The big renovation: 1908 home

[knary]

It's finally happening, after too much planning, hand wringing, and waffling over options, we're renovating our old house. When we bought it, we committed to not touching it for at least a year. Then I built that studio... and nearly five years later we're finally starting. The baby arriving sometime in January might have influenced the time line a little. :ha

She'a funky old bungalow built in <s>1906</s>1908 and revised a few times, mostly in her early years. A mere 1000 sq.ft. or so and with some "issues", we have to remind ourselves that when we were buying it the alternatives were less than appealing. This run down but neat old place in dire need of love would only set you back just shy of $300k today. :bottle

http://knary.smugmug.com/photos/438153424_y5NFp-M.jpg

We had pursued plans to replace the entire foundation, as it is less than stellar, but the bids that started at $50k or so ballooned to more like $150k. If we had that kind of cash laying around we'd just move. We're keeping most of the plan for the main floor and opting to shore up the existing foundation. We're adding a modest 200 sq.ft. that will allow us to shuffle the floor plan around - closer to what it had been originally.

Demo started on monday. I found a crew that's doing the work for less than I ever imagined. They're doing excellent work and far quicker than I ever could.

[knary]

I have *no* doubts that they'll finish the gut on time. Anyone else feel lazy when they watch a hired hand bust their ass?

The nursery to be, after a neighbor scavenged some trim but before the demo...
http://knary.smugmug.com/photos/671381882_ziBkL-M.jpg

The first real sign of the work
http://knary.smugmug.com/photos/671382280_erjK5-M.jpg

Making progress. There's something about seeing a big shovel <i>in</i> a house.
http://knary.smugmug.com/photos/671385717_CpAbV-M.jpg

Work proceeded delicately
http://knary.smugmug.com/photos/671382712_nmGP6-M.jpg

Better than a dumpster, a dump truck.
http://knary.smugmug.com/photos/671387275_mUoYz-M.jpg

The old attic hatch
http://knary.smugmug.com/photos/671384389_mfFEC-M.jpg

Those old 2x4's span nearly 18' feet.
http://knary.smugmug.com/photos/671386007_jq96H-M.jpg

Layers down, wallpaper
http://knary.smugmug.com/photos/671384993_qfERZ-M.jpg

http://knary.smugmug.com/photos/671384010_EDAWa-M.jpg

[knary]

I'd pay to walk through and play detective in a gutted old house.

Lathe and plaster and plaster and lathe. They sorted them apart. The lathe going to the wood recycler and the plaster going to plater heaven. All told, they removed <b>7 tons</b> of the horsehair fortified stuff. Eeps. The total haul of wood might come close.

http://knary.smugmug.com/photos/671526180_UPrmS-M.jpg

The treasure hunt began. We found giant foam blobs
http://knary.smugmug.com/photos/671526180_UPrmS-M.jpg

An old built-in, buried behind a layer of sheetrock.
http://knary.smugmug.com/photos/671527368_kgYKu-M.jpg

Digging around its bowels, we found a half dozen playing cards. Stag party pack from 1954. Some crumpled old newspapers dating from 1912 and 1919. A child's paper jack-o-lantern. And a couple other odds and ends. I'll take some more photos soon of the "treasures".

http://knary.smugmug.com/photos/671529385_2PoV4-M.jpg

Someone also apparently has a mishap when running the original wiring
http://knary.smugmug.com/photos/672824932_HXmAN-M.jpg

Notice any peculiar framing? :lol3
There have been some equally peculiar decisions.
"This bathroom is entirely too convenient right here between the bedrooms. Let's move it to off the kitchen!"
http://knary.smugmug.com/photos/672825519_UHNge-M.jpg

Big windows need BIG window weights
http://knary.smugmug.com/photos/672825994_wRCLP-M.jpg

I'm forgetting some stuff, but one of the surprises was realizing that most of the original flooring was buried under nearly 1 1/2" of layers. It's a fun recipe. First cover the original floor with some nasty faux-wood (maybe fake paneling?) plastic flooring down. Then when that starts to wear out, put down mauve painted particle board, perhaps as part of some grand carpeting scheme. Then when the floor is getting as lumpy as possible top it with some craptastic installation of some mystery amazonian hardwood. Whatever you do, fight the urge to actually finish that floor.

Between that and the extra surface on the ceiling, we just gained another 2". Jeebus. 9'5"!

What I do know is that this is AWESOME! :ha
http://knary.smugmug.com/photos/672824870_kWyH9-M.jpg

[tourunigo]

:clap I feel your joy and pain! We are just finishing a 160 year old that was imploding. Sure learn a lot about...stuff. Anyway, yours looks like lots of fun. Love the style. (aren't those old window weights great?! When they work they're just fine. Not very tight though. Remember those old wooden storm window that went with them.... off in the Spring and on in the Winter?) -Bob

[knary]

We're doing the sash-pack thing for the windows. I wish we could do full replacements, but, jeebus, the cost of this thing is adding up fast. :bottle

-holding knees and rocking-
It's an investment in our future
It's an investment in our future
It's an investment in our future
It's an investment in our future
It's an investment in our future
-holding knees and rocking-

:ha

[rinty]

Cool stuff, Scott.

...the cost of this...

We've been doing some upgrades at our place, and I'll be happy when I can stop bending over. :banghead

The trades just love amateur general contractors like me.

[535is]

She'a funky old bungalow built in 1906 and revised a few times, mostly in her early years. A mere 1000 sq.ft. or so and with some "issues", we have to remind ourselves that when we were buying it the alternatives were less than appealing. This run down but neat old place in dire need of love would only set you back just shy of $300k today. :bottle

Just a brief diversionary comment on regional differences in housing costs. I know where you can get that house for about 10% of that - within 2 dozen blocks of my office. Lots of 'em. :stick

[knary]

Just a brief diversionary comment on regional differences in housing costs. I know where you can get that house for about 10% of that - within 2 dozen blocks of my office. Lots of 'em. :stick

There's a reason equivalent houses cost what they do. Location, location, location. :eat

[knary]

Cool stuff, Scott.



We've been doing some upgrades at our place, and I'll be happy when I can stop bending over. :banghead

The trades just love amateur general contractors like me.

:ha

I think we're going to be glad we're doing this in one giant push. Expensive up front and time consuming right now, but over all it'll cost us less and, I hope, we'll end up with a better finished product.

[Sue]

Thanks for sharing your adventure, Scott. I love these pictures!
Keep us posted as the project develops.

:clap

[KGT1200]

Scott,

Stuff you probably already know, but here it goes!

As to the little tiny nails all over your studs, hire neighborhood kids with pliars, gloves and glasses and a desire to earn money by the pound. All your nails will be gone, gone, gone! On your own, the job would drive you crazy! Check your walls before drywall goes in to avoid shimming when your hanging rock. Old studs are never plumb or yaw.

FYI, Don't forget to upgrade your doorway headers with sandwiched 2x12's. Once you open your wall, most inspectors are going to be looking for redone headers throughout the house and redone celing spans using glue laminate versus what-ever-they-used in 1906.

I renovated three 1900 era structures over the last 7 or 8 years; lots of work, I know!

Save your depression glass (wavy glass). It is worth some chump change even if your not saving the windows. Your old radiators are worth some BIG chump change at the local salvage yard for the metal, as well as your old metal pipes.

Wavy glass was the result of a old method of glass production that caused the distortion.

Looks like a great project, I wish I could come over and help (and continued amends)

Dale

[knary]

Scott,

Stuff you probably already know, but here it goes!

As to the little tiny nails all over your studs, hire neighborhood kids with pliars, gloves and glasses and a desire to earn money by the pound. All your nails will be gone, gone, gone! On your own, the job would drive you crazy! Check your walls before drywall goes in to avoid shimming when your hanging rock. Old studs are never plumb or yaw.

FYI, Don't forget to upgrade your doorway headers with sandwiched 2x12's. Once you open your wall, most inspectors are going to be looking for redone headers throughout the house and redone celing spans using glue laminate versus what-ever-they-used in 1906.

I renovated three 1900 era structures over the last 7 or 8 years; lots of work, I know!

Save your depression glass (wavy glass). It is worth some chump change even if your not saving the windows. Your old radiators are worth some BIG chump change at the local salvage yard for the metal, as well as your old metal pipes.

Wavy glass was the result of a old method of glass production that caused the distortion.

Looks like a great project, I wish I could come over and help (and continued amends)

Dale

:thumb

2x12 headers?!? Jeebus, what are you holding up?!? :ha

[KGT1200]

:thumb

2x12 headers?!? Jeebus, what are you holding up?!? :ha

A second floor or snow and roof...wait I sec.... check! No snow out der like here doncha know?:deal

Seriously codes may vary here and dar

[Crow18]

I remember finding some pretty weird stuff every time I did work on our 1912 bungalow when we lived in SE Portland. Pipes insulated with old copes of the Saturday Evening Post and Collier's. A trove of (now) antique blue glass jars and bottles. A dirt wall, without any foundation or support, hidden behind wooden panelling in the basement. 15 layers of wallpaper that had become almost structural in places where the plaster had disintegrated behind it. Probably a pound of finish nails driven into a post (also in the basement) in a tight circular pattern at what was probably eye-level for a bored 10-year-old.

We never had window sash weights like those, though. That's a keeper.

[wezul]

We're doing the sash-pack thing for the windows. I wish we could do full replacements, but, jeebus, the cost of this thing is adding up fast. :bottle

-holding knees and rocking-
It's an investment in our future
It's an investment in our future
It's an investment in our future
It's an investment in our future
It's an investment in our future
-holding knees and rocking-

:ha

There there. It'll be OK.
Great stuff.

[BubbaZanetti]

:lurk

thanks for the writeup scott

maybe one day i'll own a house of my own, sigh........

[tessler]

:lurk

thanks for the writeup scott

maybe one day i'll own a house of my own, sigh........Oh stop mopin'. :whistle

Scott, keep going. I want to see if you find the Ark of the Covenant in the foundation!

Good job! :thumb

[Mika]

Scott the range of your adventures always facinates. The studio project made me envious as have others. This one just puts a big silly ass grin on my face.

[crazydrummerdude]

My mom just refinished the floor in her kitchen. She did an awesome job. If I had pics, I'd post them as inspiration.

Looks like fun*.

:clap

*Mind you, my definition of fun is slightly skewed.

[tourunigo]

Oh stop mopin'. :whistle

Scott, keep going. I want to see if you find the Ark of the Covenant in the foundation!

