Wednesday, November 16, 2022

The Ceiling Conundrum

There is so much we love about this house, but one big problem for us is the ceiling height.  We're not super tall people, but a 7 foot 2 inch ceiling is pretty low for most anyone.  I shouldn't be able to touch it with my knuckles! 


We knew this when we bought the house, but we thought maybe we could raise the ceilings.  Many times in old houses, the ceilings have been lowered.  Sometimes it's to hide old, cracking plaster.  Sometimes it's to keep the heat in, so the heat doesn't rise and sit up in a tall ceiling.  We were hoping something like that had happened in our house.  So we started some investigation and opened up a couple of little spots.

And we got some good news - in the kitchen.  The kitchen has 2 layers of ceiling, which gained us about 7 inches of ceiling height.  Not a lot (still not an 8 foot ceiling), but it's an improvement.

In the living room and dining room, we weren't so lucky.  There wasn't any room to be gained.  But we did make an important discovery.  Originally, these ceilings were left exposed!  The joists are all finished and the actual ceiling is fir bead board.  And it's pretty gorgeous! (there are a few nails from the flooring above, but still - it looks nice!)

The underside of the flooring above has bead board paneling.....so it must have been exposed originally!

So the big question is should we expose the ceiling?  Pros: it gives the illusion of a taller ceiling and historically is must have originally been this way.  Cons:  it might not all look as good as the little section that we opened and it doesn't have as much sound isolation between the two floors as a typical finished ceiling.

And to tear the existing ceiling out is a bit of a gamble.  Will all of the ceiling look this nice?  Will we get a nasty surprise?  The existing coffered ceiling looks nice and would be expensive to recreate. 


Honestly, we keep vacillating back and forth.  Stay tuned, eventually we have to make a decision!  What are your thoughts? 


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Wednesday, November 2, 2022

What Kind of Poop Is That?

What kind of poop is this?  This photo was from the inspection report and it doesn't ID the poop.   It's big (hence the comparison with the VCR tape) and once we looked up in the top of the garage we found a LOT of it!!!  We're still trying to get up the gumption to get it bagged up for the trash - I bought us the kind of Tyvek suit with hoods built in, which I will probably burn when we're done 😂. It won't be a fun job!

And just for background, we've had lots of animal issues in other houses.  Here's the typical Q&A that I get:


Q- Is it normal to have that many animal traps?


A - Probably not!


Q - Have you used them all? 

A - Oh yes indeed! 


Q - Why do you have so many? 

A - Old houses typically come with some kind of critters!!


Q - What have you caught? 

A - Squirrels (lots), chipmunks, neighborhood cats (who are not amused, but seriously, who would have thought they liked peanut butter?), and one skunk. 


Q - What animals do you think come with this house? 

A - We have seen squirrels dart in behind the gutters, chipmunks running through the garage/sunroom, the neighbors told us they've seen a fox that goes in and out of the garage and the previous owners had to have raccoons removed. Oh and it’s time time of year for mice to find homes indoors! 


Oh yeah, it's critter time in this house!!  As we've started investigating, we're finding all kinds of interesting things.


First - meet Mr. Possum.  He's been here a really long time, in a crawl space under the back porch and is essentially just fur and teeth. (and seriously creepy) 


Next - we've watched a squirrel darting in and out of this hole.  When we start doing full demo, we will probably discover where he's living! 


Is that all?  Nope!!  We opened up the dining room ceiling so the structural engineer could see the full impact of the problems to the building.  And then we discovered some critter had been snacking, a lot, on this wood! See all the light areas?  That's where they chewed away all this old wood!


Is that all?  We're not sure yet.  Old houses always have animal infestations, but hopefully we have found them all at this point!!  

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Wednesday, October 26, 2022

How Old is This House? 1898? Not so fast.....

The City records show that this house was built in 1898.  But was it really built then?  We're not quite sure.

As we look around the basement, you see lots of old, full size lumber with noticeable saw marks.  But as we've started doing some investigational demolition, we are seeing things that make us wonder when the house was really built.  Some of the structure looks much newer - with modern planed lumber.  It's not unusual for houses to get additions over the years, but this one is a bit confusing, to say the least.

My theory:  the original house was probably a small cottage where the current kitchen is -it has a low crawl space instead of a basement under it and we found old clapboards on the interior walls.  But the roofline probably isn't original and then it was added onto again and again over the years. But I couldn't tell what got added on when!

