like, buy it
COVINGTON
posthaste—they only get one or two monthly shipments, and since they sell around 600 pieces per month, it clears out quickly. Once you’ve claimed your prize, you have two or three days to pick it up on your own, or the friendly sales associates can recommend a mover. 7400 Kenwood Rd., Kenwood, (513) 376-9750, furniturewithasoul.com 5. RUSTIC REFINERY
Tucked away in a shopping center next to Salon Concepts Oakley, Rustic Refinery features pieces designed by owner and military veteran James Allen, who hands off his artistic renderings to
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craftspeople in his workshop to be produced from 100 percent recycled materials. The retail storefront carries ready-made pieces such as cutting tables made from steel and reclaimed Illinois barnwood, a multi-tier shelving unit supported by iron and finished with a coat of turquoise chalk paint, and smaller items such as handcrafted wood cutting boards. In the market for something really special? One-off designs include anything from custom fireplace mantels to a coffee table with jet-engine parts as the base. 3235 Madison Rd., Oakley, (513) 214-9837, rusticrefinery.com
C I N C I N N AT I H O M E 2 0 1 7 C I N C I N N AT I M A G A Z I N E . C O M 2 1
R E A L E S TAT E
BLOCK PARTY MORE RIVER VIEW PROPERTIES FOR SALE
100 W. RIVERCENTER BLVD., PH2A, COVINGTON
$2.95 MILLION This penthouse in 1 Covington is the perfect perch for unparalleled river views and cityscapes. A gourmet kitchen, open floor plan, and designer details are on target for luxury living and entertaining.
THIS RIVERSIDE DRIVE CONDO SERVES UP THE SWEET LIFE. THE GOLD STANDARD IN CINCINNATI REAL ESTATE
has always been an Ohio River view—a feature this East End condo can unequivocally claim. Built 18 years ago for the developer of the whole, 12-unit complex, this two-story penthouse at 2233 Riverside Drive has views both up- and downstream from almost every room thanks to dozens of south- and east-facing picture windows and multiple strategically placed balconies. Translation: On clear days, the lucky people who live here will witness spectacular sunrises and sunsets, not to mention quiet sightings of river barges passing to and fro. Suffice to say the place—currently on the market for $1.75 million—has always had good bones. But when the current homeowners purchased the 5,000-square-foot unit in 2012, they made some subtle but impactful design changes. By removing stone facades from the great room fireplace and bar, converting the traditional staircase into a floating one, and bringing the former sunken living room down to one level, visitors’ eyes carry immediately to the home’s most important fea-
—LISA MURTHA
ture—those river views. Though the furniture doesn’t stay with the home, it’s worth noting how well the simple color scheme—pale neutrals with occasional pops of bold color—complements the waterfront setting. “I must have tried 50 different colors on the walls,” says the current homeowner, who settled on a soft gray with white trim throughout the unit. Because there are so many windows, the wall color changes, she says, depending on both time of day and weather. Another space worth visiting is the first-floor powder room, which is papered in a semi-abstract pink and purple hydrangea print and capped off with a contemporary crystal chandelier set in a vibrant magenta ceiling. Two long-term perks of this unit having once belonged to the building’s developer include three deeded parking spaces and a roughly 1,000-square-foot rooftop patio—the only one of its kind in the building. There’s a full outdoor kitchen up there, too, but the real magic of the spot is illustrated once again in those majestic waterfront views.
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1478 RIVERSIDE DR., EAST END $825,000 The master suite in 2 this three-bedroom, three-plus–bath condo includes a dressing area and two walk-in closets. Windows and balcony capture views of Theodore M. Berry International Friendship Park and the Ohio River.
1024 HATCH ST., MT. ADAMS
$435,000 Picture windows 3 provide a river panorama in this threestory contemporary condo. Other attractive details: bamboo cabinetry in the master bath, a private deck, parking for you and guests, and 2,400 square feet.
P H O T O G R A P H C O U R T E S Y K E L L E R W I L L I A M S R E A LT Y
P H O T O G R A P H S : ( 1 ) CO U R T E S Y R O B I N S O N S O T H E BY ’ S I N T E R N AT I O N A L R E A LT Y, BY R O B I N V I C T O R G O E T Z / ( 2) CO U R T E S Y CO L DW EL L B A N K ER W E S T S H EL L / ( 3) CO U R T E S Y K EL L ER W I L L I A M S R E A LT Y
A CAPTIVATING VIEW
Town Hall ÂŽ
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FAC T S
ONLINE AUCTIONS
1995 Year that the first online auctions popped up.
JACQUIE DENNY THE FOUNDER AND CHIEF DEVELOPMENT OFFICER OF EVERYTHING BUT THE HOUSE (EBTH) HAS SOLD A ROCK BAND’S TOUR BUS, A LIVE HORSE, AND OTHER ODDITIES. SHE OFFERS A FEW TIPS ON HOW TO BE A SAVVY SHOPPER.
