My house remodel

[dave1949]

From the pics Robert, it looks like your house is straight and true, it must have good 'bones' and foundation. It's a keeper.
Dave.

 

[tugboat-2]

CONGRATULATIONS Robert,....great project!! Lovely helper you have there and she will recall these beautiful memories working with dad,..the rest of her life and they will become treasured memories as she gets much older!

My stone farm house built in 1856 has been my long term project for the past 35 years. I did it all as well. Tore out lath and plaster,.. pardged the stone with a mortar mix as close to the original recipe as possible so it would continue to age, contract/expand etc as the rest. Scabbed the studs to take lots of insulation (bats) and plumbed as much as 6 inches but now my walls are fairly plumb even though the rooms are now smaller.

My electrical was like yours so re-wired and replaced a lot of the plumbing. My walls are two feet thick so have some beautiful "window-seats". Re-did the upstairs bathroom and installed a wet-sink and vanity in my youngest daughter's room, (to encourage her to stay home a while longer,..she did),.. but it now makes a very nice guest room.

Big mistake listening to my wife: ...I worked like the devil the first few years. My wife finally said, what's the hurry? Slow down, we have lots of time, we're young and healthy so lets take it easy.

So I did and that's why its taken 35 years and I still have one room left, (my office/studio/den), . . . and guess what,..I'm old and tired and really do not actually "feel" like doing it any more, . . even though I intend to finish the job.

My main goal all along has been to keep the house as close to its Victorian Heritage, (1856) as possible. I "had" to replace all the windows with modern as the frames were rotted too far to save and I installed a beautiful steel roof and a mostly glass (all season) sunroom overlooking my lake.

Sorry to be so lengthy Robert, (brought back memories),...but just wanted to tell you to go ahead and finish the job while you and Ava,..."feel" like it !!!

I sincerely wish you both, the very best of good things on this huge project,.. and . . . in life !!!!

CHEERS!
. . tug

 

[Robert_in_NY]

From the pics Robert, it looks like your house is straight and true, it must have good 'bones' and foundation. It's a keeper.
Dave.

One of the most important things I look at with any house is the foundation and roof line. Any problems will show in those two areas and be noticeable at a glance. The foundation on this house is the old stone foundation that is about 18" thick. She is solid but I have water coming through on the front driveway side and that is why I am going to put drainage in and seal the wall at the same time.

 

[Robert_in_NY]

CONGRATULATIONS Robert,....great project!! Lovely helper you have there and she will recall these beautiful memories working with dad,..the rest of her life and they will become treasured memories as she gets much older!

My stone farm house built in 1856 has been my long term project for the past 35 years. I did it all as well. Tore out lath and plaster,.. pardged the stone with a mortar mix as close to the original recipe as possible so it would continue to age, contract/expand etc as the rest. Scabbed the studs to take lots of insulation (bats) and plumbed as much as 6 inches but now my walls are fairly plumb even though the rooms are now smaller.

My electrical was like yours so re-wired and replaced a lot of the plumbing. My walls are two feet thick so have some beautiful "window-seats". Re-did the upstairs bathroom and installed a wet-sink and vanity in my youngest daughter's room, (to encourage her to stay home a while longer,..she did),.. but it now makes a very nice guest room.

Big mistake listening to my wife: ...I worked like the devil the first few years. My wife finally said, what's the hurry? Slow down, we have lots of time, we're young and healthy so lets take it easy.

So I did and that's why its taken 35 years and I still have one room left, (my office/studio/den), . . . and guess what,..I'm old and tired and really do not actually "feel" like doing it any more, . . even though I intend to finish the job.

My main goal all along has been to keep the house as close to its Victorian Heritage, (1856) as possible. I "had" to replace all the windows with modern as the frames were rotted too far to save and I installed a beautiful steel roof and a mostly glass (all season) sunroom overlooking my lake.

Sorry to be so lengthy Robert, (brought back memories),...but just wanted to tell you to go ahead and finish the job while you and Ava,..."feel" like it !!!