So I called in an expert.  Les Fossel of Restoration Resources has been restoring old houses in Maine since 1975.   I first met him at the Old House Trade Show sponsored by Portland Landmarks a few years ago and marveled at his wealth of knowledge about how to look at all the aspects of an old house - saw marks on wood, lumber dimensions, nails, hardware styles, window placement, etc - to figure out the age of a house.  He also does consulting and I wanted to get his thoughts on the house to see what he can figure out.

We started in the basement - this is full dimensional lumber (aka a 2x4 is really 2" x 4" - not a modern 1.5" x 3.5") with noticeable saw marks.  But interestingly, in an area that we assumed was originally a covered porch, the joists appear much older.  And all of the porch areas have a full basement under them, which is rather unusual (Note: the porches are all enclosed now as part of the house).

On the first floor there are lots of different rooms and they don't all line up nicely.  Again, that's an indicator of a home that's seen lots of additions over the years.  But the most interesting thing was the back of the siding in what will be my husband's office - the siding came from different buildings.  You can tell, because they were all painted different colors on the backside.  Les assumes they came from uninsulated cottages (hence the paint on the backside of the siding) that were torn down and repurposed in this home.  We're starting to think this house should be called 'Thrifty Mainer Builds His Dream House!!

These windows don't look like they came out of the same house.  And again, we see different kinds of siding and markings from a previous life in another house! 

Thrifty Mainer Builds His Dream House

There was a similar 'ah-ha' moment when we looked at the front facade.  Once we cut some of the giant bushes away, we discovered the windows don't line up at all.  In fact, it's almost like they came from different building sites and were just popped in at random!  

And the glider windows that run across the living room don't match any other windows on the house (they're also falling apart).  And check out the attic window (yeah, there isn't any glass in the bottom half)!

The second floor has a big shed dormer across the front and a hip dormer across the back (that's the dormer that has all the structural issues).  But interestingly, you can see where the attic space was  smaller at some point in time.... but it's hard to tell when/why that was changed!  


I tried mapping out some of the things we found, but there are still some mysteries that we may get answers to as demolition continues. 



And what about architectural style???  There are lots of different styles!  When Les looked at the hardware in the house, he said it's a 1920's Colonial Revival style.  We did a lead paint test on the fireplace mantle and it came out negative - so that means it's post 1978 (practically brand new!!).  And the pillars on the front porch are Craftsman/Arts & Crafts Style.  It reminds us of our rescue dog - a super mutt with a little bit of everything mixed in! 

So......the guess is that the house was probably owned by a carpenter who took materials from other jobs and added them into his own home over time.  The kitchen may have been the original cottage, but over the successive decades, new owners made their own imprint on the house as well.  That might explain all the rooflines and mix of styles.

There are so many different rooflines (gable, hip, & shed) and roof pitches on this house!

Les's final guidance was to keep the quirkiness.  Don't try to make it a totally updated home with everything normalized to today's standards.  And we're taking that to heart.  We don't want this to look like a new home or a 'modern farmhouse'.  We want it to reflect it's mixed history across the decades.  

And in the meantime I'm talking with neighbors and the local historical society to see if we can glean any other information.  125 years is a lot of history, so stay tuned for updates as we learn more!



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Wednesday, October 19, 2022

The Scary Basement

I feel like this blog post needs Halloween music to go with it!  You see, like most old houses, the basement is something that makes you think about slasher movies.  It’s dark.  It’s full of cobwebs.  And we’re pretty sure there are/were animals living down there.

Dirt floor - check.  Asbestos on pipes - check.  Low head room - check.😂

 

The basement stairs appear to have been an afterthought – they’re more modern with poured concrete walls and must have been put in much later.  There is an exterior door, which was probably the way they entered the basement for decades.


Oddly enough, the stairs appear to have been built into part of the original kitchen, because there are old cabinets on one side of the stairs – including a window that looks out to the sunporch.   And on the other side is a window into the current kitchen.  So strange!  
Cue the spooky music now!!


At the bottom of the stairs is a window – but when you lift it open it looks into another crawl space that also has a window.  Why?  There appears to have been an addition onto the dining room at some point in time. 

