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-   -   1922 "Arts and Crafts" Renovation (http://www.diychatroom.com/f49/1922-arts-crafts-renovation-160539/)

Squished 10-19-2012 07:20 AM

1922 "Unidentified Style" Renovation
 
WARNING: PICTURE HEAVY

My wife and I purchased our first home on July 20th, 2012 and proceeded to get married on July 28th, 2012. After almost a year of searching for a house in a particular area without success finding a somewhat move in ready home decided to pursue a home that needed a complete renovation, top to bottom. With the help of an FHA 203k renovation mortgage, we made the purchase. Here's what we bought:

The house is a 1922 "Arts and Crafts" style house. It's classified as "old style" by the local assessment office due to how unique it is. It's was a 4 bedroom, 1 bathroom home 1800 square feet on an 8000 sq foot lot. It was vacant for 1.5 years and neglected for at least 60 years.

Exterior

Here's a photo of the front porch on the right side of the house:
http://i222.photobucket.com/albums/d...n/IMGP0087.jpg

Above that porch was another closed in "sleeping porch":
http://i222.photobucket.com/albums/d...n/IMGP0088.jpg

There's also a sleeping porch on the left side of the house off a bedroom:
http://i222.photobucket.com/albums/d...n/IMGP0082.jpg

Here's a shot of the back of the house:
http://i222.photobucket.com/albums/d...n/IMGP0085.jpg

Interior

Here's a shot of the kitchen stove, it was TINY!
http://i222.photobucket.com/albums/d...n/IMGP0081.jpg

A shot facing from the stove to the side wall:
http://i222.photobucket.com/albums/d...n/IMGP0067.jpg

A shot of the kitchen sink, yes it was that dark in there even during the daylight:
http://i222.photobucket.com/albums/d...n/IMGP0068.jpg

Dining room:
http://i222.photobucket.com/albums/d...n/IMGP0066.jpg

Built in in Dining room:
http://i222.photobucket.com/albums/d...n/IMGP0072.jpg


Weird basement room w/ locking door and interior window:
http://i222.photobucket.com/albums/d...n/IMGP0080.jpg

The "TO DO" list:


1. Gut entire house
2. Replace/relocate doors and windows
3. Remove knob and tube wiring from whole house, upgrade 40A panel to 200A, run all new lines
4. Remove all plumbing from house (it was never winterized), run all new lines
5. Convert from antiquated oil heat to high efficiency natural gas
6. Upgrade from 1 bathroom to 2.5 including master bathroom
7. Convert from 4 bedroom to 3 bedroom for "master suite"
8. Replace garage door
9. Insulate house
10. Refinish/replace hardwood floors
11. Everything else you can think of

Squished 10-19-2012 07:21 AM

Living room:
http://i222.photobucket.com/albums/d...n/IMGP0065.jpg

Bedroom 1:
http://i222.photobucket.com/albums/d...n/IMGP0061.jpg

Bedroom 2:
http://i222.photobucket.com/albums/d...n/IMGP0058.jpg

Bathroom 1 (the only bathroom)
http://i222.photobucket.com/albums/d...n/IMGP0056.jpg

Creepy Basement:
http://i222.photobucket.com/albums/d...n/IMGP0075.jpg

Creepy Basement:
http://i222.photobucket.com/albums/d...n/IMGP0076.jpg

Squished 10-19-2012 07:28 AM

Couple important things to note:

1. The red cedar shingles on the house were in much worse shape than we thought. After having them looked at by multiple individuals, it was determined that they were the original 90 year old shingles. We've had to replace some immediately, but due to cost we're going to have to go slow with them.
2. The house came "as is". This was interesting to us because we took as is to mean the mechanicals and structure were as is. Wrong, they left EVERYTHING in the house, furniture, belongings, pictures, clothes, you name it, all left behind. It was actually quite sad to see a whole life just erased like that. We salvaged what we could and literally filled a 30 yard dumpster with the rest.

Demo started on July 25th, 2012, 3 days before our wedding:

http://i222.photobucket.com/albums/d...725_153317.jpg

http://i222.photobucket.com/albums/d...725_153308.jpg

http://i222.photobucket.com/albums/d...725_153300.jpg

http://i222.photobucket.com/albums/d...725_144022.jpg

http://i222.photobucket.com/albums/d...724_173810.jpg

http://i222.photobucket.com/albums/d...724_173756.jpg

Demo was done by myself and friends. Total trash generated was 2 full 30 yard dumpsters.

