All posts tagged: Structural Repair

Starting Work on the Exterior

You know that feeling you get, like if you oversleep by accident or get stuck in terrible traffic, and then you spend the rest of the day chasing that time you missed out on?

Yeah. That’s pretty much how the cottage renovation started out.

I woke up the morning of the closing with a fever and popped some Tylenol. I’d been in this pattern for about four days, and I guess I might have been more concerned about it if I wasn’t also in the thick of buying a condemned house, helping renovate a friend’s bathroom, trying to work on my own dining room, trying to procure an insurance policy for the cottage before closing, wondering why my Check Engine Coolant light never turns off, wishing I had a bagel…you get the idea. Generally feeling a little bit crazed, which is more or less how I (dys)function always and forever. Works great.

Admittedly, feeling this way before embarking on another major renovation probably should have served as some kind of warning, but whatever. I signed all the papers and handed over all the money and bought that house! And then the next day I found out my mysterious fever was actually Mono.

I turned to my primary care physician, WebMD, which informed me that everything was about to get worse, maybe for weeks, maybe for months. Then I mentioned having it on this blog, and among the well-wishes and get-betters were horrific stories of 6, 8, 10, 20 months-long ordeals with the affliction of which I had recently been diagnosed.

This was such bad news. Buying this little condemned house sort of felt like buying, I don’t know, a baby. Like I bought a helpless, defenseless little thing with the promise and understanding that I’d take care of it, and then my body was basically like “NOPE. You will go to sleep indefinitely instead!” So that’s what I did, more or less, and it super sucked, except for the part where I watched all the TV.

Luckily the worst of it was over within about two weeks, which brought us to mid-September, when I declared that the first day of work would officially begin on the cottage. I’d been up on my feet a few days and it seemed like it would be OK to, you know, ease back into things. Just get my feet wet a little bit.

Then I proceeded to pull weeds and vines and pick up trash for eleven hours straight. Why? Because I am dumb. And I really wanted the painters to be able to access the house to start prepping. Mostly because I’m dumb.

Anyway, hopefully this is the last you’ll hear me complaining about mono because it won’t come back and everything will be terrific forever. Fingers crossed. I’m trying to be good about not pushing too hard. It’s going moderately OK.

yardbefore

Lest we forget, here was the state of the front yard before (standing at the house, looking toward the street). It’s sort of crazy seeing this kind of thing in a fairly densely populated urban area…I’ve noticed that even empty lots don’t look like this in Kingston, let alone ones with houses on them! Bananas.

ANYWAY. The name of the game with this yard is pretty much to start over. There isn’t really anything except the bluestone hardscaping that can be salvaged, and I guess the fence posts are in OK shape. The super overgrown shrubs along the front and the large (but poorly located and very ugly due to some old aggressive pruning over the years) Catalpa tree will have to get removed professionally, but I figured I could save a little money by handling pretty much anything that didn’t require a chainsaw by myself. People have suggested keeping the huge evergreen shrubs in the front for privacy, but I sort of feel like it’s important for the street for this house to be seen, since it’s going to look all spiffy and whatnot. Removing the shrubs should also bring more light into the main floor, which would be nice!

I’m really, really excited to say that I’m teaming up with my friends at Lowe’s again (they also worked with me on our laundry room) to get this exterior into shape! The team at Lowe’s was as excited about the project as I am, and have been completely dreamy to work with. I pretty much do all of my shopping at Lowe’s in general (I love the employees at our local store! So much!), so I’m all-around super thrilled to be doing this with them by my side! They’ve given me complete creative freedom with this, by the way, and—as always—all opinions are my own.

My basic strategy was to start at the perimeter of the house and work my way out, clearing space for the painters first (who, achem, didn’t end up coming that day) and then worrying about everything else. I essentially just threw everything in a large pile…it’s really too much to be wrangling into individual yard bags. Kingston’s Department of Public Works has a program where yard waste can be brought to a place nearby, where they chip it into mulch, so the plan is to borrow my friend’s pick-up and do that. You can actually rent a dump truck for a weekend for $50 for this very thing, which I guess they drop off on a Friday and pick up on a Monday, but my understanding is that the entire city basically shares one and so that option only really works if you’re not on a deadline. The other cool thing I learned is that once everything is chipped into mulch, any Kingston resident can take it! As much mulch as you want for free. So cool! I only mention this stuff because it all seemed to novel to me and maybe other people are missing out on similar fun and exciting municipal services.

Okey-dokey.

So part of the trouble with the yard being SO overgrown and unruly was that it was a little hard to even tell what was going on with the exterior of the house. Everything looked more or less OK, but so much of it was obscured by plants that me, the inspector, and everyone else may have missed a few little details.