 

But the dominant feature in the basement is all the ledge.  Ledge is the granite rock that exists along the Maine coastline.  It’s extremely hard and difficult to remove and in this case it appears that some previous owners just poured concrete around it.  The center is still exposed ledge with tree trunks as posts, supporting the living room floor.

Tree trunk posts!

The ledge was encapsulated in concrete around the perimeter

 

Under the kitchen is a crawl space.  This is a rubble foundation – the term for small stones that were sometimes laid dry, sometimes laid with mortar.  Ours appear to have mortar and are in surprisingly good shape.  No scary bows or sections needing major repair (that we can see).  See - sometimes we get good news!


Some of the rubble foundation is exposed, some of it has been parged with concrete, to create a smooth surface.


There is a giant forced-hot air furnace in the basement, with lots of ducts extending all over the basement (It makes me think of a spider with lots and lots of arms).  

So much ductwork!!! 

The ducts appear to have been added at different times and the heating experts I’ve brought in think it’s dubious it would have provided balanced heat throughout the house.  All of the ducts are wrapped with what looks like asbestos tape at the joints, so once again we’ll have an asbestos remediation project ahead of us.  Oh, and the furnace doesn’t work and has a hole in the exhaust that was apparently pumping exhaust fumes into the basement (very, very dangerous, but the basement was so drafty, maybe that kept the danger low??).  Needless to say, that will have to be removed.

Giant old furnace with lots and lots of ductwork snaked all over the basement


And behind the furnace and water heater there is something that looks like a burlap curtain.  Why??  What is it hiding?  No one has been limber/brave enough to climb back there to see what's behind Curtain #1 (does anyone remember Let's Make a Deal??)

What's Behind Curtain #1???


And finally we have what we’ve affectionately called the ‘hobbit’ door. You would have to be pretty tiny to walk upright through this door! This was probably the original entrance to the basement, before the interior staircase was added.  The glass windows provide some nice light, but as you can see at the bottom of the door, there is lots of room for critters to come and go.  We need to fix that, but it’s great to have an exterior entrance/exit for getting work done down there. 

 

The 'Hobbit Door' provides ventilation (and critter access) at the bottom!!! 😂

Will we be fixing it up as a finished basement?  Very doubtful.  This isn’t a basement that was ever designed to be living space.  But there will still be a LOT of work done down here - we will be updating all the systems, eliminating asbestos and providing energy improvements as part of our renovation.  Not to mention installing a new heating system.  Once it’s a dry, insulated space, it should provide the appropriate foundation for all the other work we need to do.

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Wednesday, October 12, 2022

Getting Started - Finding the Problems

This tiny little bottle was in the back of a cabinet
As you start pulling back the layers of an old house, you're bound to find problems.  This house has some big structural issues that we saw when we bought it.  And we're fully aware we will find some other surprises as we go along.  That's just the way things go when you're renovating an old house - particularly one that is this old.  (We know of a highly respected builder who came to look at it when it was on the market and recommended tearing it down.  He said there were just too many structural issues and would cost too much to fix them.  Obviously we don't agree, but we know there will be challenges😁) 

But sometimes we also find some cute stuff.  Look at this tiny bottle of rum we found in the back of a cabinet!  

So what's the biggest problem we know about?  First and foremost is the failing back dormer.  We have no idea when this was added, but it's got some serious issues.  Typically when you add a dormer to a home, you put the back side of the dormer over an interior wall or the outside wall, so you can carry all the weight of the dormer to the basement foundation.

That didn't happen here.  The outside of the dormer comes down in the middle of the back sunroom.  And when you look at it from the back, you see it falls in the middle of the dining room.

This hip dormer isn't properly supported below and is sinking into the rooms below

And you can see some of the issues by looking at it from the outside.  Instead of a nice, level line, it's dipping on either side of the stink pipe (that's the cast iron waste pipe that vents to the outside) - particularly on the right side, where it's sinking the most.

And the floor plans really illustrate what's going on.  The corner that is failing the most falls right in the middle of the dining room.  That's not a good way to handle all of that weight!




We've started doing some exploratory demolition to peel back layers and see what's really going on.  And what we discovered is pretty horrifying.  It looks like the dormer was built correctly, but at some point (and judging by the dark oxidation on the wood it was quite awhile ago), someone just cut off the posts holding the dormer up - and transferring all that load to the basement - and figured they weren't needed.  Instead they treated it as a cantilever and built a new wall a couple of feet back.


