Kohler Brockway Sink in the Cottage Bathroom!

Once in a while, one of the really awesome benefits of having this blog is that it’s kind of like I have more eyes thrifting for me. This kind of thing is a relatively rare occurrence—I’m not that fancy—but I do feel extra super lucky when I get an email or a tweet or a comment from a reader letting me know that they spotted this or that in a thrift store or on eBay or Craigslist and thought I might be interested.

About a year and a half ago, I wrote about that nice rosewood credenza that a very kind and neighborly reader named Priscilla found and put on hold for me at a thrift store. That was really awesome when that happened. Priscilla has been kind enough to text me every now and then if she see’s something while she’s out and about…and girlfriend just went and did it AGAIN.

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So one day while I was busy working on the living room at my house, Priscilla texted me a picture of this 3-foot wide enameled cast iron double sink over at the Habitat for Humanity ReStore, asking if I wanted it since she couldn’t think of a reason to buy it herself. I don’t need it for my house, and it didn’t really fit into the cottage plan either, but come on…that’s a good-looking sink! Originally I was planning on doing some kind of double vanity/double sink situation in the full bath at the cottage, but after thinking it over for a few minutes and looking at a few pictures of this model in use, I started to get really excited about using this instead. The holes accommodate 2 separate faucets, so it has the functionality of double sinks but the simplicity and glamor of a single basin. What’s not to love?

I don’t know how old this particular sink is, but it’s actually still in production! It’s made by Kohler and is called the Brockway—looks like it retails for between about $1,200-$1,600, depending on the source. Mine was only $175! Such a score. It didn’t come with faucets, mounting hardware, or the soap dish that goes in the middle, so that’ll add a few hundred dollars, but that’s OK—it can all be ordered separately from Kohler, which is really nice. I don’t have the budget that would allow for buying this kind of thing new, so it’s exciting to be able to put something so high-quality in this house that will hopefully stay with it for a long, long time.

This sink feels especially meaningful because back in October, Kohler held a small conference for bloggers at their headquarters in Kohler, Wisconsin, which I had the pleasure of attending! Admittedly, I went into the trip knowing next to nothing about Kohler as a company (other than that they made my toilet, which I like…), but I had such an appreciation for them by the time I left. What really struck me was how Kohler has balanced almost 150 years of design innovation (they started by making enameled cast iron bathtubs in 1873!) with a real respect for historic styles and production methods—something that seems really out of the ordinary for such a large, international company.

We got to spend some time in a museum area of one of the Kohler buildings, and while it was interesting to see how much things have changed over almost 150 years in business, it was even more amazing to see how much has stayed the same. They still produce almost everything out of their Wisconsin factories, including so many classic styles that are really nicely suited to historic renovations. It made me so happy to see all that stuff right alongside their sleeker, more modern designs. On the last day, we even got to tour the factories, and I think the highlight for a lot of us was seeing the cast iron goods being made. In my admittedly nerdy sort of way, I like having this sink because I’ve seen firsthand exactly how it was made…coming out of the oven glowing red-hot, hot enough to melt the powdered glass particles that get sprayed on it to form the enameled surface…SO COOL. I wish I could go back, like, once a month.

ANYWAY. Want to take a look at how great this sink looks in a bathroom? Yeah, I do too.

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From Country Living / Photos by Max Kim-Bee (click photo for link)

I really like this picture because it’s so much of what I can envision for the cottage bathroom! I’ve been thinking a lot about plank walls for the entire upstairs space, including parts of the bathroom that wouldn’t be tiled. The reclaimed wood shelf, the mirror, the sconce situation…it’s all just so nice!

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From House Beautiful / Photo by Alec Hemer (click photo for link)

What’s better than one double sink? TWO DOUBLE SINKS. So much sink action. And oh hey look, more plank walls! And a plank ceiling! And…BRASS. I’m admittedly not a huge fan of the Cannock faucet that’s recommended to go with the sink (maybe I’d like it more in real life?), but I do really like these, and the brass factor just puts it over the top. I’ve never actually seen all-brass traps and supply lines in the real world, but damn. That looks great. Plumbing fantasies.

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From Remodelista / Photo by Sean Slattery (click photo for link)

Hot DAMN, this bathroom. Sooooooo gooooooood. I sort of laughed when I saw this photo because the subway tiles and black hex floor tiles are also things I’ve been mentally tossing around for the cottage bathroom. Although my tiles would be ceramic and these look to be marble, but whatever. Oh, and I see you, skinny beautiful black radiator. And those cabinets. And that gorgeous tub. GUH. But the sink looks amazing, right? Right. It’s such a versatile piece.

Looking at these fancy bathrooms makes going to my bathroom feel kind of like taking a dump in a porta potty on a hot summer day, but I don’t even care.

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So there. Obviously this bathroom has a ways to go before this sink can have its moment to shine, but it feels motivating to have it now, while I still have some time to plan. It makes me so excited to see it come together! Now to just find myself a tub…

Hunting Radiators

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People say it all the time: during any renovation, surprises happen. Curveballs, if you prefer that kind of athletic terminology. I do not because I do not enjoy sports.