Like, oh, the front of the house sitting below grade. Nice.

As I went about my weed-pulling, I started to notice that under all the overgrowth was a massive amount of dirt. There’s something around 30 feet of front yard between the house and the sidewalk, and the whole thing is graded super wonky, like there’s a big hill in the middle and about 3-4 feet of soil build-up behind the fence that’s pretty much just being held in by a couple of horizontal 4×4 posts and the root system of those evergreens. It’s really strange. As it stands, the whole thing basically needs a retaining wall. It looks like I have a lot of dirt-moving in my future. Maybe it can come to my backyard? Somehow? Hmmmmm.

ANYWAY, a consequence of the crazy dirt situation and the crazy grading is that the bottom course of clapboard was basically completely buried, meaning the bottom part of the exterior sheathing and the sill plate (that thing between the studs and the foundation, which holds up the house) was also sitting below grade. YIKES.

rotted-sill-plate

I mean, HOLY SHIT. The entire front of the house is resting on that rotted out disaster. To me it kind of looked like termite damage more than regular wood rot, but there weren’t any signs of an active termite infestation, so at least that’s good. Anyway, a little quick evaluation told me (and then, later, my go-to contractor Edwin told me) that the whole thing needed to be replaced.

Ouch. Ouch Ouch Ouch. This is not the kind of information you want to get on DAY 1, FYI. Basically we’d have to figure out a way to support the whole front of the house from collapsing (easier said than done without a basement under this section) while we took out what was left of the existing sill plate and replaced it with new pressure-treated lumber. The whole thing sounded horrible and potentially astronomically expensive and I basically could just picture that emoji I’ve grown so fond of using—that one with the wad of money flying away with its set of wings.

BUT. It wasn’t that bad. Really. The house sat like this for a few days, which made me crazy anxious for some reason, but then we got to work. There was also a section of sill plate that was rotted out at the back of the house near the kitchen (due to a damaged gutter…gutter maintenance is important, people!), that needed replacement, and Edwin quoted $800 + materials (which ended up costing about $200) for the repair of both. So…not cheap, but not totally decimating the budget either. OK. Deep breaths and stuff. We’re still good. Luckily the rot hadn’t extended up into the studs or past the sill plate into the joists, so that was good news. I was a little worried the whole house was like this.

rotted-sill

This is what the entire front of the house was resting on! It’s sort of a wonder the whole thing hadn’t collapsed? I mean, damn. It’s basically a toothpick!

replaced-sill-plate

But, we fixed it up! The process involved supporting the front of the house very temporarily (like 10 minutes) with 2x4s and sliding two new 2 x 8 pressure-treated boards into place, which were sistered together with a framing nailer. So fresh and so clean! Then the front wall was shockingly easy to move back into the correct position, and the studs were re-attached to the sill plate with the framing nailer at a few different angles, inside and out. Solid as a rock. This isn’t how houses are built today, but it’s worked here for many decades and now can continue to work for many more! HOORAY.

shimming-sill-plate

After the new sill plate was in place and secured, we shimmed the whole thing out another inch to match the thickness of the original sill.

sheathing

Then all we had to do was cut a piece of 3/4″ pressure-treated plywood to create the sheathing. I had the plywood leftover from my failed attempt at fixing my own box gutter, so the material for this part at least was free.

flashing

After the sill plate was replaced and the new sheathing was installed, we opted to add 14″ high aluminum flashing to help keep water away from the new sill plate and foundation. A few courses of new clapboard will be installed over top of this (the old stuff wasn’t salvageable), and everything will be OK. The house will be solid and more equipped to handle water and stuff than it was before. Excellent.

reframingdoor

Throughout this ordeal, we realized that the existing sidelights and door were framed in COMPLETELY incorrectly…no header, no real support…the whole thing was a mess! Rather than trying to work with the existing crappy job as we were installing a new front door and jamb, we made the quick decision to rip it all out and re-frame the entire thing. It cost me a couple hundred bucks in extra labor hours and materials, but it was entirely worth it. The front of this house is not going ANYWHERE.

sidelightmod

The new header meant that the old sidelights had to be cut down a bit to compensate. I’m seriously debating these sidelights. They’re REALLY not very old and REALLY not very nice, and a ton of the panes are broken, and I think I could just replace them with something nicer and new for about $200. I’m really tempted…I have so much window restoration on this house already, and this is one of those things that I can make a little bit easier and a little bit nicer for a little extra money, and it kind of seems worth it. I don’t know! For now, the old ones went back in place (with temporary stops, so I can easily remove them for restoration and paint), but we’ll see. I’m not married to them. They’re really pretty bad, believe me.

reframeddoor

Anyway, look at that fancy framing and that fancy new door!! AHHHH! Finally the house has an actual LOCK, and I can stop being super paranoid about people coming in and stealing my tools. Obviously in this picture we still have to add back the sidelights and trim everything out, but it’s already and improvement. I changed the direction that the door swings, and I think it makes a lot more sense this way.

