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Old 01-12-2013, 02:20 AM   #16
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NJ Colonial - Family Remodel


Old house restorations are really only for those who are passionate about it, and have the money & knowledge to take on such a project! I think the biggest mistake people make buying an old house is going into it thinking you won't have to do much but paint and put some new cabinets and flooring in etc. If you expect to be gutting it to the studs or even beyond that, and plan for it then all should go just fine!

I like the idea of rebuilding a house. I think that's more fun then building a new house IMO! It's very much an adventure, with lots of interesting discoveries and lessons along the way!

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Old 01-12-2013, 08:13 AM   #17
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I agree completely! We bought with the full understanding that it would be down to the studs. The fact the outside was so well maintained as well as updated was a huge factor for our purchase of this one. New roof, siding, etc (well done work as well) really takes a lot of the variables with cost out of our equation. We know roughly how much new plumbing (subbed out) is, new electric, insulation, floor restoration, cabinets, insulation, new framing, etc. would cost. This is a 9+ month project, so obviously a lot slower than even a new home build, but I think the final product that we have envisioned could be a truly special place for us to live!
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Old 09-10-2013, 02:07 PM   #18
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Hello all and sorry for the delay! After a nice three month hiatus do to the addition of a new member of the family (now three months old), we decided to get back to the swing of things with the house. I will take some pics of the house as we have passed both rough electrical and rough plumbing. The monster, framing, is next in two weeks. I have one more consulation with the SE prior to the inspection. In addtion, fire blocking in this house has been pretty intense and very time consuming. These ballon framed homes have so many areas that need to be blocked. I have decided to hire out insulation and drywall and AC/Boiler upgrade. I will post pics on here as the boiler will be going in tomorrow (Bosch High Efficiency combi) and the AC next week. For those in NJ please be aware that you can earn up to 5K rebate (straight credit against the installation) for certain "energy efficient upgrades". This has been a pleasant surprise as has been the 10K interest free loan we were able to get for this same item.

Hope all is well and will get pics on ASAP!
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Old 09-11-2013, 09:13 AM   #19
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Today is the day when the old boiler will be replaced (well - today, tomorrow, and Friday). I (using the term loosely) will be replacing it with a Bosch Greenstar Combi-boiler. In addition to this work, I have also subbed out the AC/Heat duct work. I have decided to go with a Unico System as my research has shown good things and I would like to keep the soffit work to a minimum (none hopefully). I have attached some pictures of the old boiler which works, however after 35+ years is most likely on it's last leg. I will post pictures of their progress as the week goes on...
Attached Thumbnails
NJ Colonial - Family Remodel-old-boiler-2.jpg   NJ Colonial - Family Remodel-old-boiler.jpg  
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Old 09-16-2013, 10:13 AM   #20
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Took a picture of the new boiler/water heater combination. The guys have been installing this and the AC since last Wed and should be completed at somepoint this week for the inspection on Monday. Framing inspection will be next Wed. and I will get some final pics before we close up the walls...
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NJ Colonial - Family Remodel-photo.jpg  
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Old 10-07-2013, 12:30 PM   #21
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Ok - I have officially passed all of my inspections and took a bunch of pictures of every wall before it is being closed up. Sorry for the rough looking photography, I passed my inspections on a Monday and Insulation was going in on Tuesday so these photos were taken at 6AM in the morning.

The attached photos are as follows:

1 Front door entranceway facing "TV room" and reframed closet (left side)
2 Entranceway facing front door - new header and new bathroom framing
3 Bathroom Framing - these were originally rotted out. When the front entranceway addition was put on no headers were installed. 5 studs were cut out for this. The only thing holding up my upstairs bathroom was the 1 x 12 sheathing that was nailed into the floor joists.
Attached Thumbnails
NJ Colonial - Family Remodel-entranceway-view-into-house.jpg   NJ Colonial - Family Remodel-entranceway-new-header-replacement.jpg   NJ Colonial - Family Remodel-entranceway-reframing-bathroom-second-floor.jpg  
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Old 10-07-2013, 12:47 PM   #22
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TV/Family Room -