The cottage renovation has been almost eerily lacking in them, all things considered. Yes, there was the rotted sill plate that needed to be replaced in the front, and I guess the original wall framing inside was worse than anticipated, and there’s the ongoing lack of gas service, but…is that it? I don’t really know what I was expecting. Maybe it’s just what you get when you buy a condemned shell of a house…you kind of expect everything to be disastrous so it feels like a little bonus when certain aspects are actually pretty OK. It’s possible my definition of “OK” has just gotten a little skewed and kooky.

I fully admit, own, and embrace that I am not an expert on…really anything. During the early planning stages of the renovation (which started pre-purchase, since I had to figure out a budget and all that…), I met my plumber, Carl, at the cottage to talk about the plumbing and the heat system in the house—namely, that there was none, and we’d be starting from scratch. I remember offering that the intelligent and modern thing to do would be to install a forced air system for heat, and I remember him quickly agreeing with me that this would be the correct and most cost-effective solution.

BAM. I know, you don’t have to tell me how hip and with it I am. I was even a little excited about the new fancy forced air system that this house would have because, for some extra cash, it could also be an A/C system! AIR. CONDITIONING. In an old house. This place was basically shaping up to be a fucking SPA.

So that was the plan. Now you know.

Fast-forward warp-speed-style to a couple of weeks ago. Demo is done, new framing is done, I’ve switched to present tense, and I ask Carl if we can get going on installing the ducts and the furnace. That way, everything will be in place when the dumb gas line finally decides to materialize. So Carl sends some of his dudes over to the house that evening. I meet them there.

Carl has several dudes who work for him. I really like them all. They’re funny and smart and they are all OBSESSED with Mekko and in general we just have a nice time getting frustrated about plumbing. Plumbing is really frustrating in general so you can choose to be a dick all the time or you can choose to be a cool and groovy dude. These are cool and groovy types. I know how most of them take their coffee so I consider us all very good friends at this point.

Anyway. Dudes walk through newly-gutted, newly-reframed house. Dudes exchange worried looks.

“And you said you wanted to put forced air in here?”

There’s this one guy who works for Carl who I would still say is pretty cool but his attitude is not so groovy. He’s what we call crotchety. On the surface he sort of seems to hate everything and everyone but I know he’s really a softie. We’ll call him Joe.

“No fucking way you’re running ducts in this house,” says Joe. “No way, no how.” He’s visibly angry already, just at the prospect of even attempting the job.

I ask him to elaborate.

The basic gist of the story is that in a house with no attic and only a partial basement, running the necessary ductwork from room to room becomes much more complicated, so almost everything has to be run within the living spaces—not above or below them. With framing to accommodate the ducts, this isn’t really a problem…but this is a small house with 7.5 foot ceilings. Joe begins mapping his best guess of how the ducts would need to be run: through a chase that would need to be built in this corner, across a soffit on this wall…the picture he paints takes up a lot of space and looks super ugly. He quickly gets flustered and goes out to the van to smoke a Newport.

One of the guys calls Carl. Carl says he’ll be on his way as soon as he gets done with whatever he’s doing.

Joe sits in the van and smokes. Me and the other guys stand around outside, where it’s a little bit lighter, and shoot the shit. We talk about the neighborhood, about Kingston, about the house, about their haircare regimens, about cars, about their pocket-knives, about how cold it is. Eventually, Carl shows. We all go back inside, cellphone flashlights activated.

Carl looks around. He explains that the forced air system isn’t impossible, but would involve some soffits and chases and custom ductwork, meaning added cost. At one point he just stops. “Wait, why do you want forced air in here, anyway?”

“I just thought that’s what people did.”

“Honestly, you’d be better off with radiators. A lot easier to snake pipes than run all these ducts. We can do the same system we put in your house.”

“Like…baseboard radiators?” I ask.

“Yeah.”

Allow me to explain something: I have this thing about baseboard radiators, and the thing is that I dislike them. I don’t mean that to make anybody feel badly about their baseboard radiators. I know full well that I sound like a dick. It just seems like they take up too much space, the heat they radiate isn’t all that nice, and they somehow look neither vintage/interesting nor modern/inconspicuous. The thought of putting them in this house (particularly since I’ve just finished removing vestiges of the former, defunct baseboard radiator system) makes me sad and upset.

Then I have a Dangerous Idea.

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“Carl,” I ask, “is there any big difference from your perspective if I wanted to use old cast iron radiators instead? If I bought them all and got them in the house and everything?”

“No, not really. If that’s what you want.”

Even though I don’t love baseboard radiators, I do love old cast iron radiators. They’re beautiful, they’re effective, and the heat they give off is comfortable and gentle. They also just add instant character to a room, which is something this house is going to need.

So, yeah…I’ve made it my mission to find, purchase, and move about 7 vintage cast iron radiators for this house. I’m not sure I’ve ever seen/heard of this being done, so I guess we’ll all find out together how it works out.

I’m an idiot.