70,000 Number of unique items sold by EBTH per month.
—J E N N I F E R H O G A N R E D M O N D HOW CAN A BUYER CHOOSE A RELIABLE ONLINE AUCTION SITE? People tend to take the ad-
vice of a credible friend at work or a neighbor who has shopped a site. You can also check the Better Business Bureau. I recommend that you find out how much business a site does. Most auction sites publish archives of sales. Check the results. People tend to use services that work. We have people who buy with us and then turn around and sell with us. That’s a true indicator of an auction company’s success. WHAT ARE THE ADVANTAGES TO SHOPPING VIA ONLINE AUCTIONS VERSUS RETAIL? You
can shop seven days a week, 24 hours a day. This gives you time to research and ask questions. There’s no dealing with inclement weather, traffic, and gas usage. You can share the shopping experience with friends.... You are supporting a family through one of life’s transitions. You’re also being “green” by purchasing items in the recycle, repurpose, and reuse space. IS THERE ANYTHING YOU SHOULD AVOID PURCHASING THROUGH AN ONLINE AUCTION? You
can purchase anything that goes into a 10-inch by 10-inch by 10-inch box and ship it for less than $15. But if you pay as much for shipping as you do for the item, it becomes less of a bargain, and you’re less excited about this pur-
chase. For larger, more cumbersome items, shop a local or regional market within a few hours’ drive because shipping can be a factor. WHAT COMMON MISTAKES DO FIRST-TIME SHOPPERS MAKE? Not preparing. They look at the
first picture, get excited, and don’t read the description, which gives the size and condition. And they start bidding. (Why would you read [just] the first chapter of a book?) And know the auction site’s policy in advance. At EBTH, we take multiple photographs of an item and include a condition report. If something arrives damaged, you can call and achieve a resolution. There’s also the “oops, I hit the wrong button” error.... One lady said a cat walked across her keyboard. We worked it out. But do review the bids you put in. Also, new bidders, or those shopping for gifts, can get too emotionally involved. On our site, the “max bid” feature helps you avoid this problem. HOW SHOULD SHOPPERS PREPARE FOR AN ONLINE AUCTION? I call this the battle plan. Learn
the features of the site and utilize the “favorites” feature, if available. This aggregates the items you’re interested in on one page and makes it easier to bid and track your items. Also utilize the “sort” feature, if available, to gain insight into the number of bidders or what an item is currently going for.
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Online penny auctions charge a small fee per bid, so do your research first. Find information at PennyAuctionWatch.com.
The virtual marketplace is rife with scams. Before you bid or sell, read the Federal Trade Commission’s Internet Auctions: A Guide for Buyers and Sellers.
#1 eBay is the top auction website in the U.S. (followed by ShopGoodwill, Listia, uBid, GovDeals, Property Room, IRS Auctions, AuctionZip, Municibid , and EstateSales.net)
PHOTOGRAPH COURTESY EBTH.COM
THE FIX
DIY or DON’T TIME TO COMPLETE
COST TO COMPLETE
ESTIMATED TIME
ESTIMATED COST
1 day ______________
$500–$600 ______________
ACTUAL TIME
ACTUAL COST
3–4 hours
around $550
ESTIMATED TIME
ESTIMATED COST
2 hours ______________
$500 ______________
ACTUAL TIME
ACTUAL COST
2 days
$700
• screwdriver • adjustable crescent wrench • stepladder • wire cutter • circuit tester
ESTIMATED TIME
ESTIMATED COST
2 hours ______________
$100 ______________
ACTUAL TIME
ACTUAL COST
3–4 hours
$60
• circuit tester • wire cutter • lineman’s pliers • needle-nose pliers • wire nuts and wire staples • drill • hammer
ESTIMATED TIME
ESTIMATED COST
2 hours ______________
No estimate ______________
ACTUAL TIME
ACTUAL COST
3–4 hours
$850
• handheld drill • miter saw • utility knife
ESTIMATED TIME
ESTIMATED COST
2 hours ______________
$1,100 ______________
ACTUAL TIME
ACTUAL COST
3–4 hours
$650
DIY PROJECT
MATERIALS USED
• pipe wrenches • copper pipe cutter • tape measure • liquid dish soap
REPLACE A WATER HEATER
• ¾-inch black iron pipe • ½ and ¾ inch copper pipe • ¾ inch stainless steel water flex lines • gas- and petroleum-rated Teflon tape • ½ inch to ¾ inch adapter SharkBite fittings • Styrofoam pipe insulation
• reclaimed bricks from backyard path • 1-by-4 wooden boards • crushed stone • sand • paver set polymeric sand • water seal
• power washer • saw • 12-inch by 12-inch metal square tamper • rototiller
• ceiling fan (with wire nuts) • fan fixture box
TOOLS USED
Jim K., Park Hills, Kentucky
INSTALL BRICK PATIO
REPLACE LIGHT WITH CEILING FAN Adam B., Mt. Lookout
• 250 feet of insulated wire • fixture boxes • recessed lighting fixtures • outlets • switches
WIRE AND INSTALL FIXTURES Brian K., Spring Grove Village
• garden window • lumber for framing • fasteners (screws, etc.) • weather stripping • plywood for filler
INSTALL GARDEN WINDOW Michael E., Oakley
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I L LU S T R AT I O N S (FR O M TO P) BY: V EC TO R C H EF/SH U T T ER S TO C K / A R TCO/SH U T T ER S TO C K / M -V EC TO R /SH U T T ER S TO C K / A R T C O/ S H U T T E R S T O C K / 3 D V E C T O R / S H U T T E R S T O C K / M I C H A E L B E E T L O V/ S H U T T E R S T O C K
Tim W., Oakley
THAT IS THE QUESTION THAT HOMEOWNERS CONSTANTLY FACE. AND THE ANSWER CAN BE A BUDGET BOON OR A COSTLY HASSLE. BEFORE YOU TAKE THE LEAP, PICK UP SOME POINTERS FROM THESE LOCAL DIY VETERANS. — A M Y B R O W N L E E WHAT I DIDN’T KNOW
BEST TIP I RECEIVED
RATE YOUR RESULTS 1 (POOR) 10 (GREAT)
THE VERDICT (SHOULD I TRY THIS AT HOME?)
