Farmhouse makeover

Discussion in 'Home, Auto, Hobby and Computer Tech' started by crosscreekcooter, Jun 23, 2018.

  1. Detroitgator

    Detroitgator General Factotum
    Lifetime Member

    Joined:
    Jul 15, 2014
    Messages:
    11,985
    Oxbucks:
    $3,319
    Ratings:
    +9,895 / -26
    FIFY! ;)
     
  2. CGgater

    CGgater Gainesville Native

    Joined:
    Jul 30, 2014
    Messages:
    4,561
    Oxbucks:
    $2,442
    Ratings:
    +5,005 / -41
    That adds too many syllables. I’m pretty sure Cooter would just say “beer” and the details would simply be understood.
     
    • LagoonGator68

      LagoonGator68 Well-Used Member
      Lifetime Member

      Joined:
      Jun 12, 2014
      Messages:
      4,779
      Oxbucks:
      $411
      Ratings:
      +2,648 / -98

      Doesn't seem to be much interstate access to Lincolnton....
       
    • crosscreekcooter

      crosscreekcooter Cunning Linguist
      Lifetime Member

      Joined:
      Jun 11, 2014
      Messages:
      7,717
      Oxbucks:
      $462
      Ratings:
      +6,332 / -10
      Closest is I-20 that runs through Thomson. about 25 miles south
       
    • LagoonGator68

      LagoonGator68 Well-Used Member
      Lifetime Member

      Joined:
      Jun 12, 2014
      Messages:
      4,779
      Oxbucks:
      $411
      Ratings:
      +2,648 / -98
      I was sort of meaning ease of access from Jacksonville....
       
    • AugustaGator

      AugustaGator Junior Member
      Lifetime Member

      Joined:
      Jun 12, 2014
      Messages:
      14,685
      Oxbucks:
      $2,554
      Ratings:
      +4,871 / -100
      You can’t get there from here. I have several friends from Lincolnton. Good people.
       
      • crosscreekcooter

        crosscreekcooter Cunning Linguist
        Lifetime Member

        Joined:
        Jun 11, 2014
        Messages:
        7,717
        Oxbucks:
        $462
        Ratings:
        +6,332 / -10
        I was under the impression this house was built in 1917. I have since learned that approximately 3,000 acres was purchased and the original house built around 1850. It measured 16 x40 and was comprised of 3 rooms with 2 fireplaces. It underwent at least 3 additions, the second being an additional 16 x 40 mirror image attached to the back and two bedrooms added in the half story created by the attic space of the roof. Some years later the house got a bathroom and kitchen which was added to one end. It incorporated a double faced fireplace, one serving what became the master bedroom and the other side serviced the new kitchen. As the house became derelict, this kitchen area eventually collapsed and became a den for a family of red fox.

        Now that the new foundation is in place and the girders are stablized, the focus this past month has been to install the floor joists for both the interior and exterior porches. All of the rough sawn pine used to construct the home was cut from timber on the land and sawn in the owners sawmill which was operated commercially for the area. None of this pine timber was treated obviously, and both the formosan termites and dry rot have had their way in some areas, so those supporting girders had to be repaired or replaced as we went along. Even though the floors and wall boards have been removed, there is still much that has to be disassembled or probed in order to determine its structural capacity before moving forward. Two weeks ago I asked my friend Mooch to come up and give me a hand which has been a tremendous help. He is a great builder and very talented.

        Even though I have jacked and leveled the perimeter timber girders up off the old rock piers and onto new reinforced masonry piers, I decided to bolt a joist band inside the girders to provide a concise, level floor system. I invited the new inspector to the site to see what I'm doing and what I have planned and got no negative comments. The house sits on the main road into town (3 miles outside) and people passing by now blow their horns which is kind of cool. The owners great aunt (98 years old) stopped the other day to ask what we were doing; she wanted to tell me she grew up in this house. It's either amazing or scary that she is out driving her car at that age.

        Front Porch
        20180719_165850_resized.jpg




        This will be the new Mudroom/Laundry/Powder room
        DSC03921.JPG

        Master Bedroom and Bath (was where the old kitchen was located)

        DSC03915.JPG

        This fireplace foundation was set on a pile of loosely mortared rock which was beginning to unravel. The cracking between the mortar joint is slowly opening and you could see it telegraphing between the rock. I decided to pour a reinforced concrete buttress to stabilize it.
        DSC03906.JPG
        The fireplace next to this one was the doubleface and before I arrived on the scene, the owner and architect decided one side needed to go to allow a shower to fit in the master bath. Now I have to figure out how to fix this.


        This past week we started the reframing process, adding the rough openings for windows and doors and replacing bad posts and studs. In a sense, some of this work is like oral surgery, having to replace parts of the jawbone before you can implant the new teeth.
        Slowly making progress. Looking ahead, the second floor joists are insufficient for the span and have sagged. We want to save the pine flooring on it and its going to be cost prohibitive to remove it. Those are ungraded 2x6 pine joists spanning 16 feet placed 24-28" on center. The rough looking wood that you see is just subflooring. There is tongue and groove pine flooring on top thats in good shape.
        I think I have an answer.