1 - The original header/beam that was here was a double 2 x 6 that was bellying like crazy. We swapped that out and added a parralam PSL 4 x 10. Not going anywhere anything soon...We added fireblocking and blocking accordingly.
2 - This is the view from the other side facing the back of the house. You can actually see three different headers/beams that we replaced from this side.
3 - Entertainment wall - This is the entertainment wall, with really only cable and power going to it, and an extra support brace for my TV. We framed this with 2 x 6 in order to line up properly with our bathroom and closet.
Attached Thumbnails
NJ Colonial - Family Remodel-tv-room-beam-replaced.jpg   NJ Colonial - Family Remodel-tv-room-beams-replaced-into-kitchen-view.jpg   NJ Colonial - Family Remodel-tv-room-entertainment-wall.jpg  
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Old 10-07-2013, 12:54 PM   #23
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Kitchen/Kitchenette

This was where the majority of the work/time was spent.
1) This is an 19 ft. parralam PSL (4 x 10) that was used in replacement of the original exterior of the house. They had a 36 inche doorway originally in which they cut three of the existing studs out and again replaced with nothing. We addited some blocking and bracing for additional support.
2) When we took out the plaster and drop ceilings, we noticed that the last addition they did they built an addition over an existing smaller addition; so I had two roofs. I cut this all out and then unfortunatley realized that the ledger attaching this addition was a 2 x 4. It wasn't that bad b/c the joists attached to the ledger were only 2 x 6, and spanned almost 20 ft. Yikes. So we rebuilt that as well with 2 x 12's (sistered to the 2 x 6's) and added supports mid-span. We also added a new 2 x 12 ledger. We also made the kitchen window on the left smaller to allow for cabinets and sink underneath. We re-sided the outside.
3) This is just the back kitchen wall where the majority of our wiring for appliances was done.
Attached Thumbnails
NJ Colonial - Family Remodel-kitchen-beam-seperating-kitchen.jpg   NJ Colonial - Family Remodel-kitchen-back-side-wall-joist-reconstruction.jpg   NJ Colonial - Family Remodel-kitchen-back-wall-facing-sunroom.jpg  
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Old 10-08-2013, 07:57 AM   #24
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As my pictures were mostly taken for me to view what is in the walls at a future date and not necessarily to show off the progress I will attach the plans that I did with a little help from my friend who is an airplane engineer. (he had the software so we went with it). This is only the first and second floors.

NOTE: The room off of the back of the kitchen we are calling a three seasons room - just getting tiled, a fan, dryall, etc. No plumbing or heat out there. More or less a covered back porch.
Attached Files
File Type: pdf 608 Oneida Electric Mat Map.pdf (94.8 KB, 19 views)
File Type: pdf 608 Oneida FL2-Layout2.pdf (18.4 KB, 19 views)
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Old 10-08-2013, 08:12 AM   #25
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Stepping back a little - when we demo'd the kitchen and took out the wall between the kitchen and kitchenette's we noticed that the floors were not even. This picture with my friend in the background shows the discrepency (a few inches). It also shows the original 2 x 6's that span almost 20 ft. with that little double 2 x 6 brace thingy supporting it. We ripped that out and put a double
2 x 12 in its place and sistered the joists with 2 x 12's.

Anyway, back to the floor.

1 - After we ripped out the wall inbetween these rooms, we had some obvious floor problems. Even more glaring to us was the fact that our kitchen, which did have tile, was framed with 2 x 6 floor joists spaced 16 inches apart, with the span of 10 ft. Not good.
2 - In talking with the engineer, he wanted 2 x 10's sistered to the 2 x 6's. We added a few extra runs in between just to be on the safe side. This is in a crawspace-ish thing that extends from our basement and is below the kitchen. Judging by newspapers found in the wall this addition was done in the 50's...
3 - Here is the pic of the finished product after we installed our subfloor.
4 - same as above - we now have a flat surface to tile on
Attached Thumbnails
NJ Colonial - Family Remodel-view-50s-kitchen-into-80s-addition.jpg   NJ Colonial - Family Remodel-img_0191.jpg   NJ Colonial - Family Remodel-img_0193.jpg   NJ Colonial - Family Remodel-img_0194.jpg  
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Old 10-08-2013, 08:22 AM   #26
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Before and after - Front to back


Here is a before and after from the front of the house (TV Room) to the back of the house with fireplace (kitchette).