They did add a few 2x4's in the basement under the new wall that was built (on 24 inch centers!), but they are clearly not handling the load. 


And in the dining room (the spot that has the huge drop in the floor above), someone tried to hang a joist hanger on the ceiling joists (with lots of shims in between), but again, that's not sufficient to handle that much weight from above.  


How can you really tell?  Well if you go into the bedroom above the dining room, you immediately notice the slope of the floor.  I started with the usual marble trick to see if it rolled downhill quickly,


 but followed up with a laser level - which showed the floor drops 4 INCHES in a 7 FOOT wide room!!!  


Sigh.... I hate when we find things like this, but am happy that we can fix it before there is some sort of catastrophic failure.  We're working on a plan now to replace that dormer with one that is properly supported.  It will be a big renovation, but absolutely necessary.

And in the meantime, we'll keep peeling back layers to see what other surprises are waiting for us!  Stay tuned for all the fun! 

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Tuesday, October 4, 2022

Disappointments

You probably know that we’re intent on restoring this house to its original look as much as we can.  Why?  Because we love old details and quirky elements – that many people might want to tear out.  We prefer to highlight them and honor their history.
Which doors are original and which is replacement?

 

That’s why this is so distressing.  Since this is a 125 year old house, we assumed it had all plaster walls and original trim (which appeared to be simple woodwork, but that’s not unusual in old houses).  But once we bought it and had some time to spend in it, we discovered the house is all drywall and new trim.  Horrors!!!  We never thought to go around the house rapping our knuckles against the wall to hear that solid thud of plaster while we were looking at the house.  We just assumed the walls and trim were original!

If this isn't original trim, did they copy what was original??

 

And before purchasing, I had done a search of city records and didn’t find any permits pulled that said the house was gutted.  The previous owners had done some updates, but they pulled permits for the work.  They had lived there since the 80’s, so the house must have been completely reworked before they owned it.  Maybe it was redone after the 70's oil embargo, to better insulate the house?

 

Seriously, this is like a punch in the gut.  Instead of a great old house with lots of original details, we have one that was probably completely redone in the 70’s.  Was it done right?  Did they recreate the original moldings?  Why didn’t they update the electrical to include grounded outlets?  We have so many questions, but for now we’ll just have to wait until we do some exploratory demolition to figure out what’s going on!

Is this mantle original?  Or was it a new one they installed when they gutted the house?

Is this built in original? Maybe not, since the heat duct is part of the design...

Stay tuned for updates.  And in the meantime, I'm just going to feel sad, while I wonder what original features have been lost.....

We love this door - hopefully it's original!


 


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Wednesday, September 28, 2022

Introducing the 1898 House

Sometimes, when you least expect it, things can change.  A lot. 

 

We’d been thinking about finding a smaller house for a while.  We loved our mid-century modern home, but it’s a really big house (4,300 square feet) with ceilings that soar to 16 feet tall.  That's a big space for 2 people!  We thought we would have a constant stream of friends and family visiting all the time…. but then COVID hit and we all know how that turned out.  And even though things have improved, we’ve found that most people we know are busy visiting their families or bucket list locations that have been on hold for awhile.  We love when our kids visit, but the reality is they have busy lives of their own and can’t visit as often as we had hoped.

 

So we started casually looking for a smaller home.  But with the lack of houses going on the market and the crazy real estate prices, we realized that we weren’t likely to find something and decided we would just stay put. 


And then the 1898 house came on the market.  It’s PERFECT for us!!  At 2,400 square feet, it’s a manageable size.  It’s a few doors down the street from our old house, so we already love the neighborhood.  It has a huge yard that provides lots of privacy.  Oh, and it needs some renovation – right up our alley!


We also love the idea of renovating a pre-1900 home.  This one has obviously been added onto many times and has all the quirky elements you’d expect in an old house.  All those things that we love and appreciate!! 

 

So let me give you the tour, starting with the exterior.  The house hugs the west side of the lot, which provides a broad expanse of lawn, looking down to Casco Bay.  It has white painted clapboards, a very traditional siding choice for a coastal home in Maine.  The stone staircase takes you up to the front door. 