9
Professional estimates were three times my cost, so if the homeowner has a comfort level working with water and gas lines, then they could try it. However, if they have little experience working with water or gas fittings, then I would say no.
I should have bought a longer piece of the gas flex line so I could connect my iron pipe parallel to the water heater. This would look the best.
Make sure to connect a drip line to the gas line. Also, once you get everything hooked up, mix up a soap solution. Turn on your water heater and drip the solution along the joints. If you see bubbles, you have a gas leak.
Spread the project over two weekends. Don’t try to finish it all at once.
Rent a gas-powered tamper; it would have compacted the stone more.
8
Yes, do it for the cost savings. We had quotes ranging from $3,500 to $10,000.
I didn’t know about the special ceiling fan box; I thought I could use the existing electrical box. But the instructions were very clear that I had to use a special box.
Make sure you disconnect the power before you start working. That’s a good rule of thumb. There are always ways a switch can be wired so that it’s still hot even if the switch is off. So turn the power off at the breaker.
9
Yes. But it was easier for me because I had access to the attic, and I was replacing an existing light fixture. It would be harder if you’re trying to do this between floors or you have to run power to the box and install a switch.
I was unsure about GFCI circuit protection before I started, but I did a little research and away I went.
Make sure you plan ahead to keep the trips to the hardware store to a minimum.
8.5
Garden windows are hard to find. It’s a custom item, so no stores had them in stock. The window then took longer to arrive from the store than they estimated. We had to call them to see when it would arrive.
Don’t prepare the new window opening before having the actual replacement window. The measurements may not match the catalog description.
Because of that gas line angle. But it doesn’t interfere with the unit’s operation.
9
Yes. But I had done wiring before, so I had a bit of confidence.
If you have experience or are working with someone with experience, give it a try. But don’t try this as a first job or as a beginner.
C I N C I N N AT I H O M E 2 0 1 7 C I N C I N N AT I M A G A Z I N E . C O M 2 7
OUTDOORS
THE LIFE AQUATIC
GET YOUR TOES WET WITH THESE WATER GARDENING BASICS. — S U E G O L D B E R G 2 8 C I N C I N N AT I M A G A Z I N E . C O M C I N C I N N AT I H O M E 2 0 1 7
A WATER GARDEN OR POND CAN BE A BIG INVESTMENT, BUT THE ADDED BEAUTY TO
your landscape and the ability to forge a closer connection to nature and wildlife are returns that can’t be measured in dollars. Todd Allison, owner of Allison Landscaping & Water Gardens in Delhi Township, has been installing and maintaining water gardens since he was 16. Now a seasoned 52, he offers some tried and tested tips for choosing the best plants, as well as keeping a pond’s ecosystem in perfect natural balance.
P H O T O G R A P H C O U R T E S Y A L L I S O N L A N D S C A P I N G & W AT E R G A R D E N S
Located in Oakley – Voltage Lofts, 3rd Floor 3209 Madison Road · Cincinnati, OH · 513.321.2430 · Hours: 10-5, Tuesday - Saturday
OUTDOORS
KNOW THIS
BECAUSE A WATER GARDEN IS A PLANT’S DREAM ENVIRONMENT, WITH NEAR CONSTANT
temperatures, lot of available nutrition, and of course, nary a drought in sight, plants will grow like crazy. Allison suggests aquatic plants that are dwarf or miniature types to limit overgrowth.
MARGINALS
WATER LILIES
SUBMERSIBLES
FLOATERS
These plants sit in the shallow end of the pond in about 2–6 inches of water. Select them for their bloom factor or their texture.