Good job! :thumb

... too late. Found it in ours. Now what? -Bob

[Rapid_Roy]

You can't rush art Scott. looking good.:clap
BTW, we built and the process is just as painful in every way.
There is no avoiding it, it's the hidden perk of home ownership.
Best of luck to you though.
:wave

[jamesdunn]

Nice bungalow! Has an almost oriental quality. Lathe and plaster, old "skip sheet" in the roof with what looks like a plywood overlay for composition roof. Prob. had wooden shingles originally. A lot of potential there. I always loved to remodel.

[Bob_M]

Scott
Are you sure you are not a closet Airhead? Some clues:
* Likes old stuff
* Likes fixing old stuff
* Gets into big projects at the limit of skill set
* Completes project with artistic flourish
* Needs electrical work

These are questions that make me go Hhmmmmmmm.

Keep us posted buddy

[henzilla]

Nice... I had to laugh at the auger bit stuck in the top plate...:doh"lets hide it behind the wall and forget it"...remember that was most likely done with an old brace and bit and a cranky apprentice electrician....not that I would know anything about that:whistle Helped my dad partially re-wire my grandfathers Craftsman style home in the Houston Heights that he had originally built along with several in that area in the early 1940's...it had open wire circuits on insulators in the walls and attic ...very scary stuff...especially for the wayward mouse! Looking at that pic, I see an insulator above that bit...maybe it was originally wired the same.


Have FUN! :deal

[From MARS]

I love projects like yours. Its like an archeological dig; slowly removing the layers to expose the past. Did you find any old coins? We found a 1911 fifty cent piece in a small change purse from a local bank on top of the bottom plate but UNDER the dripped plaster.:scratch. Then there were the post cards behind the door trim from 1919 sent by friends who lived only 20 miles away expressing their regrets for not undertaking the "arduous" trip to come visit 'cause they had the "chills". Fun stuff!

Tom

[PAULBACH]

Scott, you are ambitious and hard working. The longest journey begins with a single step. :bow

I have seen many homes like this disappear in Saratoga Springs when the new owner buys the home just for the lot. After the sale, the old home disappears and a new dwelling, sans character, appears a few weeks later.

There is nothing more satisfying that a project one has done on his own.

Good Luck and keep the pictures coming.

[wezul]

I have seen many homes like this disappear in Saratoga Springs when the new owner buys the home just for the lot. After the sale, the old home disappears and a new dwelling, sans character, appears a few weeks later.

So true Paul and what a shame. New construction lacks character and I think that speaks of the loss of craftsmen in many areas. I've had many "features" in my 1920's era home corrected but I like this old house with all it's flaws.

[rinty]

So what are the plans to make your place super energy efficient now? It has to be reasonable easy with everything torn out.

[knary]

So what are the plans to make your place super energy efficient now? It has to be reasonable easy with everything torn out.

Nothing extraordinary. Blown in insulation, double hung windows and that's about it. We've had a few try to sell us on the foam insulation, new higher efficiency furnance, etc but the cost savings just aren't there in a place with a relatively mild climate.

Looking around the place, it's clear that "character" in a house is often akin to character in a motorcycle. Sometimes "character" is a nice way to say "that's just stupid". :ha

[DarrylRi]

Nothing extraordinary. Blown in insulation, double hung windows and that's about it. We've had a few try to sell us on the foam insulation, new higher efficiency furnance, etc but the cost savings just aren't there in a place with a relatively mild climate.

The difficulty with most of the energy efficiency items is that you pay for them all up front to get a hoped-for gain later on. Most take a number of years to pay off, but usually they can be expected to outlive that period and return eventual gains. We are just about to finish off our 8th year with a very expensive photovoltaic system. The break even point for us is somewhere in the 12-13 year time frame. But after that point, it will start saving us $3,500+/year, and the panels have a 25 year warranty -- that could add up to $42,000 savings. But it's difficult to justify if you think you're going to move in a few years.

Besides just the energy savings, there can be other advantages. Do you have a forced air heater? Radiant floor heating can be cheaper in operation and it doesn't blow dust everywhere.

Maybe it doesn't make sense for you now, but you can do some advance work that is cheap but could save you a lot later. For example, while everything is opened up, it may make sense to plumb stubs up to your roof and down to where your water heater is for a later installation of a solar hot water system. The guy who built my house did that, and it saved me a significant amount of money when I installed such a system last year.

How about low flow toilets and shower heads? We bought dual-flush toilets during a remodel and they are quiet and work very well. I have to admit I was very concerned about the move considering the reputation the early low flow toilets had.

I'm surprised that an upgrade in insulation doesn't pencil out to savings in a few years. If it's a close thing, what about the consideration of the house simply being more comfortable to live in, especially during those few weeks of hot weather in the summer?

[knary]

So true Paul and what a shame. New construction lacks character and I think that speaks of the loss of craftsmen in many areas. I've had many "features" in my 1920's era home corrected but I like this old house with all it's flaws.

Looking at the framing in this place, it's clear that contractors have been earning their reputation for a long time. :ha

Some of these old places are clearly gems, but I think you can find the same in modern construction. They weren't trying to do something amazing back in the day any more they are today. They were just using the knowledge and technology on hand to, most of the time, get it done as quickly and as cheaply as possible with the features the buyers were demanding. What we think of as neat old bungalows were often the junky track housing of their day.

[KGT1200]

Tract housing got its start with the invention of the pre-manufactured truss. At that point, the same cookie cutter houses sprang out of the newly designed and drafted "subdivisions". Quality and craftmanship were replaced with easier ways of building a house; Honestly, how can you blame em? Can you imagine hand nailing each of those lathe in place OMG!? Somebody did that for a living?

All of this happened just in time to fill the housing needs of the WWII vets and their families.

Your home was built before that, Right?

Out of interest, what kind of wood was used for framing? What’s your foundation made of? Those items varied from region to region depending on product. In MN, so many turn of the century homes were framed with rough cut oak (can you believe it? Who needs headers?) and set on top of either packed (rammed) earth berm or llimestone with no mortar! Imagine the skill to make a wall with no mortar!

I am truly excited for you Scott!

[rinty]

...cookie cutter houses sprang out...redclfco

And the Levittown era had arrived...:D

[knary]

The difficulty with most of the energy efficiency items is that you pay for them all up front to get a hoped-for gain later on. Most take a number of years to pay off, but usually they can be expected to outlive that period and return eventual gains. We are just about to finish off our 8th year with a very expensive photovoltaic system. The break even point for us is somewhere in the 12-13 year time frame. But after that point, it will start saving us $3,500+/year, and the panels have a 25 year warranty -- that could add up to $42,000 savings. But it's difficult to justify if you think you're going to move in a few years.

Besides just the energy savings, there can be other advantages. Do you have a forced air heater? Radiant floor heating can be cheaper in operation and it doesn't blow dust everywhere.

Maybe it doesn't make sense for you now, but you can do some advance work that is cheap but could save you a lot later. For example, while everything is opened up, it may make sense to plumb stubs up to your roof and down to where your water heater is for a later installation of a solar hot water system. The guy who built my house did that, and it saved me a significant amount of money when I installed such a system last year.

How about low flow toilets and shower heads? We bought dual-flush toilets during a remodel and they are quiet and work very well. I have to admit I was very concerned about the move considering the reputation the early low flow toilets had.

I'm surprised that an upgrade in insulation doesn't pencil out to savings in a few years. If it's a close thing, what about the consideration of the house simply being more comfortable to live in, especially during those few weeks of hot weather in the summer?

I wrote up a big long reply and my browser hiccuped. :banghead

The short version:
I've gone back and forth on all of these details. The bottom line is all of the "save the world, save a dollar" options, smart though they may be, are just too expensive. We can't afford them now and hoping for a pay off a decade or more down the road just isn't reasonable for us. Some like the insulation are significantly more expensive. Something like solar is an audacious luxury that would take that much longer to pencil out in our area.

[knary]

Tract housing got its start with the invention of the pre-manufactured truss. At that point, the same cookie cutter houses sprang out of the newly designed and drafted "subdivisions". Quality and craftmanship were replaced with easier ways of building a house; Honestly, how can you blame em? Can you imagine hand nailing each of those lathe in place OMG!? Somebody did that for a living?

All of this happened just in time to fill the housing needs of the WWII vets and their families.

Your home was built before that, Right?

I have one word for you, "Sears". :D

When you drive through the aging bungalow belt around so many cities and see the same house again and again, however quaint, it's clear that most often they weren't building works of art. They were making housing, usually nothing more.

Having said that, our house is different in its detail, porch and roof structure than any similar sized houses we've seen.

Out of interest, what kind of wood was used for framing? What’s your foundation made of? Those items varied from region to region depending on product. In MN, so many turn of the century homes were framed with rough cut oak (can you believe it? Who needs headers?) and set on top of either packed (rammed) earth berm or llimestone with no mortar! Imagine the skill to make a wall with no mortar!

I am truly excited for you Scott!

:thumb

The house is framed entirely with rough sawn 2x4 and 1x6 fir. Portland was booming at the time as a lumber port and the stuff was cheap, plentiful and STRONG. The foundation, formed with those 1x6's recycled for use in the framing, is a bit sketchy. It's a concrete foundation 4" thick made with round river rock for aggregate and not quite enough cement. We're taking some steps to augment that crumbly old foundation but otherwise the house has surprised everyone by being in solid shape with minimal decay.

[dbrick]

...it had open wire circuits on insulators in the walls and attic ...very scary stuff...especially for the wayward mouse! Looking at that pic, I see an insulator above that bit...maybe it was originally wired the same.

I wouldn't want to be the mouse either, but knob and tube wiring was actually quite good: there was so much space and air circulation around the wires that equipment shorts leading to overheating and melted insulation and fires were uncommon.

[knary]

Slept just shy of 11 hours last night. :ha

The parting photo of the night...

http://knary.smugmug.com/photos/674765977_eW3t2-L.jpg

[rebake]

Friend of mine looks for those window weights.Says they make the best ammo for black powder rifles because of the compound in them. Ed

[pffog]

My place was built in 1824, and over the last 30 years, it pretty much has been reconstructed. You are doing it the right way, all at once. I tackled it in 3 separate sections, for a lot of reasons.

It was a lot of work, but satisfying too. Good Luck

[knary]

My place was built in 1824, and over the last 30 years, it pretty much has been reconstructed. You are doing it the right way, all at once. I tackled it in 3 separate sections, for a lot of reasons.

It was a lot of work, but satisfying too. Good Luck

Did I mention that my wife is pregnant? :ha
We had originally planned to do it in sections, but renovation and a baby seemed like a really bad combination.