Squished 10-19-2012 07:34 AM

Demo continued the day after we got married and here's the progress on July 30th, 2012:

http://i222.photobucket.com/albums/d...r/IMGP0097.jpg

http://i222.photobucket.com/albums/d...r/IMGP0098.jpg

http://i222.photobucket.com/albums/d...r/IMGP0099.jpg

http://i222.photobucket.com/albums/d...r/IMGP0100.jpg

http://i222.photobucket.com/albums/d...r/IMGP0101.jpg

http://i222.photobucket.com/albums/d...r/IMGP0102.jpg

http://i222.photobucket.com/albums/d...r/IMGP0104.jpg

http://i222.photobucket.com/albums/d...r/IMGP0105.jpg

http://i222.photobucket.com/albums/d...r/IMGP0109.jpg

and lastly, some cool findings in the house which will be coffee tables or storage later:

http://i222.photobucket.com/albums/d...r/IMGP0107.jpg

joecaption 10-19-2012 07:37 AM

Is this your first big DIY job?
Did you get a pre nupual agreement on who gets the house? lol
Are you trying to live in there while your doing all this?

Anyone checking to see if those were supporting walls your knocking out?

Squished 10-19-2012 07:41 AM

Whoa, question heavy.

Quote:

Originally Posted by joecaption (Post 1033812)
Is this your first big DIY job?

Yes.

Quote:

Originally Posted by joecaption (Post 1033812)
Did you get a pre nupual agreement on who gets the house? lol

Nope, she's a trooper and loving every minute of buying all brand new things for the house.

Quote:

Originally Posted by joecaption (Post 1033812)
Are you trying to live in there while your doing all this?

No, we lost our occupancy permit when we got the building permit.

Quote:

Originally Posted by joecaption (Post 1033812)
Anyone checking to see if those were supporting walls your knocking out?

I come from a family and friends consisting of all commercial contractors. Everything was checked and rechecked before taking it down.

Squished 10-19-2012 07:47 AM

August 2, 2012 - yard clean up and more demo

My wife is the landscaper on the project. The front of the house had 15 foot tall shrubs covering the whole face of the house. She wanted them gone, so out they went. Cut them down and attached the roots to my truck and ripped them out.

The end result, now we can see the whole house:
http://i222.photobucket.com/albums/d...r/IMGP0113.jpg

http://i222.photobucket.com/albums/d...r/IMGP0117.jpg

http://i222.photobucket.com/albums/d...r/IMGP0118.jpg

Keep an eye on this existing front entry way, it's moving!:

http://i222.photobucket.com/albums/d...r/IMGP0119.jpg

http://i222.photobucket.com/albums/d...r/IMGP0120.jpg

http://i222.photobucket.com/albums/d...r/IMGP0125.jpg

Notes at this time:

1. We were saving that antique yellow sofa you see in some of these pictures because we planned on selling it even though it needed to be refinished. We later found out from the fire marshal that it's the sofa she was found deceased on. It's been removed from the house and disposed of.

Squished 10-19-2012 07:51 AM

August 3rd, 2012 - OH NO! Major structural issue. They notched the old joists for the plumbing on the upstairs bathroom. They were all split and sagging.

http://i222.photobucket.com/albums/d...r/IMGP0129.jpg

http://i222.photobucket.com/albums/d...r/IMGP0130.jpg

http://i222.photobucket.com/albums/d...r/IMGP0131.jpg

http://i222.photobucket.com/albums/d...r/IMGP0132.jpg

They have since been sistered with 2x10 LVL's the whole way across and a header built to accommodate the plumbing relocation upstairs.

Squished 10-19-2012 07:53 AM

August 11th, 2012

http://i222.photobucket.com/albums/d...r/IMGP0135.jpg

Found a great deal on insulation for the project, couldn't help myself but load the trailer twice with 40 bags on one trip and 30 on the next. A mixture of faced R-15 for the walls and unfaced r-21 for the floors.