“I call these the rose of the water,” Allison says. Just like a rose, there’s virtually every color available. With so many varieties, any choice is a stunner.
Yes, these plants go deep down under. These oxygenators facilitate the friendly eco-balance of your water garden.
Like the name suggests, these plants float along the surface of the pond. They remove nitrogen and shade the water. Most are tropical, so will last only one season in our climate.
TRY THESE
• Aquatic iris: Choose from lots of colors and varieties. • Miniature cattails: These plants look just like their traditional cousins, only smaller. •Horsetail rush: If you want a slowgrowing, bamboolike plant, this is it.
TRY THESE
• Nymphaea odorata: This very common, North American–native choice offers pure white blooms. •Night-blooming water lilies: That’s right, they bloom at night and close up during the day.
TRY THESE
• Anacharis: Also known as Brazilian Waterweed, this plant will help clarify the water and reduce algae. • Parrot-Feather: Leaves are featherlike with robust stems.
TRY THIS
• Water hyacinth: Not a true hyacinth, this floater offers a natural filtering ability and multiplies rapidly. It sometimes produces an orchid-like bloom.
“If you pick and choose hardy varieties, they will go dormant in the winter—just like our trees and shrubs and perennials do around here,” Allison says. “They’ll come out in spring based on length of sunlight and water temps.”
DIVIDE AND CONQUER While no pruning or trimming is needed, you will need to address eagerly spreading plants. “Water lilies, over several years, will grow and multiply,” Allison explains. “The tubers will spread, creating more plants. We get in there, and depending on the size of the pond and size of the plant, we’ll divide as much as 75 percent of the plant. We’ll cut away and leave 25 percent of the plant.... So really, “we’re dividing and thinning.”
PREVENTATIVE MAINTENANCE Drain and clean: For smaller systems, Allison recommends an annual cleaning to add fresh water to reoxygenate the environment and flush out ammonia build up. Larger systems of 300 gallons or more tend to take care of themselves, so a drain and clean is recommended every three or five years. Maintain the equipment: That’s your pump, your skimmer box, and your filters, notes Allison. “If you’re [tending to] the mechanical aspects of the pond, everything else will maintain itself to some extent.”
An essential ingredient for completing the ecosystem in a pond is wildlife: fish, frogs, turtles, and more. Allison carries a nice selection of domesticated pond fish, such as koi, sarasa comets, and shubunkins. Their emulsion, or waste, becomes nitrogen, which will feed the plants. The plants absorb the nitrogen and release oxygen—full cycle, happy water garden. KOI TO THE WORLD
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P H O T O G R A P H S ( T O P, F R O M L E F T ) B Y : M A N F R E D R U C K S Z I O / S H U T T E R S T O C K / Y U R I Y K U L I K / S H U T T E R S T O C K / REECE WITH A C/SHUTTERSTOCK / SHEREENA M/SHUTTERSTOCK; (BOTTOM) BY CHING LOUIS LIU/SHUTTERSTOCK
PLANT YOUR FOUNDATION
GET HARDY
A.J. Rahn Greenhouses Since 1890
Come see why we’re
thhe the he best bes be esstt es est • Flower plants • Pansies
2015
BEST ANNUALS & ROSES – 2012
SUPPLIER WITH GARDEN FIXIN’S – 2015
• Vegetable plants • Rose bushes • Herbs • Flowering shrubs All grown on location
4944 Gray Road • Cincinnati, OH 45232 • (513) 541-0672 • ajrahn.com
big THE Roofing Replacement: $19,640
Vinyl Siding Replacement: $11,998
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PHOTOGRAPH BY TK FREELANCER
PAYOFF
Y
our kids won’t bring anyone to the house because there’s that ’80s vibe thing going on, and you think your aging parents might need to move in, but your bank account says, “Let’s go slow.” Get the most bang for your renovation buck with these tips from local experts.
by elizabeth miller wood
photographs by luanne demeo
p. 33 HOME 2017
Manufactured Stone Veneer: $7,511
PHOTOGRAPH BY TK FREELANCER
C I N C I N N AT I H O M E 2 0 1 7 C I N C I N N AT I M A G A Z I N E . C O M 3 3
GOURMET KITCHEN REMODEL OUR EXPERT: SAM TIDWELL, OWNER AND LEAD CARPENTER, TIDWELL RECONSTRUCTION
Tip: luxury vinyl flooring can be a more affordable option than hardwood.
AVERAGE MIDRANGE COST: $59,593 • AVERAGE RESALE VALUE: $36,875 • COST RECOUPED: 61.9%
EXTERIOR CURB APPEAL OUR EXPERT: ANDREW GLASGOW, PRESIDENT, H. GLASGOW CONSTRUCTION
First impressions are important, and a facade upgrade can ensure your home is putting its best foot forward. Major exterior renovations (think siding and stonework) are among the best performers for recouping the cost of the investment in a resale. If a major facelift isn’t in the budget, even small changes—like a flower bed or new shutters—can go a long way in improving curb appeal and getting prospective buyers through the door.
