Once the decision was made to go and do the work legitimately it meant that we had a fair amount of work to complete before we ever even broke ground on repairs.
this was back in... hrmmm have to think about this for a second and do some research.... yeah March of 2010. That was when we encountered the biggest hurdle to this DIY reno, and what ultimately made us decide that we were in-over-our-heads.
That being said we'd been in a sort of a holding pattern, as renovations are notorious for going in cycles. Incidentally if you let it get away from you the "holding pattern" can turn into a work-stoppage, which is what happened to us. Demo had gone as far as it could go with a meager staff of my husband and my then pregnant self, and we were forced to face the fact that we could not accomplish what we wanted without both professional and financial help.
Showing posts with label Journal. Show all posts
Showing posts with label Journal. Show all posts
Sunday, September 18, 2011
Thursday, August 25, 2011
More advice - the worst kind of vice...
So it has been a very long time since there was an update regarding the house, its progress and any new information.
That is partly due to the fact that after discovering the 'hack-job' that was completed on the underside of the house we came to the conclusion that we couldn't finish this project on our own. It simply got too big, and too complex. What started out as moderately complex, now became unrealistic for two DIY-ers to do on evenings and weekends.
We bit the bullet, hired an architect, and began researching the permit background on the house. In the time that we've done that I've learned several things:
1. DO YOUR RESEARCH before starting any job. OMG, why don't I follow my own damn advice I'll never know.
If we'd done this first, (which BTW is really quick and easy to do in Oakland) we would have found out that the 'addition' wasn't legal in any sense of the word. It was originally a porch that was enclosed, poorly at that, and even the porch wasn't in the original plans for the house.
2. If you hire a 3rd party, DO YOUR RESEARCH!!!
Again, I am stupid for not following my own advice. The first architect that we went with... well he was a complete and total flake. To just avoid further pain we paid him off for 4 months of not calling, producing substandard drawings and leaving us in the lurch with permits. (e.g. he'd never filed for permits, and provided only external elevation drawings - no structural drawings of any kind)
3. Be patient, but consistent with everything.
One piece of advice we got from a cousin who does commercial and residential renos; Make sure that you hire someone who has solid business sense over an expert craftsman. Truer words could never have been spoken.
In my limited experience with contractors and subcontractors, I'd rather deal with the business person who shows up on time, provides updates, checks in with me (without me having to hunt him/her down) provides paperwork and completes the job as requested; than work with the craftsman. Remember the craftsman is an Artiste in the truest sense of the word... as a result the work, (when and if completed) is a thing of beauty. But its worse than having your molars pulled by a team of Clydesdales hopped up on amphetamines to get the craftsman to actually do the work, and do it on a budget and in a reasonable amount of time.
______
editorial note: I added this entry, as this was about the date and time when we expected to get a response back from the design office regarding our permits. unfortunately we didn't.
That is partly due to the fact that after discovering the 'hack-job' that was completed on the underside of the house we came to the conclusion that we couldn't finish this project on our own. It simply got too big, and too complex. What started out as moderately complex, now became unrealistic for two DIY-ers to do on evenings and weekends.
We bit the bullet, hired an architect, and began researching the permit background on the house. In the time that we've done that I've learned several things:
1. DO YOUR RESEARCH before starting any job. OMG, why don't I follow my own damn advice I'll never know.
If we'd done this first, (which BTW is really quick and easy to do in Oakland) we would have found out that the 'addition' wasn't legal in any sense of the word. It was originally a porch that was enclosed, poorly at that, and even the porch wasn't in the original plans for the house.
2. If you hire a 3rd party, DO YOUR RESEARCH!!!
Again, I am stupid for not following my own advice. The first architect that we went with... well he was a complete and total flake. To just avoid further pain we paid him off for 4 months of not calling, producing substandard drawings and leaving us in the lurch with permits. (e.g. he'd never filed for permits, and provided only external elevation drawings - no structural drawings of any kind)
3. Be patient, but consistent with everything.
One piece of advice we got from a cousin who does commercial and residential renos; Make sure that you hire someone who has solid business sense over an expert craftsman. Truer words could never have been spoken.