I sincerely wish you both, the very best of good things on this huge project,.. and . . . in life !!!!

CHEERS!
. . tug

Thanks tug. I enjoy working on older houses more then new houses. Old houses have a lot of character and are just fun to open up and see how they were put together back then.

 

[dave1949]

One of the most important things I look at with any house is the foundation and roof line. Any problems will show in those two areas and be noticeable at a glance. The foundation on this house is the old stone foundation that is about 18" thick. She is solid but I have water coming through on the front driveway side and that is why I am going to put drainage in and seal the wall at the same time.

Yep, I think the roof lines and foundation tell the story. Not that I am an expert.

I looked at an old house to buy which was a center stair story and a half cape with an attached ell with a carriage stall. They had used what I think was hydraulic cement to fill in the gaps in the original hand-split granite foundation. It was pretty dry. They hadn't redone the footer drains - (house probably didn't have any ) so the cement alone accomplished quite a bit.

It was already sort of half redone in a way that changed the entire layout. I was very tempted but decided if I had got it before the rearranging, it would have been very cool, but as it was, I wasn't going to pay for improvements and then tear them out.

They had put in a beautiful tiled master bath shower and master bedroom in what used to be the living room. Added a laundry closet and half bath in a corner of what used to be the dining room. What was done was done well enough, but completely took away the period charm.
Dave.

 

[bdeboer]

Robert,

I am not sure if you do you're own wiring, but was curious how you get wiring to the second floor etc. when you do not remove all plaster and lath. It always seems like there is a tradeoff in time wire pulling vs. stripping the walls to the studs.

 

[Robert_in_NY]

Robert,

I am not sure if you do you're own wiring, but was curious how you get wiring to the second floor etc. when you do not remove all plaster and lath. It always seems like there is a tradeoff in time wire pulling vs. stripping the walls to the studs.

I do all my own work. The wiring is not that hard. There will be area where I need to run plumbing lines up to the second floor bathroom. I will run the main lines for the upstairs in this area. From there there are two ways to redo all the wiring in the second floor. The way I am going to do most of it is to run the wires from under the floor after I tear the 1st floor ceilings down. This is how I am updating all the outlets at least. The lights and switches will be done by running the wires up the same spot through the second floor bathroom and to the attic. From there I can pull floor boards in the attic to access the walls below and can fish the wires to the switch boxes from above.

I am also going to hardwire the combination smoke/CO detectors the same way to be able to connect all the floors to a single circuit. I have been wiring houses like this since I was 16 (a little earlier while helping my dad on our own home). I am not concerned one bit with the wiring aspect of this project as it sounds harder then it really is.

And there is no tradeoff between the time it takes to pull wires compared to stripping walls and then having to drywall and finish them. That is a long, hard project and pulling wires is easy.

 

[EddieWalker]

Hey Robert,

Great thread. I'm looking forward to following your progress. It's a much more ambitous project than I was expcecting, which makes it even better!!!!

One trick for running electrical wires through the walls is to shove a length of Pex though the wall first, then slide the romex through the Pex. I do it all the time to get wire from an attic to the place in the wall were I want it.

Eddie

 

[Robert_in_NY]

Hey Robert,

Great thread. I'm looking forward to following your progress. It's a much more ambitous project than I was expcecting, which makes it even better!!!!

One trick for running electrical wires through the walls is to shove a length of Pex though the wall first, then slide the romex through the Pex. I do it all the time to get wire from an attic to the place in the wall were I want it.

Eddie

That is a good trick Eddie. I have had good luck using the regular fish tape but also when dealing with lath and plaster walls a couple brass nuts tied to a loop on a string work great. You can put them through the outlet or switch box hole and as one of the brass weights catches on the plaster sticking through the lath the other weight bounces past pulling the other with it and it will walk right down the wall. It is one of the simplest and most effective tools we have. Once you get the string to the other end of where you want it you just tie the wire to the string and pull it through. Works every time

There are times though when the pex idea would be ideal and I may try it just for fun

 

[EddieWalker]

I didn't mention it, but the Pex is ideal for insulation and some obstructions. Then when you get the wire through it, you just pull the Pex through and re use it.

