706 Tweedsmuir Av, WESTBORO -SOLD

By August 6, 2013Sold


SOLD – 
Quietly situated in desirable Hampton Park/Westboro location.The inviting front verandah welcomes you to this extremely well updated home while still maintaining it’s original charm & period detail. Good size eat-in kitchen with custom cherrywood cabinets. Famrm.  addition with door to side yard. Gracious living/dining room. Updated main bath, 2pc. powder room, plumbing & wiring. High effec.gas furnace.

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Type: 2 Storey MLS®#: 881023
Bedrooms 3 Parking Type: Parking Surfaced
Bathrooms 2 Heating: Forced Air
Style Detached Cooling: Central Air Conditioning
Taxes $4,206/2013 Included:  Fridge, Stove, Dishwasher, Hood Fan, Washer, Dryer, Blinds

Main Level

Front Porch….Completely redone in 2012 with pressure treated framing & Western Red Cedar decking. Specialty milled rails & spindles to maintain period detail of home. Convenient storage under entire porch. New Red Cedar ceiling installed in 2013.

Foyer………Oak hardwood floors original to home. Gracious white pine staircase. Living Room……. Oak H/W Floors. Elegant & stylish refaced fireplace (not operational). Dry walled 9’ ceiling (no stipple!) with pot lights, California shutters, period detailed trim & 10” baseboards.

Dining Room….. Oak H/W Floors. Entertainment size dining room open to living room with large bay window, California shutters, period detailed trim & 10” baseboards.

Kitchen……Cork Floors. Large eat-in kitchen that has been completely renovated. Custom cherrywood cabinetry. Interior of cabinets are also cherrywood and upper cabinets go to ceiling and are 4.5’ in height. Lots of counter space.

Family Room……Berber Carpet. Completely redone in 2009. New foundation poured, new drywall installed, pot lights, R50 insulation in floor and R60 insulation in ceiling. New vinyl windows with custom blinds & period detail trim. New exterior steel door to side yard with integral blind. See complete description on renovation summary sheet.

2 pc Bathroom…. Oak H/W Floors. Newer sink and toilet.

Second Level

Master Bedroom……Pine H/W Floors. Spacious and bright master bedroom. Custom crafted maple closet system (2012) with soft close hardware. 11” Baseboards & period detail trim.

Bedroom2 & 3………Pine H/W Floors original to home. 11” Baseboards, period detail trim.

Main Bath 4pc…….Marmoleum floor. Bathroom has been updated to include Toto toilet & vanity with Quartz top. Claw Foot tub has been refinished but is believed to be original to the home.

Basement

Laundry/Utility Room……. Lots of storage space and workshop area.

Features

  • Well situated on quiet end of street in desirable Westboro
  • Roof ’99, High-efficiency gas furnace ’98
  • Family Room has been completely redone. New windows & door in family room ’09. (See renovation summary page for full description)
  • Front Verandah/Porch redone 2012/2013 complete with accent pot lights, added storage under porch & new western red cedar floor & ceiling.
  • Power Room and Main bathroom completely remodeled
  • Updated plumbing and wiring. 120 Amp Service
  • Ceilings re-dry walled in L/R, D/R, Family Room &
  • Upper hallway to include pot lights.
  • Home rich with character and charm from it’s era yet with all of today’s modern amenities.

Renovations are too extensive to list! Please see renovation page for FULL SUMMARY of work done to this beautiful home.

Just minutes to shops & restaurants in Westboro Village and close to transit, bike paths & more.

 

Renovation Summary

Family Room (2009)
The existing foundation was replaced with six poured concrete pier footings. Two, triple ply built-­-up 2×10 beams support 2×10 floor joists topped with ¾” plywood. Floor is insulated with R-­-50 blown-­-in cellulose insulation in a ‘dropped’ sub-­-frame with consisting of plywood and house wrap air barrier. The exterior walls were replaced with typical 2×4 framing and 7/16” OSB sheathing, insulated batt insulation and 1½” rigid EPS insulation on exterior. The exterior walls are clad with house wrap air barrier and traditional White Pine ship-­-lap siding and trim (primed/painted six sides) installed over rain-­-screen. Interior walls finished are with vapour barrier and drywall, custom finish trim (period detail). New vinyl windows and steel exterior door with integral blind system are all installed with Blueskin flashing tape. The ceiling was insulated with R-­-60 blown cellulose insulation complete with vapour barrier. The unconditioned crawl space has vapour barrier over the floor, protected with a layer of gravel.

Side Yard (2010)
Old asphalt (approx. 4” thick double layer) was removed, replaced with minimum 6” depth of compacted crushed ¾” granular (foundation for interlock stone patio).

Veranda Porch Ceiling (2010)
Veranda porch beam was replaced with triple ply built-­-up beam supported by three steel tele-­-post columns wrapped in white pine trim. Framing in the Veranda ceiling was jacked up to correct sag in upper level floor (within reason), reinforced and tied to new built-­-up beam. Veranda ceiling was insulated with combination 1½” rigid EPS insulation, spray foam, and batt insulation. Ceiling sub-­-frame comprised of 2×4, 7/16” OSB sheathing and finished with ¾” cedar tongue and groove paneling.

Front and Rear Dormer Siding (2011)
The walls were clad with building paper and traditional white pine ship-­-lap siding and trim (primed six sides) installed over rain-­-screen.

Master Bedroom Custom Built-­-In Closets (2011/2012)
Maple interior stained with natural finish (beeswax and boiled linseed oil), painted Poplar frame and panel doors, drawer fronts and trim. Drawer boxes are custom milled Maple, crafted with traditional dovetail joinery, and stained with natural finish (beeswax and boiled linseed oil). Hardware is oil-­-rubbed bronze cup pulls and knobs, with soft close drawer slides and door hinges.

Veranda Porch Deck (2012)
Veranda Porch deck framing was fully replaced with pressure treated wood. 4×4 posts are anchored to the concrete columns and house foundation wall with ½” steel anchors, supporting 2×8” floor joists 12” O/C topped with Blueskin flashing tape (rot protection). Decking is premium Western Red Cedar, fastened with ‘hidden’ screw system, stained with natural finish and protective seal. Custom White Pine railing consists of specialty milled top9rail (period detail), square spindles, and bottom rail with drip edge.

Attic Insulation (2013)
All existing insulation removed, attic floor air sealed with spray foam insulation, R960+ blown cellulose insulation. Pot lights installed complete with I/C boxes, air sealed with spray foam. New 5/8” drywall installed in second level hallway.