This is a pretty big project that encompasses practically every aspect of residential construction and overlays the demands of historic restoration onto every detail. It is complex and fun, but I want to make the point that most restoration work is not like this. Much important historic work happens on a small scale without the fanfare of a big showy project.
Take windows as an example. Say you have an old house with old drafty windows, out of square jambs and sash that rattle and leak. You lose a lot of heat and air conditioning money out those windows and every spring at window washing time you think.... "it's really time to do something about these windows." Before you go for the quick solution - vinyl replacement windows - consider this basic principal: Restoration is nine tenths preservation. In other words, if you throw those windows out, they can never be restored. The decision to install vinyl windows is a step away from the historic value of your house and it is a first step down a path that could affect your house forever.
Old windows can be repaired and upgraded to last for many years. They can work easily and be nearly draft free and with tastfully designed storm panels, they can be almost as efficient as new windows while maintaining the architecural integrity of your old house. It is worth noting that even the best new windows don't come close to matching the insulating value of the walls around them. The truth is, every window is a thermal hole in the wall, so when you are considering what to do about your windows, I would suggest you consider restoration and preserve the beauty and the history of your old house.
Monday, February 22, 2010
Wednesday, February 10, 2010
The Bigger Picture
Somebody asked me the other day what was so special about this house - he didn't mean it in a critical way, just wondering why this particular house should merit so much attention. And it's a good question. George Washington never slept here, it's not the homestead of a famous author...so why does it matter whether or not we preserve it to historic standards? My answer is that no house in the Ocracoke Historic District qualifies as "special" based on its individual merits as a record of history or even on its unique architectural merits, but what does qualify as special, even historically important, is the Ocracoke Historic District itself. And every old home and structure, and indeed every old tree and lane in the District contributes to that important value. As does the living history of Ocracoke - those people whose families have been here and over generations have woven a fabric of knowledge and experience that is unique to Ocracoke.
When visitors come here and say, as I have often heard, "wow, I just love it here, it's so peacful and easy going," what they're talking about is Ocracoke's historic character and without the old houses and the big ol' live oaks and the commercial fishing community and the "mom and pop"stores and narrow streets, Ocracoke wouldn't be Ocracoke; it would be....well, just like the rest, only further away.
When visitors come here and say, as I have often heard, "wow, I just love it here, it's so peacful and easy going," what they're talking about is Ocracoke's historic character and without the old houses and the big ol' live oaks and the commercial fishing community and the "mom and pop"stores and narrow streets, Ocracoke wouldn't be Ocracoke; it would be....well, just like the rest, only further away.
Sunday, January 31, 2010
Three Days In Richmond
One of the most critical tasks of a GC is to keep the materials coming onto the jobsite. That's always a bit of a chore, but all the moreso on an island. You can't just make a quick run to the supply house for another bundle of insulation or box of nails. Add to that all of those things that I usually leave to the owner to acquire, and the job of selecting, buying and transporting materials can take a lot of time. A real lot of time.
To that end, Carol and I went on a three day buying trip to Richmond last week to visit two architectural salvage places. In particular we were looking for old doors as almost all of the doors in the house had been changed out to hollow core luans. We also figured we'd look for door hardware, a bathroom sink, window sash, lighting fixtures, countertop, cabinetry, etc while we were there. It turns out this can take an enormous amount of time, if for no other reason than the time you can spend looking at interesting things you don't need, like paintings, fireplace surrounds, clawfoot bathtubs, furniture, circular stairs...well, you get the picture. We actually did a pretty good job of staying focused; we found all of the doors we wanted and a "ming green" pedestal sink (I'll post a picture as soon as I get it out of the trailer.)
And we spent hours and hours in Home Depot, Lowes and a Habitat recycle store. We filled the truck and trailer and even then didn't find everything we were looking for, though we did get a great deal in Currituck on a 4' piece of granite for a section of countertop. We spent so much money that Bank of America called to see if we were alright. And we are.
To that end, Carol and I went on a three day buying trip to Richmond last week to visit two architectural salvage places. In particular we were looking for old doors as almost all of the doors in the house had been changed out to hollow core luans. We also figured we'd look for door hardware, a bathroom sink, window sash, lighting fixtures, countertop, cabinetry, etc while we were there. It turns out this can take an enormous amount of time, if for no other reason than the time you can spend looking at interesting things you don't need, like paintings, fireplace surrounds, clawfoot bathtubs, furniture, circular stairs...well, you get the picture. We actually did a pretty good job of staying focused; we found all of the doors we wanted and a "ming green" pedestal sink (I'll post a picture as soon as I get it out of the trailer.)
And we spent hours and hours in Home Depot, Lowes and a Habitat recycle store. We filled the truck and trailer and even then didn't find everything we were looking for, though we did get a great deal in Currituck on a 4' piece of granite for a section of countertop. We spent so much money that Bank of America called to see if we were alright. And we are.
Saturday, January 23, 2010
We're rollin' (w/pics...)