At one time or another, I've used just about everything that there is!!! LOL

Eddie

 

[mojoinco]

I like these wiring tricks. I've #$%^!! (cursed -- guess that didn't need an explanation) both obstructions and insulation.

Just a thought -- I had an engineer out to inspect a wall in my basement. The problem was primarily that the past owners had planted and watered next to the wall, but the wall was cracked and had a couple modest chunks falling out. During our discussion on how to minimize future issues (the floor/story above it is a gable wall and carries a lot of water during thunderstorms), he suggested putting the drain away from the wall several feet out (4~5') and back filling with gravel. That doesn't describe it completely, as it would be a sloped backfill from the wall to the drain pipe. His purpose in doing so is that a typical drain (French drain as I understand it) is next to the foundation and tends to collect water right where you don't want it, then drain it off. Sounded reasonable to me. And in our case it isn't as bad as it sounds. Our upper story is cantilevered out about 2' from the foundation wall. Just makes a gravel bed for a foot path. YMMV.

 

[rdln]

How long do you think it will take all together Robert?

Have you tried these?

Greenlee 12278 D'VersiBIT Starter Kit with 9/16" Drill Bit, Placement Tool & Grip (DBITKIT) | ToolBarn.com

I suppose it would get hung up on plaster spooge also

 

[aczlan]

How long do you think it will take all together Robert?
Have you tried these?
Greenlee 12278 D'VersiBIT Starter Kit with 9/16" Drill Bit, Placement Tool & Grip (DBITKIT) | ToolBarn.com
I suppose it would get hung up on plaster spooge also

Those are GREAT for taking a 16"x3' piece of insulation and winding it up around the bit
Word the wise: if you use one do not spin it fast, if it hits a nail when spinning fast it can snap the bit off the end of the shaft and you will be out a bit with nothing to show for it.

Aaron Z

 

[bdeboer]

That is a good trick Eddie. I have had good luck using the regular fish tape but also when dealing with lath and plaster walls a couple brass nuts tied to a loop on a string work great. You can put them through the outlet or switch box hole and as one of the brass weights catches on the plaster sticking through the lath the other weight bounces past pulling the other with it and it will walk right down the wall. It is one of the simplest and most effective tools we have. Once you get the string to the other end of where you want it you just tie the wire to the string and pull it through.

I have used 3/8" steel nuts dropped down the wall and a pointer style magnet (used for picking up dropped bolts on auto engines) from the bottom.

I will have to try the pex, I am assuming 3/4" would have to be minimum size.

The house that I was referring to, has OK drywall ceilings downstairs and decent carpet upstairs. The previous owner decided to open up the floor plan downstairs installing headers blocking access to the second floor joist bays, plus the drywall ceilings have some sort of strapping. This farmhouse was an unfinished project when it went to foreclosure. Actually, I have someone interested in it as is.

 

[Robert_in_NY]

How long do you think it will take all together Robert?

Have you tried these?

Greenlee 12278 D'VersiBIT Starter Kit with 9/16" Drill Bit, Placement Tool & Grip (DBITKIT) | ToolBarn.com

I suppose it would get hung up on plaster spooge also

Well if the money keeps flowing properly I will have the entire project done by fall. But since I know other things will come up I am planning on having the main sections done so that Ava and I can move in and will work on the rest while living there.

I have seen those bits but have never bought one or even needed one. If I ever run into the situation where I do need it I will buy one at that time but so far I have been able to get by without them without missing it. I have so many tools as it is that I have only ever used once (some have never been used) that I have started buying things only if I actually need them. Some were bought just because they were a good price and if I ever need them I will have them but for the most part they are all in storage and I am lucky if I can find what I need when I need it

 

[FallbrookFarmer]

I do all my own work. The wiring is not that hard. There will be area where I need to run plumbing lines up to the second floor bathroom. I will run the main lines for the upstairs in this area. From there there are two ways to redo all the wiring in the second floor. The way I am going to do most of it is to run the wires from under the floor after I tear the 1st floor ceilings down. This is how I am updating all the outlets at least. The lights and switches will be done by running the wires up the same spot through the second floor bathroom and to the attic. From there I can pull floor boards in the attic to access the walls below and can fish the wires to the switch boxes from above.