[MCohen]

I've gone back and forth on all of these details. The bottom line is all of the "save the world, save a dollar" options, smart though they may be, are just too expensive. We can't afford them now and hoping for a pay off a decade or more down the road just isn't reasonable for us. Some like the insulation are significantly more expensive. Something like solar is an audacious luxury that would take that much longer to pencil out in our area.
We just finished our home addition (finished is a flexible term, we'll be decorating and finishing out rooms for years to come). We weighed and debated many of the same decisions you are. We went with a geothermal heating and cooling system which is incredible expensive to install but is the cheapest system to run (it also lasts a long time with little maintenance). It was hard to justify the 10 years it will take to pay off the system until I looked at adding the cost to the mortgage. When I did, I found the additional cost to finance the system is less than the monthly savings the system provides. In other words, we get a small savings each month from the very start.

As mentioned, with the framing exposed now is a good time to add anything you think you might want or need in the future. With wireless systems coming out for every gadget, I didn't add the expense of trying to "future proof" the house with every kind of wiring to every room. Instead, I installed plastic flexible conduit myself with only the wiring I needed today. I can always pull out or add wiring later if something new is needed in the future. I also installed a central vac system. If you've every worked with plumbing pipe, running the thin-walled PVC for a vac is easy to do yourself. The total cost for the parts is about what you'd pay for good regular vacuum.

Michael

[kbasa]

There's nothing inherently wrong with tract homes. It's just that so many of them are just awful architecture.

[pffog]

Did I mention that my wife is pregnant? :ha
We had originally planned to do it in sections, but renovation and a baby seemed like a really bad combination.

My reasons were also because of kids, and my 90 year old Grandmother. When I started the process, our first son was about 2 months old. He would sit in his car seat sleeping while I pounded, wired, plumbed etc.

[tourunigo]

Did I mention that my wife is pregnant? :ha
We had originally planned to do it in sections, but renovation and a baby seemed like a really bad combination.

Praise the Lord we don't have that contributing joy! We're purely recreational now :clap -Bob

[Sue]

Scott -
When we were at the point you are at now, we installed a "WalVac" (in-the-wall vacuum.) It's easy to run the PVC when you can see all of the studs, and the actual unit hangs in our root cellar. Most people put them in their garages.

These are great for a couple of reasons:
--> gets rid of the dust with no residual dust coming through the vacuum cleaner bag and staying in the room
--> it's quiet, because the unit is outside of the living space
--> fast and easy to use, not only for the floors but for cobwebs at ceiling level and or those annoying flies that seem to hang around the windows in the fall.
--> the primary piece of equipment - the wand - weighs about 1 pound so you aren't hauling around a big heavy vacuum cleaner all the time.

Anyway - I am currently in the middle of moving and I already know that no matter what we buy, I am going to have one of these installed.

:clap

[knary]

There's nothing inherently wrong with tract homes. It's just that so many of them are just awful architecture.

:dunno

My point was that people talk about these old homes as though they were built with a kind of love, artistry and craftsmanship remarkably different from what you'd find today. I don't see much evidence to back this up. It seems like the same misty eyed nostalgia that would have one believe a new K1300 was somehow inferior to a /7 as though the latter was made with hugs and genius. While I can understand preferring the look and feel of the older product, let's not delude ourselves into believing they didn't come with their own share of issues, mistakes, and corners cut to save a dime.

Open Studios is this weekend. Who wants to bet I get asked more questions about the house than the paintings? :ha

[rinty]

"...awful architecture." Kbasa

And most new subdivisions, with their cookie cutter architectural controls, are just as awful. I call them the stucco ghettos.

But I like the older areas where the houses are all different, and where there are generous side yards and set backs, so that there is more light and privacy.

Of course, in many places, these properties are very expensive.

[KGT1200]

:dunno

My point was that people talk about these old homes as though they were built with a kind of love, artistry and craftsmanship remarkably different from what you'd find today. I don't see much evidence to back this up. It seems like the same misty eyed nostalgia that would have one believe a new K1300 was somehow inferior to a /7 as though the latter was made with hugs and genius. While I can understand preferring the look and feel of the older product, let's not delude ourselves into believing they didn't come with their own share of issues, mistakes, and corners cut to save a dime.

Open Studios is this weekend. Who wants to bet I get asked more questions about the house than the paintings? :ha

Your bit left buried in the framing is a fine example of your point. What I find amazing in turn of the century homes that I've remodeled is the amazing woodwork; this may not be the case in your home, I don't know.

I saved all the window trim, baseboard and stripped and reinstalled. The baseboard was 6-8" high, the moldings are curved, beautiful works of art. The stairway banisters are stunning when stripped back to the original red oak, and simply not done in a moderately priced home of today. The liberal use of real oak versus today's particle board, the countless hours put into doing the lathe and plaster amazes me. 9 ft. celings...get out of here! What a great feeling!

The part that killed me to throw away in the last house was a wood floor done in 1" hickory strips. When I bought this 1898 house, the boiler had shut off in the middle of the winter, and all the water had ended up all over the floors destroying them. Try to imagine my love for little bitty nails!
I came back with prego; shazam!

Dollar for dollar was it worth stripping off 15 layers of lead paint on some of this stuff? No. But did it make the sale for the people who bought these homes? Without a doubt, the "love" factor came into play, and in each case got close to the price I was asking with very little haggling.

The hours and hours of work to put this stuff back on the walls was totally ridiculous, and that time was not factored into the bottom line when everything was done. My only excuse is I love old wood.

[jamesdunn]

:dunno

My point was that people talk about these old homes as though they were built with a kind of love, artistry and craftsmanship remarkably different from what you'd find today. I don't see much evidence to back this up. It seems like the same misty eyed nostalgia that would have one believe a new K1300 was somehow inferior to a /7 as though the latter was made with hugs and genius. While I can understand preferring the look and feel of the older product, let's not delude ourselves into believing they didn't come with their own share of issues, mistakes, and corners cut to save a dime.

Open Studios is this weekend. Who wants to bet I get asked more questions about the house than the paintings? :ha
It is and always was a matter of money. One advantage with your old house is that it has full dimensional lumber (not nominal dimension such as a modern 2x4 that is actually a 1 1/2 x 3 1/2) and it was cut from old growth forest with less knots. Stronger frame.
Having built and remodeled many homes and other structures, I'd say the details are where a lot of the perceived quality and value are added. Trim is very noticable and can be expensive. Tall detailed base and crown molding are details that add value and cost money, as does wainscotting and coffered ceilings; things like that. When these items are installed and done with care and skill it can make an otherwise ordinary house, extraordinary.
You will no doubt be asked more about the house!

[knary]

:thumb

I'm convinced that the 1 7/16 x 3 7/16 dimensions of a modern 2x4 is a scam to promote waste and therefore consumption! If they can all be that size, they could all be whatever size they want. Think of how much simpler it would all be if everything was a true unit size! :D

[jamesdunn]

:thumb

I'm convinced that the 1 7/16 x 3 7/16 dimensions of a modern 2x4 is a scam to promote waste and therefore consumption! If they can all be that size, they could all be whatever size they want. Think of how much simpler it would all be if everything was a true unit size! :D
Okay, technically most are 1x 7/16" x 3 7/16". But it is wise to purchase studs for instance, from the same supplier as they can, and oft times do vary in thickness, width and length! I am not exactly sure when the nominal dimensions started (after WW2 sometime) but it has been around a long time. True sizes in any building material seldom applies though. Chipboard (O.S.B.) is sized for spacing and will be smaller as a result. A 3'0"door is actually the opening size, not the size of the door itself. I do know it is traditional now, but misleading, to call a 2x4 that, when it is actually a different dimension. I used to think it would be bettter if all building materials were sold on a "true size" basis. Agree.

[From MARS]

Okay, technically most are 1x 7/16" x 3 7/16". But it is wise to purchase studs for instance, from the same supplier as they can, and oft times do vary in thickness, width and length! I am not exactly sure when the nominal dimensions started (after WW2 sometime) but it has been around a long time. True sizes in any building material seldom applies though. Chipboard (O.S.B.) is sized for spacing and will be smaller as a result. A 3'0"door is actually the opening size, not the size of the door itself. I do know it is traditional now, but misleading, to call a 2x4 that, when it is actually a different dimension. I used to think it would be bettter if all building materials were sold on a "true size" basis. Agree.

The variations in widths of wall studs sure makes building a "perfect" wall difficult, but I'm not sure I want full dimension lumber to come back at this point in my life. Just think, every three 2X4's would then weigh the same as four of today's. My back hurts just thinking about standing up a wall made from full dimension wood; especially if it has a lot of windows framed out. If I ever have to build myself another house, which I hope to never do, I'm going to run all my framing material thru the planer and standardize the widths.

The worst part about working in a house that was lathe and plaster, for me, is trying to get the drywall to "flow" smoothly. With plaster, they worked with what they had and made it smooth by varying the plaster thickness; not an option with drywall.

Red, I like old wood, too. There's nothing like the smell of old heart pine, but forget driving a nail in it. Thank God for torx-head screws.

Tom

[wezul]

Open Studios is this weekend. Who wants to bet I get asked more questions about the house than the paintings? :ha

So why not have an impromptu mini-show in the gutted house?

OK, I'm deranged.

[jamesdunn]

The variations in widths of wall studs sure makes building a "perfect" wall difficult, but I'm not sure I want full dimension lumber to come back at this point in my life. Just think, every three 2X4's would then weigh the same as four of today's. My back hurts just thinking about standing up a wall made from full dimension wood; especially if it has a lot of windows framed out. If I ever have to build myself another house, which I hope to never do, I'm going to run all my framing material thru the planer and standardize the widths.

The worst part about working in a house that was lathe and plaster, for me, is trying to get the drywall to "flow" smoothly. With plaster, they worked with what they had and made it smooth by varying the plaster thickness; not an option with drywall.

Red, I like old wood, too. There's nothing like the smell of old heart pine, but forget driving a nail in it. Thank God for torx-head screws.

Tom

It is fun following this post! Tom , obviously you have personal experience. You make many good points and all true. Nothing like "hands on" to gain perspective and insight.

[knary]

So why not have an impromptu mini-show in the gutted house?

OK, I'm deranged.

If I'd had the time to really clean the house! Great idea. :thumb

The day went tremendously well. Sold a chunk of work, was flooded with some needed affirmation, and didn't say anything too off color. A very good day. :D

[From MARS]

It is fun following this post! Tom , obviously you have personal experience. You make many good points and all true. Nothing like "hands on" to gain perspective and insight.

Not to mention scars and callouses.:D

Tom

[ian408]

Remarkably lacking in photographs after the first batch :)

Best of luck to you in getting it done on time.

[knary]

Remarkably lacking in photographs after the first batch :)

Best of luck to you in getting it done on time.

:D

Photos coming.