        DSC03920.JPG
         

        Attached Files:

        #27 crosscreekcooter, Jul 28, 2018
        Last edited: Jul 28, 2018
        • URGatorBait

          URGatorBait #TeamBrad
          Lifetime Member

          Joined:
          Jun 11, 2014
          Messages:
          24,944
          Oxbucks:
          $2,081
          Ratings:
          +12,165 / -194
          man what an awesome project.
           
          • Pablos Tunnel

            Pablos Tunnel Well-Known Member
            Supporting Member

            Joined:
            Sep 23, 2017
            Messages:
            424
            Oxbucks:
            $1,035
            Ratings:
            +542 / -25
            Awesome work. Thanks for the update.
             
            • LagoonGator68

              LagoonGator68 Well-Used Member
              Lifetime Member

              Joined:
              Jun 12, 2014
              Messages:
              4,779
              Oxbucks:
              $411
              Ratings:
              +2,648 / -98
              Nice, cooter, thanks for the updates.
               
              • CGgater

                CGgater Gainesville Native

                Joined:
                Jul 30, 2014
                Messages:
                4,561
                Oxbucks:
                $2,442
                Ratings:
                +5,005 / -41
                Looks like a lot of fun! Hard work, I’m sure... but fun nonetheless. I’m a bit jealous, but glad to see you’re making progress. I also like to see I’m not the only guy who’s willing to put in the extra effort to do a job the right way instead of the easy way.

                Btw, I’m not surprised that a guy named Cooter has a go-to friend called Mooch.
                 
                • crosscreekcooter

                  crosscreekcooter Cunning Linguist
                  Lifetime Member

                  Joined:
                  Jun 11, 2014
                  Messages:
                  7,717
                  Oxbucks:
                  $462
                  Ratings:
                  +6,332 / -10
                  In the past 3 weeks we framed the new window and door locations in the existing exterior walls and began replacing deteriorated studs. We also framed the mudroom addition which includes the laundry and a half bath.
                  We had reached a critical point where construction was going to come to a standstill without the services of a plumber. All of the first floor joists were in with exception of a path through the master bedroom where the soil pipe would exit the house and connect with a planned septic system. Normally most crawlspace construction has adequate clearance to allow mechanical trades to install their work after a home is framed, however in our case when the home was originally built the girders were set only 12" above the existing grade so it was important that they get involved before the plywood subfloor was installed so they would have room to work. I was finally able to connect with a plumber from a neighboring town (25 miles away) and he jumped right in and completed everything necessary in a day and a half to allow us to continue.

                  DSC03950.JPG
                  Mudroom addition
                  DSC03964.JPG
                  Master bedroom and bath - we left these joists out to allow the plumber to tail out of the house-he needed a small excavator to tail out below the footing

                  DSC03966.JPG
                  I have tried to keep as much of the original structure intact where possible however a lot is lost simply bringing the structure into code conformance. The problem this presents is that the material sizes are nominal and the graded material that you buy today has been planed to dimensional standards. In our case the plates are actually 2" x 4" and the replacement studs measure 1 1/2" x 3 1/2'. As a result, we have to rip 1/2" thick pieces to apply to make the dimensions consistant. On top of this, the exterior walls are not standing plumb so both sides will receive a long rip that may varies from 1/4" on one end to 2 1/2" in the 10' stud length. These have to be applied to both sides of the wall and is very time consuming.

                  DSC03974.JPG
                  Next week I will frame the roof on the mudroom. Today we began framing the exterior walls on the master bedroom and will begin the demolition on the roof in that area to accomodate a new gable roof over the master wing.
                  DSC03954.JPG
                  Last week I made the decision to remove the old bead board ceilings on the front porch to get a better look at the condition of the roof framing behind this material in one area and I'm glad I did. The "beam" that carries the roof on both porches that wrap around the house are actually not beams at all but are 12" "ladders" framed with 2x4s and covered with 1x12. Even though these have been in place for over 100 years, as soon as i cover them up they will surely fail. We will begin rebuilding these in the next couple of weeks. You can barely see the short studs in the beam peeking out above the 1x12. This will be a real pain in the ass.

                  DSC03928.JPG
                  DSC03946.JPG
                   

                  Attached Files:

                  #32 crosscreekcooter, Sep 1, 2018
                  Last edited: Sep 1, 2018
                  • Pablos Tunnel

                    Pablos Tunnel Well-Known Member
                    Supporting Member

                    Joined:
                    Sep 23, 2017
                    Messages:
                    424
                    Oxbucks:
                    $1,035
                    Ratings:
                    +542 / -25
                    Very nice. Good work! Thanks for the update.
                     
                    • LagoonGator68

                      LagoonGator68 Well-Used Member
                      Lifetime Member

                      Joined:
                      Jun 12, 2014
                      Messages:
                      4,779
                      Oxbucks:
                      $411
                      Ratings:
                      +2,648 / -98
                      Thanks, cooter. Can you just install a beam inside the existing beam left in place?
                       
