Historic Homes: Four Dealbreakers To Look For When Buying An Old House

Finding an old home with "good bones"

My family loves old houses. And what's not to love? In addition to their charm, old homes are more often affordable, feature better quality construction, are situated on larger lots. We found all of this to be true in our most recent home search. After living in our 1949 Sacramento / Tahoe Park South house (named "Bertridge") for two years, we decided to move to nearby Woodland, California, as living there would cut our daily commute time to and from the University of California, Davis, in half. As Sacramento grew more popular among young professionals and Bay Area commuters, the highways became more and more congested, and our 17-mile commute would often take an hour or more each way.

Woodland boasts a ton of old houses in established neighborhoods, such as Beamer Park. However, the old house market in Woodland isn't as hot as it is in neighboring Sacramento. For some reason, young professionals and families seem to opt for the newly-constructed Lennar homes in the Spring Lake development. Wanting to explore all our options, we toured a few Spring Lake houses, but the prices were a bit high, the lots felt a bit crowded, and the open floor plans just didn't suit our personal tastes. And so, as we had in our first home search three years prior, we found ourselves drawn to the old neighborhoods closer to Main Street.

Here was our old home search preference checklist:

• Built before 1960
• Not located on a main thoroughfare
• 3+ bedrooms
• 2+ bathrooms 
• Laundry room/area
• Wood floors
• None of our home purchase dealbreakers

Must-haves versus nice-to-haves

While we were flexible on some of our checklist items, we knew better than to concede on some of the more important elements. This required us to take a hard look at each and every single house we considered, to ask tough questions, and to be willing to walk away from an option even if it oozed charm. 

The first house that we considered definitely tested our fortitude. The 1950s-era two bedroom, two bathroom house was just as cute as a button and was tucked away in a neat, tidy neighborhood. Its layout was dreamy, and it featured the sweetest courtyard out back. However, when some serious issues came to light, such as the significant wiring issues and the lack of air conditioning, we quickly realized that we'd have to pay upward of $30,000 just to live in the space. The house also needed extensive kitchen and bathroom renovations. Though it was difficult, we passed on submitting an offer after just a few hours of discussion. 

While our experience with the first house left us feeling a little defeated, it did force us to assess what was most important in our old house purchase. We decided that it was important to prioritize function over aesthetics, which encouraged us to take a closer look at some homes we'd overlooked over the course of our search.

Enter the house that we ended up purchasing. Our realtor had mentioned the house before, but we brushed it off due to its lack of a second bathroom. Plus, the listing photos were taken with a phone, and didn't really capture the potential underneath the old carpet and the rust-colored exterior paint. On a whim, I dragged my co-worker to a walkthrough minutes before our office's holiday party, and by the next morning, my husband and I had submitted an offer and put our Sacramento home on the market.

So what made us quickly declare one house a no-go but scramble to submit an offer on another? As old house buying veterans, we'd accumulated a short list of features that were an absolute must-have. It's tough to find an old house in "original" condition that also meets all these important criteria, so when we found a home that checked all these critical boxes, we jumped!

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Our home purchase dealbreakers

1. Start at the top and the bottom: Investigate the roof and the foundation.

Our first home (Bertridge) required a total roof replacement, and we weren't eager to shell out another $10,000 or more this time around. A new asphalt shingles roof for a typical 2,000 sq. ft. single-story can range in price from $8,500 to $16,500 fully installed. For homes with a tile roof, like the home we were considering, the cost is typically higher, with ceramic tile installation costing between $5 to $30 per square foot.

While we'd never dealt with foundation issues with our previous home, the mere whisper of foundation issues would have been enough to send us fleeing. Even the cracks in the plaster had us feeling nervous. Major foundation issues can cost $10,000 or more to repair, with most homeowners spending about $5,838. However, problems often don't end there. The process of repairing can also cause a number of problems. Leveling can cause damage to plaster wall and may also require adjustments to a house's plumbing, gas, water, and electrical systems.

Needless to say, we were relieved to discover the new house required only minimal roof repairs (covered by the seller) and that the foundation was in excellent shape. If the inspection had yielded a different result, we were prepared to walk (if not run) away, and we recommend you prepare to do the same.

2. Stay cool: Test the windows as well as the heating and air systems.

While Jason and I typically see eye to eye on real estate aesthetics, we almost always butt heads on one thing: windows. I love the look of the grand, old leaded windows that are often original to old houses, but they are admittedly drafty, causing monthly energy costs to jump. Over the course of our home search, we'd looked at several gorgeous homes from the 1920s to 1950s, but the original, inefficient windows made Jason nervous.

The house we settled on was a bit of an anomaly. For the most part, the original features of the home were intact. However, like Jason, the original owners appear to have had an aversion to old windows. Not only did they replace each and every one of the original windows, but they also removed some windows altogether. Remember this piece of information, because it comes into play later...

Check out the gorgeous original windows on this home in Woodland. Like our home, this home was built by contractor Joseph Motroni in the 1930s, so our home's windows probably looked something like this before they were replaced with more efficient dual-paned vinyl windows.

With our first home, we were forced to replace the old and inefficient furnace and air conditioning units, which cost a pretty penny. When we caught sight of the old heat registers and vents in our new home, we were concerned that the heating and air system might not be up to snuff. However, we were pleasantly surprised to discover that the furnace had been replaced within the past five years and that it was an absolute beast! It continues to keep us incredibly toasty in the cold months of winter.

After purchasing the house, we discovered that the air conditioning unit, while functional, was not the best size for our 1,500 square foot home. The home has a two-ton system when it would really benefit from a three-ton system based on our climate and square footage. Remember when we said some windows had been removed? We suspect that this was, in part, an attempt to keep the house cooler in the summer by limiting the amount of light flowing into the house.

Since we live in Northern California where summer temperatures often exceed 100°F, an HVAC system upgrade is on our project list. Until then, we'll try to keep the house dark and cool in the sweltering period between June and October.

3. Down to the wire: Confirm the electricity is functional and up to code. 

Old homes sometimes come with old electrical systems, which in turn come with big problems. The oldest type of wiring system found in homes is called knob-and-tube, named for the insulating knobs and tubes are used to run the wiring along and through the house framing.