In my limited experience with contractors and subcontractors, I'd rather deal with the business person who shows up on time, provides updates, checks in with me (without me having to hunt him/her down) provides paperwork and completes the job as requested; than work with the craftsman. Remember the craftsman is an Artiste in the truest sense of the word... as a result the work, (when and if completed) is a thing of beauty. But its worse than having your molars pulled by a team of Clydesdales hopped up on amphetamines to get the craftsman to actually do the work, and do it on a budget and in a reasonable amount of time.
______
editorial note: I added this entry, as this was about the date and time when we expected to get a response back from the design office regarding our permits. unfortunately we didn't.
Saturday, December 19, 2009
Pipes-a-Plenty
19-Dec-09
Today we began the troublesome task of removing the pluming from the house. I will admit that that this was a task that I was not looking forward to due to the fact that in the multiple remodels of the home. Turns out that each owner added to the to the previous owners efforts. In the end the pluming looked similar to the MacArthur Maze.
After the water heater removal experience we determined that it would be best remove all of the plumbing. My reasons were simple.
1. Tangled pipes that were impossible to decipher or service.
2. Improper mixing of pipes (Copper, Steel) which had caused lots of corrosion.
3. It does not support the floor plan.
The pipes in this photo was from the basement alone
The additional wood, well that was what needed to be cleared out to get to the pipes.
The job was laborious but was 80% complete by the end of the day.
Labor time 8hours
MVP Tool: The Pipe Wrench. (the lower Tool)
Today we began the troublesome task of removing the pluming from the house. I will admit that that this was a task that I was not looking forward to due to the fact that in the multiple remodels of the home. Turns out that each owner added to the to the previous owners efforts. In the end the pluming looked similar to the MacArthur Maze.
After the water heater removal experience we determined that it would be best remove all of the plumbing. My reasons were simple.
1. Tangled pipes that were impossible to decipher or service.
2. Improper mixing of pipes (Copper, Steel) which had caused lots of corrosion.
3. It does not support the floor plan.
The pipes in this photo was from the basement alone
The additional wood, well that was what needed to be cleared out to get to the pipes.
The job was laborious but was 80% complete by the end of the day.
Labor time 8hours
MVP Tool: The Pipe Wrench. (the lower Tool)
Saturday, December 12, 2009
So what is in your water anyway?
12-Dec-09
The rains have come to the Bay Area and none too soon. We need water in California badly but I must admit that I greet the rains in with mixed emotions. I am rather happy to see the water form in the sky but it will slow work considerably. The roofer is currently had delays of his own and the rains will most likely compound that. I inspected the tarp job that was done last week and it seems to be holding. It slows the leaking down a bit, not stopping it completely, but it should hold until the roofer arrives. At this rate I am guessing early January.
Today’s task was to remove the old hot water heater and the cabinet in the basement. This is in preparation to remove the pipes and reroute the pipes properly. The water heater was in very bad shape and not very safe.
I took a couple of fuzzy shots of the offending items.
A whole lot of pipe going on there. This was only the beginning of the snaked pipe work throughout the basement. (And yes, that is a 'mix' of metals connecting both to and from the water heater.)
After removing the water heater I made the mistake looking down the pipe that connected to the heater from the main line, and what an eyeful I got. I am not an expert but but this can not be good.
What the $#%!$#% it that!
My wife and I guess this that because the house had been left abandoned for almost 2 years the sediment in the pipes has probably collected here. I am removing that pipe and I will do further inspection. I'm hoping that the salvaged pipe that we were able to keep will be suitable for reuse. I will have to see , and likely flush the lines at minimum to make sure that they are suitable for reuse. I definitely do not want to drink that.
Approximate Labor time 3.5hr
MVP Tool of the day: 18" Pipe Wrench. (Tool on the bottom )
The rains have come to the Bay Area and none too soon. We need water in California badly but I must admit that I greet the rains in with mixed emotions. I am rather happy to see the water form in the sky but it will slow work considerably. The roofer is currently had delays of his own and the rains will most likely compound that. I inspected the tarp job that was done last week and it seems to be holding. It slows the leaking down a bit, not stopping it completely, but it should hold until the roofer arrives. At this rate I am guessing early January.
Today’s task was to remove the old hot water heater and the cabinet in the basement. This is in preparation to remove the pipes and reroute the pipes properly. The water heater was in very bad shape and not very safe.
I took a couple of fuzzy shots of the offending items.
