Posts Tagged ‘rehab’

We have another fun rehabilitation that we have begun.  This mid sized cottage was in need a serious make over.  With a full gut, we were able to get to the bones of the structure, and correct the failed framing issues.  We also were able to stabilize the deteriorating brick foundation and install vapor barriers in the cellar and crawl space areas.  Of course, then after framing, and exterior stabilization, this becomes similar to any new construction and the trades come in a do their work.  All new plumbing, electrical, and HVAC have been installed.  We are currently in the energy star auditing/inspection process, and look to move forward with insulation early next week.  Here are a few pictures of the progress over the past month.

It’s window day, and gorgeous outside.  The project still looks pretty shabby from the exterior, but the fun part is just beginning.  We had a long lead time for the production of the windows and exterior doors, and we have been unable to move forward with the exterior work until we had them installed.  However, now we moving forward with full steam.  Once the windows and doors are set, we will be able to remove and replace the siding and trims.  The windows and doors are all wood, and had to be approved by IHPC.

As a part of the building process in Historic neighborhoods, we meet with IHPC (Indiana historic preservation commission) on the site to discuss which siding and trims are in decent enough shape to remain, and which can be completely removed.  When that is completed we will replace what is needed with new material.  The exterior will still remain all wood, but the new materials are far superior than the original.  The trims on this house are unprimed spruce, and the siding is unprimed poplar.  These materials looks nice and function for a time, but eventually will fail (as they have) since they are raw on the backside.  The materials we will install will be redwood siding that is fully primed, and cedar trims that do not require back priming (cedar naturally resists moisture, can be installed in exterior applications, and has a very long lifespan)

While it may seem a little odd to save any of the materials at all, it is very important to historians, and we value their influence.  Without a commission such as theirs, a lot of integrity would be lost in historic areas such as the Old North Side.  This also saves the client money, and makes us all feel just a little bit better about ourselves.  When you can, why not conserve?

Since the last post, we have been chugging along, in the cold, and now have the mechanical systems all roughed in. The HVAC (Heating, venting, & Air Conditioning) technicians and the plumbers are the first trades in. These trades, historically, fight for space in the walls and mechanical “chases” and need to be coordinated before they begin.  Their systems are largly comprised of rigid piping, but there are some adjustments and alternate routes that can be taken, if need be, for one anothers sake.  After they are complete the electricians and Alarm/AV techs come right in and begin their work.  They are always the last trades in before insulation,  as they have the greatest flexibility in the location of their devices and routes of their wires.

While this is going on the masons are on the outside of the home, reconstructing the original historic chimney.  There is certain criteria that is very important to the historic “value” of a home in a designated historic neighborhood…. Original materials such as wood siding and windows, roof lines and shingle type, keeping the window and door openings in their original place and size, and also the height, size, and shape of the chimneys.

This window location was in an undesirable location for the layout of a bathroom on the 2nd level. So we deleted it. We were able to win the case with IHPC (the indiana historic presevation commisssion), that the rear elevation of the home had been remodeled and was not "historic"

The original siding and chimney

Electrical installation

Recess lighting

New kitchen wall and wiring - notice the window beyond. It had leaded glass and was very important to the historic comminssion to keep. So we cleaned up the sashes and glass, and "blacked them out" from the inside. They will be insulated and walled over, and disappear for all intents and purposes, on the inside.

It has been a while since we have completed a full rehab. The green and energy efficiency movements seem to have directed home buyers to new homes, and that has been the main percentage of projects we have completed in the last few years. However, with relatively new and attractive bank packages, such as 203K’s, home buyers are enabled to purchase homes in need of work and acquire loans that are worth the proposed end result, rather than existing condition. This has helped the rehab market enjoy a small resurgence, and we are happy to be back in the familiar and historic neighborhood that is The Old North Side. A common misnomer, that may also have played part in the rehabs decline from popularity, is that you will still have an “old” home, after construction is complete. While aspects of that are true, what is left, is simply done so for historic requirements and charm. The home, when complete, from top to bottom will be as energy efficient as any our our new constructions.

Please check in on the progress of this home, as I plan to post updates during the mechanical installations, show you what we accomplished in the cellar, of course during the insulation process, and throughout the rest of construction. We go out of our way to ensure that when complete, our projects (whether new or rehabs) will meet high Green building standards, and be as efficient with energy consumption as possible! Here are couple of pictures that I took on a very dark and cold day. The quality is not outstanding, but they are of some of my most enjoyable parts of the framing process….Leveling the floors. You should have walked through this place before we started. Lets just say the some of the nastiest greens on Augusta couldn’t hold a candle to these floors! Just kidding, but you get the picture.

The blue tarp is where we removed the old brick chimney. This will be put back exactly the way it was, on the exterior only, to replicate the historic original.

A beam installed to keep the floor in its new (now level) loacation.

Once the floor below was leveled, the carpenters move to leveling and jacking the floor above