Home inspectors often uncover other problems, including exposed wiring, ungrounded outlets, poorly-modified electrical panels, and aluminum wiring. And fixing the problems isn't always cheap. Completely rewiring a house can cost from $3,000 to $30,000, depending on the size of the home and the extent of the issue.

After our home inspection, we received some unexpectedly positive news. Our electrical system had been upgraded within the past several decades. While there were a couple of necessary fixes, such as adding GFCI protection to the bathroom outlets, all the required projects were relatively budget-friendly.

4. Don't make a stink: Ensure that that sewer line is in tip-top shape.

One thing we didn't immediately think about was the sewer line. Luckily, our realtor had a deep understanding of the local area, its old houses, and the challenges that Woodland buyers and sellers often face, so she came just short of insisting that we have the sewer line inspected. (Thanks, Rhonda!)

Because the house we were considering was built in the 1930s, we were fairly certain that we weren't dealing with Orangeburg pipe.  Also known as fiber conduit, bituminous fiber pipe or Bermico, Orangeburg pipe was commonly used between World War II and 1970, and started causing problems for homeowners across the country once it hit the end of its 50-year-lifespan. Why? Well, it's basically made of little more than wood pulp and tar, which means it has a tendency to collapse, requiring complete sewer line replacement. According to Home Advisor, digging and replacing a sewer line costs $3,000 to $25,000, or $50 to $250 per foot, and it tends to be on the higher end if it's already collapsing.

Orangeburg piping smells like trouble, sewage, and the tears of unprepared home buyers. 

Despite the fact that the pipes were found not to be Orangeburg, our sewer inspection did reveal that the ceramic sewer line was nearing the end of its life. Luckily, our realtor was able to help us negotiate a replacement as part of the terms of the sale. (Again, thanks Rhonda!)

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In short, don't skimp on inspections and be prepared to walk away.

I get it. That sweet, little 1920s Craftsman-style bungalow you're eyeing is cute, and the out-of-pocket costs involved in purchasing a home just keep adding up. However, investing in a few critical inspections can help you avoid heartbreak and debt down the road.

Case in point: Remember the 1950s house I mentioned at the beginning of this post? My husband and I drove by it last week. It's been over a year since it sold, but it's unoccupied, as the owners are still working on making it move-in ready.

If you know you're in the market for an older home, take some time to figure out your budget for both your mortgage and any pre-move repairs. Also, do yourself a favor by finding both a realtor and a home inspector who have experience with older properties. Historic home purchases are most successful when you have experts in your corner.

What are your real estate dealbreakers? Leave a comment and let me know.

Review: Joybird Hughes Sofa in Sunbrella Performance Weave Fabric

The Quest for the Perfect Sofa: Part Two

Hey, remember my painful journey to acquire a decent stylish and family-friendly couch? Well, I'm here to tell you that it truly does get better.

After a solid year and a half of whining on the web, a miracle occurred. Someone whined louder. Incensed by low-quality upholstered goods, Ana Henzel penned "Why Does This One Couch From West Elm Suck So Much?" on the blog The Awl and created a furniture firestorm. 

West Elm responded by pulling its Peggy sofa. I responded by throwing an even bigger tantrum about the Peggy's equally disappointing sister, the Jackson sectional, which has also since been discontinued. Finally, after a full fifteen months after the initial purchase and what felt like countless back-and-forth emails, West Elm agreed to issue a full refund and haul the sofa back to the mid-century replica hell from whence it came. They even offered me a substantial discount on another West Elm sofa, but I declined the offer. 

And then we were back to square one: sofaless in Sacramento, marathoning our Netflix shows on an air mattress. Luckily, Joybird was there to save the day...at a snail's pace. 

Will Joybird Bring the Joy Back Into Our Living Room?

Even before our West Elm sofa had been whisked away, we were pretty sure that our next sofa would be a Joybird. Once we were faced with an empty living room, we briefly considered opting for the beloved Braden sofa from Room & Board, but eventually decided it was just a little too traditional for our tastes. 

Ordering from Joybird isn't just a transaction, it's an experience and an exercise in adulting. First, you choose from their wide (and I mean wide) range of sofa and sectional styles. Since we'd just come off a bad experience with a relatively plush and cushioned sofa, we knew we were in the market for something relatively firm. We pretty quickly honed in on Joybird's popular Hughes sofa, which is said to boast a "classic contemporary profile." (Note: If you're less decisive than we are, you can use Joybird's sofa quiz to find the best styles for you.) 

Once you've chosen a style, it's time to choose a fabric. And, whoo boy, are there ever a ton of them! We were still recovering from the disappointment with West Elm's not-so-durable marled microfiber, so we were understandably anxious about finding a fabric that could stand up to our messy toddler and scratch-happy cat.

We spent hours pouring over the dozens of fabrics we received in our free swatch kit. My sister can attest to the fact that I spent the better part of one of her visits comparing and contrasting different shades of green and testing durability by tearing at swatches with a thumbtack. In the end, we went with one of the Safeguard fabrics, Premier Mallard (since renamed Premier Lagoon). While testing different swatches, I poured some of my wine over the Premier Mallard swatch and watched it repel from its surface. After confirming with a Joybird associate via chat that it was a tight enough weave to survive my cat, I was sold. 

So I placed the order. My mouth dropped when I saw the delivery estimate - a full nine weeks from the day I ordered. I grew nervous when I read the recent Yelp reviews, many reporting additional delays. But sure enough, my sofa was delivered right on schedule. 

So...did I finally find the right sofa? Here's how I feel seven months after my purchase...

Joybird Hughes Sofa - Pros and Cons

Aesthetics - 4 / 5

Guys, I am feeling this sofa. In the weeks leading up to its delivery, I was having serious doubts about my fabric selection. After all, it's not every day that you see a teal sofa, and the swatch made the color look a little bolder than the finished product. But as the great philosopher and shit-stirrer Willam Belli once said, "When it's right, it's right."

The one thing I'm not 100% in love with is the visible square patchwork around the buttons. In the past, I've had sofas that featured a solid back panel, and I think I prefer a slightly cleaner, more sophisticated style. Luckily, we chose a fabric that's dark enough to hide the seams, but it's really apparent in photos of lighter-colored Hughes sofas. 