[bruche]

Scott,
Great pics! Keep them coming.Remember great projects take longer and as an Architect said to a client once"you can make excuses for time but not for quality".
Regards,Bruce

[knary]

We've set a lofty goal of christmas dinner in the house. :ha

Excavation just started for the addition foundation.

[Mika]

We've set a lofty goal of christmas dinner in the house. :ha

Excavation just started for the addition foundation.

When did you decide to add a loft? :stick

Chistmas dinner in the house - no problem, where you do the dishes and where you spend Christmas night could be another matter.
:hak






:lurk

[knary]

When did you decide to add a loft? :stick

Chistmas dinner in the house - no problem, where you do the dishes and where you spend Christmas night could be another matter.
:hak






:lurk

It may look more like this...
http://www.free-fad-diets.com/Images/cavemen.jpg

than this...
http://blog.lib.umn.edu/hick0247/engl1501w/rockwell-thanksgiving.jpg

:ha

[Mika]

Ahhh, smoked Christmas goose - delicious!!!

:eat

[Statdawg]

http://blog.lib.umn.edu/hick0247/engl1501w/rockwell-thanksgiving.jpg

:ha

I thought you would be much more diverse being a member of the Portland Arts Community. I guess Portland is still pretty much former New England ?

[knary]

I thought you would be much more diverse being a member of the Portland Arts Community. I guess Portland is still pretty much former New England ?

How can an individual be more diverse? Amongst me, myself, and I it's a fairly homogenous experience. :ha

[knary]

Open studios was a surprising success. If there's one decent barometer of how people are feeling about the economy, it's how willing they are to spend money on art. But between me giving my schpeel over and over, everyone kept asking about the house. A handful of folks could see what it was going to be, but most blinked and laughed nervously.

"When was the fire?"
"And your wife is pregnant?!? GOOD LUCK!"
"Was it a crack house?"
"Meth?"
:ha

It's a bit tight back here. :lol
http://knary.smugmug.com/photos/681789182_pQF9f-L.jpg

While they're doing their thing, I'm pulling some nails and doing some pondering. There are some wicked angles up in the attic space.

http://knary.smugmug.com/photos/681757275_4jWvi-L.jpg

Note the depth of the nail that was holding the old drywall that had been installed over the plaster.
http://knary.smugmug.com/photos/681756878_DYPdi-M.jpg

Sometimes pulling out the checkbook is the right answer. We have hole.
http://knary.smugmug.com/photos/681859415_hz2Fq-M.jpg

[KGT1200]

Keep the shots coming, Scott when you have a chance, you have an audience!:wave

Pretty framing shot, looks to be in great shape!

We once found an outhouse pit from years prior when excavating; little liquor bottles, some chump change not worth the mint, but very very interesting find! The bottles are still on my shelf, little corked blown bottles full of...well you can pretty well guess!

[wezul]

Interesting gables there.
Yup, that's a hole alright.
And a walkway coming as well?
That was not a job for pick and shovel Scott, no.

[Statdawg]

Careful calling out for Chinese, they may bring drywall.

[knary]

One of the workers was digging for some post footings in our dirt floor basement, working under the old oil lines. "Hey, I found a coin. Cool... a silver dollar." I was down there pulling out some old wire and as I leaned over to take a look he put the shovel in again...

http://knary.smugmug.com/photos/687363752_A2UFH-L.jpg

In 1937 someone buried $95.87 in coins, some dating back to 1878. All told, there 249 coins, including 20 silver dollars and 101 half dollars. Most are very worn. In today's dollars, that's a bit more than $1400. Can you imagine burying that kind of cash in a cotton bag in the dirt?

What's it worth today? I don't think there are any rare gems and none are in mint condition. Best guess, perhaps $2500, but it'll take some sorting out. Still very very cool. :D

[PGlaves]

Wow! Buried treasure.

Watch out for the pirates.

[KGT1200]

The motherload!

So cool!

[From MARS]

That's why I love these projects!:thumb

Tom

[tessler]

One of the workers was digging for some post footings in our dirt floor basement, working under the old oil lines. "Hey, I found a coin. Cool... a silver dollar." I was down there pulling out some old wire and as I leaned over to take a look he put the shovel in again...

http://knary.smugmug.com/photos/687363752_A2UFH-L.jpg

In 1937 someone buried $95.87 in coins, some dating back to 1878. All told, there 249 coins, including 20 silver dollars and 101 half dollars. Most are very worn. In today's dollars, that's a bit more than $1400. Can you imagine burying that kind of cash in a cotton bag in the dirt?

What's it worth today? I don't think there are any rare gems and none are in mint condition. Best guess, perhaps $2500, but it'll take some sorting out. Still very very cool. :DMy my. I do believe this is a trending topic on Twitter: #knaryskoins :D

[Sue]

In 1937 someone buried $95.87 in coins, some dating back to 1878. All told, there 249 coins, including 20 silver dollars and 101 half dollars. Most are very worn. In today's dollars, that's a bit more than $1400. Can you imagine burying that kind of cash in a cotton bag in the dirt?



How COOL is THAT?!?!

:thumb

[Statdawg]

Did you find the pot to piss in ? It looks like that house had one during the Depression.

If I found that hoard I would be searching for the descendants of the original owner for their family heirs. Really its just a bag of junk silver worth about 17 dollars an once verses the uncirculated shine worth far more. But then again it could be enough for a BMW......................airhead with the Husky trade in. :eek

If you don't wish to hunt down the past at least donate it to the Portland Art League...........you.

[knary]

Did you find the pot to piss in ? It looks like that house had one during the Depression.

If I found that hoard I would be searching for the descendants of the original owner for their family heirs. Really its just a bag of junk silver worth about 17 dollars an once verses the uncirculated shine worth far more. But then again it could be enough for a BMW......................airhead with the Husky trade in. :eek

If you don't wish to hunt down the past at least donate it to the Portland Art League...........you.

:D

We joked about finding descendants, but then wondered if with the money we send them a bill for the rats, broken foundation, etc. Hmm... that would probably work out to our benefit. :ha

[knary]

http://knary.smugmug.com/photos/688423604_QdYQy-L.jpg

[Statdawg]

http://knary.smugmug.com/photos/688423604_QdYQy-L.jpg

How much for the ADV sticker ? That looks like a M 70 uncirculated grade ? Is it a vintage Baldy because they are very rare, especially if free from staining. :)

I think that hoard was left to solve past Karma. :ha

[knary]

How much for the ADV sticker ? That looks like a M 70 uncirculated grade ? Is it a vintage Baldy because they are very rare, especially if free from staining. :)

I think that hoard was left to solve past Karma. :ha

:lol3

[Crow18]

Seems like you've stumbled on an ancient Indian Head burial ground.

[Mika]

When is the Oregon Historical Society taking over the dig?
Where are the grid markers and dirt sifters on this historical dig? Suppose the workers have to go through metal detectors after work now.

[knary]

When is the Oregon Historical Society taking over the dig?
Where are the grid markers and dirt sifters on this historical dig? Suppose the workers have to go through metal detectors after work now.

They're too scared to go into the basement.

http://knary.smugmug.com/photos/687673487_EYvoe-L.jpg

[Statdawg]

I am holding my breath. :help

Is that D.B. Coopers parachute ?

[Mika]

Given that glimps I would be too!

A curious aside; are you doing any painting now? If so what are you driven to paint, or if not and have the desire what is calling you to the canvas?

[knary]

Given that glimps I would be too!

A curious aside; are you doing any painting now? If so what are you driven to paint, or if not and have the desire what is calling you to the canvas?

Paint... ah, yes. Some, but not much. The time just isn't there right now. On the plus side, despite devoting nearly nothing to marketing for the same reason, good things are happening. Work is selling, some shows are coming together and, today's surprise, out of the 100 artists juried into Open Studios (out of far more than I ever expected), I'm one of a handful up for a city purchase award. A piece of mine might get to live in City Hall for the forseeable future. :D

[knary]

Some updates...

There a little more to the coin story, but I'll save that for later.


The rains have arrived. Through the muck, the concrete crew got to work, finishing the excavation and setting forms.

http://knary.smugmug.com/House/Remodel/concrete/IMG1523/693629097_tQRQ8-M.jpg

http://knary.smugmug.com/House/Remodel/concrete/IMG1518/693630012_wNkkU-M.jpg

Note the giant glow of daylight under the old rear foundation.
http://knary.smugmug.com/House/Remodel/Gut/IMG1498/687673487_EYvoe-M.jpg

Someone, presumably around the time of the burying of those coins, dug out part of the old crawlspace. They went so far as to lay a floor of sorts.
http://knary.smugmug.com/House/Remodel/Gut/IMG1495/687673375_pcY5k-M.jpg

They didn't, however, know what they were doing. Nope, not at all. They dug out the crawlspace and tried to reinforce the concrete as they went along. Their solution - brace the wall with some scrap lumber, then pour some concrete between that bracing and some rough forms. This means the back of the house is, in some places, supported by a whopping 2 inches of old concrete and rotten lumber.
http://knary.smugmug.com/House/Remodel/Gut/IMG1499/687673587_mnnXk-M.jpg

The contractor had some ideas. While I was out of town for the board meeting, they poured...
http://knary.smugmug.com/House/Remodel/concrete/IMG1529/693628116_vTVnR-M.jpg

http://knary.smugmug.com/House/Remodel/concrete/IMG1528/693627544_Haiva-M.jpg

We have concrete!!! What you can't see is that they filled that entire void with reinforced concrete. The house hasn't been this stable in generations. There are a few tiny voids under the mandated vents, but everything will get a nice skim coat to blend it with the original foundation.

[knary]

Foundations are building on. The framers arrive on site and start sorting through the project. But there's a problem. It appears the concrete foundation was poured a little out of square. Enough out of square that trim and siding would have been a bear.

Mistakes are made. What matters is what you do afterwards. The project manager was taking steps to address the problem immediately. I was presented a few options and chose the most direct solution.

http://knary.smugmug.com/House/Remodel/concrete/IMG1532/696160312_nQjDB-L.jpg

http://knary.smugmug.com/House/Remodel/concrete/IMG1534/696094783_EXXof-L.jpg

[jamesdunn]

In the many houses I have remodeled I never found buried treasure, but I did find seven silver certificates under the edge of the floor covering on my dad's '56 Chevy. They were worth quite a lot more than face value.

[Mika]

Scott, any job worth doing is worth doing twice. :D

P.S.
Congrats on the sales in general and the jury selection. They would be foolish not to select one of your works. Good luck with that competition.

[knary]

Scott, any job worth doing is worth doing twice. :D

P.S.
Congrats on the sales in general and the jury selection. They would be foolish not to select one of your works. Good luck with that competition.

