domus48

"There are some very organic-looking Wachovias and other credit-union buildings going up... a couple new commercial buildings in Pearland that I think are really cool. I'll try to grab pics in the next few days." "(This might actually deserve to be its own thread.)" Indeed it does. It would be nice to discuss architecture other than residential and the apparent shift toward modern lines with select new projects may indicate an encouraging trend -- I'm hopeful but my cynicism suggests otherwise as the bland, ersatz context commercial building forms that abound today will continue to be built at it too has become of "style" of sorts. Nevertheless, I'd like to suggest a thread along the lines of "Commercial Modernism -- Past & Present" be ramped up. Come to think of it, perhaps modern landscaping could also be addressed. Especially from the standpoint of local modern-inspired landscape architects/practitioners. Who are they? What works have they done?

"Looks like it's being advertised mostly for the land." Being sold as an "As is" is also a pretty good indicator that there is a lot of work to be done. Having said that, the price is pretty reasonable. But, here we are once again with a good candidate for restoration well within a flood zone (http://maps2.tsarp.org/tsarp/). If this one has been sitting dormant since the hurricane (which one?) as mentioned in the HAR listing, well... that too is somewhat troubling.

April 9th at 7:00, Houston Mod and co-sponsor RDA are pleased to present: Gwendolyn Wright http://www.gwendolynwrighthistory.com, Ph.D. for a free lecture entitled

"Is anyone else seeing the irony in regards to the Cohen house while reading this thread? Granted, they may not have cared a bit for that house, but having the chance and the money to restore it would've been something to jump on." Yeah, I'm right there with you... first thing I thought of when reading this thread. Let's hope these buyers can locate a property of architectural significance.

"I hate to be the Negative Nellie, but to say this house needs lots of work is a gross understatement... looks like it's been virtually abandoned for decades. Lots of sheetrock torn out for the mold remediation that was never finished... missing flooring and subfloors, rotted wood inside walls, evidence of foundation problems in the back bedrooms...the list goes on." Well, the listing price says it all in my opinion. One could probably purchase this home for 180K given it's state -- then you would be putting back into it (at a minimum) 220K. Trust me on this. So the question is: Do the neighborhood comps indicate a 2587 s.f., three bedroom/two bath w/ and attached garage -- this is an advantage -- worth $500k is salable? "The back yard is absolutely huge but looks like a jungle and the outbuilding is falling apart too." There certainly could be value in a lot this size -- especially if you could add a second structure. But you will also have to maintain a sizable chunk of land. "Although this house was surely a showpiece in its day, and could be again with enough money thrown at it, I just can't see why anyone would spend a fortune on this one when there are others all around that won't take near as much restoration." The fundimental question here is whether or not you wish to expend the time/effort/money for a house well within the 100 year flood plain -- regardless of some who feel this is not an issue. It is a significant issue and if a home is in the 100 year flood plain, it will eventually be flooded. That's assured. "The neighborhood is not valuable enough to do a teardown so it will really have to be a MCM buff with vision and deep pockets." It's certainly doable. But it ain't going to be an easy gig. "I'm starting to think maybe I'm not cut out to be a MCM owner... " Don't give up based on your feelings about this one. You probably had expectations based on the listing that once there, were quickly dashed. The good news is that you reviewed the property with a critical eye and realized what it would take make this house a viable home. This is not a HGTV $45K fixer-upper and "gosh, what a change you've made" platitude home. Far from it. But the right place is out there for you... just as this one may be for someone.

Are you stating that Trendmaker Homes is purchasing this home?

"One thing that non-Realtors can't see is in the agent remarks: Home has been tested for mold and sheetrock has been removed in the affected areas. Remediation needed. That might provide a little more insight." Mold can be mitigated and is not as troubling as the 100 year flood plane issue. As I stated earlier: School district and flood plain are likely to be key issues (especially flood plain). Follow-up: this property is well within the 100 year flood plane: http://maps2.tsarp.org/tsarp/ In other words, this property has likely flooded and will likely flooded again. Whether or not someone wishes to take the chance and live with that knowledge -- plus flood insurance costs -- is their call. Having had four feet of water in my then townhome -- which was in the 100 year flood plane -- I would not opt to live within such nor would I encourage anyone to take the chance.