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Naturally, this exciting choice of mine has turned out to be more complicated than I initially thought. This is because I don’t always think things through. My first instinct was basically to measure the spots in the house where a radiator could/should reasonably go, then find a radiator that would fill the space nicely and look good in said spot.

Wrong. Wrong strategy. I even spent a couple hours shopping, picked out a bunch of radiators, and got the dude to quote me a price armed with only this information. It wasn’t one of my more intelligent moments, but I didn’t buy them so I guess that’s something.

As it turns out, sizing radiators is actually a fairly exact and math-y thing that involves more than saying “yeah, that’d look good under that window.” Go figure.

Here’s what I’ve deduced with a little help from the internet and a little help from Carl:

1. The first thing you need to do is figure out the BTUs (British Thermal Units) required to effectively heat a room. This depends on many factors about the room itself, but luckily there are online calculators out there to help you take those factors into account and figure it out. I used this one. Using my SketchUp models as a guide, I went through the cottage room by room and figured out the BTUs required to heat each space. Then I wrote them all down in a notebook for easy reference while I’m shopping.

2. When shopping for radiators, you need to know how to calculate the BTUs per hour that a given radiator will produce. You do this by calculating the square footage of the surface area of a radiator (which depends on whether it is tube-type or column-type, its height, depth, and number of sections), and then multiplying that number by the heat emission rate per square foot, which is reliant on the water temperature produced by the boiler (hot water standard is 170 BTUs/hr, steam is 240 BTUs/hr). This guide makes things pretty straightforward.

3. Make sure you can identify the difference between steam radiators and hot water radiators. I think the easiest way to do this is to look at the ends. Hot water radiators should have a pipe at either end for the supply and return. Steam radiators have one pipe because they only need a supply line. I’ll be installing a hot water system because it’s easier and more efficient.

4. It’s better to be too big than too small (har, har). Temperature to the system can be decreased but not increased beyond the standard capacity of the boiler. Just be careful because you don’t want one radiator that’s too oversized and the rest to be correctly sized—this is what leads to big temperature discrepancies between different spaces.

 

ANYWAY. This is what I’ve learned…or at least I think I’ve learned. Now I have to go find them! Hopefully it won’t be too bad. I’m aiming to spend $1,000-$1,500 for all the radiators. They aren’t super expensive but they aren’t cheap either. Luckily this is a modest house, which means modest radiators—nothing super ornate or fancy looking, which is more expensive.

Even though I’ve been looking at Craigslist a fair amount, I think my best bet is a good salvage place that will just have a ton of selection. The size guidelines of the radiators combined with the space constraints of the house means that I’ll have to be looking for pretty specific radiators—in other words, I need them to be effective and fit in their designated spots. It feels like a tall order, but possible!

The Renovated Living Room!

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Before we bought the house, I used to have this recurring dream all the time. I’d walk in the front door of my apartment, start walking down the hallway, and before I made it into the main living space, I’d see a door I never noticed before. Sometimes I’d discover the door while I was moving around furniture or art or fixing something up, but inevitably I’d find a way to open it and behind it I’d find a whole new room. Apparently this dream is not all that uncommon, particularly among small-space dwellers.

The thing about the newfound room was that its potential purpose was never immediately clear. There was always something kind of off about it…like it would be really long but not very wide, or wouldn’t have any windows, or there would be a two foot high step in the middle of the floor. After the excitement faded of just knowing the room existed, figuring out what to actually do with it became a significant source of stress, one that usually kept me pretty occupied until I woke up. With the basic setup of kitchen, living room, bathroom, and bedroom already covered by the rest of the apartment, where did that leave this newfound bonus space? You can see the predicament.

The room in the front of our house has always felt a little like that dream. The main floor of our house is very simple: you walk in to a nice entryway/hallway, where the stairs are located. On the left is a large living room (currently bisected into two rooms and in need of a ton of work), and on the right there’s a kitchen (and laundry) in the back, the dining room in the middle, and then this room in the front. The size of the room is generous, the ceilings are high, and the three large windows let in tons of nice light. With the “big living room” just across the hall, I was initially really resistant to making this room a more formal living space (like a parlor) or a less formal one (like a TV room/den), because I don’t really like the idea of spaces that feel too formal to get used on an everyday basis. We really don’t need a bedroom on the first floor, and while I sort of liked the idea of a nice library/study kind of set-up, using this room as another office space felt potentially sort of awkward and maybe not like the best use of space.

I know. Cry me a river. What an obscenely ridiculous issue to have.

ANYWAY. The real revelation came when I stopped for a second to think about our renovation. I’ve been at this for a year and a half now, and the house still needs crazy amounts of work. With the big living room low (maybe last…) on the priority list, it’s going to be a few years before we even get to that, and I don’t want to wait that long to start living (rather than glamping) in the house! So…living room it is. Sometimes I forget how easy it is to switch things around after the real work of the renovation is done…nothing has to be set in stone decor-wise. So I may not know exactly what this room will be in the long run, but right now I’m just celebrating that we finally have a place to hang out and kick back that isn’t our bedroom. It feels so…house-like.