But like most homes in Maine, the front door will rarely be used (maybe for Trick or Treaters??).  The main entrance will be off of the driveway, leading directly into the kitchen.  Seriously, I LOVE this side entrance.  I can already see it updated with little window boxes full of flowers!

A 2 car garage was on our 'must have' list.  Yeah, it needs a bit of work, but a garage in Maine is a prized possession! 

The other side of the house has a lot of windows.  We suspect this was originally a wrap around porch that was incorporated into the main house at some point.  But until we start opening it up a bit, we won’t know for sure.  Obviously, lots of the windows (and canopy) don’t appear to be original.

The back of the house is probably the most interesting, because here you can see lots of additions that were made over the years (and lots of roof angles!).  There is a hip dormer on the 2nd floor.  And at some point, someone built an extension to the dining room.  There is an ‘ell’ coming off the back of the kitchen and yet another addition (with another roof angle) coming off of that.  There’s also the garage and a shed off of the garage.  Whew!  That’s a lot, but not all that unusual in New England, where adding on and connecting things like barns or garages to the main house was practical with long, snowy winters.

 

And the interior?  Well that’s just as interesting.  Let’s start the tour through the front door.  There is a large living room with a big fireplace as a focal point.  


From the other side of the room, there is a bank of windows that look over the big yard and water views. 


Don't you love the view? 

The ceilings are low (7’ 2”) – maybe to help keep rooms warm in Maine before central heating?  But they have beautiful coffered trim that add a lot of architectural interest.  There are so many doorways, most with beautiful glass French doors featuring wavy antique glass.  And there are numerous bookcases that will provide a home for lots of books we have in storage.


Through the largest doorway there is a long, narrow sunroom.  This was probably an open porch when the house was first built, but provides a great indoor space now.

Off of both the living room and sunroom is a spacious dining room.  It has what we guess are original built-in cabinets, to provide some nice storage.  At the other end of the room are two doors - the large one to a small deck and the other to a sunporch.




There is a swinging door (my husband loves this door!) that goes to the kitchen.  It’s a good sized room, with a small entryway leading to the driveway. 


It also has an unusual bump out on one side of the room - with lots of cabinetry and a window that looks into the basement staircase (maybe to provide extra light? It's a very unusual feature!).  It's a bit snug to get back there with the refrigerator location. 

 

Off of the kitchen is a large room that appears to be a combination utility room, pantry and laundry.  Back in the day it would have been called a Service Porch.  It’s a big room with an amazing sink! 


The back door leads to the sunporch (which also connects to the dining room) and the garage.  We have never had a sunporch before and I have to admit I’m pretty excited about it.  Spring is slow to come to Maine, but this east facing room should have lots of morning sunlight, giving us a warm spot to wait for spring to arrive. 


Have you heard of a Jack and Jill bathroom between two kids bedrooms?  Well we have one between the kitchen and a 1st floor bedroom.  That's the first time we've seen that! 


And what about the 2nd floor?  The staircase in this house is a bit unusual – it’s right off of the front door with French doors that close it off from the main living area (again, maybe to conserve heat?).  At the top of the stairs is a bright little room with an angled ceiling and 3 windows.  


Behind that is a very small room.  Honestly, I’m not sure we could fit much more than a twin bed in there.  But it has this very cool closet and a ‘secret’ room off of that – which the grandkids absolutely loved (and they were the only ones short enough to stand in there!!) 

There is one bathroom on the 2nd floor that is ready for a refresh.  

 

On the other side of the hallway is the primary bedroom. 

And this is a huge room with amazing views.  Not only does it have the same Casco Bay views as the first floor, but off to the right you can see the Portland Head Light.  Honestly, I can’t wait to go to sleep at night with the blinking of the lighthouse coming through our room (it’s something I’ll get used to, right?  Kind of like the foghorns that drove me crazy when we first lived in the neighborhood, but came to love over time?) 

Bedroom window view!!

 

The room has 4 closets, although one is built over one of the front windows, which is something we will probably change (not the first time we’ve seen this, maybe it was trendy at some point in time?) 


There is also a pull down staircase that leads to a full attic.  There is enough headroom to stand up in there, so we’re toying with the idea of creating a 3rd floor space.  Views from that vantage point should be amazing!




Now that it's ours, what's next?  We've started planning for some updates, but need to get some more information to see what we can do.  It's going to be a complex project!  Stay tuned, we'd love to have you follow along! 

 


 

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