Investor · Willow Spring, NC · Member since 2013 · 788 posts · 285 votes
Just got this property under contract. I tried to get the seller to take care of this, but they wouldn't and just lowered the price instead. So now I'm stuck with finding a solution. The tile doesn't go up high enough and I need to do something so the drywall isn't destroyed.
I've thought of a few ideas.
1. tear off the bullnose pieces, continue the pattern up and reinstall bullnose
2. tear out all tile, and just retile. I don't love the b/w but it's all new
I'm not sure you can just take out the bullnose and continue with tiling. It looks like drywall above the tile and we usually install tile over a hardie back or concrete board. It is not recommended to instal tile over drywall in a shower.
I agree, We will need to add concrete board before installing new tile.
Contractor · Anchorage, AK · Member since 2012 · 351 posts · 196 votes
12y
I would demo the surround, pull the window, install glass block with window insert, install backer and retile. Wood framed/trimmed windows in a shower are a problem gift that keep on giving! Also check to see if fan within tub/shower stall meets code in your area.
And being that I detest trim at base of tub, Id pull it and if vinyl isnt cut in tight or if its nailed down, Id replace vinyl as well. That just me. And when I see little things like this, I have to question the work that cant be seen. There are just too many little details in a bath... especially in a rental... That make all the difference in preventing water damage and mold.
I would demo the surround, pull the window, install glass block with window insert, install backer and retile. Wood framed/trimmed windows in a shower are a problem gift that keep on giving! Also check to see if fan within tub/shower stall meets code in your area.
And being that I detest trim at base of tub, Id pull it and if vinyl isnt cut in tight or if its nailed down, Id replace vinyl as well. That just me. And when I see little things like this, I have to question the work that cant be seen. There are just too many little details in a bath... especially in a rental... That make all the difference in preventing water damage and mold.
Some things I didn't consider, appreciate the things to look out for.
I would demo the surround, pull the window, install glass block with window insert, install backer and retile. Wood framed/trimmed windows in a shower are a problem gift that keep on giving! Also check to see if fan within tub/shower stall meets code in your area.
A light/fan over a tub/shower is typically permitted provided it is a GFI circuit.
Investor · College Park, MD · Member since 2014 · 79 posts · 28 votes
12y
Bryan - if you want it to look uniform and pretty just do the 2x2 tile and bring it up further on the wall and refinish it with tub and tile such as this - http://www.miraclemethod.com/
I've seen it used on a bunch of properties around DC. a few friends have used it on their rentals as well.. so far its lasted 6 years on one of the rentals
Real Estate Investor · austin, TX · Member since 2014 · 57 posts · 7 votes
12y
I would not finish up the tile if it's ugly, a new buyer won't want it and so you are wasting money. I would use a FRP shower wall for now. You can renovate it when you want to sell.
Specialist · Arlington, VA · Member since 2014 · 17 posts · 4 votes
12y
Yank the drywall above, but be careful not to cut the lap on the waterproofing when you do. Backerboard, lap the membrane, and install all white tile above the bull nose. If you cut it, you won't have anything to lap to and then you will need to remove the bull nose anyway.
I'd probably pull out the window and replace it with something frosted. Redo the waterproofing around it though (shower waterproofing on the inside that is) because if it was original or not done the tenants will just pour water down your wall cavity. Block looks tacky and dated to me and it is worse from the outside of your house. If you leave a sill, get one that is waterproof because that is where they will stack all their soap and wet washcloths.
Rental Property Investor · Olympia, WA · Member since 2014 · 777 posts · 744 votes
12y
I like the blk/white as far as it goes. I recommend to remove/replace bullnose with a black border then continue up to the ceiling in matching white. That way the visual is not overbearing. You definitely have issues with the window frame - there is a lot of caulking going on at the base corners and looks dirty under the frame. Probably r/r the window as others have mentioned with smaller and higher for ventilation and light - can't have too much light in there!
Visalia-Fresno, CA · Member since 2009 · 1k+ posts · 863 votes
12y
Wow that window is low. Needs to be raised before it rots from the shower head beating on it. I would raise the window and add white tile to the ceiling about the checkered pattern. Total cost around $800.
Brisbane, CA · Member since 2014 · 9 posts · 0 votes
12y
Replace the entire window with a tempered, frosted glass drop-in vinyl window. About $150 at HD & an hour or so to install; they will make it to the exact size you need; just get an inexpensive Jeld-Wen window. Don't move the window; that's way expensive for no value. Then take off the bullnose & continue the pattern to the ceiling. Also run the tile right up to the window frame so there's no wood or exposed sheetrock around the window. It's a rental; this is the cheapest way to make it look decent & still be pretty bulletproof.
Investor / Developer / GC · Manassas, VA · Member since 2013 · 229 posts · 39 votes
12y
Black out the window, install insulation and xp board. Then remove the bull nose and salvage if possible, install like tile to shower head level (+/- 7') and then reinstall bull nose, you will still need a few pieces of bull nose to make up the height difference. If you can't salavage the bull nose; just buy how much you need.
Avoid the FRP/NRP and Acrylic. Last thing you want is a water damage repair bill tomorrow because you saved a few hundred buck today.