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Let’s recall how this room looked two years ago, the first time we saw the house! The patterned walls were so insane. EVERYTHING (walls, ceiling, doors, trim, windows, floors) was in need of attention, some of which have since been addressed and some haven’t. You can see here where part of the baseboard was missing and the floor had been patched in, presumably after the removal of an original mantel/wood stove/stone hearth that would have sat on this wall.

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And here we are today! Everything is still a huge work in progress—we already owned everything in here so it was just a matter of setting it up enough to be presentable and comfy ASAP. Decor-wise it’s falling way short but that isn’t the point of this post!

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ANYWAY. There’s a deceptive amount of work contained in these before-and-after photos. I had to completely demo and replace the wall that the “fireplace” is on, the ceiling got completely replaced, and I spent hours and hours repairing and skim-coating the remaining original plaster walls. New electrical got run, old exposed pipes were re-routed to be inside walls and ceilings, and every surface had to be pretty meticulously prepped before getting painted. Oh, and the fireplace! You can read all about the process of creating that over here.

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In this before picture you can see the acoustic tile ceiling (which got demo’d, along with the remains of the plaster ceiling above it, to make room for new drywall) and the exposed radiator pipes overlapping the window molding. I was originally inclined to keep the radiator pipes as-is, but it seemed worth it to throw the money at burying this plumbing while the ceilings were open, and I’m really glad we did! Oh, and you can see the homemade radiator cover that I removed…I can’t imagine wanting to cover up that corner radiator. It’s so cool!

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Annnnddd, it’s a room! Let’s see…the sofa originally belonged to my grandparents, then my parents, and now I’ve inherited it in my parents’ recent downsize. Black leather and chrome is really not at all what I pictured for this room, but the size is great (space is tight for a real full-size sofa) and I love it on its own, so I want to make it work. I think it’s from the early 70s and both sides can fold up or down, but I kind of dig it in this chaise formation. The lamp next to it is vintage from a junk shop in Brooklyn a long time ago, the coffee table came from the trash (I think it was made by Urban Outfitters several years ago and is clearly “inspired” by the George Nelson bench…), the vintage rug was a hand-me-down from my uncle years ago, and the wire chair was thrifted. I made the dog bed.

The window shades are temporary, by the way. They’re basically just $8 sheets of white vinyl wrapped around a cardboard tube from Home Depot that I bought just to give us some privacy until I figure out what I really want. What I really want is a decent quality solar shade that will provide some privacy but still let lots of light in, but it can’t cost a million dollars. Thus far, finding such a thing has been a total fool’s errand, but I hold out hope.

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This is the door from the hallway, which was boarded up on the other side when we moved in! We had to have a key made for the old lock, and after the door was open, we just had to tear down the plywood to restore the original layout.

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And after! The piano came with the house. The brief history is that the house was built about 1865, and the son of the original owner lived here until his death in 1962. He played organ at one of the local churches and was also a music teacher (he taught out of the house starting in the 1920s), so I’m guessing that’s why we have it now! It’s EXTREMELY heavy—I can’t imagine trying to get it out, so I’m glad I like it! Neither of us play piano and it’s very out of tune and in need of some repair, but it’s a nice piece of house history to hold onto. The mirror on top was a recent thrift find (I think it was $8 at AmVets), the crocks and oversized jacks are vintage. The bench is Scandinavian from Craigslist—at some point it might be fun to find an old piano bench that matches the piano a bit better, but this is fine for now. The Hudson Bay blanket is by Pendleton.

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After a lot of excruciating debate, I decided to continue with the black doors! I grew to really like them in the dining room, so I think I’ll carry it through the rest of the house. I think it adds some really nice richness and depth, which can sometimes sort of fade with white-on-white rooms. The original hardware was stripped (I like to spray paint the hinges black to prevent rusting) and put back, with the exception of the keyhole cover, which was missing on this door. I found a few antique ones at a local salvage place (to the tune of 5 or 10 bucks each) that are almost exact matches to the original—I’m keeping my eye out for more since we’re missing quite a few.

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Clearly I need to find something bigger to put over the fireplace, but that can come with time! The piece that’s there now is by our friend Matt Robinson, which I love but it’s just too small for here.

Also, SHELVES! I really love the way these turned out. The hardware is just cheap track shelving from Lowe’s (it’s almost exactly the same as Elfa but cheaper). The vertical tracks are screwed into wall studs (I had to do some test-drilling to find them, but it wasn’t anything a little spackle and touch-up paint couldn’t fix), and the brackets just snap into place. I think the trick to making this kind of shelving look good is using solid lengths of wood—these are just regular 1×12’s cut to size and painted white—I used the same paint that I used on the trim. I even reused the wood from our now-defunct apartment shelving, which saved about $50. Told you I never threw lumber away. I think all-in, the shelving cost about $150 but I wasn’t keeping super careful track.