As one of your home’s primary gathering spaces, the kitchen should provide both functionality and beauty. Aesthetic updates can create a sense of hospitality, while an improved layout can provide accessibility to guests and family members of all ages and abilities. The expense of a major kitchen remodel can certainly be justified by the improvement to everyday quality of life, but if you’re primarily looking to make a buck, Sam Tidwell of Tidwell Reconstruction offers this caution: “If you’re going to sell in less than five years, don’t remodel.”
WHERE TO SPLURGE LANDSCAPING Remove outdated landscaping (like large shrubs) and use accent landscaping to highlight the home’s best features. PORCH Adding or updating a porch is “worth the investment, whether on the front or back of the house,” says Glasgow.
CONCRETE DRIVEWAY
Glasgow says the higher upfront cost of concrete will be a better longterm investment than blacktop (asphalt).
WHERE TO SAVE LANDSCAPE LIGHTING
Down or up lighting is a relatively small investment for a big impact.
VINYL SIDING: AVERAGE COST: $11,998 • AVERAGE RESALE VALUE: $7,533 • COST RECOUPED: 62.8%
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WHERE TO SPLURGE LAYOUT “Layout is the most expensive thing to change, but it has the most impact on how the kitchen works and feels,” Tidwell says. ONE UNIQUE FOCAL
Choose one “wow” item that will become the conversation piece of the kitchen—like a cast iron sink, a gorgeous gas range, or open shelving. POINT
Adding a special design to a tile backsplash is a relatively small investment that can have a big impact on overall aesthetics. BACKSPLASH
WHERE TO SAVE CABINETS Go with a builder’s grade cabinet and dress it up with trim and crown molding. FLOORING A luxury vinyl or durable tile can be more affordable than hardwood. COUNTERTOPS If you want to shell out for granite, go with a Level 1 option. WORK WITH YOUR EXISTING FOOTPRINT
“If you want to save money on your remodel, don’t use a sledgehammer. As soon as you move walls, your cost is going to go up significantly,” says Tidwell.
SELECTING A REMODELER
B
efore you hire someone to start swinging a sledgehammer in your home, it’s crucial to ensure your remodeler is credible, is qualified, and does quality work. According to the National Association of the Remodeling Industry (NARI), the best way to start your search is word-of-mouth referrals from friends, real estate agents, or local material suppliers (a.k.a. not Google). Then, check whether your remodeler is licensed to do business in Ohio, is registered with the local building department, is accredited and has a good rating by the Better Business Bureau, is certified by NARI, and has the proper insurances (such as liability, commercial vehicle, and workers’ compensation) to safeguard you from liability should an accident happen on your property. The remodeler should also be able and willing to provide at least three client references for you to contact.
QUESTIONS TO ASK YOUR REMODELER • CAUTION • • IF MOVING GAS OR WATER LINES, MAKE SURE YOUR CONTRACTOR GETS A PERMIT. THIS ENSURES THAT AN INSPECTION HAPPENS BEFORE LINES ARE COVERED UP.
BEFORE YOU SIGN ON THAT PROVERBIAL DOTTED LINE, MAKE SURE YOU’VE GOT ANSWERS TO THESE QUESTIONS IN WRITING:
What inconveniences (such as shutting off electricity or water) might occur during this project? Does your proposal include all project costs, including design plans, permits, labor, and materials? What are the approximate start and completion dates?
PORCH RAILING
Decrepit porch railings are both a safety and aesthetic problem. You can go with a lower-end version without sacrificing safety. SIDING Opt for an inexpensive vinyl version over fiber cement, with added details like shakes or scallops, which add “depth and character,” says Glasgow.
• CAUTION • • MAKE SURE A NEW PORCH OR LANDSCAPE DESIGN DOES NOT CREATE BLIND POCKETS BY THE FRONT DOOR, WHICH CAN ENTICE BURGLARS.
Will subcontractors be used, and if so, will a project manager or lead carpenter be present to supervise the project at all times? What conditions would constitute an additional fee? What is the best way to ensure timely and thorough communication with you—phone call, text, e-mail, or something else?
• SOFT SOIL MAY BE AN ISSUE: WHEN EXCAVATING, DIG DEEPER THAN THE OVERDIG OF THE HOUSE TO ENSURE A LONG-LASTING INVESTMENT.
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Tip: Layout can be the most expensive (and complex) thing to change when remodeling
SPA-STYLE MASTER BATH REMODEL OUR EXPERT: BOB HERMANN, GENERAL MANAGER, RYAN REMODELING, INC.
AVERAGE MIDRANGE COST: $17,565 • AVERAGE RESALE VALUE: $10,088 • COST RECOUPED: 57.4%
MOTHER-IN-LAW SUITE ADDITION OUR EXPERT: TOM WOESTE, OWNER, WOESTE REMODELING, INC.