One of the seat cushion covers was slightly uneven for awhile and I couldn't figure out how to fix it for the life of me. My husband (pictured above with his worn-out socks) eventually figured it out, but it required some strategic folding and pulling of the fabric. All is well now!

Comfort - 4 / 5

This surprised me! I actually find the Hughes sofa to be more comfortable than our old sectional. With the West Elm sectional, the chaise section wasn't quite as long as it needed to be so you would end up either slouching or letting your feet dangle off the edge.  cushions are firmer and more supportive, and when we want to prop our feet up, we just pull over the ottoman we bought from Target a few years back. 

Now, reviews I've read have reported that some people find the Hughes to be a bit too tall and too deep. We haven't found this to be the case, but we're both of average height, so petite readers may want to take our review with a grain of salt.

Quality and Durability - 5/5

Sunbrella's Performance Weave in Mallard

This is really where my Hughes sofa has outperformed all the other sofas I've owned up to this point. I paid an additional $225 for the Sunbrella Premier/Safeguard fabric and it was worth every penny. Over the past seven months, this sofa has survived countless instances of spilled coffee, thrown milk, and even toddler vomit without so much as a discoloration. 

Oh, and another thing, it doesn't feel like an outdoor fabric. We were worried that it would feel scratchy and uncomfortable, but it's as comfy as can be. 

The cushions are still plump and firm and it's an absolute breeze to clean - a little warm water on a cloth and any spot you might see is gone in a flash. 

And the best part - my cat has shown zero interest in scratching at it! Pinch me, I must be dreaming! Granted, we did take some preventative steps this time around by setting up a designated scratching post near the couch, but we think that the weave is also too tight to be of interest to Moo.

I will never buy a couch in anything other than a Sunbrella fabric ever again. I swear. I love it that much.

Customer Service - 4 / 5

My experience with Joybird customer service was uniformly positive. I found their service representatives to be helpful and responsive and my order arrived on time and built to my requested specifications. While waiting for my sofa to be delivered, I frequented Joybird's Yelp page and was concerned by the number reviews reporting order and delivery issues, but my sofa was delivered without a hitch.

Joybird continues to provide exceptional customer service. When I emailed Joybird with a question about a slightly uneven cushion cover, they walked me through a quick-fix within hours.

Now, of course, the nine-week wait time can feel a bit torturous in the age of Amazon Prime, but it speaks to the level of customization offered by Joybird. The furniture isn't mass produced, it's made to order...and at a price point comparable to the overpriced offerings at Pottery Barn or West Elm. So yeah, even the wait was worth it.

Value - 5 / 5

I purchased my Hughes sofa at $1,399 (including the added cost of the Sunbrella fabric) during a 20% off sale. The Braden sofa from Room & Board in a Sunbrella fabric would've cost me $2,199 and comparable sofas from Crate and Barrel are $1,500 before any customization. I have absolutely no regrets and feel that the Hughes sofa was totally worth the cost.

Conclusion

I mean, do I really have to say anything else? I'm bonkers for this sofa and might be Joybird's biggest fan. For the first time in five years, I can honestly say that I'm not constantly daydreaming about my next sofa purchase. You might say I'm...couch content. 

I really need to stop with alliterations and puns. Someone take this keyboard away from me.

Bertridge: A Year in the Life, Part One

Just like the Gilmore Girls revival, only with slightly less disappointment and better life decisions.

A year ago this weekend, we were moving into (the then-unnamed) Bertridge.

Though moving day was in mid-January, we actually got the keys to the house several weeks before. The regret started seeping in several minutes after walking in the door.

We weren't expecting to walk into our dream house. We were aware that the house needed some extra love. Built in 1948, the house had seen plenty of small renovations, but few large upgrades, and we'd had to replace the old shake roof before even gaining possession of the house.  And we were gearing up for the task of painting every wall in the house. What we weren't expecting was...

• Years of old dog food coating the garage and kitchen floors
• Rodent droppings in a kitchen cabinet
• Literal piles of debris in the backyard
• Cat pee covering every wall of what was to be Teddy's room
• The discovery that the previous owner possibly tried to stain the wood floors around the couch
• The discovery that half the windows and doors were missing their wood casings
• A heavy coat of grime on virtually everything

Ah, home sweet home. 

With a lot of help (and even a little bloodshed) from family, gallons of paint, and a ton of enzyme cleaner, we were able to scrub away the grunge.  But the issue of the floors remained. We're not whether it was mistreatment or simply age that left them in such poor shape, but the dark stains, scratches, and discoloration lent the house a permanent vibe of filthiness. With the help of parental benefactors, we opted to have them sanded and stained before move-in day. Finding a Sacramento floor guy in the days following Christmas wasn't easy, but Young's Hardwood Floor Sanding saved the day.

The effect was immediate. Sanding the floors alone made such an enormous impact on the house. The impact made it all the more difficult to choose a stain. Should we say light or give it some color?

Initially, we were going to try to choose a very light stain, but in the end, due to a few subtle but deeply-rooted stains, we opted for Minwax wood stain in Colonial Maple. I worried it would be a bit too orange, but it turned out great.

And so, before we even moved in, we tackled some pretty big home improvement projects. We've made a habit of taking on a project each weekend. Sometimes it's just a matter of touching up the trim, while other times it's soliciting dozens of quotes to demolish and rebuild the pesky cement steps out back.

This post wasn't what I imagined it would be, but as it's been sitting my drafts folder for a good six months now, I'm going to go ahead and post it. Don't judge me. I'm a busy working mom with a high-energy toddler, Crohn's disease, and limited spoons. As the great Nina Bonina Brown would say - "Sue me!"

Review: Betabrand Dress Pant Yoga Pants

I was not compensated in any way by Betabrand or any of the 

other brands mentioned in this post.

Pants for People Who Hate Pants

Pants are one of those things that I absolutely hate purchasing, along with shoes (flat feet), bras, oil changes, and cat litter. More often then not, they tend to disappoint. When I do find a trusty pair of work pants, the style is guaranteed promptly disappears from the retailer's website and I will inexplicably gain or lose 5 pounds. (Remind me to write about the joy that is Crohn's disease in a future post.)

Enter the clothing retailer and crowdfunding company Betabrand's dress pant yoga pants. So what are these pants exactly? Betabrand claims that they "combine sophisticated styling with a soft, stretch performance knit. We think they'll be the most comfortable pants you ever wear to work."