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They look totally decent, right? I left about a foot on either side to give them some breathing room, and I love that they float above the baseboard. Keeps things feeling light, even though they’re clearly holding a lot of books. Approximately 1,200 pounds, actually! I know it is decidedly Not Blogger to use bookshelves just for books and not a bunch of nicely styled accessories, but we need the space. They’re also organized by category instead of height or color and the spines face out so I’m pretty much losing all around on this one.

Whatever. We got books. Deal.

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I love you, Norell chair. I found that sucker on my birthday for $250, which was kind a splurge for me but I couldn’t help myself!

I feel like it looks like the shelves are sagging in this picture, but I don’t see it in real life. Weird.

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I bought the light fixture a few years ago on sale at West Elm, which is a bummer because they don’t make it anymore! I came really close to getting rid of it a while ago, but I’m glad I kept it around because I really like it in here. I have plans for the crystal chandelier from the before pictures, but I felt like it was sort of small for this space.

I used the same ceiling medallion in here that I used in the dining room. As in the dining room, I mixed together watery primer and plaster of paris into a paste-y consistency and slathered it on before hanging the medallion to fill in a lot of the crevices and soften the details—I think it goes a long way toward making it look old and authentic. Once they’re up, caulked, and painted, I think they’re very convincing!

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Since apparently I can’t stop painting things black, I also painted the corner radiator! I initially planned to have this radiator sandblasted and powder coated since it’s covered in quite a few layers of paint, but I figured it couldn’t make things drastically worse to just paint it out in the meantime. Now I really like it! It really brought out the details of the pattern and I really don’t mind that it’s not pristine. Just ignore the floors…this is after a lot of scrubbing but they just really need to be refinished. Hopefully a spring/summer project.

Typically I’d use an oil-based enamel for radiators because of the heat, but this one was already covered in a lot of latex paint so I didn’t want gamble with adhesion and peeling/cracking over time and all that. I found a pre-mixed can of high gloss black latex enamel by Valspar at Lowe’s, which was amazing to work with. This is just one coat! It covered great, dried fast, and so far hasn’t bubbled or anything like that, even with the heat turned up. Hot water radiators really don’t get hot enough to require high-heat paints, but the fact that this paint is for interior and exterior use makes me optimistic about it holding up for the long haul.

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One of my favorite details in the room (the whole house, really) is the itty-bitty chimney cupboard! I guess this would have originally been used to store firewood and stuff, but I’m so glad it’s remained intact even if its purpose has been obsolete for many decades. The little brass/porcelain latch came out so cute after stripping the paint off. I love it.

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This is the view from the dining room door. It’s so nice to be able to have the door open now! If you ignore the craziness and chaos everywhere else, it sort of feels like the house is…not a construction zone. I like that.

Framing the Cottage: Part 2!

Following up on one framing post with…another framing post?! I shouldn’t have!

No, really, I probably shouldn’t have because I know this stuff is kind of boring and technical and the pictures are crap, but here it is anyway. I guess I like that sort of thing. I promise I’ll show you something pretty soon to remind you why you are even here.

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The framing situation on the second floor was even more insane than it was on the first floor, so I’m so glad I had Edwin and Edgar’s expertise on my side. I mean, take a quick gander at that photo above and you might get a sense of what I mean. The huge gap on the right (next to the stair banister) of that wall in the foreground was the old bathroom doorway. The gap to the left of that was the old bedroom doorway. The only thing that really needed to be done was have the new bedroom doorway basically shift to where the old bathroom doorway was, enclose the old bedroom doorway, and call it a day. But look at that wall! The original top plate is missing a huge section in the middle, meaning that the original rafters beyond are pretty much floating in space and held together with collar ties that are…also just floating in space. One of the other big goals with the upstairs was getting the ceilings as high as possible, and vestiges of the original roof were in the way of that…ANYWAY, it doesn’t take somebody with a lot of construction experience to look at that picture and know that something ain’t right.

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While the first floor was being framed in, sections of the second floor were temporarily supported by upright 2x4s. This is because of the balloon framing—the remaining studs that you are seeing in that first shot extend down through the first floor, too, so before they were cut out down there, the load had to be supported up here so everything wouldn’t collapse.

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One of my favorite moments during the whole 10-day framing event was when so much of the old framing was removed but before the new stuff was put in…it was just so weird to see the house like this! This is the view from the top of the stairs into what will be the “master” bedroom, which is going to be such a great space. I’m SO glad I removed the closets on either side of that bank of windows—they really provided so little storage and the room looks and feels so much more open and large now. Remember, new closets are getting built on either side of the doorway, which will provide a TON more storage and be out of the way, too.

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Edwin and I talked a lot about exactly how things were going to go upstairs. My original plan was to vault all of the ceilings up here, but it quickly became clear that because of the crazy angles of the roof (and the amount of framing required to properly support everything), the best plan was to vault only the ceilings in the two bedrooms and leave the future-bathroom and hallway area with flat ceilings. The problem was that the ceilings in that middle, original section of the house were only about 6’8″—super low! So the goal became getting maximum ceiling height while supporting the weight of the roof and all that.