Well, it's been a while, and we've made some serious progress. The most noticeable change is the cedar shingle roof, which is spectacular...we're so glad we did this, even though the cost was more than "asphalt" by almost 60%. We made the decision to go with cedar, despite the price difference for two reasons - historical accuracy and aesthetics. If money wasn't an issue, it would have been an easy decision. In the end, we traded that added cost against a delay on re-shingling the north side (and least visible) roof, which will remain as is for a few years.
Inside, we are moving on the mechanicals: electrical, HVAC and plumbing. The electrical is underway and Don Bachman is doing a meticulously careful job. We are completely re-wiring, even moving the meter box to the rear bedroom. Normally we would install duct for the HVAC first, but we've planned well enough that we can avoid any conflict between the duct and the wiring. HVAC and plumbing is going out to bid under separate contracts. HVAC, especially, is a trade which is quickly advancing both in terms of theory and technology - it is important to work with a contractor who is up to date in his knowledge and flexible enough to adapt that knowledge to a variety of circumstances. There are many good professionals out there and I am happy to be getting to know some of them.
We also pounded through a bunch of miscellaneous carpentry jobs that had been left "for later". These punchlist-type items can accumulate and we had a good spot in our work schedule to knock them off. It will make everything else move more efficiently to have those items done.
Where we're headed is to be ready for sheetrock in about a week and a half...maybe two weeks. February is a short month, but I'm hoping by the end of the month to be sheetrocked and at least primer coat, if not finish coats on the walls and ceilings. Stairs re-built, some or all of the windows restored.... installing doors and cabinets/countertops...by the beginning of March. Meanwhile, Jason and Johnny are back outside completing the siding...
Sound ambitious? Oh yeah...
Inside, we are moving on the mechanicals: electrical, HVAC and plumbing. The electrical is underway and Don Bachman is doing a meticulously careful job. We are completely re-wiring, even moving the meter box to the rear bedroom. Normally we would install duct for the HVAC first, but we've planned well enough that we can avoid any conflict between the duct and the wiring. HVAC and plumbing is going out to bid under separate contracts. HVAC, especially, is a trade which is quickly advancing both in terms of theory and technology - it is important to work with a contractor who is up to date in his knowledge and flexible enough to adapt that knowledge to a variety of circumstances. There are many good professionals out there and I am happy to be getting to know some of them.
We also pounded through a bunch of miscellaneous carpentry jobs that had been left "for later". These punchlist-type items can accumulate and we had a good spot in our work schedule to knock them off. It will make everything else move more efficiently to have those items done.
Where we're headed is to be ready for sheetrock in about a week and a half...maybe two weeks. February is a short month, but I'm hoping by the end of the month to be sheetrocked and at least primer coat, if not finish coats on the walls and ceilings. Stairs re-built, some or all of the windows restored.... installing doors and cabinets/countertops...by the beginning of March. Meanwhile, Jason and Johnny are back outside completing the siding...
Sound ambitious? Oh yeah...
It's a beautiful thing...
Beauty is in the eye of the beholder
Gettin' 'er done...
WOW!
Lest we forget what cold really is...my granddaughters in VT
(note the Vermont siding on the addition..that's standard up there)
Thursday, December 31, 2009
Oooh Baby It's Cold Outside
Happy New Year to all. I'm in the cold clutches of New England for the holidays. Right now it's snowing again - between the 14 inches we got just before Christmas while Carol was here, the 8 inches we got while I was up in Vermont with my son, and now, back in Connecticut, we're getting a few additional inches of the white stuff....I've just about had my fill and I am longing for Ocracoke's balmy 40's. It's been mostly in the teens and twentys, but I did see (feel) a touch of below zero in Vermont, just to remind me of what that's like.
My brother and I went to look at a job this morning - building a screen porch onto a house we built many years ago for my good friends Ed and Shirley - My Favorite Customers Of All Time. (Marcy and Lou, you are a very very close second and I hope you-all will get to meet in March). We are looking at getting the job started in pretty short order and questioning how deep the frost is relative to getting a backhoe in to dig for footings....a different set of questions than we ask in Ocracoke, eh?
We do have a historic project going here as well - it's funded by the State of CT Historic Commission and involves restoring the roof structure of an old two-story building that has been community owned - something like a grange hall- for over 150 years. As our Ocracoke project is, this is done to Dept. of Interior Specifications, but this one involves also an architect and an engineer who jointly wrote the specs...and way way over engineered the structure. But, what to say? On behalf of the guys who built it originally, we have gotten a few laughs over the extensive engineering language specifying the modulus of elasticity/bending strength required for the oak pegs!
Our guys have been starting in the mornings by chipping ice off the scaffolding and ladders. I have to say I don't miss that, but I have to admit that I do miss this old New England architecture.
See you soon.