Basically, they're yoga pants that you can probably wear to the office without getting fired.

Betabrand stalked me for a solid year before I caved and purchased my first pair of dress pant yoga pants earlier this year. I must've been hit with their Facebook ads fifty times over the past year, but while the concept appealed to me, the $78 price tag seemed a bit much. 

The pants are currently offered in four styles (boot-cut, straight-leg, leggings, and cropped-leg) and a variety of office-friendly colors. To add to the illusion of professionalism, they feature belt loops, a non-functional button and pockets, and a faux zipper. Because nothing screams "I'm an important business lady" like a zipper.

Too good to be true? I thought so, which is why I waited until I started working in an extremely casual office to put these pants to the test. Here's how it went.

Betabrand Dress Pant Yoga Pants - The Yeh

Comfort - 4.5 out of 5

Oh man. So comfortable. Having the ability to work a full work day without feeling pinched or squeezed is simply luxurious. There's not much to say except that they feel like you'd expect. You're essentially wearing stretchy yoga pants to work - it's as simple as that. 

If I were to recommend this to any group of people out there, it would be Crohn's sufferers. Not having to battle the ebb and flow of belly bloat is delightful. And, indeed, you'll find a whole underground community of IBD sufferers out there who sing the praises of these pants. There is nothing worse than having to wear a pair of restrictive pants during a flare up, especially when that pair of restrictive pants is two sizes two big everywhere but the waistline because of said flare up.

I knocked off half a point for mental comfort, which I'll address in the following section. 

Betabrand Dress Pant Yoga Pants - The Meh

Appearance - 3.5 out of 5

The comfort comes at a bit of a cost. With increased stretch and give comes a little bit of lumpiness. There's a reason the models on the site are largely over 5'9 and less than 130 lbs. 

At 5'6" and 133 lbs., you would think that I'm close enough to the template to make it work. Only kind of. While the medium, straight leg dress pant yoga pants are certainly forgiving when it comes to fit, they have a tendency to cling to all of my curves, including my subtle saddlebags. Granted, I've had this issue with plenty of other pants, most notably the J. Crew Minnie in stretch twill. The Betabrand version traverses the curves better than its J. Crew counterpart, but I still don't don't dare wear them in public with my shirt tucked in. The models make it so effortless and chic. Me...well, see for yourself. To be honest, I feel more polished and professional in a nice pair of skinny jeans.

Still, they do pass as dress pants in the workplace. I've paired them with blouses and blazers without any of my colleagues screaming, "THOSE ARE YOGA PANTS!" in the middle of staff meetings. I've even taken in a lunchtime yoga class in them. I'm just feel a little more self-conscious in them than I feel in a pair of lined trousers.

Length - 3 out of 5

A work friend of mine once empathized with my short-legged woes by saying that we both "had the body types of corgis." I'm 5'6", with the torso of a supermodel and the leg length of an Olympic gymnast. I had to Google this latter analogy to see if it's actually a thing. According to Teen Vogue, it is, with the average Olympic gymnast measuring in at only 4 feet, 8 inches tall. 

I digress. With a 29" inseam, I should've opted for the Petite option. But I always like to give my legs the benefit of the doubt. I figured that  I might have had a growth spurt in my 31st year of life and I was a gazelle and I just hadn't realized it yet.  

Of course, that wasn't the case. The minute after tried on the Regular (with an inseam of 32"), I tossed it back in the packaging and sent for the Petite instead. The Petite are a much better fit, though it's clear that these pants are truly designed to be worn with heels rather than flats. This kind of works against the whole notion of having dual-action (board room to yoga studio) pants. No one wants to be stepping on their hems while they're in down dog. 

Betabrand Dress Pant Yoga Pants - The Blegh

Care - 2 out of 5

While not the most delicate of trousers, the Dress Pant Yoga Pants do have specific care instructions. The Betabrand website suggests "Machine wash cold, lay flat to dry or line dry." That's great and all, but my husband isn't going to remember to seek out what looks like athletic pants from the wash and gently lay them out flat. Thus, I fear that my pricey pants might have an unfortunately short lifespan. 

I've noticed that all three pairs get a bit wrinkly. I'm a firm believer in not washing pants after every wear, but the dress pant yoga pants tend to look noticeably rumpled after a single use. I'd take a light ironing to them, but they also seem to be a bit prone to marking and smudging at the slightest brush, so I'm afraid of inadvertently scalding them. 

Just as an FYI - comments on the Betabrand site indicate that the pants shrink significantly after washing.

Price - 2 out of 5

With a price tag of $78, Betabrand Dress Pant Yoga Pants are comparable to a nice pair of trousers from Banana Republic, Ann Taylor, or J. Crew. However, despite its overnight success, Betabrand appears to be a fledgling company, so you're less likely to find a great sale.  I bought one pair 20% off ($74, including shipping and handling), another pair on eBay ($45 with free shipping), and my third pair with a pre-order discount ($68, including shipping and handling). 

To me, they're worth about $50 a pair, so the price is just out of my comfort zone. I'd give it a 3 out of 5, but I knocked another point off for their in-your-face financing options on their product pages. Guys, if you have to pay for your fancy dress pant yoga pants in monthly installments, don't buy them. Just don't. Put down your credit card and step away from the computer. Set up an eBay saved search and wait. Don't put yourself in debt for yoga pants.  And Betabrand, shame on you for telling people they ought to put themselves in debt for yoga pants. Come on.

Conclusion

Come to think of it, not only do I not like shopping for pants, I don't like wearing them all that much either. So consider that before putting too much stock in this review.  

I'd recommend Betabrand dress pant yoga pants if you...

A. Are fortunate enough to have a work situation that allows you prioritize comfort over appearance;

B. Aren't self-conscious about your curves;

C. Have an average to long inseam;

D. Are of means or can wait for a decent sale.

Still intrigued? Try them out. Betabrand's return policy offers 110% store credit or a refund to the purchasing payment method in addition to free, pre-paid return labels for domestic orders. Not bad. 

(But seriously, don't opt for the payment plan.)

Requiem for a Cat

Hermes Bip Catbert (2005 - 2017)

Brown tabby and radio personality Hermes B. Catbert, whose fierce purrs won the hearts of countless buddies across Oregon and California, passed away peacefully today at the age of 11. 