Adding a mother-in-law suite, or any bedroom suite for that matter, is truly the mother lode of renovations. Though it comes with a hefty price tag, this renovation buys not just an additional bedroom, but also an additional bathroom, added square footage, and maybe even another food preparation and storage space. Important things to consider upfront, says Tom Woeste of Woeste Remodeling, are how much privacy the room should afford and how much the room should integrate with the rest of the house.
Done right, a master bath can become more than just a place to brush your teeth. It can become your haven and your sanctuary. It’s also one of two places that add the most buyer appeal when it comes to reselling (the other is the kitchen), according to Trulia. Not sure where to start? Bob Hermann of Ryan Remodeling says most customers start with the shower, as it’s often the area where the most improvement is needed—and where there are the most ways to customize.
WHERE TO SPLURGE FUNCTIONALITY
Consider investing in an exterior entrance. EN SUITE BATHROOM
A must-have. Woeste suggests making it ADA compliant for future aging needs. FOOD PREPARATION Add kitchenette or small bar area for food prep.
WHERE TO SAVE CEILINGS Use 8-foot ceilings instead of 9-foot ceilings to reduce the persquare-foot construction cost. INTERIOR WINDOWS
Forgo traditional windowsills and simply “case” them instead.
AVERAGE MIDRANGE COST: $114,793 • AVERAGE RESALE VALUE: $65,800 • COST RECOUPED: 57.3%
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CUSTOM BASEMENT REMODEL
WHERE TO SPLURGE SHOWER Don’t be afraid to upgrade on accessories like European shower doors, a rainfall showerhead, and high-end tile. PLUMBING FIXTURES Hermann says it’s crucial not to scrimp on the quality of “the guts”—things like faucets and showerheads—because you want these items to be long-lasting.
Bathrooms should have proper lighting design, especially in a makeup area. LIGHTING
WHERE TO SAVE VANITIES “You can get good-quality cabinetry without spending an arm and a leg,” Hermann says.
OUR EXPERT: ALAN HENDY, CEO, NEAL’S DESIGN REMODEL
AVERAGE MIDRANGE COST: $67,718 • AVERAGE RESALE VALUE: $39,625 • COST RECOUPED: 58.5%
Unlike a kitchen or bathroom, a finished basement isn’t always paramount to a home’s functionality, but it sure is a nice perk—and prospective homebuyers love them. In addition to that all-important extra storage space, basements offer bonus living area that can tap into a homeowner’s creativity. A sportsthemed man cave? An English pub? A magical playroom? The possibilities for both style and function are virtually endless. WHERE TO SPLURGE
Standard options are perfectly suitable. SINKS AND TOILETS
LIGHTING “Treat yourself to good lighting,” says Hendy. “A well-lit lower level is not an expensive thing to do; it’s just a smart thing to do.”
• CAUTION • • IF THE CONFIGURATION OF THE BATHROOM IS BEING CHANGED, IT’S LIKELY THAT PLUMBING LINES WILL NEED TO BE MOVED, WHICH “ADDS AN ADDITIONAL LEVEL OF COMPLEXITY TO THE PROJECT,” SAYS HERMANN.
WHERE TO SAVE CARPET Carpet comes in a wide range of grades. Consider a middle-of-the-road option instead of top-of-the-line.
INSTALL A FIREPLACE
BAR Install a simplified bar without a sink.
Essential for a space that will be used for entertaining crowds.
STORAGE To optimize flexibility, opt for freestanding storage units, which are relatively inexpensive, as opposed to semi-custom built-in cabinets.
This will make the lower level feel like an upstairs living space. HOME THEATER
RUBBERIZED FLOOR If you’re planning to use part of the basement as a home gym.
• CAUTION • • VERIFY THAT THE BASEMENT IS DRY AND MOLD-FREE BEFORE BEGINNING ANY REMODELING. • STRUCTURAL POSTS: “YOU HAVE TO MAKE SURE YOU DESIGN SOMETHING THAT’S GOING TO WORK WITH WHERE THOSE POSTS ARE,” HENDY SAYS.
EXTERIOR WINDOWS
Use vinyl. “If the addition is toward the back of the house, the windows don’t have to match the rest of the house perfectly,” says Woeste. Use a fiberglass surround instead of tile. SHOWER PAN
FOUNDATION
Build the room on a slab instead of constructing a full basement underneath.
ACCESSIBILITY
• CAUTION • • MAKE SURE THE HOUSE HAS ENOUGH AMPERAGE TO SUPPORT THE ADDITION. • IF THE HOUSE USES A SEPTIC SYSTEM, IT MUST BE BIG ENOUGH TO ACCEPT A NEW BATHROOM. • THE TIME OF YEAR YOU CHOOSE TO RENOVATE CAN IMPACT SOIL CONDITIONS.
UNIVERSAL DESIGN IDEAS FOR EASY ACCESS INDOORS
Leave room under sinks/counters to fit a wheelchair or add a work area to store a step stool. Add grab bars and a seat in the shower. Put controls at lower heights.