Oh, about the door! I’m super happy with it. I went to a place called The Door Jamb nearby, which basically sells overstocked or slightly damaged doors and windows at great discounts. This door is solid wood (not stain grade, though, so I’m planning to paint it), really nice, and only $95! That’s super cheap for an exterior door. I wasn’t really planning to find anything I liked that was new production, but I think this door suits the house super well, especially when I put the first floor casement windows back in place (I took them down for repair/painting…the windows in the picture are just the storms).

newbeadboard

One of the things about there only being one of me is that I can’t be in multiple places at once! I’ve spent a lot of time running back and forth to Lowe’s to pick up more supplies—more lumber here, more paint there…I’m typically there like 1-3 times a day, which means sometimes I miss things back at the ranch! I casually mentioned to my contractor that I was planning to put new beadboard up in the arched area above the door (which was totally rotted/eaten by animals), but I never planned for him to do it for me! I guess the installation must have been easy since he banged it out in about 20 minutes, but I missed the whole thing! This is just tongue-and-groove breadboard wainscoting that comes in a pack (I bought 4 foot lengths, and I think this took a little more than 1 pack), attached with 2″ finish nail. It looks so good. I thought for a second about trying to stain it, but I think it’s getting painted like everything else. I don’t want it to look glaringly new, you know?

Is that enough progress for one post? It’s hard to know when to stop! Even though a lot of this stuff was a little bit unexpected, I’m really glad that we got it resolved quickly and properly (and relatively inexpensively) and can move forward with the beautification process and start seeing some non-invisible changes around here!

By the way, I’m sorry about the (in)frequency of posts in the last couple of weeks! I promised more and then you did not get more! Obviously this is a big project, and I’d be lying if I said I wasn’t going through some growing pains right about now…trying to manage all the work and keep everything moving and also have time to blog about it and eat and sometimes sleep and pay my bills and all of that is proving a little tough. We’re only a couple weeks in, though…I’m trying really hard to strike a balance and figure out how to make this work a little better. Just FYI.

Totally unrelated, but I had this kooky idea…continuing in the grand tradition Martha Stewart’s New Old House, I thought maybe it would be fun to maybe end these posts diary-style. It’s all well and good to see a bunch of progress in one post, but I always sort of wonder what the day-to-day looks like. I skipped over those sections the first time I read Martha’s book (which is amazing and totally insane—I love it), but reading through it the second time was sort of amazing…the entries are informative but also reveal her neuroses and anal-retentiveness in a really adorable Martha-y way. So why not? Fun? Let’s find out.

Day 1: Bought new front door.

Day 2: Yard clearing. Took a break to purchase some supplies. Uncovered structural issue on exterior and worked on solution with Edwin. Used Edwin’s truck to buy pressure-treated lumber to replace sill plate.

Day 3: Cleaned up around yard and interior of cottage while Edwin started prepping clapboard for paint.

Day 4: Edwin continued to prep exterior for paint. Painted sample of siding color on clapboard for review and approval. Debating how to paint trim, window sashes, and doors.

Day 5: Went to Building Department to apply for building permit while Edwin and crew continued to prep for paint. Edwin and I brainstormed exactly how to replace sill plate. Lack of basement makes things complicated.

Day 6: Bough caulk for painters. Went to Lowe’s for 2×4 lumber to reframe door and sidelights, aluminum flashing, and Sawzall blades. Edwin and Edgar worked on replacing sill plate—almost complete by the time I got back. Edwin and Edgar moved on to removing old door and sidelights. Painting began on underside of rafters and trim. After workers left, cleaned up site and met with tree service professional, Armin, about removing larger trees and grinding stumps. Quote seemed reasonable, nobody else has returned my calls—hired!

Day 7: Went to Lowe’s to buy plants (before they are out of stock), new cedar siding, more flashing, and exterior paint. Changed painting plan slightly—$550 mistake on my part. Edwin and Edgar re-framed doorway and put back old sidelights. Edwin installed beadboard wainscoting over entryway. Edwin installed door, threshold, weather-stripping, and new locks.  Ran back to Lowe’s to buy 2×6 pressure-treated wood to replace upper portion of trim and 5/4″ x  6″ for trim pieces around door to match original 1″ thickness, which will be installed next working day. Rain in forecast tomorrow.

 

newsill

This post is in partnership with Lowe’s!

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