Born in Coos Bay, Oregon in summer 2005, Hermes spent his youth surrounded by community college theater students in a squalid apartment in a charming neighborhood known as "Methpire." He repaid his beloved humans for his adoption with snuggles and the worst case of ringworm Coos County health professionals had ever seen. 

In 2006, Hermes met his would-be talk show co-host and life partner Millicent Moo Lightfoot Catbert. The two shared a tempestuous relationship, earning them the moniker "the Richard Burton and Elizabeth Taylor of the feline world." Despite their troubled romance, the two developed and hosted the recommended and hella splendid Hermes and Moo Radio Show between 2007 and 2015. When Hermes was fired by the station for his controversial remarks about the value of dogs as pets, Moo resigned in solidarity and protest. Together, they returned to school, where they both earned degrees in nursing and nannying. 

Hermes loved sunny windowsills, unwatched plates full of people food, picking at bedsheets with a single claw at 4:30 am, tiny hats, and snuggling with his main buddy, Jason, at the end of a long day. If you were stressed or ill, he would never hesitate to lend a tender, comforting paw.

Mr. Catbert is survived by his life partner Moo, his humans Jason and Elizabeth, his charge Teddy, and a nameless sister who probably lives on the streets of Coos Bay. 

In lieu of flowers, the family requests memorial contributions be made to the Friends of of Coos County Animals and the Coos County Animal Shelter.

Spring Cleaning in January

Here's some unsolicited advice: Never watch Minimalism: A Documentary About the Important Things right before the start of a new year. Just don't do it.

Not only will you get heebie-jeebies when anyone describes themselves as "a hugger," but you'll spend the duration of the documentary creating a mental checklist of things that need to be sold/donated/burnt in a backyard trash can immediately.

I tend to dabble minimalism. Truth be told, I typically enjoy ridding my closet, house, and life of things more than I like buying and receiving new stuff. According to the California Department of Transportation's report Tract Housing in California, 1945-1973:A Context for National Register Evaluation report, our 846 square foot home was built in the "postwar minimal" (also known as "minimal traditional") style common in neighborhoods built for returning World War II veterans and their young families. Of course, at that point in time, families didn't typically have two cars, closets full of fast fashion manufactured in China, an abundance of small kitchen appliances, and multiple personal computers. In order to comfortably fit into our house, we must constantly assess the usefulness of every item to cross its threshold.

Oh, don't tell me to read The Life-Changing Magic of Tidying Up. I did, and it took a decent concept to a laughable level. I'm all for systematically purging your home of clutter. That's kind of my deal. But when you tell me that I need to remove all the contents from my purse when I get home each day and then put it in a protective bag....just...no.


While Christmas was magical this year (toddlers are delightful), it brought with its twinkling lights and warm family gatherings an inordinate amount of clutter. Gifts to and from us hidden in various nooks and crannies, stacks of half-empty cookie tins, and enough cardboard to build an MLS soccer stadium in Sacramento. I tend to be superstitious about packing up Christmas prior to the start of the new year, even more so at the close of the cursed and deadly 2016. So it's gone. Every single stocking, ornament, Christmas sock, and candle has been safely tucked into a storage box in the attic, which won't see the light of day until December 1st, 2017.

And yet, it wasn't enough.  Damn those Minimalists and their tiny, empty houses and their stupid huggy hugs.

Life has changed quite a bit over the past year. The dress code at UC Davis is decidedly more related than it was at Drexel and University of the Pacific. In fact, I don't think I've worn heels once since starting my new position in late July. Yet my closet still contained the remnants of a different, more structured life: blazers, pencil skirts, pumps, and pearls.

So woke up this morning and quickly set to work with our phone cameras and Nextdoor accounts. Here's what we were able to sell in the past twelve hours...

Stuff That's No Longer Our Stuff

• Brand new fireplace tool set (because it turns out our fireplace will never work!)
• Mid-century modern formica tiered end table
• Hot pink J. Crew Cece flats (these were for a wedding, I don't typically wear hot pink)
• Hot pink Betsey Johnson peep-toe pumps (see above)
• 5x7 Anthropologie Coqo rug in lime (still available on Nextdoor for $30)
• Blinds (still available on Nextdoor for $15)
• 5 other pairs of shoes

Oh, we're not done.


I haven't even touched the coat closet/wardrobe out in the garage. Yes, we have a wardrobe in the garage, but we'll get to that when we talk about Bertridge and its many quirks. A post for another day.

For now, we're just basking the starkness of our living room. It's clean, sterile, and a space conducive to new year's reflection and meditative thought. Our world is changing, rapidly and frighteningly, and so carving out a small space to call your own so that you can come home, decompress, and reflect on how you can use your talents to make the world a better place is a sweet and achievable luxury.

I hope that we can all find strength, courage, and resilience 2017. May we resist the temptation to create escapes, and work toward creating spaces that inspire us to truly make a positive difference in the lives of others. This year, don't close your eyes. Look the world and its beauty and its cruelty straight in the face and acknowledge it. Call it out. Denounce the bad. Celebrate the kind and the beautiful.

Yeah, I know. That got a little weird. But 2016 has been bizarre year, and 2017 is bound to be a bumpy ride. So I'm fastening my seat belt and getting rid of the baggage.

Review: Joybird Soto Cushion Review & Mid-Century Chair Restoration

Disclaimer

Because I know you're wondering - I was not compensated in any way, shape or form by Joybird or any of the other brands mentioned in this post. I have virtually no readership, so how the heck do you think I'd snag a sponsorship? Pfft.

You know, just another unexplained 9 month break in posts. No big deal. Carry on.

I started drafting this post back in April, but decided to revive it based on the popularity of my West Elm Jackson Sofa review. It would appear that there's a dearth of sincere mid-century inspired upholstery reviews in the dark and dangerous world known as the Interwebs, and over 2,000 curious sofa shoppers found their way to my last post. 

So, let's do it again, shall we? BAM! THE SEQUEL!

(Why, yes! That was a reference to a LSFYL from RuPaul's Drag Race. Thank you for noticing. Admit it, Sharon totally dominated that song.)

