Kitchen, Family Room & Bath Remodel, Prairie Village

Before & After

Project Story

All Under One Roof remodeled the main level of a Prairie Village home: the kitchen, the family room, the living room & the hall bath. The work ran from measured drawings in 2021 through a permitted build that finished in the spring of 2023, with a reframed family room ridge, new windows & a kitchen built around a quartz island.

Drawn before it was priced

The job started with a site measure & existing conditions drawings. Concept plans & massing followed in August 2021, two rounds of revisions in September, & a budget & permit set at the end of that month. The finished set ran to 18 sheets: existing & demolition plans, a site plan, the new main level, an enlarged kitchen plan, a ceiling plan for the island pendants & recessed lights, four elevations & 3D views of the new interior. Every wall that came out & every new window opening was located on paper first.

The family room roof

The family room at the rear of the house is roughly 15 by 16 feet, framed with rafters & a ridge but no ceiling joists. Once it was opened up, the ridge board turned out to be spliced at the midpoint, so nothing continuous spanned wall to wall to resist the outward thrust of the rafters. A licensed engineer inspected the framing on site & sized a replacement beam to span the full 16 feet: a single 1¾ by 14 inch LVL, or two 1¾ by 11¼ inch LVLs. The same visit confirmed the three new double 2x6 headers over the new window & door openings, each spanning 6 feet or less.

A new kitchen

The old oak kitchen came out entirely, along with the wood stove & built in bookshelves in the family room. The new kitchen is laid out around a long quartz island with seating for three under two black dome pendants, with charcoal shaker cabinetry to the ceiling, a patterned tile backsplash, a farmhouse sink under the window & open shelving.

Living room & hall bath

In the living room the oak floors were refinished & the fireplace was refaced with a white surround, gray tile & a dark timber mantel. The hall bath was rebuilt around a double vanity with a quartz top, a tub with white subway tile to the ceiling & a tiled niche, & recessed shelving with pull out drawers built into the wall beside the window.

Windows, siding & the permit

New double hung windows with Low E, argon filled glass & a two panel patio door went into the reworked openings. Where the walls were opened up, the old shake siding was stripped & replaced with lap siding. The remodel was permitted through the City of Prairie Village for the kitchen, family room & living area, with licensed electrical, plumbing & mechanical contractors named on the application.

Completed Work