Foolish? :ha
Thank you. -blush-

[knary]

Rubble is good.
http://knary.smugmug.com/House/Remodel/Gut/IMG1536/703285939_PzJsa-M.jpg

Who would have guessed that framers build stouter and truer forms than concrete guys. :lol3

http://knary.smugmug.com/House/Remodel/Gut/IMG1543/703279874_SDG4q-M.jpg

With the concrete in place, the decking goes in and the next stage of demo begins.
http://knary.smugmug.com/House/Remodel/Gut/IMG1542/703279518_F84GX-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1545/703290723_eRkxZ-L.jpg

Hector was out with a sore back yesterday, but with a smile and a "I'm too old for this ****" laugh, he's at it again.

http://knary.smugmug.com/House/Remodel/Gut/IMG1557/703288980_vd82o-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1559/703288756_sNWrG-L.jpg

[bruche]

Scott,
Off line for awhile with computer BS.Love watching your progress pics.OUCH on the concrete.Check the mint marks on those coins,you may have that rare mint mark that makes you rich or at least richer.
Bruce

[knary]

We'll probably keep the coins, but, at the least, I'll do what I can to make sure none are sold without some solid research.

[knary]

-gulp-

http://knary.smugmug.com/House/Remodel/Gut/IMG1563/703563358_8FdK4-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1567/703563918_6z8QB-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1574/703565878_S2ix2-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1570/703564763_SVK4C-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1573/703565611_YogUi-L.jpg

:lol

Remember, I'm aiming for Christmas dinner in the house.

:lol

[Mika]

And you were smart enough not to specify a year.
:brad

[Rapid_Roy]

This is all so cool, mostly because it's not happening to me. :ha

I pushing for the happy ending.
:wave

[knary]

This is all so cool, mostly because it's not happening to me. :ha


:rofl

[GrafikFeat]

Oh Boy... Can I relate! :brow

Excuse me while we pass these beams through your living room:

<a href="http://www.flickr.com/photos/jim_popper/3105909295/" title="Setting up by GrafikFeat, on Flickr"><img src="http://farm4.static.flickr.com/3234/3105909295_18b047c681.jpg" width="334" height="500" alt="Setting up" /></a>

...and proceed to lift your house eight feet. (During Seattle's worst winter in 20 years).

<a href="http://www.flickr.com/photos/jim_popper/3235311147/" title="_POP0010 by GrafikFeat, on Flickr"><img src="http://farm4.static.flickr.com/3265/3235311147_20f3320875.jpg" width="500" height="334" alt="_POP0010" /></a>

<a href="http://www.flickr.com/photos/jim_popper/3355081113/" title="Christmas Morning by GrafikFeat, on Flickr"><img src="http://farm4.static.flickr.com/3560/3355081113_1fabcaaf21.jpg" width="500" height="334" alt="Christmas Morning" /></a>

Good Luck and take tons of pictures!!
You can always delete what you don't use!

[kbasa]

Floor plans, man. Throw some up!

[Mika]

Floor plans, man. Throw some up!

Silly Rabbit
His cement guys couldn't pour a straight wall because he only has paintings of the idea not floor plans.

[From MARS]

The cement guys could be BMW riders and know straight lines are boring. The framers probably ride Harleys.

[knary]

So they said three weeks and it's turning into 4-5 weeks. Not a big surprise with the concrete snafu. They're being *very* careful with the remainder of the work and care requires time. I've never seen framers frame to the 1/16". I've now seen the lead carpenter pull apart someone else's work three times. Not because it wasn't "good enough", but because it wasn't exact enough for him. So long as I don't pay for their extra time, I'm ok if not very happy.

http://knary.smugmug.com/House/Remodel/Gut/IMG1591/709510329_TqsjN-L.jpg

The pieces are coming together.
New sewer and water lines coming... (see following post)
Kitchen cabinets and pricey countertop ordered.
Roofer lined up.
HVAC is lined up.
Windows show up this week or so.
Ordering doors any day now (turn around is far less than on the windows).
I think we've settled on a bathroom plan
Almost chosen flooring
Debating the pluses and minuses of different PEX systems/brands
blah blah blah

People keep asking about deadlines. All I've really got for them is a "We'll see". Delays are inevitable, but the work is progressing. :clap

[knary]

A frantic day today. The convergence of bidding contractors, inspectors, engineering questions for an engineer who refuses to answer his phone, and some regular life made me a little insane for a stretch. A lack of sleep doesn't help. My wife coming home and saying, "We have to leave in 20 minutes for the birthing class" nearly put me over, but I was too damn tired to protest - so I saved it for some juvenile antics in the class. :ha

But another damn good day or so. I like checking things off the list.


It's the top of the world! Or just some ceiling joists.
http://knary.smugmug.com/House/Remodel/Gut/IMG1601/711446747_bjH3a-L.jpg

It's time for the big ridge beams. A couple micro lams paired up on each corner, each on their own post. After it was dropped onto the post they shoved it around a bit to get it right. The lead was heard saying, "Bring it towards me one more sixteenth." hot damn.

http://knary.smugmug.com/House/Remodel/Gut/IMG1616/711448116_JbaXA-L.jpg

While they're working with the wood, the excavator shows up to run the new sewer and water lines. I told myself it was only concrete dust, not a whiff of smoking sewer poo.

http://knary.smugmug.com/House/Remodel/Gut/IMG1608/711447414_jH3qx-L.jpg

The line was in remarkably good condition across its final run. Some erosion on the inside, but fairly solid. Unfortunately, it entered the house at an odd spot and I knew it had been pulled apart by a cherry tree further up.

http://knary.smugmug.com/House/Remodel/Gut/IMG1629/711449480_YiZuU-L.jpg

I've mentioned him before. Hector, to quote a friend, "is the man." While he's not inclined to cut to the 1/16", he does work damn fast and gets his stuff right. He cut a pile of rafters in a fraction of the time it would have taken me to whittle a single one down into kindling with mistake after mistake.

Surveying his work
http://knary.smugmug.com/House/Remodel/Gut/IMG1633/711449746_MRvQo-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1637/711450016_rRE2R-L-1.jpg

A few final cuts
http://knary.smugmug.com/House/Remodel/Gut/IMG1638/711450708_YZttr-L.jpg

And it's time for the fascia boards
http://knary.smugmug.com/House/Remodel/Gut/IMG1644/711628668_3sADe-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/711627761xozLm-O/711838105_Bff3o-L.jpg

p.s. they're wearing invisible harnesses

[wezul]

Wow, what a furious pace.
You have to be worn out. Working with contractors can be interesting, can't it? It's their schedule whether you like it or not. Throw in your "regular life", if having your first child can be called "regular", has to make for some very interesting moments.
Hang in there Scott, it's coming along.

[TexanRT]

I think we're going to be glad we're doing this in one giant push. Expensive up front and time consuming right now, but over all it'll cost us less and, I hope, we'll end up with a better finished product.

Great reading -- love the house. We've done both -- the piecemeal redo and the all-at-one-time. I much prefer getting it all done at once. The time, expense and (certain) frustrations we endured faded over time as we enjoyed the home. Thanks for the pictures -- keep us posted.

[TexanRT]

One of the workers was digging for some post footings in our dirt floor basement, working under the old oil lines. "Hey, I found a coin. Cool... a silver dollar." I was down there pulling out some old wire and as I leaned over to take a look he put the shovel in again...In 1937 someone buried $95.87 in coins, some dating back to 1878. All told, there 249 coins, including 20 silver dollars and 101 half dollars. Most are very worn. In today's dollars, that's a bit more than $1400. Can you imagine burying that kind of cash in a cotton bag in the dirt?

What's it worth today? I don't think there are any rare gems and none are in mint condition. Best guess, perhaps $2500, but it'll take some sorting out. Still very very cool. :D

I wondered whether you would find any stashed money -- seemed to be a popular thing to do during the depression.

[jamesdunn]

In spite of the stem wall that was out of square, everything else seems to be proceeding well.

[knary]

Wow, what a furious pace.
You have to be worn out. Working with contractors can be interesting, can't it? It's their schedule whether you like it or not. Throw in your "regular life", if having your first child can be called "regular", has to make for some very interesting moments.
Hang in there Scott, it's coming along.

I'm trying. :ha

While I'm still too thrifty to pay a GC, I do understand why they take their cut.

[KGT1200]

In 1993, we were expecting our first child (now 15 year old Samuel) the same fall, we added on to our home, me the GC, our foundation was 4"too high, ended up dropping the subfloor into the foundation in pockets (It still is holding solid after 16 years I hear).

It was a post and beam house, so nobody wanted the job due to unconventional construction- so I did it.

Memories, memories, memories. By Christmas, I set my last bathroom tile, and Sam was born in May.

We are more alike than you know, Scott!

Good luck with the rest, your doing great, and it all looks good, Mr. GC! :thumb

Dale

[rinty]

Reading this thread, I can feel your stress, Scott. I had a little taste of it with a garage extension project this summer, and that was enough for me. Here's the (almost) end result:

http://rinty.smugmug.com/Other/house-shots/house-shots-nov-09-010/710435725_8WjV9-M.jpg

The best part was getting the junk out of the yard.

Sounds like you've got some super trades working in there.

[Rapid_Roy]

Thanksgiving in the house huh?
I'll pray for you.

:ha


:wave

[Easy]

Outstanding thread!!!

Scott, you're probably the only person in the country that might benefit from having even more foundation work done. At the rate you're finding money the project might pay for itself. I'm wondering where they buried the bills. :nod

Dig Scott, dig....

Easy :german

[BubbaZanetti]

:lurk

[PGlaves]

Scott,

In the business what you are doing is not remodeling. It is called a "gut rehab". That is, the entire stricture is gutted and rehabilitated from ground to roof.

[jgr451]

Good for you on all counts,Scott.I remember the agony of indecision you went through before you bought this house,and now,look at you!!

[knary]

Scott,

In the business what you are doing is not remodeling. It is called a "gut rehab". That is, the entire stricture is gutted and rehabilitated from ground to roof.

I call it "the devastation". :D

[knary]

Good for you on all counts,Scott.I remember the agony of indecision you went through before you bought this house,and now,look at you!!

I try to remember or I start to wonder if this was such a good idea. :ha

Five years ago we had a less than stellar choice in a tough seller's market between old houses in a few different parts of town. We made the right choice if not an easy one. Our neighborhood is booming perhaps more than any in Portland, with prices (one indicator) almost holding steady through the worst downturn and now moving up again. Real estate across the spectrum is being improved with new restaurants and shops opening up and down the street.