The Chair 

This all started with a humble, simple wish - I desperately wanted a wood-framed, mid-century modern living room chair. At that point in time, I could care less whether it was truly vintage or a replica. It just needed to look and feel right. I searched high and low, but couldn't find a thing that I liked for less than $600. West Elm's Mid-Century Show Wood Upholstered Chair seemed way overpriced at $800+ for any decent color options, and even Craigslist was failing me. It would seem that scoping out antiques in the Sacramento area is an increasingly tough game.

(Note: This was several months prior to the release of Cost Plus World Market's Xander armchair. It comes in a wide variety of colors and the price is right, so if you're still on the hunt for one of these - you're welcome.)

Luckily, the baby didn't roll off the sofa while I took this photo.

And so, I made a concession. I purchased an abused wood chair from an oblivious guy on Craigslist for about $300. I wish I'd snapped a decent photo, but I was (and remain) a busy working mom and in the holiday season while purchasing our first house. So this lousy shot will have to suffice...

See it? You probably notice is dull, deflated, depressingly taupe cushions. What you can't really make out in this photo is that the previous owner not only painted over the original wood grain, but coated it in glossy black lacquer. Not a good look. Oh, and pardon the baby. Getting him to nap back then was a chore and when it happened it called for a photo.

Shortly after we got settled into the new house, I decided to get to work. Luckily, the cushions weren't attached to the chair, so it was simply a matter of taking them off, popping out the support bands in the seat...

The naked chair. Not a good look.

...and then stripping, and then sanding, and then stripping and then sanding. Getting the poly coating off alone took several rounds of Citristrip and scraping. The gunk that resulted was absolutely foul and destroyed a tarp or two. After I got the bulk of the varnish off, I invested in a small sander and went to town. I think I went a little overboard in a few spots, most notably the arms, but the finished product still boasts a fair amount of the wood's original grain. 

I'd originally wanted to just finish the wood with teak oil, but the black varnish left a few irreparable stains. After quite a bit of hemming and hawing, I opted for Minwax's wood stain in Gunstock. In retrospect, I wish I'd chosen a slightly cooler tone, as it almost matches my floors, which are finished in Minwax's Colonial Maple. Nevertheless, the finished product was such a huge improvement upon where it had been just a few weeks before that it was impossible for me to be anything but satisfied.

Fifteen steps down. One to go.

But...those cushions. Yeah, they had to go. 

Which brought me to Joybird. I'd spent many an hour ogling their gorgeous furniture, both in my quest for the perfect sofa and for the perfect chair. My sofa purchase experience with West Elm turned out to be such a disappointment that I'd wished I'd just opted for the extra cost and gone with Joybird. (If I could do it all over again, I'd snag the Hopson Apartment Sectional in Dawson Brindle. Sigh.)

Since purchasing the chair, I'd honed in on the Soto Cushions & Covers but had been hesitating for number of reasons. Primarily the price. $200 for cushions seemed awfully steep, and I was still recovering from my sofa burn, which made me extra-skeptical of the "pet-friendly fabric" claim. Also, I wasn't sure the cushions would fit my chair correctly. After all, the cushions were designed to fit their products, not rescued and refurbished chair. 

So I passed the buck and asked my husband to get them for me for Valentine's Day. I figured that if I hated them, I could always pass some of the blame and shame onto him. 

I'm a horrible person. I know. And you've been waiting for a review. So here we go.

Look, Ma! New Joybird cushions!

Joybird Soto Cushions & Covers - Pros

Aesthetics -  4 out of 5

Yaaaaaaaas! So full, so plump, so well-formed. They truly transformed the chair. Though my refinishing helped, the cushions really made it scream "I was manufactured hella long ago!" once more. I do wish that the color were just a smidge more mustard rather than marigold. (In case you're wondering, I went with the Bentley Daisy fabric - more on that later.

Comfort -  4 out of 5 

The Joybird site says, "The well-stuffed cushion features an unbeatable blend of high density polyurethane foam that allows the seat to keep its shape through daily use, plus layers of fiber for added comfort." And yes, it's comfortable. It it the first place I want to sit when I walk into the room? Meh. Granted, that says more about the height of the chair than the cushions themselves. 

Durability -  5 out of 5 

In case you missed it, I opted for the Bentley fabric in Daisy. This fabric is described as "Bentley is a superior plush chenille-like fabric with a deeply striated texture. Yarn-dyed and densely woven to give a rich and substantial texture, Bentley provides the soft comfort of Chenille with exceptional durability." Now, if you'll recall, I've been burned on supposed "pet friendly" fabrics before, but Joybird does it right. Nine months later and there's not a cat scratch or a stain to be seen, which is remarkable as I was worried the textured fabric would be a magnet for cat claws. Also, the cushions have completely kept their shape. That polyurethane foam? Legit. I'm really, really impressed.

Joybird Soto Cushions & Covers - Cons

Price -  2.5 out of 5 

I'll admit it - $200 is steep for just cushions. While I definitely think that in this case the value lives up to the price, it may not by do-able for the average Millennial consumer. The entire Xander chair at Cost Plus is currently going for $249 - not a big jump from the cost of Joybird cushions. (It's also worth noting that the Soto cushions are currently on sale for $160 at Joybird.) If your scales are more tipped to short-term aesthetics vs. quality and durability, you might be better off seeking a cheaper alternative. For me, having cushions that could stand up to my upholstery-hungry cats was well worth the extra cost.

Time -  2 out of 5 

If you're used to waiting for custom-made pieces, 10 weeks is nothing. But in the age of Amazon Prime, the cost of craftsmanship can feel like a ridiculously long and painful wait. Order well in advance. Try to forget about it and then you'll be super surprised when they show up on your doorstep. And remember...

Aftermath and Conclusion

I'm pretty sure that my next sofa will be from Joybird.  Expensive? Kind of. But you know what's more expensive? Buying poor quality sofas from the usual suspects every three to five years when your seat cushions are pancakes and your cats have dug a hole into the lining in the bottom and built a cat kingdom inside your couch and are inviting the squirrels inside for diplomatic meetings. True story. The cat kingdom, not the squirrels. That I know of. 

Do your thing. Buy your cushions. Or don't. 

Review: West Elm Jackson Sectional Sofa

I want to preface this post by pointing out that I rarely make purchasing mistakes. I conduct my research before making any major purchases, and I thought I did my due diligence before purchasing the Jackson Sofa from West Elm.