The fireplace in the first picture is hidden by the wood paneling and is on the right hand side in the very back of the picture.

Sorry that they line up so poorly - I am kicking myself that I didnt get some better "after" photo's.
Attached Thumbnails
NJ Colonial - Family Remodel-front-facing-back-house-additions.jpg   NJ Colonial - Family Remodel-view-facing-additons-exterior-front-window.jpg   NJ Colonial - Family Remodel-tv-room-beams-replaced-into-kitchen-view.jpg  
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Old 10-08-2013, 08:27 AM   #27
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Entranceway - before and after

Originally the door to the bathroom was facing the front entranceway, which we were not crazy about. We loved the view into the house into picture number 2, however we had one big issue, which was closets. There were none on the first floor.

Our solution was to move the door to the bathroom from the entranceway of the home into the playroom (former dining room) and add a nice big closet in the front. This cut our view walking into the house however it gave us some closets and also added some more substance to our TV room wall...
Attached Thumbnails
NJ Colonial - Family Remodel-original-entranceway.jpg   NJ Colonial - Family Remodel-view-entranceway.jpg   NJ Colonial - Family Remodel-entranceway-view-into-house.jpg  
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Old 10-08-2013, 09:54 AM   #28
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May I make a suggestion, before you get too much in your walls you may want to take a good long straight edge or string the walls to check the plane. From my experiences, walls where plaster and lath were original are usually in need of a lot of work to get ready for sheet rock. It is for sure much easier before electrical, plumbing and insulation is installed. Usually during and after plumbing you will have to rework some areas anyway.

I am sure not trying to rain on your parade but I have found it cost more to restore the old homes than to build a new one. Hopefully you have already priced everything out and have that under control. I am not trying to scare you, just wanted you to be aware.

Are you going back historically or just modernizing?
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Old 10-08-2013, 10:15 AM   #29
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Na - no worries about the scaring. Some of the walls are definitely off a little (not the walls, more the ceiling). In the upstairs i completely rebuilt the ceilings to add some strength and level them. B/C I did all the work myself, minus the boiler/AC (which i got energy credits for), plumbing (dont know how), and drywall (due to time) I saved an good amount of money and a conservative estimate at the end of the day will put me at over 100k less than a new construction of equal size with 1/3 of the yard in a less desirable area down the street- so we built in quite a bit of equity as well which was important to me as a finance guy. I did all the electric, framing, designing, jacking (we jacked 2+ inches in the center of the house) and install on everything else like bath fans, etc. This is also one of the best lots in the whole town that backs into a park so there is no new construction that could get us that in this area - just way to cost prohibitive and you would have to buy something like my house and knock it down.

This is also not our first one of these projects so we are well aware of what can happen when you open one of these up. I spent about 1.5K in extra lumber. Money is obviously an issue but we are doing this over the course of a year so we are able to bear the brunt of it. The worst parts are over.

As far as the "historic" peice I really only took off the thick wooden trim around the windows and am going to refinish and put back on. Also the hardwood floors are being refinished. It is gorgeous stuff and I was able to get it off in tact. We are keeping a colonial feel in the house as best as possible but at the end of the day this needed to be done to the property. There was nothing "historic" about the renovations that took place in the 70's.
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Old 12-17-2013, 05:49 PM   #30
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All - just wanted to give a brief update. I unfortunately have not really had too much time to post on here as I have been in Anaheim on business for the past two months and only come home every other weekend to work on the house. I had drwallers and floor guys come in while I wast gone and they did a great job. Here is two pics that my wife sent me on the phone. I will take some more pics this weekend and update. This has been a year long project and is finally coming to a close. We are hoping to be in a little after Christmas, although I have to admit I cheated a bit. I hired floor guys, people to hang my cabinets, and the trim. Basically the finish work, which was good as that part in particular takes me forever to do. These guys knocked it out in a week.

Cheers!
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NJ Colonial - Family Remodel-floor-facing-front-window.jpg   NJ Colonial - Family Remodel-photo.jpg  

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