Today, with the impending baby, we had a new choice. Move or renovate. Our kitchen was abysmal (we gutted it shortly after buying the house), our plumbing barely worked, the windows rattled, the rear of the house was badly sagging, lead paint abounded, and so on. We looked at homes in other areas and in places we wanted to live, we would still have to deal with an old fixer - if not quite in as sorry a state as this one - and I'd lose the studio. That assumed that we could sell this one in a timely manner. And with the unmovable deadline of the baby, the choice was easy.

-grab knees and start rocking-
choice was easy
choice was easy
choice was easy

:ha

[knary]

We were given a choice between big lumber or more engineering. We opted for big lumber. The framing could continue and the cost is a wash. Paired up microlams again, this time staggered so that one 'half' of each pair catches the 1x's of the original roof.

http://knary.smugmug.com/House/Remodel/Gut/IMG1666/716733271_VY2FQ-M.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1656/716733250_V6Ees-M.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1654/716729971_aduR9-M.jpg

If the weather allows (some rain is fine, wind not so much), the roofers will be out this week. Shingles require sheathing, and that's what was finished today.
http://knary.smugmug.com/House/Remodel/Gut/IMG1674/716728728_sBgeg-M.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1676/716728821_RtdRo-M.jpg

The crew doing the structural work has finished essentially everything in the original contract - a bit over a week late, but not too bad considering the foundation snafu. I'm having them do a little more while they're on site: level the porch, replace the remaining ceiling joists and lift another corner of the house.

http://knary.smugmug.com/House/Remodel/Gut/IMG1659/716730093_yQ5mA-M.jpg

It's got a wonderful glow inside.

http://knary.smugmug.com/House/Remodel/Gut/IMG1681/716729637_kjnTk-M.jpg

[john1691]

Looking good! I'm helping my brother with a similar project 6 hours away in Buffalo, NY. He and my 73 yo Dad did the gutting and framing, I did wiring, plumbing and HVAC. The drywall was hired out, then he painted, did the flooring, and I hung cabinets, plumbing finish out and tied in the new panel. Still have some trim to finish up and siding but it's getting there. He opted to spray 2" of the foam on the exterior walls both for sound and R value, then added fiberglass batts as well for R-26 to fight the Buffalo cold. We also put in conduits for future wire pulls to the panel, but as mentioned, with everything going wireless we didn't go overboard. Next spring we will remove an old attatched garage and replaxce it with a livingroom/foyer addition, but he needs a rest for now.

Thanks for keeping us posted on your progress, it has been fun to watch!

[knary]

Looking good! I'm helping my brother with a similar project 6 hours away in Buffalo, NY. He and my 73 yo Dad did the gutting and framing, I did wiring, plumbing and HVAC. The drywall was hired out, then he painted, did the flooring, and I hung cabinets, plumbing finish out and tied in the new panel. Still have some trim to finish up and siding but it's getting there. He opted to spray 2" of the foam on the exterior walls both for sound and R value, then added fiberglass batts as well for R-26 to fight the Buffalo cold. We also put in conduits for future wire pulls to the panel, but as mentioned, with everything going wireless we didn't go overboard. Next spring we will remove an old attatched garage and replaxce it with a livingroom/foyer addition, but he needs a rest for now.

Thanks for keeping us posted on your progress, it has been fun to watch!

Any interest and coming out to do the HVAC work? :ha

I've been a little amazed at the estimates for running new ducts.

[Rapid_Roy]

Going to make Thanksgiving in the house?
:wave
I am rooting for you.

[knary]

Going to make Thanksgiving in the house?
:wave
I am rooting for you.

Um... no. :lol

The last piece of the puzzle that's making my head hurt is the bathroom. Everything else is sorted through and mostly ordered. The bathroom... not so much.

Hard to imagine all the hand wringing over plans and this is the simple thing we ended up with (the original plans included a remodeled basement).

http://knary.smugmug.com/House/Remodel/Gut/house2/717251229_JTPqc-L.jpg

[Rapid_Roy]

There is no place to put the toilet paper holder in the bathroom.
(Just tryin' to help)
:hide

[tourunigo]

Scott,

In the business what you are doing is not remodeling. It is called a "gut rehab". That is, the entire stricture is gutted and rehabilitated from ground to roof.

exactly what we have done over three years to a 160 year old Acadian house. Lots of work;lots to learn;lots of money.

Enjoy this thread and knowing that we are not alone in our bliss! :laugh - Bob

[tourunigo]

There is no place to put the toilet paper holder in the bathroom.
(Just tryin' to help)
:hide

note the dot on the left side of the toilet. I think that's the holder. Bit of a tight reach I think but not many other choices unless you go to a free standing unit for both left and right handers. - Bob

[41077]

Badai? Why waist paper. This is the Northwest after all.

[Bob_M]

Arn't you glad we are here to help?

[john1691]

Any interest and coming out to do the HVAC work? :ha

I've been a little amazed at the estimates for running new ducts.

Sure, but 'til you pay the airfare it may be a wash..........

I've gone to TX and New Orleans to do HVAC, plumbing and drywall, but that was huricane disaster relief so not quite the same.

I hope they are proposing metal duct with an exterior wrap, no fiberous dust particals to blow off into the airstream that way. They may also be suggesting a heatpump with hot water back-up. The hot water can be made by a 90%+ eff. , on demand hot water boiler that has a seperate heat exchanger for your domestic hot water as well. Very efficient and not crazy money, at least here. Quietside makes a good 90+ boiler, vents in PVC pipe, both intake for combustion and exhaust. PM me if you have specific questions, wish I were closer, would love to help out.

[Rapid_Roy]

note the dot on the left side of the toilet. I think that's the holder. Bit of a tight reach I think but not many other choices unless you go to a free standing unit for both left and right handers. - Bob

I saw that, but I guess it was unthinkable for me. :ha
I am spoiled, I like them right next to me, not behind me.
Don't care about right or left side though.
How about an electric one that drops down from the ceiling Knary?
:laugh

[Rapid_Roy]

Arn't you glad we are here to help?

Although my electric idea is neat, that is quite stylish and functional too. I like it.

[john1691]

Although my electric idea is neat, that is quite stylish and functional too. I like it.

Just make sure it is GFCI protected..............while your at it, can it heat the paper??:thumb

[Statdawg]

There is no place to put the toilet paper holder in the bathroom.
(Just tryin' to help)
:hide

I thought they used spotted owls in the PacWest ?

Save a tree, wipe your ass with an owl. :laugh

[Crow18]

I thought they used spotted owls in the PacWest ?

Save a tree, wipe your ass with an owl. :laugh

That was in vogue for a while, but explaining the talon lacerations to the ER doc got a little tiresome.

[From MARS]

We used that pedestal dispenser in our bathroom....... until the cats figured out how much fun it was to paper the floor!

Tom

[tourunigo]

.... and since we seem to be hovering around the bathroom at the moment, another thought: insulate all the bathroom walls, especially around drain pipes. We went to the extra work and expense to actually insulate all interior walls and ceilings for a bit of soundproofing throughout.... not only both bathrooms. It seems to work quite well and allows us to close off a couple of bedrooms in the Winter if we want (uh, no kids just occassional guests). Anyway, the point is the bathroom. Been in some new houses that actually amplify so many of the sounds resident to the bathroom facilities. - Bob (heading off to said room with newspaper and coffee)

[knary]

.... and since we seem to be hovering around the bathroom at the moment, another thought: insulate all the bathroom walls, especially around drain pipes. We went to the extra work and expense to actually insulate all interior walls and ceilings for a bit of soundproofing throughout.... not only both bathrooms. It seems to work quite well and allows us to close off a couple of bedrooms in the Winter if we want (uh, no kids just occassional guests). Anyway, the point is the bathroom. Been in some new houses that actually amplify so many of the sounds resident to the bathroom facilities. - Bob (heading off to said room with newspaper and coffee)

The wall between the bathroom and bedroom, as well as the wall between the laundry and dining room, are staggered stud walls. We will also be insulating as you suggest.

[Rapid_Roy]

We used that pedestal dispenser in our bathroom....... until the cats figured out how much fun it was to paper the floor!

Tom

That's why I said under in the over under thread.
Little kids can't figure out when it's under, how to get it all spooled off.
Cats might though.
:ha

[Statdawg]

Scot

Are you going to have an eat in kitchen ?

Because a friend of mine had a similar layout and he switched the Dining Roon and Living Room areas. It cut down of traffic in the dining room and made it closer for them to run to the kitchen for food during TV breaks without going through the dining area.

What insulation works best in the Pac Wet ? Are there mold issues, condensation etc etc ?

What happened to your nice garden ?

[knary]

Scot

Are you going to have an eat in kitchen ?

Because a friend of mine had a similar layout and he switched the Dining Roon and Living Room areas. It cut down of traffic in the dining room and made it closer for them to run to the kitchen for food during TV breaks without going through the dining area.

What insulation works best in the Pac Wet ? Are there mold issues, condensation etc etc ?

What happened to your nice garden ?

We talked about flipping the two, but someone, not me, vetoed the idea outright. When you're eating dinner in a small house on a small city lot, the privacy of the room deeper in the house is all the more desirable.

Mold is an issue. The first trick is to use good old fashioned felt instead of one of the modern building wraps. With so much moisture in the air in the winter months, the aim is to let it out rather than try to keep it from ever getting in. Beyond that, all the usual insulation options apply. With our relatively mild climate, it's harder to get the return on investment from some of the more expensive options. I think we're going fiberglass and cellulose depending on the location.

The garden is partially buried in building materials. :bluduh

[knary]

The driveway side of the porch had subsided, more than an inch in some spots. This had caused the eves to droop even more. This has to be fixed, but doing so after the interior is drywalled is a bad idea. Even though the columns need to be rebuilt, we opted for the quick fix.

http://knary.smugmug.com/House/Remodel/Gut/IMG1687/720045884_iJvmB-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1691/720044768_pgjVr-M.jpg


And then yet another big truck in our tight tiny fragile little driveway and shingles were on their way up.

http://knary.smugmug.com/House/Remodel/Gut/IMG1696/720044579_Wfbz8-L.jpg

They make quick work of it

http://knary.smugmug.com/House/Remodel/Gut/IMG1712/720045324_Bm4yX-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG1723/720045782_Y4SAm-L.jpg

Some the angles look a little wonky in the photos. Some is optical illusion. I *think* everything lines up ok. I'll see tomorrow.

All the framing on the interior is complete. This view stopped me. The new hallway...
http://knary.smugmug.com/House/Remodel/Gut/IMG1701/720044622_N4D2x-L.jpg

The view from the front door...
http://knary.smugmug.com/House/Remodel/Gut/IMG1703/720044953_dU5JN-L.jpg

[martinPH]

Please keep the pictures coming, I am enjoying watching the developments as they happen.
Martin.