Squished 10-19-2012 07:59 AM

Fast forward to August 23rd, unfortunately a huge gap in photos, hopefully my wife has them on her camera. I will fill in later if possible. I did hire a carpenter to do some of the major work, this was some of it. Here you'll see that we closed in the sleeping porch on the right side of the house to accommodate our master bathroom. Due to code on ceiling height, what was an 18 foot wide porch only left us with a 9x9 master bathroom.

http://i222.photobucket.com/albums/d...r/IMGP0137.jpg

http://i222.photobucket.com/albums/d...r/IMGP0136.jpg

http://i222.photobucket.com/albums/d...r/IMGP0140.jpg

http://i222.photobucket.com/albums/d...r/IMGP0141.jpg

Leftover TGI's from the floor of the master bath(these things are expensive!):

http://i222.photobucket.com/albums/d...r/IMGP0142.jpg

Our new air handlers in the attic and basement for our heat/AC (all brand new hydro system):

http://i222.photobucket.com/albums/d...r/IMGP0144.jpg

http://i222.photobucket.com/albums/d...r/IMGP0138.jpg

Squished 10-19-2012 08:02 AM

August 27th, 2012 - We cut down the dead cherry tree in the front of the house and put a lamp post in it's place. Also, the back of the house shingles were in such bad shape, we decided just to reshingle the whole back.

http://i222.photobucket.com/albums/d...r/IMGP0145.jpg

Notice the new patio door where the window to the dining room used to be:

http://i222.photobucket.com/albums/d...r/IMGP0146.jpg

http://i222.photobucket.com/albums/d...r/IMGP0147.jpg

Squished 10-19-2012 08:04 AM

August 30th, 2012 - Back side of the house is all shingled and trimmed. Azek trim rocks!

http://i222.photobucket.com/albums/d...r/IMGP0148.jpg

http://i222.photobucket.com/albums/d...r/IMGP0149.jpg

http://i222.photobucket.com/albums/d...r/IMGP0150.jpg

http://i222.photobucket.com/albums/d...r/IMGP0151.jpg

joecaption 10-19-2012 08:08 AM

The reason I asked about if this was your first is I see you chose to gut the inside before fixing everything outside before winter sets in.
Anyone gone over the roof and in the attic to check the roof decking to check it's condition?

I've just done dozen of complete guts before and often find major damage to roofs and walls windows and doors, foundation and would hate to have you out of money fofoing the inside and not have the money left to fix the important stuff that's keeping your inside work from getting distroyed.
In no way do I mean to be critacal of any of your hard work!
Make sure you fire block all those walls top and bottom.
Pull a string on every walls and check to see if they needs to be shimed or sistered to get the wall flat.

I see you have one of the classic pink bathrooms so small you can sit on the tub and wash your face.
Wait long enough and they will be back in fashion. lol

Make sure to keep posting pictures so we can see how your coming along.

Squished 10-19-2012 08:08 AM

September 23, 2012 - Rough inspections all passed. Time to insulate. Also, time to do a little landscaping!

http://i222.photobucket.com/albums/d...r/IMGP0197.jpg

http://i222.photobucket.com/albums/d...r/IMGP0198.jpg

http://i222.photobucket.com/albums/d...r/IMGP0200.jpg

http://i222.photobucket.com/albums/d...r/IMGP0201.jpg

http://i222.photobucket.com/albums/d...r/IMGP0206.jpg

New 96% efficient Burnham Alpine heating unit:

http://i222.photobucket.com/albums/d...r/IMGP0207.jpg

http://i222.photobucket.com/albums/d...r/IMGP0210.jpg

Upgraded 200A electrical panel:

http://i222.photobucket.com/albums/d...r/IMGP0213.jpg

A little fall landscaping:

http://i222.photobucket.com/albums/d...r/IMGP0216.jpg

http://i222.photobucket.com/albums/d...r/IMGP0215.jpg

Squished 10-19-2012 08:10 AM

Quote:

Originally Posted by joecaption (Post 1033830)
The reason I asked about if this was your first is I see you chose to gut the inside before fixing everything outside before winter sets in.
Anyone gone over the roof and in the attic to check the roof decking to check it's condition?

I've just done dozen of complete guts before and often find major damage to roofs and walls windows and doors, foundation and would hate to have you out of money fofoing the inside and not have the money left to fix the important stuff that's keeping your inside work from getting distroyed.
In no way do I mean to be critacal of any of your hard work!

I see you have one of the classic pink bathrooms so small you can sit on the tub and wash your face.
Wait long enough and they will be back in fashion. lol

Make sure to keep posting pictures so we can see how your coming along.

Roof is less than 5 years old. It's sound. The one thing I will say about this house is that it's dry as a bone inside. No leaks. All of the windows now have been replaced except for a few, those are good too. We've had some serious rain here, and there hasn't been any water at all coming through the roof.

Regarding the bathroom, yea, we weren't waiting for that. It's long gone. We couldn't take having the toilet in front of the door either.


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