A whole lot of pipe going on there. This was only the beginning of the snaked pipe work throughout the basement. (And yes, that is a 'mix' of metals connecting both to and from the water heater.)
After removing the water heater I made the mistake looking down the pipe that connected to the heater from the main line, and what an eyeful I got. I am not an expert but but this can not be good.
What the $#%!$#% it that!
My wife and I guess this that because the house had been left abandoned for almost 2 years the sediment in the pipes has probably collected here. I am removing that pipe and I will do further inspection. I'm hoping that the salvaged pipe that we were able to keep will be suitable for reuse. I will have to see , and likely flush the lines at minimum to make sure that they are suitable for reuse. I definitely do not want to drink that.
Approximate Labor time 3.5hr
MVP Tool of the day: 18" Pipe Wrench. (Tool on the bottom )
Monday, November 16, 2009
I just broke a Nail!!!
Yep, it was bound to happen, I chipped a nail. Actually, no... to clarify I broke a nail. It unfortunately is not the kind of little break, where a girly-girl would whine "oww... my nail!!" in a high-pitched whine intended for attention and coddling. Unfortunately I split it down the middle lengthwise down to the root, all the way through the quick. It was my left thumb nail. There was no high-pitched whining. But there certainly was lots of cussing, and definitely some shaking out of the hand in an attempt to get it to stop hurting. (Which never helps by the way.)
The unfortunate thing about breaking a nail down through the quick is that you don't realize just how important the nail is in protecting the finger nail bed, until you don't have it. Nor do you quickly forget how it feels when everything you attempt to grip reminds you of the fact that you don't have a nail to protect that very sensitive skin under the nail. Which is particularly bad when you wear rough leather gloves to work in.
I wish I could say that this was the only injury from the work. Thankfully the list of injuries is all minor, with no one missing limbs, instances of sepsis, or gangrene (yet.) Here is a shortlist of injuries to date:
- 3 instances of stepped on nails, only one went into the foot requiring bactine and a bandage
- 1 instance of a nail through the hand, which required a tetanus shot and bandage
- 1 broken nail
- Countless bruises (all mine, I bruise like a peach apparently all over my body)
- Countless smashed digits, both hand and foot. (again... mostly me. I am a klutz as well I guess.)
- 4 separate instances of stuff falling on heads - but no serious punctures, or concussions all requiring just bandages, condolences, and some lumps.
- several separate instances of dust in the eyes.
All of these minor injuries are the result of a very stringent safety environment. My Husband and I repeat to everyone who asks to join in on the work that we want a "injury free weekend." Not only for our sakes, to keep the potential of lost friendships and 'workman's comp' filings down, but also because we need to acknowledge that everyone that has helped out has a day job. It's enough to ask them to come and help out, but it would be foolhardy to think that they'd be willing to sacrifice their paying job because they helped out a friend and are now unable to work because they are concussed and in the hospital.
The other item of note that needs to be mentioned is that there are many people, family and friends alike, who are eager to help. What is the most surprizing is who and how many people have offered their support, and come through with so much effort. It has made this project feel less lonely and much more communial. We've had co-workers, long time friends, cousins, Aunts, fathers (in-law), nephews and even little ones come out and help.
(don't worry the little newphews got clean-up duty on the lawn, no tools for them.)
For all the time and effort that has gone into this first phase of demolition for me to loose a nail... I'm willing to pay that price.
The unfortunate thing about breaking a nail down through the quick is that you don't realize just how important the nail is in protecting the finger nail bed, until you don't have it. Nor do you quickly forget how it feels when everything you attempt to grip reminds you of the fact that you don't have a nail to protect that very sensitive skin under the nail. Which is particularly bad when you wear rough leather gloves to work in.
I wish I could say that this was the only injury from the work. Thankfully the list of injuries is all minor, with no one missing limbs, instances of sepsis, or gangrene (yet.) Here is a shortlist of injuries to date:
- 3 instances of stepped on nails, only one went into the foot requiring bactine and a bandage
- 1 instance of a nail through the hand, which required a tetanus shot and bandage
- 1 broken nail
- Countless bruises (all mine, I bruise like a peach apparently all over my body)
- Countless smashed digits, both hand and foot. (again... mostly me. I am a klutz as well I guess.)
- 4 separate instances of stuff falling on heads - but no serious punctures, or concussions all requiring just bandages, condolences, and some lumps.