                      #34 LagoonGator68, Sep 1, 2018
                      Last edited: Sep 1, 2018
                    • crosscreekcooter

                      crosscreekcooter Cunning Linguist
                      Lifetime Member

                      Joined:
                      Jun 11, 2014
                      Messages:
                      7,717
                      Oxbucks:
                      $462
                      Ratings:
                      +6,332 / -10
                      Good thinking! That's actually what I'm planning to try. I going to remove the interior 1x12 that faces the existing beam and sister two 2x10s in it's place, then recover the inside as well as the beam bottom with new material. The beam will grow in width by 3 inches but this can be disguised with a slightly wider chapiter at the head of the column. We are going to replace the existing warped ceiling joists with new members that will provide bracing for the porch roof at midspan also.
                       
                      #35 crosscreekcooter, Sep 1, 2018
                      Last edited: Sep 1, 2018
                      • crosscreekcooter

                        crosscreekcooter Cunning Linguist
                        Lifetime Member

                        Joined:
                        Jun 11, 2014
                        Messages:
                        7,717
                        Oxbucks:
                        $462
                        Ratings:
                        +6,332 / -10
                        When we removed the porch ceilings, it also revealed the original soffit which still remains in place. The new roof rafters that were installed in the later addition (sometime around 1917 ?) use this soffit as bearing.

                        DSC03961.JPG
                         
                        • crosscreekcooter

                          crosscreekcooter Cunning Linguist
                          Lifetime Member

                          Joined:
                          Jun 11, 2014
                          Messages:
                          7,717
                          Oxbucks:
                          $462
                          Ratings:
                          +6,332 / -10
                          We have now framed a portion of the Master bedroom and bath walls. The walls allow us to better stabilize the upper roof, getting some of the load off the temporary posts that are supporting this end of the structure. There is a large gable that will be built looking towards the rear of the property, and the porch beams and roof in this area will have to be removed to allow it's construction. Once the porch beam is removed, it will allow room for a new beam to be inserted above the 10 foot plate line to carry the upper roof loads.
                          DSC03997.JPG

                          DSC03996.JPG
                          We have also framed a portion of the roof above the mudroom/laundry addition. This roof cannot be completed as there is a 2nd floor shed dormer that will rise out of the upper roof, and the mudroom roof will tie into the new exterior upper wall.

                          DSC03999.JPG

                          Before moving any further with either the master bedroom or the mudroom, our focus now needs to be with the installation and repair of the 2nd floor joists and installation of new floor beams that will be in the new load path. The front porch beam and ceiling joist replacement will be our next priority. When we move to the front porch beam repair, this will require that new temporary shoring be installed in order to remove the old temporary support posts providing room to work. Until the discovery of the inadequate porch beams about 10 days ago, this work was never anticipated. I am beginning to feel pressure from the lack of adequate manpower, I could really use another 3 or 4 hands experienced at demolition and reconstruction.
                           
                          #37 crosscreekcooter, Sep 8, 2018
                          Last edited: Sep 8, 2018
                          • NVGator

                            NVGator Member
                            Lifetime Member

                            Joined:
                            Jun 11, 2014
                            Messages:
                            7,856
                            Oxbucks:
                            $2,563
                            Ratings:
                            +6,213 / -231
                            I’m on my way.
                             
                            • crosscreekcooter

                              crosscreekcooter Cunning Linguist
                              Lifetime Member

                              Joined:
                              Jun 11, 2014
                              Messages:
                              7,717
                              Oxbucks:
                              $462
                              Ratings:
                              +6,332 / -10
                              In the past month we have completed installing a new 2nd floor joist system. Rather than tearing out the existing 2x6 ceiling joists that were used for floor joists I sistered in 2x10's 12" on center, of which each one had to be jacked into position to eliminate the sagging in the floors. It didn't remove 100% of the problem but remedied almost all of it and delivered a system that far exceeds the loading requirements in the code. No sign yet of NV.
                              DSC04036.JPG
                              DSC04037.JPG

                              Finally got enough of the south gable framed to complete the framing on the mudroom roof and get it dried in and have about 70% of the second floor bedrooms and bath framed.

                              DSC04048.JPG
                              It was raining this morning when I left and didn't take pictures of the second floor framing.
                               
                              • divits

                                divits A Muffin of the Studly Variety
                                Lifetime Member

                                Joined:
                                Jun 13, 2014
                                Messages:
                                9,240
                                Oxbucks:
                                $3,642
                                Ratings:
                                +12,692 / -51
                                I used to love how norm would build a shim, to build a jig, to build a bracket, to build the vice to hold the actual piece of furniture he was building for the show.
                                :lol:
                                 

                                Share This Page

                                The Box

                                Help

                                You don't have the necessary permissions to use the chat.

                                  1. There are currently no users chatting.
                                    • About Us

                                      Our community sprung up when the Gatorsports message board was shut down in the summer of 2014. We pride ourselves on offering Gator-biased, yet critical discussion among people of all different backgrounds. We are working every day to make sure our community is the best Gator message board you will find.
                                    • Like us on Facebook

                                    • Buy us a Zima!

                                      The management works very hard to make sure the community is running the best software, best designs, and all the other bells and whistles. Care to buy us a non-alcoholic Zima? We'd really appreciate it! Just click the "Donate" tab at the top of the page.