My brother and I went to look at a job this morning - building a screen porch onto a house we built many years ago for my good friends Ed and Shirley - My Favorite Customers Of All Time. (Marcy and Lou, you are a very very close second and I hope you-all will get to meet in March). We are looking at getting the job started in pretty short order and questioning how deep the frost is relative to getting a backhoe in to dig for footings....a different set of questions than we ask in Ocracoke, eh?
We do have a historic project going here as well - it's funded by the State of CT Historic Commission and involves restoring the roof structure of an old two-story building that has been community owned - something like a grange hall- for over 150 years. As our Ocracoke project is, this is done to Dept. of Interior Specifications, but this one involves also an architect and an engineer who jointly wrote the specs...and way way over engineered the structure. But, what to say? On behalf of the guys who built it originally, we have gotten a few laughs over the extensive engineering language specifying the modulus of elasticity/bending strength required for the oak pegs!
Our guys have been starting in the mornings by chipping ice off the scaffolding and ladders. I have to say I don't miss that, but I have to admit that I do miss this old New England architecture.
See you soon.
Sunday, December 13, 2009
Up She Comes - lots of pics...
We started jacking on Monday afternoon - we had 22 jacks set on the concrete footers we poured last week and we had cribbing set up and more ready to go. We lifted about a foot on Tuesday, took a rain day off on Wednesday and gained the remaining 18 inches on Thursday. Friday we tweaked and leveled and re-set cribbing as needed. So now we're up above the FEMA recommended flood elevation by a couple of inches, and more level than the house has been in decades.
Everything went well. It turns out we spent way more time setting cribbing and re-setting jacks than actually jacking. We went up in 1 1/2" increments and found that, for the sake of safety, we could only make about three of those lifts before it made sense to raise and re-block the jacks. As we went up, we added blocks to the cribbing and continually replaced 2x blocks with 6x6 and when we could, we replaced the 6x6 with 8x8, which kept the cribbing stable as it came up.
The only glitch was that three or four of the footers tipped because the jacks weren't set square in the middle. There is a reason for that - having to do with the layout of the piers....but the end result was the jacks were off center of the footers. To correct, we simply moved those jacks to the back edge of the sill beam, set a level on the footers to monitor the problem and kept on jacking. Pics follow:
Everything went well. It turns out we spent way more time setting cribbing and re-setting jacks than actually jacking. We went up in 1 1/2" increments and found that, for the sake of safety, we could only make about three of those lifts before it made sense to raise and re-block the jacks. As we went up, we added blocks to the cribbing and continually replaced 2x blocks with 6x6 and when we could, we replaced the 6x6 with 8x8, which kept the cribbing stable as it came up.
The only glitch was that three or four of the footers tipped because the jacks weren't set square in the middle. There is a reason for that - having to do with the layout of the piers....but the end result was the jacks were off center of the footers. To correct, we simply moved those jacks to the back edge of the sill beam, set a level on the footers to monitor the problem and kept on jacking. Pics follow:
Starting to lift
Down Under
Coming up
Workin' the jacks J Kidwell photo
Now it's getting roomy under there J Kidwell photo
Cribbing and jacks - nearly there J Kidwell photo
Just Starting
Making Progress
OK - that's it J Kidwell photo
Watch out, the first step's a doozie! J Kidwell photo
Sunday, December 6, 2009
Cement Day
To Jason and Johnny's dismay, I decided to pour the footers for piers before we jack the house up...there is some logic to jacking first and then pouring, I'll concede. That logic being: the house would be 30" higher when it comes time to dig and set 32 footing forms and when it comes time to pour 4 yards of concrete. On the other hand, and more compelling to me than easier vs harder...I now have my concrete footers to set jacks on and I'm sure it will make the jacking considerably quicker, safer and cleaner.
In the end, we spent two miserable days under the house digging and setting forms. There's about twenty inches from grade to the bottoms of the floor joists, so the work is done in a sort of contorted lying/sitting position with a sawed off shovel. Not fun, but there are worse things to have to do, like....uhh, well uhh... I'll get back to you on that.
On Thursday we poured concrete. We were dreading this task, as four yards of concrete in partially filled five gallon buckets comes to a hell of a lot of buckets ... maybe in the 150 to 200 range. But the good news is we asked around for temp help and ended up with nine of us doing the job in less than an hour. Now we're poured and Monday we start jacking.
In the end, we spent two miserable days under the house digging and setting forms. There's about twenty inches from grade to the bottoms of the floor joists, so the work is done in a sort of contorted lying/sitting position with a sawed off shovel. Not fun, but there are worse things to have to do, like....uhh, well uhh... I'll get back to you on that.
On Thursday we poured concrete. We were dreading this task, as four yards of concrete in partially filled five gallon buckets comes to a hell of a lot of buckets ... maybe in the 150 to 200 range. But the good news is we asked around for temp help and ended up with nine of us doing the job in less than an hour. Now we're poured and Monday we start jacking.
Waiting for the cement truck
Still waiting for the cement truck
Footing form with rebar and tie strap - ready to go
Yeehaw...cement time
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