[Motor31]

Big project there. Please, definitely keep the pics and updates coming.

[knary]

Thanks, folks. :thumb

Yesterday's uh-oh...
http://knary.smugmug.com/House/Remodel/Gut/IMG9177/721858538_mhLJz-L-1.jpg

To properly anchor the house, as per seismic requirements, a few pieces of the foundation need improvement. This chunk, a bit over 3 feet wide, will anchor the NE corner of the house. We're sistering up some other sections of the foundation.


Today's uh-oh...
http://knary.smugmug.com/House/Remodel/Gut/IMG9183/722833652_iUxzh-L.jpg

We found thorns in the dirt in the crawlspace. Just another reminder of how far this neighborhood had fallen and since come back.

[BubbaZanetti]

i don't usually hold found hypodermics in that manner, but then again, i don't usually pick them up either :brow (tfm brow)


anyway, if you want an a/v system conceptualized, pre-wired and aesthetically pleasing in a vintage of your choice, lemme know. i'll do it for the cost of parts and a little time on the husky on the dirt roads in your area.

[knary]

i don't usually hold found hypodermics in that manner, but then again, i don't usually pick them up either :brow (tfm brow)

These are well aged. :lol


anyway, if you want an a/v system conceptualized, pre-wired and aesthetically pleasing in a vintage of your choice, lemme know. i'll do it for the cost of parts and a little time on the husky on the dirt roads in your area.

:heart

I doubt we can afford the cost of parts. :ha

Are you saying you don't think we should get a $100 off brand home theater system from Costco? :ha

I laugh too much. :ha

But you can ride the Husky any time you'd like. :nod

[knary]

the saga continues :uhoh


http://knary.smugmug.com/House/Remodel/Gut/IMG9186b/722979863_FMiro-L.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG9187/722974122_YDkno-L.jpg

Found in another corner of the basement. It's official, it was a crack house. :ha

A friend and I took it over to the local precinct. A cautious officer peered in, gave a us a knowing look and replied, "THAT is a LOT of crack!" The amount made us all doubt what it was and a quick test showed that most if not all of it was 'cut' - of which flavor, we won't know. If it had been crack, it would have been enough to pay for a chunk of the renovation. At their suggestion I dropped it into the nearest trash can.

[kbasa]

Two weeks! :ha

[knary]

Two weeks! :ha

"two weeks"? :scratch

[BubbaZanetti]

"two weeks"? :scratch

http://www.neiltendo.com/wp-content/uploads/2008/07/total-recall-two-weeks-490.jpg

[knary]

Question:
How long will Scott be sitting in the permit office with his revised engineering?

Answer:
http://www.neiltendo.com/wp-content/uploads/2008/07/total-recall-two-weeks-490.jpg

[Sue]

"two weeks"? :scratch

The Quote is from the hilarious movie, "The Money Pit."
Several times in the movie, the construction crews answer "Two Weeks, Man" ... when they are asked how long a job will take.

It's worth renting. :D

<object width="425" height="344"><param name="movie" value="http://www.youtube.com/v/pmDX0tgONFs&hl=en_US&fs=1&rel=0"></param><param name="allowFullScreen" value="true"></param><param name="allowscriptaccess" value="always"></param><embed src="http://www.youtube.com/v/pmDX0tgONFs&hl=en_US&fs=1&rel=0" type="application/x-shockwave-flash" allowscriptaccess="always" allowfullscreen="true" width="425" height="344"></embed></object>

[knary]

Make that three weeks. :bluduh


Anyone bored enough to think about a few things with me? :D

Lighting:
I'm putting in can lights throughout the house. The finished ceiling height will be around 9' 3"+. Five inch cans or ? Any preference on the baffle/trim? It's an old house and some find recessed lighting too modern, but I don't think you can beat them for function in conjunction with some lamps.

[knary]

The Quote is from the hilarious movie, "The Money Pit."
Several times in the movie, the construction crews answer "Two Weeks, Man" ... when they are asked how long a job will take.

It's worth renting. :D

AH!
I know the movie, but forgot the reference. I thought Dave was giving an even harder poke in reference to the timeline the contractor's originally gave - three weeks. With the big downpours and the concrete oops, we hit 4 1/2 weeks. And then I asked them to tackle a few more things which has them still on site now five weeks after the initial start. I am very ready for them to be done.

[BubbaZanetti]

The Quote is from the hilarious movie, "The Money Pit."
Several times in the movie, the construction crews answer "Two Weeks, Man" ... when they are asked how long a job will take.




or, you know, TOTAL RECALL

http://www.iwatchstuff.com/2009/02/26/total-recall.jpg

[knary]

I could go for a little depressurization right about now.

[JimmyC]

We did an addition 15 years ago and went nuts with recessed cans, track lighting and hanging lamps with floods. It was what the designer spected .The thing I don't like is the bulbs are expencive and they consume a lot of energy. They also cover a limited amount of area. Because the pattern is cone shaped walls will be dark higher up.

It is worth finding a high quality lighting supply house and spending some time getting an idea of what the other options are. They sometimes will work with you on price if you're buying everthing from them. I like the places that have a showroom and a supply section for professionals.

There is some really neat LED lamps and low voltage lamps. The initial cost is somewhat high though.

[kbasa]

Use the cans for spot lighting on the walls. Good lamps will include lenses that can be used to create specific patterns of light on the wall.

Alternatively, cans can be used for task lighting, such as over a countertop or island instead of the trendier/more expensive pendants.

Use stand alone lamps for general illumination.

http://www.bobvila.com/HowTo_Library/Creating_Lighting_Schemes-Lighting_Fixtures-A1583.html

[5thgen]

Hey Knary, GO BIG or Light a candle. The older you get the more light You will need! (+ 30%) You can never have too much light, and if you do... Dim it!!!! If you can hook up with a lighting designer at your local lighting store. Remember to take into consideration the color of you walls and ceilings as they can play a big factor in what will be reflected. Talk with your Electrician the usually have a pretty reasonable source and can point you in the right direction.

Bill

[tourunigo]

Hey Knary, GO BIG or Light a candle. The older you get the more light You will need! (+ 30%) You can never have too much light, and if you do... Dim it!!!! If you can hook up with a lighting designer at your local lighting store. Remember to take into consideration the color of you walls and ceilings as they can play a big factor in what will be reflected. Talk with your Electrician the usually have a pretty reasonable source and can point you in the right direction.

Bill

agree. When we were doing the lighting part of our project similar to this one, the Naysayers joked about our obsessing over lights, dimmers and colors. Now they come in and are impressed with the 'mood control' that we have in each room. Lots of imagining but worth it in the end. When things are all torn apart and the electrician is running wires it seems obvious to do it then. Over do it we say! We still use candles too. BTY, while the electrician is there put in more plugs than you think you'll need. - Bob

[Sue]

BTY, while the electrician is there put in more plugs than you think you'll need. - Bob

10-4 on that one. :thumb

I always wished I would have put in under-counter lighting ... and outlets under the counters ... in the kitchen at Beemer Hill. Outlets underneath the counters are out of sight and so convenient.

Really enjoying this thread!

:clap

[GSfornow]

Check out Lightolier 3" cans # 2000IC housing with a 2005 WH trim. This trim uses a 50 PAR 20 lamp which provides a nice white crisp light and no transformer to have to replace later. For accent this housing will accept Lightolier #2027, this trim has an adjustable lamp angle up to 30 degrees. When the the lamp is adjusted straight down it looks just like the 2005 trim so your look will be uniform as far as trim and lamp look. The three inch cans look less obtrusive and provide good light when compared to the 5" and 6". The 6" to me look like hub caps screwed to the ceiling. But thats just me.

As far as receptacles the NEC, if they use that in your state, is very clear and if wired to code you will have plenty of receptacles usually. On general wall space you can not be more than 6' from a receptacle. IE start your measurement at an opening, a door etc., and the first receptacle need to be within 6', the next receptacle on linear wall can be 12' from the first one. So if you are stand between receptacles you are not more than 6' from. Locally we go a little more heavy than that (more receptacles) but code is usually sufficient. If you have a specific locations for funiture or book shelves or computer etc. make sure you have power where you will want it. On countertops you can't be more than 2' from a receptacle. Start at a sink or break in the counter top and you need a receptacle within 2'. After that 4' apart. We go a little heavy there too. The big thing is that more circuits than code requires is very desirable. We usually only put two kitchen counter receptacles on a circuit. Code says you can put the entire kitchen and dining room on just two small appliance branch circuits. Get more circuits than that! Make sure your ref., dishwasher, and other appliances are on their own individual branch circuits.

In regard to lighting there are lots of options and ideas it usually the limiting factor is "how much do you want to spend". Check around and find a look you like and go from there. You can go from a table lamp in the corner to computer controlled lighting systems with lots of options in the middle. How thick is the wallet? And yes to dimmers they are inexpensive.

Have fun.

[tourunigo]

dimmers don't work with those pesky little pretzel-like florescent lights. Halogen are hot but so controlable and fit into tight places. Likely many more options on the market but halogen and the good old Edison thing work for us.

Re: plugs. We are set at about 4-6 feet. Living room had the closest fit with a little cluster of three behind the future entertainment unit (pellet stove, tv, stereo, light).

I agree.... great little thread and, if you look at it all from another perspective, lovingly restructuring a fine old house is a bit like working on an old /5 that you just found in a barn:bolt - Bob

[GSfornow]

There are CFL lamps that are dimable for retro fit into a 120 volt fixture you would need to change your dimmer though. In new construction I think the smart choice is to commit to fluoresent or incandescent at this point. At least as far as recessed lighting is concerned. There are many options available in fluorescent and incandescent models. Fluorescent fixtures are available that are dimable but at a higher cost. The color rendering of the fluorescent lamps are getting better but the lamps for recessed lighting the choice is limited. I looked at recessed the other day for an office and the 16 or 26 watt lamps available for those were either 2700 K or 3500 K. The 2700 K having a warmer look and a CRI of 82 but the CRI for the 3500 K would be higher (colors would look more natural). While the fluorescent are less expensive to run, in my area they are not in widespread use in residential applications. In commercial applications the fluorescent are more the norm. Most go with halogen, PAR lamps, or straight incandescent, R lamps, for residential use.

[knary]

:thumb

As I'm the electrician* on this project, I can do whatever I want with little fuss - just more and more questions. :ha

I'll be putting in as many plugs as I can manage without making it seem like a physics lab, with doubled up outlets in more than a few spots. These days, as we all know, there's that much more to plug in. A single box next to the bed doesn't come close to being enough these days between lamp, clock, reading light, and the occasional laptop.