Edwin and Edgar started by cutting out more of the original top plate on either side and then started building a wall within the opening. The new wall is higher (set in from the outer edges because of the angles of the roof above), giving the bathroom/hallway space a new ceiling height of 7.5 feet! It’s still cozy, for sure, but it really is fine in this house. I think it’ll feel very sweet as opposed to oppressive or claustrophobic.

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Here you can kind of get a sense of how the new framing is interacting with the old. Sorta cool, right?

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Fast forwarding many hours…studs are in place, toe-nailed into the top plate and sole plate, so the wall is rigid and strong and the top plate is supported. The wall opposite (between the bathroom/hallway and the smaller bedroom at the back of the house) was rebuilt the same way. Next, 2×6 framing lumber was run between the top plates of the two walls and secured—hello, higher and level ceiling joists!

The original rafters got nailed into the new ceiling joists, so now the middle section of the roof is actually supported! Fancy that! After everything was nailed into place, the excess length of the original rafters could be trimmed down with a Sawzall, which is what Edwin is doing in the photo above. Higher ceiling, a-go!

rafters2

For some reason I don’t seem to have any pictures showing how things got totally finished up, but this is pretty close to the end! The closets in the master bedroom still needed to be framed in when this picture was taken (and the bedroom doorway isn’t framed in yet), but hopefully you get the idea. Edwin is standing in what will be the large hallway linen closet. I didn’t have them do anything other than leave a big space for it—I think I have a pretty simple plan for how to build it out without too much additional framing work, but I haven’t quite solidified it. It’ll probably be one of those things I have to figure out a little bit as I go.

That about wraps up the framing posts! All in, the framing came out to $5,700 plus materials (which I haven’t fully tabulated, but framing lumber is pretty inexpensive). So it definitely wasn’t a small expense (and more than I’d originally factored in to the budget, so I’ll have to compensate elsewhere…I like a challenge!), but it was pretty necessary. And considering that we re-framed the kitchen floor, added entirely new basement steps, rebuilt every interior wall, framed in two bathrooms, raised ceilings, took out a load-bearing wall, added closets, raised collar-ties, and reinforced an exterior wall…I feel good about it! This house is probably more solid than it’s ever been as a result, and it feels so good to embark on the next steps with such a strong foundation.

Now c’mon, heat! It’s coooolllldddd out there!

Diary!

Day 30: Edwin and Edgar worked on second floor bath, hallway, and master bedroom. I went to Lowe’s for more lumber, back at noon. Spent rest of day cleaning and clearing crap.

Day 31: Built fence in backyard. Filled hole in basement.

Day 32: Made two dump runs and a scrap metal run in John’s truck. Cody worked on pulling nails from trim lumber. Worked on putting backyard compostable waste into yard bags—filled around 20 bags.

Day 33: Dump run in John’s truck in morning. Spent afternoon sorting, de-nailing scrap pile and loading into John’s truck for storage in my garage.

Day 34: Edwin and Edgar finished framing and I worked on cleaning up. Huge mess inside! Must borrow truck again to haul lumber crap and make another dump run.

PS—If you’re working on a renovation project in the Hudson Valley/Catskills region and need a contractor, feel free to shoot me an email for Edwin’s contact information. He’s a delight to work with.  

Framing the Cottage: Part 1!

I realize that this is maybe not the most exciting post to kick off 2015, but hey, I don’t make the rules!

Just kidding. I MAKE ALL THE RULES. On this blog anyway. Live it, love it.

Anyway, happy new year, folks! I feel like I’ve been hearing this from almost everyone I know, but 2014 sort of felt like a jumbled confusing mess of craziness and turmoil and general lunacy and I’m happy to see it go. 2015 is going to be better. I don’t know exactly how and I don’t know exactly why but I feel it in my bones and I feel it in my loins.

Between all the holidays and travel and stuff that comes with the end of the year, I stepped away from the cottage renovation for a few weeks to work on getting the library/living room to a done-ish state in my own house. I should have a working camera by the end of the week (long story), so I’ll take a bunch of pictures then! Taking that amount of time off from the cottage wasn’t really how I intended things to go, but getting a little more of our own house in order has made such a big difference. Worth. It.

When I bought the cottage, I figured I could reasonably slow my roll on our own renovation while I worked on that one, but what really happened was that I didn’t do anything in my own house while I was working non-stop on the cottage. And as much as I like renovating, coming home at the end of the day from one construction site and walking into another turns out to be something less than fun and relaxing, so minimizing that feeling a bit has already made me feel exponentially better about things. It also gave me some time to think and plan and fine-tune how I want the cottage to pan out, which is also fairly motivating. I’m ready to jump back in!

LumberinTruck

SO, let’s get back up to speed, shall we? The last major thing that really went down with the cottage renovation was framing—turning the SketchUp models (here and here) I’d been playing with for a couple months prior from virtual reality to reality-reality. Originally, I thought that the framing would be a pretty minimal task: shift and widen a doorway here, remove a non-structural wall there, add a half-bath…nothing too crazy. But as demo progressed, it became increasingly clear that everything was more involved than I anticipated. I’m sure this shocks exactly nobody reading, so I’m not sure why this sort of thing is perpetually so shocking to me. I learn slow I guess.