Unfortunately, in this case, I think made a mistake. And who can blame me? There are so few comprehensive West Elm furniture reviews out there. So I thought I'd contribute mine so that others don't make a similar mistake.

Let's rewind a bit, shall we?

The Quest for the Perfect Sofa

The Macy's Ava Metro Sofa after five years of heavy use.

Back in 2009, I purchased the Ava Metro Sofa from Macy's. Actually, my parents purchased it for me as a Christmas present, but I digress. At $699, it was my priciest piece of furniture, and would continue to hold that honor until June 2015, when I purchased the sofa that's the subject of this post. I prefer to buy vintage pieces, but sofas kinda need to be new.

Ava wasn't the most beautiful of couches, but she had one major thing going for her - durability.  She was structured and was constructed of that kind of strange microfiber fabric that showed every brush of a hand but could survive the nuclear holocaust. And considering we had two cats that exhibited rare but aggravating periods of destructiveness, we were grateful for her high performance and vowed to continue opting for non-woven microfiber or velvet fabrics in the future.

Okay, let's jump forward. Picture this - Sacramento, 2015. I'm nine months pregnant and in full-blown nesting mode. I just want a place to put up my feet during my maternity leave, and the chaise sectionals at West Elm, Crate and Barrel, Joybird, and CB2 are looking positively dreamy.

And then, it happens. West Elm has a sale.

I'd been eyeing the Peggy sectional for quite awhile, but with a price point of nearly $2,300 (pre-tax) in my fabric of choice, I was understandably hesitant. So when I saw that the the similarly-styled Jackson Sectional was listed at a mere $1,279 and was in available in the "high-performance" marled microfiber fabric, I just had to jump.

A family nap on Teddy's first full day home. The last time this has ever happened.

My son and the sofa were delivered within hours of each other on the hottest day of the year.  Needless to say, we definitely got some good use out of our new sofa in those first few months.  Now that both Teddy and the couch are over eight months old, I've had some time to compile my thoughts.

West Elm Jackson Sectional - Pros

• Aesthetics -  3.5 / 5 I have to admit, this couch is pretty darn cute. It's got a slight mid-century vibe, but doesn't veer into kitsch territory, so it works well within a variety of decorating styles. The tufted pillows are surprisingly structured, and can be flipped and rotated easily. The seat and chaise cushions are not reversible, which causes some uneven wear, but this is due largely to the fact that the chaise itself can be configured to sit on the left or the right.

• Comfort -  3.5 / 5 Pretty cushy. In fact, maybe a touch too cushy. I think it could use a tad more cushion structure. My only real complaint is that the chaise is about a foot too short. Notice how I had to curl up in the picture above?
  
  
• Adaptability - 5 / 5 Holy moly is this ever a cool feature!  We had in configured in one direction in the old house, and then flipped it in the other direction once we moved.  Great for people like me who like to rearrange their living room every once in awhile.
  
  
• Price - 3 / 5 Again, this ran (and continues to run) a lot cheaper than the Peggy.  And, to be honest, I think it's more comfortable. Would I say it's affordable? No. But it's at least somewhat comparable to similar chaise sectionals I've seen at Macy's or even Ikea.
  
  I'm glad I went with the cheaper sofa, because my issues are mainly with the fabric, which I'll get into in a second...

West Elm Jackson Sectional - Cons

West Elm's "high-performance" Marled Microfiber fabric.

• Durability - 2/5 West Elm describes their Marled Microfiber fabric as follows:
  
  "High performance, low maintenance. As hardworking as it is welcoming, this light, heathered gray microfiber not only has a great marled texture, it also resists stains."So you'd expect such a high performance, hardworking fabric to be able to endure daily use, right?  Not so much. Though the marled microfiber is definitely stain resistant, it's less of a traditional microfiber and more of a tight weave. According to my research, microfiber typically consists of fibers less than 1/5 the diameter of a human hair. The fibers in West Elm's Marled Microfiber fabric are considerably thicker. If I were to guess by eyeing one of the frayed threads that have popped up, I would say it's close to 2 times the diameter of a human hair.
• 
  And guess what happens to weaves when exposed to high traffic? You guessed it - fraying and pilling.  Almost immediately.  And forget about having pets.  Anyone who knows cats knows that weaves, even tight ones, are cat claw magnets.  Hell, they make cat toys out of weaves. Had I known that West Elm's Marled Microfiber consisted of such thick fibers, I would have shelled out the extra dough for the Performance Velvet.
  
  Also, the seat cushion covers are already getting a big baggy.  They get pushed toward the front of the cushion, making the seam uneven.

• Value and Longevity - 2.5 /5 Yes, I just listed the price as a pro. But value is the perceived benefits received divided by the perceived price paid. If I'm honest with myself, I can't see this sofa working for my family for more than another couple of years, and so what originally seemed like a reasonable price now feels exorbitant.  Remember, my $799 couch lasted me five years. For me, the value of the Jackson Sectional falls short.

Aftermath and Conclusion

I ended up contacting West Elm about the problem, and they provided me with a small amount of compensation for our trouble.  Still, I'm feeling a little down about the whole ordeal.

Sofas are tricky.  There are so many factors to consider when purchasing the bedrock of your living room. In the case of this purchase, I think I went against my better judgement and prioritized aesthetics and comfort over durability. Next time, I'll be sure to put a little more thought into the potential lifespan of a piece before shelling out the dough.

I'm not going to tell you that the Jackson Sectional isn't worth the money, because for you, it might be. Your lifestyle and needs might be vastly different from mine. But, in my case, the purchase was a dud.

May the upholstery fabric odds be ever in your favor.

And we're back.

It's been over two years since I've updated, and what a two years it's been! Here are the CliffNotes of what you've missed...

1. Pregnancy
The road to expanding our family had a few bumps, so we were thrilled (and, let's be honest, terrified) when I discovered we were expecting right before the Thanksgiving holiday.

37 weeks and feeling fabulous.

Despite being warned that I'd be fat and perpetually sick, my pregnancy was legit amazing. If I could, I'd be pregnant all the time. I looked great, I felt great. Labor sucked, but I've been told that's a thing. Pro-tip: Don't eat a vending machine Hot Pocket immediately before being induced.