I am also going to hardwire the combination smoke/CO detectors the same way to be able to connect all the floors to a single circuit. I have been wiring houses like this since I was 16 (a little earlier while helping my dad on our own home). I am not concerned one bit with the wiring aspect of this project as it sounds harder then it really is.

And there is no tradeoff between the time it takes to pull wires compared to stripping walls and then having to drywall and finish them. That is a long, hard project and pulling wires is easy.

Reminds me of some of the projects in my past.
Funny/Scary story for you:
Was rehabbing a six unit building in Chicago, total gut job
Building probably dated from late 1800s. Total of 1 bathroom in entire building!
Anyway we are stripping the walls and I come across what appears to be a piece of conduit, Grab the trusty Sawzall and begin to cut------Luckily I heard the hiss before I went any farther, Yep your right, it was an old gas line for lighting!! Hope you have as much fun as I did rehabbing stuff!! The things you learn!

 

[Robert_in_NY]

Reminds me of some of the projects in my past.
Funny/Scary story for you:
Was rehabbing a six unit building in Chicago, total gut job
Building probably dated from late 1800s. Total of 1 bathroom in entire building!
Anyway we are stripping the walls and I come across what appears to be a piece of conduit, Grab the trusty Sawzall and begin to cut------Luckily I heard the hiss before I went any farther, Yep your right, it was an old gas line for lighting!! Hope you have as much fun as I did rehabbing stuff!! The things you learn!

Gas lines are always fun. When I bought this place I tore out all the useless gas lines from the basement and disconnected everything I could that wasn't needed. When I get to any old gas or water lines while working I am removing them now.

We have found some fun things on job sites. Like in apartments where you kill the breakers and there is still a live outlet that you end up finding is fed from another apartment. That is one of the fun things with rehab work, trying to figure out what the previous people have done over the years and that is a challenge

 

[PAGUY]

My neighbor learned the same lesson when he seen his electric bill sky rocket this past winter. He called the electric company and they sent out their man who had him turn off all the breakers to his business and still had the meter turning. It turned out that a rented portion of the attached house had a portable heater running in a back bedroom 24/7 and that it was somehow connected to his meter. After tracking down the circuit he had it disconnected from his meter and transferred to the renter's meter. It amounted to $250 which the renter gave him $100. It was originally wired by the previous owner of the properties as a short cut.

 

[Robert_in_NY]

Today was kind of cool and rainy so I spent part of the day working on my house instead of playing in the barn. I started by taking down the paneling in the dining room. To do so I had to remove the window trim and am contemplating wether to try and salvage it or start from scratch with new wood. Once the paneling was off I could see the mess I had underneath. They drywalled the exterior walls at some point after they insulated them. The interior walls were lath and plaster still but was messed up from other remodeling projects. So I am tearing this room down to the studs and am going to replace the insulation with thicker insultion as this is very thin. I am also going to redo the wiring a lot easier now that its tore apart.

Also, since I now have both this wall and the upstairs wall open directly above (on the interior wall) I am going to run a conduit from the basement to the attic. This will allow me to run wires in the future if I ever decide I need another line somewhere. It will be left empty for now and capped but will be very handy in the future if I ever need another wire upstairs.

 

[Robert_in_NY]

The roof is done now. I have been very busy on the farm and have not had too much time to work on my house. I did rent a 60' lift though to make it easier and had friends and family help do what I can't do anymore. So the chimneys are gone and the new roof is on. It is a nice step as I can now tear both chimneys down through the house and start the rebuilding phase.