"No, Meyerland Civic Association is in Meyerland, this is Robindell, a completely different neighborhood." The listing notes Meyerland as the market area, hence the assumption. "I have said before that I thought Robindell was one of the few relatively close in bargain areas left. This house is a great example of that. Nothing "gives," it is just one of those areas where you can still get a good value, for now!" School district and flood plain are likely to be key issues (especially flood plain). Follow-up: this property is well within the 100 year flood plane: http://maps2.tsarp.org/tsarp/ "As for qualifying for the historic landmark, "automatic" would not be a word I would use, just ask anyone who has gone through the process to obtain one. It should be able to qualify easily though. I believe the tax exemption that might be obtained is for city taxes only for a period of 15 years. I am not 100% sure on that." I stated that one of the criteria would be met -- the 50 year old aspect -- not all criteria. As for the process of obtaining a designation, it's not terribly difficult: Research and the ability to write are pretty much it (there needs to be a compelling history either associated with the architect, owners or both). Tax exemption -- if one qualifies -- locks one into the rate present when the house is offically designated. "If someone is "mod shopping" I would encourage them to look at this one. It looks really promising. I will have to get out and see it in person."

2500 s.f. for under 200K? And a huge lot... with a $25 annual maintenance fee... what gives? Viewing the property from Google Earth give a decent indication of the lay of the land. What facility does this house back-up against? This one certainly seems like a diamond in the rough... but be sure to do comprehensive due diligence. Are there original plans? I would assume not as such would have been mentioned. Nevertheless, this one automatically qualifies for one of the historic landmark criteria (50 years old). If someone takes this project on they would certainly be in a position to qualify for 100% tax exemption assuming they embark on a full restoration/renovation. Does this house fall within the Meyerland Civic Associations reach (i.e. If yes, do they possess plans)?

HAR listing for this house is off-line... has this property closed?

Link corrected, my apologies.

http://archrecord.construction.com/news/da...rouselHouse.asp I felt it was worth posting this link here as well... given the strength of this thread. A lot of terrific press on this home, Granit deserves special attention given what was stated in the AR article.

12939 Memorial is in an "option pending" mode -- again. I've my own idea of what's next for this house... but my wife says I should be more positive so I will be positive.

I think it's terrific there are still postings regarding this home. The "swamplot" site and the associated links are informative and well done -- be sure to visit them. It's my understanding from sources close to the project that the current owner desired to retain the driveway configuration -- which was denied by the homeowners association as was another site specific feature which I cannot recall. Such may be the norm in that area but I do not feel the least bit of empathy for the owner and/or builder. Neighborhood evolution is inevitable... and often necessary. But if such is at the expense of historic significance, well... that's another matter altogether. Hope there's a fall-out shelter below that slab.

"What is the reason for not opting for a roof system applied over your existing roof? Curious." Unless the existing roof system is in good shape, it would not be prudent to overlay roof systems -- the inevitable is only being delayed. That said, if the existing roof system -- and substrate, fascia, drip edge, etc. -- are in working condition (and there is not two roof overlays already) you can opt for an additional layer. Depending on roof type. You may wish to check with Rivas Roofing.

"What's the general feeling here of 70's and 80's vintage "contemporary" houses. The pro's are there are lots of them in many areas all over town; they have some of the likable features of mod like lots of glass, interesting interior spaces, and quite affordable at this point." The affordable factor is a real plus. the second plus -- and this may be the most significant -- is that you could potentially live in the home from date of purchase -- unlike a 50+ year old home with "differed maintenance". Negatives I see are no real "pedigree," kind of the bastard stepchild of MCM; dated and possibly shoddy building materials/methods of the era. Dated components? Certainly. Possible shoddy building materials/methods? Certainly. Both aspects however are not tied exclusively to the time in which the home was built. Poor material choice, failure of systemic elements; shoddy workmanship are also a part of Post War Modern homes. I've stated it previously here: Spec homes -- even architect designed homes -- are subject to the same issues as homes built today. "Not really looking at that angle right now, at this point my preferred choices are building a new modern or finding a MCM I can afford... " Building a new home (regardless of style) is unusually more expensive than an extensive remodel -- depending on various aspects of course. The 70's option, is a valid home buyer option for one seeking the feel of a Post War Modern while potentially minimizing the costs. Of course, all of this depends on how deep your pocketbook is.