2. The Layoff
After months of rumors, the axe finally fell.  In early March, my team and I received news that we'd be out of our jobs within a month and a half. And so began the period of...

3. Job Searches, Offers, and Decisions 
Talk about awkward. Five months pregnant and out of a job, I made it my mission to apply to any and all jobs in a 50-mile radius that appeared to even be a minor skills match. The experience was not what I expected. Within a month, I had three job offers and a couple of additional interviews scheduled.

Sometimes I disclosed the pregnancy, sometimes I didn't. I learned to trust my instincts and believe in my own value as an employee and an ambassador. In the end, I accepted a dream of a marketing and communications position with University of the Pacific. And if that didn't make me feel lucky enough, they also hired some of my favorite co-workers from my previous job.  Go Tigers!

Though everything worked out for me in the end, the experience of searching for work while pregnant really encouraged me to reflect on feminism, privilege, and mentorship. More on that to come.

4. Baby Teddy
Number four on the list but number one in our hearts, our Theodore (also known as Teddy) joined our awkward little family last July.

I'll post a formal introduction (and probably loads of media documenting his every breath) later, but here's an obligatory adorable photo. He's as sweet and good-natured as he looks. He's as happy as a clam and loves everyone he meets. I feel so fortunate to be this little guy's mom.

5. Bertridge
And then, as if we hadn't already had an insanely eventful year, we decided to buy a house as 2015 was drawing to a close. We ended up finding a small, somewhat bedraggled postwar minimalist house on a lovely, tree-lined street and fell hard and fast for it, even though it didn't have some of the things on our wish list.

After what seemed like an extended wait, several major repairs (roof and floors, and a whole-house paint job (thanks, Dad!) we settled into our new home, which we dubbed "Bertridge" - a nod to our family nickname and the wealth of pavers and stones in the backyard.

I kind of dropped the ball on taking before and after photos. In fact, I've yet to take a photo of the exterior.  The one above was included in the sale listing several months back.  I'm starting to sound like a broken record, but...more to come.

So...yeah.  That's the gist of it. I decided to start using this old junker of a blog again because my writing skills are getting a bit rusty and I need a repository for all my home improvement project stories and furniture reviews. (I'm not happy with West Elm, at the moment.  I'll explain why later.)

In short - hello again!  I'm now a power mom and a homeowner, but still as awkward as ever.  I have lots of opinions and I want to discuss them with you.

P.S. I'm due to become an aunt any day now and I couldn't be more excited about it. 

eBay Saved Searches

For the past 5 years or so, my secret shopping weapon has been the eBay saved search.  The feature allows users to subscribes to highly customized searches that deliver daily emails with active listings that match the chosen criteria.  

My eBay shopping strategy goes a little something like this:

1. Identify a full-priced (or ridiculously expensive) item on a retailer's website. 

2. Start an eBay search featuring the item's name.  Start filtering by size, color, and price.  Typically, I set a price cap of $20 - $50. 

3. Wait and review email results.  Sometimes it's a matter of days.  Sometimes it's a full year.  Sometimes the item never becomes available.

4. Pounce.

It's a tedious but effective process that requires quite a bit of patience.  But given the fact that it's Frugal February, I figured that it's time to hit the reset button.  As of 7:30 am this morning, my saved search page is now a barren wasteland.  It's for the best, really.  Most of my searches were a bit outdated and were delivering daily digests of ruffled, unflattering items.

Thanks for the good times, saved searches.  Maybe someday we'll meet again.

Frugal February Pregaming

Knowing that my second annual Frugal February was on the horizon, I definitely spent a good part of January pregaming, both in the online and in-person realms.

My eBay history for the period between January 1st and January 31st is a bit shameful.  While I picked up some quality items, I may have gone slightly overboard.

Let's review, shall we?

Sidney Jacket from J. Crew
Retails for $248
Purchased for $80 (new with tags)

With this purchase, I fell victim to my own strategy.  I've been eyeing this jacket for months, but knew there was no way in hell I could justify spending $248 on a blazer.  And so, I set up a eBay saved search, set the price parameters, and waited patiently.  When it popped up in my subscription feed for $85, I submitted the lowest offer possible and snagged it.  Fits like a dream, too.

Plaza Coat in Wool-Cashmere from J. Crew

Retails for $325

Purchased for $122 (pre-owned)

In Fall, I decided that I had way too many winter coats and cut my collection from from 5 to 2.  However, back in October,  in my haste to secure a classic and versatile camel coat, I accidentally purchased a Lady Day Coat in a lovely but bold rust tone.  It's amazing how a tiny color shift can make a huge difference, but the coat I purchased was a bit too bold and autumnal.  I'll be reselling it on eBay once I have its replacement, which is due to arrive this week.

Blythe Blouse from J. Crew

Retails for $110

Purchased for $12 (pre-owned)

Despite last month's big-ticket purchases, I still let my budget-conscious conscience prevent me from going too crazy.  I very rarely spend more than $20 on an item, and the rest of my purchases for the month were no exception.  And hey, I really needed a black blouse!  It was a steal!

Linen Tippi Sweater from J. Crew

Retails for $72

Purchased for $10 (pre-owned)

Up to this point, every purchase has made at least a little sense.  Here's where it starts getting weird.  Sure, I love J. Crew's Tippi Sweater, but I, as a general rule, don't wear pink.  Out of all the items in my wardrobe, maybe 2 to 3 are pink, and all are the result of strange, impulse-driven eBay shopping. So...why?

Tressa Watercolor Shampoo in Hazelnut

Retails for $15.50

Purchased for $13 (new, never opened)

And this is the point where I lost my mind.  I thought that since I now spent an entire ten bucks on a pink sweater, I needed to dye my hair a non-clashing color.  And so I stripped out the dark red, dyed ash brown over it, and have spent the last month fighting a losing battle with my hair.  This shampoo was supposed to prevent brassiness, so of course I had to have it.  (It doesn't, by the way.) 

Other purchases include a vintage leather tote, a skirt that is neither in my size nor my preferred style, a pair of toe alignment socks, and teeny-tiny stud earrings in the shape of bees.

In short, I am in dire need of a monthlong retail detox.  Seriously, after January's aimless shopping spree, what more could I possibly need?