OUTDOORS/ENTRY
Create a curbless shower entre for wheelchair accessibility. Install an elevator between levels. Be mindful of countertop heights. Include low storage options.
Create handicap ramps into the house. Avoid stamped concrete, which can get slick when it’s wet. Make sure doorways are wide enough to fit wheelchairs.
Use lever-style door handles, which are easier to operate than traditional doorknobs. Add a walkout to the outdoors on a finished lower level.
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HANNAFORD IN THE HOUSE Smart salvaging, energy efficiency, dedication to craft—and a whole lot of love, sweat, and time—made for a stunning renovation. by A L Y S S A K O N E R M A N N photographs by D E V Y N G L I S T A
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OLD GLORY Ben and Kristen Walters have returned this Walnut Hills home designed by Samuel Hannaford to its original beauty, which took some doing. A previous conversion into a nursing home meant the tacking on of an addition that removed part of a wraparound porch. They rebuilt the porch and its 13 columns, which required shipping in stone from several quarries around the country to ďŹ nd a perfect match.
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WARM WELCOME (This page) The home’s stately front entrance had been knocked out and filled with cinder blocks to fit a fire door and ramp. “We looked for two or three years for a front door to fit the same arch pattern,” Ben says. “[This] came out of a church in Avondale that Wooden Nickel had salvaged.” (Opposite page) Forty-seven of the original staircase’s spindles were missing or mismatched. Ben’s father and uncle spun replicas; Chris Holtman and team installed them, restoring the staircase to its former beauty.
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T
HERE ARE PEOPLE WHO REHAB old homes. Then there are Kristen and Ben Walters, who spent six years, seven months, and 11 days painstakingly restoring an 1895 Samuel Hannaford– designed house in Walnut Hills. When they bought the property, it was an abandoned nursing home. “It was as if the nursing home people had been sucked out—every bed was in here, made with every pillow, every bedside table, all the nurses’ stations,” says Kristen. Intent on
recycling, this meant personally hauling 48 sinks, 48 toilets, and 48 beds to destinations of reuse. There was architectural salvage to do, too: recreating an original stained glass window knocked out for an A/C unit, tearing down a giant eyesore of an exterior addition, replacing some 100 windows. Ben acted as general contractor and was hands-on with much of the work. As in: of 57 days they rented boom lifts for exterior work, he spent 56 in them. The reason for that one day out? Knee surgery. But the couple can’t say enough about the contractors (craftspeople, truly) who spent years working alongside them.
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Cincinnati architect Samuel Hannaford designed the house for railroad tycoon J.H. Rhodes. Rhodes didn’t stay long, and neither did the home’s second occupant. But the third owner—the Nielen family—settled in. Virginia Cox, their great-granddaughter, lived there as a teenager and enthusiastically contacted the couple when she heard they were restoring it into a single-family home. Though advanced in age, her memories of those years were strong, and she became something of a consultant on the original layout. The biggest challenge? “There was always that tension between expediency and historical authenticity,” Ben says. The latter almost always prevailed. This meant meticulously pulling up and scraping
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down hexagonal bathroom tile so that they could re-lay it rather than trash it, installing period-appropriate push buttons instead of standard electric switches, and on and on and on. That attention to sustainability and detail wasn’t just aesthetic. The house is LEED certified, outfitted with a four-unit geothermal system, five types of insulation, and triple-paned windows. (The 27-inch-thick stone doesn’t hurt, either.) “Now our focus is the outside,” says Ben. “And then [there’s] a whole lot in the back we want to do. It’s really a 10-year project when you get down to it.” You know, just another day working around the house.
FIND YOUR NICHE (Opposite page) For an old home, the layout is remarkably open. The living room—with a fireplace surround accented in salvaged historic tiles hand-laid by Jeff Niemes—connects to the entryway, library, Ben’s home office, and the dining room. (This page) The mirror and paneling were a late-night demolition discovery—the whole room had been drywalled over. The ceiling and walls, visible in the mirror’s reflection, were meticulously restored and rebuilt by carpenter Chris Holtman, matching the home’s original grand design.
C I N C I N N AT I H O M E 2 0 1 7 C I N C I N N AT I M A G A Z I N E . C O M 4 3
LIVABLE SPACE (This page and opposite, top) The couple went through many design iterations to land on the perfect layout, which they found with kitchen designer Jane Keller. Loads of natural light mixed with modern amenities, historic touches, and the king of all kitchen islands make it the nexus of family life. (Opposite, bottom) With three kids, function (and comfort) were just as important as form. “The locker room might be the best room that we did,� says Kristen, who made many a trip to Building Value for salvaged elements. The mail slot was from Hughes High School; lockers were from Cincinnati Athletic Club.
