53 Fourth Ave: $1, 200, 000
life@corvus.house
A Pattern Language: 109 Long Thin House
We love our home and have put a lot of effort in to upgrading it, but unfortunately with our space-occupying hobbies, working from home, and a growing family, we've found we need to look for more space :(. We've decided the time has come for us to move on. We take pride in the love and care we've given to this home, and if you're interested in purchasing then we hope you'll have many very happy years here too.
The location couldn't be better (in our opinion). It's close enough to Bank and Lansdowne that you're only steps from pleasant, high-energy places with great amenities, while at home it feels peaceful. The canal is only a block and a half away.
See this walk-through video from 2016. Since then we've done both exterior and interior painting and made a few other changes that are aesthetically minor, but have a large impact on the state of the house. We're happy to give tours and allow inspections and quotes for work, etc.
Our house is three stories with a footprint of 18 ft by 60 ft (25.5 ft is one-storey extension).
Room Measurements:
| Living Room | 24.60 X 10.50 | Master Bedroom | 11.09 X 16.00 |
| Dining Room | 14.10 X 11.10 | Bedroom 2 | 10.00 X 9.09 |
| Kitchen | 25.10 X 12.60 | Bedroom 3 | 12.00 X 9.00 |
| Powder Room | 7.50 x 2.70 | Loft (media area / office) | 23.10 X 9.10 |
| Family Bathroom | 7.40 X 7.10 | Loft (craft room / office) | 11.70 X 9.10 |
Below are lists of features, renovations, and other notes.
Features:
Interior:
- 5.75" two pound closed-cell spray foam insulation and additional inner framing with offset studs (so no thermal bridging) in all exterior walls (~R35), excluding kitchen and renovated bathroom which were already insulated
- Antique light fixtures
- Ornate medallions above light fixtures (two original)
- Upgraded trim, baseboards, and mouldings throughout
- Hardwood flooring on all three levels, except for tile in bathrooms and kitchen
- 8-wire thermostat cable (if extra accessories are desired)
Main level:
- Staircase with original decorative turned wood spindles and ergonomic hand-rail
- Large custom cabinetry drawers under stairs for convenient storage
- Powder room
- Sun-filled kitchen with space for family room or eat-in kitchen and french doors to backyard
- Four skylights in kitchen (two open)
- Stainless steel gas range, oven, exhaust vent, and fridge
- Integrated Bosch dishwasher
- Built-in gas fireplace in kitchen with programmable thermostat
- Granite and tumbled marble countertops and terracotta tiles in kitchen
- Built-in speakers
- Large living room with space for workspace, play area, and small library
Second level:
- Renovated bathroom with high ceilings, skylights, open shower and large tub
- Three bedrooms
- Walk-out balcony from master bedroom
- Pax system in master bedroom
- Linen closet
- Blackout shades in each bedroom
Third level:
- Mini-split air conditioner
- Four skylights with attached shades
- Possible additional bedroom, offices, craft space, or renovate as new master suite
Basement:
- Updated plumbing to front of the house with backflow valve
- Ceiling-mounted server rack
- Large folding table in laundry area
- Insulated headers (two pound closed-cell spray foam)
- Heat recovery ventilator (HRV)
- High-efficiency gas furnace
Exterior:
- Lennox 16 SEER air conditioner (2019)
- Two-car driveway
- Built-in sprinklers in front and back yard
- Built-in gas barbeque
- Two small sheds (one in backyard, one in front)
- Backyard flagstones from basement foundation where basement extension was added
- Herringbone pattern back deck with gate
- Excellent neighbours
Renovations:
- Lennox SEER 16 air conditioner installed by Reliable Home Environment (June 2019)
- Restored rotting areas of porch (also investigated structure under decking to be certain there is no rot), new decking, spindles and rails, then repainted (May 2019)
- Heritage-grade masonry repair to hole in brickwork outside the kitchen (April 2019)
- Replaced plumbing from main stack to front of house under basement, added backflow valve (December 2018)
- New windows (Strassburger) in dining room, living room, two small bedrooms (fall 2018)
- New back deck with herringbone pattern and gate (summer 2018)
- Backyard tree inspected by licensed arborist and pruned (summer 2018)
- Insulated all exterior walls, new walls with offset studs so no thermal bridging (except kitchen and upstairs bathroom, already insulated) with 5.75" two pound closed-cell spray foam, to ~R35 (summer 2017)
- Insulated basement headers with same foam as above (summer 2017)
- Replaced dormer siding, painted (summer 2017)
- Assorted small heritage-grade masonry repairs (summer 2019)
- New roof on extension and front porch (summer 2016)
- Repaired back siding, painted (summer 2016)
- Repaired and restored barge board at front peak of house, repainted (summer 2016)
Future renovations we were planning (might be worth considering):
- Heated driveway
- Larger backyard shed designed to store bikes (the front shed will fit a bike, but it's not the primary design)
- Built-in shelves and closet-rail in vestibule
- Ceiling height built-in shelving and storage unit in the living room
- Mounted projector in the kitchen living area
Inclusions / Exclusions / Notes
Inclusions:
- Custom-cut mats in entryway
- Curtain rods, shades, blinds, shutters, screens
- All paint and building materials from renovations
- EcoBee3 smart thermostat
- Built-in speakers
- Light fixtures
- Appliances: stove, oven, hood fan, fridge, dishwasher, gas BBQ, washer, dryer, HVAC systems
- Pax modular wardrobe system (value ~$3000)
- Server rack in basement
- Shoe storage furniture for entryway (if desired)
Exclusions:
- Two small trees in the backyard which were planted for our wedding there (Japanese maple and Japanese willow)
- All mirrors
- Sonos controller
- Hue system
- Router, wireless access points, and other networking gear
- Entryway light fixture
Other costs and notes:
- Taxes are $8962.44 for 2019
- Water heater rental $33/month through Enbridge
- Hydro use for 2018 was 9772.02 kWh
- Gas use for 2018 was 3852 m3 (pretty high due to recently remedied hole in kitchen exterior and repaired air-flow issue in furnace; we're happy to talk more about these fixes)
- House kept at 22 in the fall/winter and 23 in the spring/summer (22.5 overnight)
Closing date: January 1, 2020
Please email us at life@corvus.house if you have any other questions. We'd love to show you the place and talk about its features and the things we've done.