Not knowing what your square footage is so that a quick p.s.f. cost could be evaluated doesn't assist with this question but nevertheless you are pretty much spot on with all of your comments. The only item I would suggest you study is: Roof warranties are typically tied to labor only. Also the condition of the substrate can impact a warranty if such goes beyond labor

"I had 2000 sq ft of Fritztile installed in my Glenbrook Valley Mod this year... I'm happy with it. My only complaint is that the company that installed my floor advised me that I had to seal it myself after the installation. After paying $20,000.00 for the tile and installation, I felt they should've finished the job. Other than that...the company was great to work with... " Understanding the scope -- what's included and not included -- is unfortunately incumbent on the owner. That said, you should have been informed that the scope did not include sealer. Could the product in question perform without sealer? Perhaps. But again, as a customer you should have been informed by the vendor as to what was not included -- the written quote for services (which should always be secured) would contain text regarding this aspect. Nevertheless, you're happy with the outcome and had you utilized poured in place terrazzo, the costs would have been substantially higher. The performance characteristics of terrazzo tile may actually be better than poured in place product. Fritztile is only one company, there are others but the costs are likely consistent with tile product. For small projects -- under 1000 s.f. -- tile use is most likely the most cost effective choice.

Original poster seems to have disappeared but nonetheless, I will continue to push on use of terrazzo tile as the best option for the desired look without the cost and impact on your day to day activities: http://www.fritztile.com/. Fritz tile is one option... quality product and reasonable cost -- website is not very sophisticated however.

Terrazzo installation is fairly expensive -- especially for small scale projects. A far more economical and just a ascetically pleasing option is terrazzo tile. Also, you won't have to deal with the dust from the grind-down process if you opt for tile.

"Mr. Poage is apparently still alive and active." Assuming he was 20 when he attended Randolph Macon Academy (1950 to 1954) that would put him in his late 70's. I believe it would be of interest to contact him with respect to back story on this house.

"The first challenge is that it will be a rare person who will see through all the work that needs to be done to see the full potential of the house." Are you referring to undoing poorly executed "improvements" or correcting "deferred maintenance"? The house appears to possess a series of flat roof plains at various heights and portions that are gabled. That alone suggests there are likely roof/water infiltration issues -- the posted aerial view of the house depicts what appears to be a large pool of standing water on one of the roof assemblies -- that usually suggests trouble. "The next challenge is finding someone who likes the floor plan. It is pretty unusual." Do you feel that it is a good or a troubling "unusual"? "(Another) challenge will be to find someone who wants a really swank late 60's mod and has access to the money to fix it up." Conservatively, a house this size and age will likely take between 300K to 500K for a proper renovation (i.e. infrastructure, insulation, roofing, window replacement, etc.). "(Yet another) challenge is that it is on a busy street, and you can hear the noise from within the house." This can be mitigated with double pane glazing, solid core doors and proper insulation -- just part of a proper renovation. "Finally, the Formica is another challenge. Some of it is damaged and it will be interesting to figure out whether the new owner will go all out to make it like it was or will they use sheetrock..." If acoustics are an issue, Formica (if it is currently on partitions) would be best left out of the picture except at typical locations -- assuming such is a desired finish. Is there an architect associated with this home?

This is a curious home that possesses serious scale issues. It's difficult to discern from the images what is original and what has been added over the years (if anything). The "monolith" that captures the corner of the vaulted room is particularly unresolved and not particularly well thought out -- I assume its a screen that encloses the kitchen. Without viewing the plans it's difficult to understand the rational of the layout but I have to say the house layout seems a bit of a mess -- I'll defer to someone who has actually been there with respect to how one moves through the space: Chaotically or logically. As for Formica/plastic laminate on partitions: Not recommended as there are acoustic issues, potential delamination and edge chipping issues, etc. As an accent feature such is acceptable but only if the plastic laminate is mounted to panels and then such is mounted to the partition. Additionally, you are limited in width to 4'-0" so whatever scheme is desired, you have to take into account how the edges are addressed -- such as with reveals.

Though not in Houston (and much more significant than 9602 Moonlight), CS#21 is a major icon of post-war modern architecture. I was stunned to find that it is unoccupied -- especially given that it was recently covered in Dwell. " ...Koenig's CS#21. As it turns out, the place was empty. There was some trash and a for-sale sign in a pile by the driveway, so maybe there was a recent purchase? The place was in pretty decent condition. However it does look somewhat crisper in photos than in person. But it didn't matter to me. I'd seen it books, mags, and on line for years...so it was very cool to be standing there right in front of it. I only snapped a few photos..." For more images go to: http://www.lottaliving.com/bb/viewtopic.php?t=10900

9602 Moonlight Drive: Linchpin for Change I wish I had done more and sooner