Because the cottage is essentially the product of an original (I’m guessing circa 1850s) structure and three later (I’d wager early 20th century) additions, things had gotten funky with the structure over time. Exterior walls became interior, but the new openings were never properly supported by framing. The wall that didn’t look like it was load-bearing in the early inspections definitely was. There were places where it sort of seemed like the house probably should have collapsed, or at the very least shown some significant sagging/settling, and I’m still sort of impressed that neither of these things ever really came to pass. Point is, it was a big job requiring more experience and know-how than I could reasonably claim to have, so again I brought in my main man Edwin (and his cousin, Edgar!) to take the lead.

When I asked Edwin what materials he thought we’d need to get started, he thought for a second. “100 2x4s and 40 2x6s…to start.” I thought he was kidding. He was not kidding. It seemed like an insane amount of lumber at the time, but (spoiler) it didn’t end up being nearly enough! I thought I more or less grasped how this framing party was about to go down, but I understood…nothing.

Demo

Not that this is all that relevant, but the first day of framing will pretty much forever go down as the craziest day of the cottage renovation. Edwin was ready to start the job before demo was entirely complete, so I met Edwin at Lowe’s when they opened to buy the lumber, then came back to the cottage, unloaded everything, and delegated demo-duty tasks to six other people while Edwin and Edgar got to work…it was just chaos EVERYWHERE. Lesson learned: 8 people is too many for me to manage at once.

Everyone cleared out by mid-afternoon, and Edwin, Edgar, and I got to work on the kitchen floor. I know that for most people, the whole point of hiring contractors is to do work that you aren’t capable of, don’t want to do, or don’t have time for, so it makes sense to stay out of the contractor’s way while they do their thing. I take the opposite approach, though: I watch, I ask tons of questions, I assist wherever I can, I ask to use the tools…I’m sure it’s hugely annoying, but it’s such a good way to learn! I feel like I can absolutely take on some of the smaller framing projects in my own house now.

kitchenfloor

Back to business: the kitchen floor had some serious water damage and rot issues happening in the back corner—probably due to a combination of plumbing issues (the old sink was in this region) and that window sitting wide open while the house was vacant. I’d prepped by taking up all of the wood flooring (it was either fir or yellow pine) and about half of the subfloor to expose the joists. I was planning to salvage and reuse the wood flooring that wasn’t rotted, but sadly the salvageable boards got thrown away that day by accident. BUMMER. I had too many cooks in the kitchen! The boards weren’t in very good shape and were coated in old linoleum adhesive (which, yes, could have contained asbestos…), so it’s not a HUGE loss, but I still get grumbly thinking about it. Everything was just so nuts that I didn’t even notice until the next day!

KitchenFloorLVL

Edwin and Edgar used a reciprocating saw to cut the existing joists roughly in half (they were structurally fine on the other side of the room), removed the rotted pieces, and placed an LVL beam perpendicular to the original joists. “LVL” stands for Laminated Veneer Lumber, meaning that the beam is made up of many thin layers of wood sandwiched together with super-strong adhesives. They’re much stronger, straighter, and more uniform than regular framing lumber (which is typically a soft wood like pine, fir, or spruce), and less inclined to bow or shift over time. Cool! Once the LVL was in place, Edwin nailed through the back of it into the ends of the joists, and later went back in and added joist hangers for extra stability and maximum support.

nailer

After the LVL was in place, a new 2×8 was installed against the inside of the sill plate, and the new joists were run between the LVL and the new 2×8. That kitchen floor is going to be SOLID. I decided to just go ahead and rip up the rest of the original subfloor, figuring it would make plumbing/heat easier to install and would just be easier to put down a new uniform plywood subfloor rather than patch in around the original tongue-in-groove one and end up with any inconsistencies in depth and whatnot.

At some point in here, Edwin and Edgar also completely rebuilt the interior kitchen wall—the one that’s shared with the dining room. It’s a load-bearing wall that had NO support on one side where the doorway was and inadequate support on the other side where the pass-through was. What a mess! Now it’s strong and solid, though!

LVLbeam

Before the day was out, we worked on placing the other LVL beam up at the front of the house, where the load-bearing wall in the center of the new living room was being removed. Sometimes when removing load-bearing walls, the beam will just go beneath the joists that need to be supported, but with only 7.5 feet of ceiling height in here, that wasn’t an option! Instead, the beam is getting pocketed up into the ceiling—running alongside the existing joist, which runs perpendicular to the joists that need to be supported. This stuff is hard to explain, so apologies if I’m speaking gibberish here!

joisthangers

The next day, Edwin and Edgar face-nailed the beam to the original joist, further secured it using large bolts (I think 12 of them?) and then secured the perpendicular joists to the beam with metal joist hangers. Considering that this load-bearing wall was previously being supported by about 3 2x4s, it’s MUCH stronger and more solid now!

basementstaircutout

Then we turned our attention to building and installing the new basement steps! YAYYY! The old basement stairs were horrifying and only accessible through a trap door in the kitchen floor, so both for the sake of space in the kitchen and to promote the basement as accessible, usable space (laundry machines and other utilities will live down there), I made the decision to relocate them under the main stairwell. It wasn’t a huge deal, but it wasn’t a small thing, either! The opening had to be cut out (yes, it was terrifying to watch Edgar go at it with a Sawzall while he was standing on the parts he was cutting away, but these dudes play fast and loose and I like it) and framed in, and a doorway had to be framed in on the kitchen wall for access to the new stairs.