I did a fair amount of research on lighting when I built the studio a few years ago. The formula for us is color correctness, temperature and price. If a bulb's CRI is too low, I won't buy it.

There are two excellent lighting stores in the area with designers eager to help. I'm pricing the recessed lights, porch lights, accent lights, bathroom lights, lights and more lights right now.


Most importantly, I did manage to get out of the permit office with approved engineering changes after 3 1/2 hours. The city's engineer was very unhappy about having to put a triangle with a 3 in it on the plans. You'd have thought I'd asked him to eat poo.

*my father arrives on wednesday to lend a hand. He's going to play with plumbing while I pull wires.

[knary]

This wall isn't holding much up any more with the new beams under the house, but it makes us very happy to see a sister wall getting put in. You can bury a screw driver in the old wall without much fuss.

http://knary.smugmug.com/House/Remodel/Gut/IMG9193/724546879_c3Yoh-L.jpg

A hole like this where there used to be concrete would make Erin a little -um- anxious. Doesn't faze her at all any more. :ha

http://knary.smugmug.com/House/Remodel/Gut/IMG9196/724546927_c62Bj-L.jpg

The guy bent over is right over the spot where the ammo can was found.



Off to go get the gravy out of the bird. :D

[tourunigo]

This wall isn't holding much up any more with the new beams under the house, but it makes us very happy to see a sister wall getting put in. You can bury a screw driver in the old wall without much fuss.
edit


A hole like this where there used to be concrete would make Erin a little -um- anxious. Doesn't faze her at all any more. :ha

edit

The guy bent over is right over the spot where the ammo can was found.



Off to go get the gravy out of the bird. :D

speaking of that ammo case......my wife Mary is curious, since you found that stash, whether a bit more scatching around might find some real cash behind a brick or something. Our reno only found some old newspaper insulation and a Rosary...... so the Priest came over and used it to bless the house (really). Nice touch but no money. - Bob

[john1691]

Scott, make sure the recess cans are "airtite" so the room heat/cooling doesn't end up in the attic. Recess cans are also nice as they light the area, not the ceiling, so depending on the finish plaster/drywall, you won't notice imperfections. Don't forget to run an empty 2" conduit up to the attic, it will give you an easy way to add stuff later.

[knary]

Whenever possible, send the guy whose money you <i>might</i> inherit up a rickety ladder set on a pile of rubble.

http://knary.smugmug.com/House/Remodel/Gut/IMG9209/732940576_896Jy-L.jpg

[Motor31]

As long as he doesn't see the thread and catch on to your evil plan........:nyah

[knary]

As long as he doesn't see the thread and catch on to your evil plan........:nyah

Knowing about a plan and preventing it are two different things! (he's sitting about 8' to me left and browsing this thread) :ha

[vincewinkel]

get to work, DAD... back on the ladder.

[knary]

get to work, DAD... back into the basement!

fixed :evil

[Rapid_Roy]

Wow, this keeps getting better and better.
Drugs, money. Let me know if you find any guns or lawyers.
:wave

[AKBeemer]

Jimmy Hofa just might have been located.

[Motor31]

If you find any lawyers, cover them back up and call for the best exterminator you can find.

[Sue]

Mr Knary.... what's the news this week?
Pictures! I want more pictures!

:whistle

:D

[knary]

To quote Kbasa quoting a movie, "Two weeks" :ha :cry :ha :cry :ha

I've got some stories and updates I'll try to post tomorrow. The quick synopsis: Thank you for your work but now it's time for you to leave. :ha

[Mika]

OOOoooo this sounds like it's going to be good reading. I planed a low key Friday night, now it looks like home made pizza a few beers and curl up with my computer and read - Showdown at the 1908 Home.
:lurk

[knary]

OOOoooo this sounds like it's going to be good reading. I planed a low key Friday night, now it looks like home made pizza a few beers and curl up with my computer and read - Showdown at the 1908 Home.
:lurk


:wave

Nothing too dramatic. Just the usual ebb and flow of dealing with contractors.

p.s. I find myself thinking about an R12R. Did I mention that I'm broke? :ha

[MartyW]

Knary- As a professional remodelor, I have learned that the three most expensive words in the English language are: (other than anything Tiger Woods has said to his wife) "might as well". If you haven't discovered the expense of these words yet, wait until you are selecting cabinetry, tile, plumbing fixtures, low voltage systems, and any other finished product that goes into a home. You'll be amazed how many times those words are thrown around. There is no end to the incremental improvements you can make in the quality of everything.

If I could suggest one luxury that pays for itself every day it would be heated floors in the master bath. Electrical or radiant, it doesn't matter, you and your wife will love them every day. My kids lay on my floor to get dressed in the morning. I know it's another "might as well", but this one's worth it. Jacuzzi bathtubs on the other hand, not so much.
Good luck, and please pay your contractors. They work hard for the money.
-Marty

[Mika]

:wave

Nothing too dramatic. Just the usual ebb and flow of dealing with contractors.

p.s. I find myself thinking about an R12R. Did I mention that I'm broke? :ha

Ok not the Showdown but As the Hammer Falls. With pizza and beer it should be a fun read.

P.S.

So am I. So am I. I think we both need to save for when the CamHead engine makes it to the R. (By then we will have recovered, spent our money on some other bike or have money for the R) Did I mention I hate waiting?

[88bmwJeff]

:wave

Nothing too dramatic. Just the usual ebb and flow of dealing with contractors.

p.s. I find myself thinking about an R12R. Did I mention that I'm broke? :ha

You think you're broke now, just wait until the little guy/gal comes. :stick I can't belieive how much stuff my little guy has and he's almost two. These little guys/gals are more high maintenance than our BMW's; however, they're worth every penny.

[knary]

Knary- As a professional remodelor, I have learned that the three most expensive words in the English language are: (other than anything Tiger Woods has said to his wife) "might as well". If you haven't discovered the expense of these words yet, wait until you are selecting cabinetry, tile, plumbing fixtures, low voltage systems, and any other finished product that goes into a home. You'll be amazed how many times those words are thrown around. There is no end to the incremental improvements you can make in the quality of everything.

If I could suggest one luxury that pays for itself every day it would be heated floors in the master bath. Electrical or radiant, it doesn't matter, you and your wife will love them every day. My kids lay on my floor to get dressed in the morning. I know it's another "might as well", but this one's worth it. Jacuzzi bathtubs on the other hand, not so much.

:thumb
We've had a few of those and have mostly resisted. Our version is "While we're here". The goal is a modest and very functional little house. We don't want the craptastic bottom of the barrel (e.g. texture to hide questionable drywall), or the top of the line (e.g. full custom kitchen cabinets). We know the market and our needs. Anything thought through and done with some good sense will be an enormous improvement over what we had and we should see a decent return on our investment (though that's not the primary aim).


Good luck, and please pay your contractors. They work hard for the money.
-Marty
:nod
Mostly. :D
We've had a few issues, as noted, with the concrete work and some resulting problems. But every time I've gotten a bill, I've made a call, calmly discussed the situation and then paid them. They've been, it's fair to say, shocked that I haven't refused payments or thrown any hissy fits. To which I've replied to them, for example, "I know how much concrete was poured. I know how many hours your guys put in. Materials aren't free and neither is labor. So I pay you. Should I do something else?"

:dunno

p.s. I just wired up the gas furnace. It works ... if a bit noisily. The bearings in one of the blowers sound a little less than happy. :ha

[58058D]

This has been a great read. It helps me see my project(s) will be much easier. I will be crawling under the Inn today to measure the plumbing so my son and I can replace most of it in January (it is all in the open either under the building or OUTSIDE). Then we will totally renovate one of our rooms to bring it into this century. The Inn was built in 1883, has had some good and some not so good work done since then and it is time to start the gradual process of upgrading. I am curious and scared to find out what I will find when I remove the tub in that room....

[tourunigo]

A great read continues. As we apply the finishing touches on our 160 year old homestead home we have often referred to the house as a House of Compromises. A quarter bubble off can often be hidden by optic illusions. Fun ..... but expensive. Thanks for continuing the guided tour. - Bob

[kbasa]

Pics!

[knary]

It's the little things that count. It's the little things that put holes in your feet, that uncertainty and pain in your back. Throughout the living room and dining room, the previous owner had liberally used staples to ineptly install a hardwood floor. The easy math puts the number in the thousands. They all had to go. Oh how I hate those little staples. And today, finally having access to the last patch of the old floor, I had to pull just one more mean little piece of bent metal.

http://knary.smugmug.com/House/Remodel/Gut/IMG9281b/745976167_kEcuW-L.jpg

[knary]

For some of the old openings we've opted for sash replacement kits - so called "sash packs" or "tilt packs" depending on the manufacturer. We went with the Marvin's wood version. You pull out the old stops and sashes, clean the opening up, attach some clips, snap in a jam liner, and install the same kinds of sashes that would go in one of their new complete windows. The benefits: quick install, a little cheaper, and the old exterior trim is saved. The downsides: you lose some glass to the jam liners, vinyl/plastic of the liner, and not as clean as an all new window.

http://knary.smugmug.com/House/Remodel/Gut/IMG9262/745974532_bcvsL-M.jpg

Same windows from the inside:

http://knary.smugmug.com/House/Remodel/Gut/IMG9248/745973911_RJ4Lw-M.jpg

http://knary.smugmug.com/House/Remodel/Gut/IMG9249/745974041_rvogU-M.jpg

The Marvin windows are a clear step up from the Jeld-Wen we used in the back of the house (yes, that lunatic got some of our cash). When the Jeld-Wen warranty guy came out to address a few issues he commented that he put Marvin in his house. :lol

[knary]

Oh, and we finally got rid of the space shuttle. The PO in his infinite cheapness had the furnace installed directly beneath its undersized return in the dining room. The HVAC crew came in and did what looks like a great job. The only thing saved was the old furnace. I love the sight of that wee little roof ..umm... erection. :ha

http://knary.smugmug.com/House/Remodel/Gut/IMG9242/745973750_wPeVA-M.jpg

[Mika]

Scott,
I am packed and heading off to spend Christmas with the family.

I don’t know where you will be having your Christmas diner but I whish you and yours all the best of this special season.

John

PS.
Look before you sit. You never know when those pesky tacks will bite you in the

:wave

[knary]

And to you as well. :wave

I'm taking some time away from the house and spending it with my wife who's looking more and more like the nose of a 747. :ha

[drharveys]

Just found this thread -- as the owner/maintainer of a 1928 house, my hat is officially off to you!

Just maintaining one of these irreplaceable gems is enough for me. Your project is truly inspiring!

[rinty]

Nice windows!