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C I N C I N N AT I H O M E 2 0 1 7 C I N C I N N AT I M A G A Z I N E . C O M 4 5
HIDDEN TREASURES (This page) The perfect guest room. (Opposite, clockwise from top) This room opens to a Park Avenue–facing balcony from which you can almost see the Ohio River. Very little that was original to the home remained intact, but this dresser was hidden away on the third floor, and Cox, the great granddaughter of early owners, believed it to be from her family. It’s now a built-in fixture. And the master bath: Sinks were salvaged from Building Value and fitted with legs and LEEDqualifying faucets. Oh, and the bathrooms now have heated floors.
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D E TA I L S
ORIGINALLY BUILT 1895 ARCHITECT Samuel Hannaford GENERAL CONTRACTOR Ben Walters ARCHITECTURAL STYLE Romanesque Revival RENOVATION 2008–2015
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N AT U R A L BEAUTY Architect Jose Garcia brings the great outdoors indoors. by B R E N T C O L E M A N photographs by R Y A N K U R T Z
G
LASS. OHIO FIELDSTONE. WHITE OAK. Pennsylvania quartzite. White paint. Stained concrete. These minimal materials, the owners’ desire to bring the outdoors into every room, and the architectural acumen of Jose Garcia melded to make this home a breathtaking contemporary vision of living space. Planning began in 2010 after a pristine site in the woods was selected and purchased. From there, Garcia —a Princeton
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University graduate and native Argentinian who has spent the last eight years as an architect based in Cincinnati— “quantified and qualified” the owners’ vision. What size home did they want? How many bedrooms? Those quantities were simple. Then ca me the subtle stu ff that Garcia said he gleans through “concept mining.” During hours of conversation
about the owners’ likes and dislikes, he discovers nuanced clues in their language and expressions that identify what they really want—something that’s resting just beneath their consciousness. He compares the method to the process a novelist undertakes. “In piecing together a character called a building, I have to look at those clues,” Garcia says. “It’s all about the process of getting to know each other. I know it sounds cliché, but in the end, that’s exactly what it is.” Hard and private exterior components change to soft and
open inside the U-shaped house where floor-to-ceiling infinity windows and skylights let in the seasons. The atmosphere is consistent no matter the month, controlled by a geothermal energy system that delivers cool and warm air through concealed, hi-tech vents. The layout is designed for single-floor living, as the owners requested, and a three-season deck with retractable screens and a fireplace located feet from the rear of the home keep them close to nature, proving that Garcia’s quantifying and qualifying hit the mark.
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D E TA I L S
DATE BUILT 2014 ARCHITECT Jose Garcia STYLE Contemporary BUILDER Stonehenge Building Group, Symmes Township FABRICS/FURNITURE Robyn Shapiro Design, Chicago LANDSCAPE Jose Garcia
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AU NATUREL (Previous spread) The River Birch House at night. (This spread, clockwise from top left) The rear patio features simple weather-resistant seating and a fireplace that vents through an Ohio fieldstone chimney, exposed on the inside. Garcia’s clients desired “through-and-through views,” which he achieved with 17-foot-high windows in the entry hall and living room. He maximized the flow of natural light by using a hidden, or “infinity,” top and bottom framing technique and by placing skylights at either end of the kitchen. The ceiling drops to 9 feet in the kitchen and seems to float above the centered island. Garcia’s surface materials, such as white oak and Pennsylvania quartzite, are organic, simple, and consistent throughout the house. A table with seating for six separates the living room from the kitchen, a unique feature of which is a 6-foot-long custom-made concrete sink with old-fashioned ribbing that Garcia placed next to a wall of stained white oak cabinets and a window with a view of the front courtyard. Thinned-out maples, oaks, and walnuts cover the property’s hillside.
C I N C I N N AT I H O M E 2 0 1 7 C I N C I N N AT I M A G A Z I N E . C O M 5 1
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CURIOSITIES
KRISTEN AND BEN WALTERS SPENT YEARS RENOVATING THEIR 1895 SAMUEL HANNAFORD HOUSE (PAGE 38). WHILE THEY DIDN’T FIND ANY GOLD BULLION DURING THE DEMO WORK, THEY DID DISCOVER QUITE A FEW VINTAGE TREASURES. — S U E G O L D B E R G A folded copy of The London Times from 1891 was found in the rafters of the kitchen ceiling during renovation. 1
The floor in the home’s original sunroom was made of Rookwood tile. Several tiles were unearthed after they demolished a structural addition. 2
Antique plates with a pretty blue floral pattern were found in a cupboard when the Walters family walked through the house after closing. 3
Many finds, such as these bifocals, were left from the days when the house was used as a nursing home. They returned items to families when possible. 4
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This ornate tile was uncovered during demo and is possibly a remnant from an original fireplace hearth or surround. 5
A framed photo of the home’s architect, Samuel Hannaford, was added to the cabinet post-renovation. 6
Old glass soda bottles were discovered inside wall spaces and gaps throughout the house. 7
An old wooden sign with “Cincinnati Ohio 955” was found in the basement. Some have speculated that this was an early automobile license plate. 8
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