Basementstairbuilding

Then we had to build the stairs! I thought this would consist of either buying pre-made stringers or cutting our own, but instead the stairs are just two 2x10s (Edwin said he wanted 2x12s, but I swear that’s not what he told me when I went to buy the wood!) for the stringers and smaller lengths of 2×10 for the treads. The treads are secured by nailing through the stringer into the short edge of the tread, if that makes sense—super simple. They’re very sturdy, though, and Edwin assures me that they’ll pass inspection, so I guess we’ll find out!

temporarysupportwall

Then it was on to re-framing the wall between the dining room and the new coat closet/half bath! This is the kind of thing I was talking about before—I figured this wall was more or less fine the way it was (it’s been standing for 150 years, right?) and we just needed to shift the doorway over a bit, but NOPE. The entire thing got rebuilt better and stronger than it was before. That’s actually true of every single interior wall in the house—they all had some problem or another that just made it easier and smarter to start over, even though a lot of the walls didn’t change locations at all. Now the only original walls in the house are the exterior ones, which is pretty insane!

Anyway, the basic process of removing and replacing these load-bearing walls was essentially to throw together some temporary support on either side of the original wall to bear the load while the wall was removed. After the old wall framing was removed, the new one could be assembled in its place (with fancy things like standardized stud-spacing, solid lengths of wood, headers, etc.), and then the temporary supports could be removed. It was actually fairly simple, even though it sounds pretty overwhelming. So anyway—the photo above is of the guys putting the temporary support in to hold up the dining room ceiling.

diningroomwall

Here, Edgar is nailing in the new header—you can see the temporary support walls on either side of them.

doorways

Framing in the half bath went pretty quickly, and that was about it for the first floor! The house is a DISASTER, though! Between the framing happening at such a fast pace and not really having adequate time to completely clean out the house after the demo, I seriously have my work cut out just to get ready to dive into the next phase.

downstairssketchup

Not that this is terribly convincing or at all good-looking, but JUST FOR REFERENCE, this is the same view in the SketchUp model, just so you can get an idea of where you’re oriented. Make sense? It’s really exciting to see the the framing in real life, at least in person—it’s nice to finally get a sense of how the space will feel when things are done!

nailpulling

One of the things I spent stupid amounts of time on during this period was de-nailing and stacking/sorting alllllll the many pieces of trim (from around doors and windows) that came out during demo. There isn’t anything wrong with it, aside from the filth aspect, and reusing it will keep it out of a landfill and save me some money when I get to installing molding. Pulling nails out of old lumber is generally pretty easy—the trick is to use end-cutting pliers (I have these) and pull the nails out from the back. Trying to hammer them back through the front usually just causes more damage to the wood and is more labor intensive.

trimandlumber

Since the cottage isn’t very big, this stuff needs to get OUT so that there’s space to work and maneuver! This is maybe about half of it—I still have to go back and sort and haul the rest! On the left is the old framing lumber (FOR WHAT I DO NOT KNOW) and on the right is trim. Now it’s all festering in my garage until it’s time to bring it back over to the cottage, but that’s a little while off. There’s still a ton to do before I’m at that point, clearly!

Obviously, getting the framing done is a HUGE step in the right direction. I’ll talk about the upstairs next time, but the next steps are getting the heat system in, plumbing, electric, insulation, and then finishing work like walls and tile and fixtures and all that fun stuff can start. YAY.

Diary time!

Day 24: Met Edwin at Lowe’s at 7 to buy lumber, nails, and joist hangers. Dump truck came in morning, worked on filling with debris until 2. Unloaded truck with crew and Edwin and Edgar started repairing kitchen floor and reframing interior kitchen wall. Went to Herzog’s for LVL beams and 2×8 and 16′ 2x4s. Loaded scrap metal in Edwin’s truck and went to scrap yard with Chris. Sent all workers except Edwin and Edgar home at 3. Edgar and Edwin and I finished framing interior kitchen wall and header and then dry fit LVL on load bearing wall in front.

Day 25: Edwin and Edgar and I worked on framing basement stairs and kitchen floor. Went to Herzog’s to buy more lumber.

Day 26: Worked on cleaning house alone, pulling nails from trim, and organizing things for next work day. House was a disaster!

Day 27: Painted sunburst pediment outside, caulked/bondo’d around door, and painted deck.

Day 28: Edwin and Edgar are back, working on removing load-bearing wall and re-framing wall and opening in dining room.

Day 29: Edwin and Edgar remove load-bearing wall, frame in downstairs half-bath. I went to pick up more lumber in morning and chased mess rest of day.

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