- several separate instances of dust in the eyes.
All of these minor injuries are the result of a very stringent safety environment. My Husband and I repeat to everyone who asks to join in on the work that we want a "injury free weekend." Not only for our sakes, to keep the potential of lost friendships and 'workman's comp' filings down, but also because we need to acknowledge that everyone that has helped out has a day job. It's enough to ask them to come and help out, but it would be foolhardy to think that they'd be willing to sacrifice their paying job because they helped out a friend and are now unable to work because they are concussed and in the hospital.
The other item of note that needs to be mentioned is that there are many people, family and friends alike, who are eager to help. What is the most surprizing is who and how many people have offered their support, and come through with so much effort. It has made this project feel less lonely and much more communial. We've had co-workers, long time friends, cousins, Aunts, fathers (in-law), nephews and even little ones come out and help.
(don't worry the little newphews got clean-up duty on the lawn, no tools for them.)
For all the time and effort that has gone into this first phase of demolition for me to loose a nail... I'm willing to pay that price.
Monday, October 26, 2009
Rat Dung in the rafters.
26-Sep -09
Today we climbed into the rafters to tear down the ceiling in the kitchen and the bedrooms. It was hot day in Oakland today about 80+ degrees. It was even hotter in the gable of the house. By my estimates it was at least 100 degrees if not more. The removal of the ceiling was not that difficult, technically or physically, but the conditions made the job difficult. The Batt style insulation was in relatively bad condition. A good portion of the insulation had been used as rat’s nests and lavatory. Once the air circulation hit the feces and dried urine a very putrid stench began to emanate from it.There was also no catwalk installed, so old planks were used to substitute until I can install one.
In conjunction with removing the ceiling we also started removing the walls in the blue and purple/pink room.
I had the help of Sterling, Leo and Jerrold and my wife Kira.
Approximate labor time 7 hours.
Today we climbed into the rafters to tear down the ceiling in the kitchen and the bedrooms. It was hot day in Oakland today about 80+ degrees. It was even hotter in the gable of the house. By my estimates it was at least 100 degrees if not more. The removal of the ceiling was not that difficult, technically or physically, but the conditions made the job difficult. The Batt style insulation was in relatively bad condition. A good portion of the insulation had been used as rat’s nests and lavatory. Once the air circulation hit the feces and dried urine a very putrid stench began to emanate from it.There was also no catwalk installed, so old planks were used to substitute until I can install one.
In conjunction with removing the ceiling we also started removing the walls in the blue and purple/pink room.
I had the help of Sterling, Leo and Jerrold and my wife Kira.
Approximate labor time 7 hours.
Saturday, October 24, 2009
Tile in the old kitchen
24-Oct-09
We extracted the tile in the old kitchen. This operation proceeded much faster than expected. We were able to completely remove all of the tile and material beneath it in about 3 hours. The tile in the add-on section was removed as well. With the spare time where able to begin extracting the tile on the bathroom walls. That was particularly difficult to remove. The plywood that was placed below the tile was installed very well. So getting down to the studs was very labor intensive.
The tile in question.
Note:
Beneath the ceramic tile was a material called Hardiback it was fastened to the sub floor by screws (lots of them.) We used the spade to get the material Hardiback up but the screws remain. Damn.
I had the help of my wife Kira, Leo, cousin Sterling, and brother Jerrold
Estimated labor time 6 hours.
MVP Tool Spade
Sunday, October 18, 2009
The front room
Sun 18-Oct-09
Went into the rafters and dismantled all of the electrical wiring on in the front area of the house. The plaster ceiling in the living room was also removed.
There were redwood planks inside of the wall. The redwood planks were used to even out the plaster on the top and the drywall on the bottom. These were also removed. The previous owner used drywall over the plaster in this room. I am not completely sure why. It does however lead to a possible problem concerning finishing.
That fact that there was plaster and drywall on top of each other it has left a 2 inch gap between the hardwood floor and the base plate. I am not sure if the drywall and the baseboard will cover the gap when I am refinishing the room.
In removing the plaster, drywall, and lumber at the front window it revealed the water damage below the center window. The wood is stained but does not look or feel rotted. I will examine more closely at another time. I do believe that the window will have to be removed and reset to insure proper sealing.
In the same area as the window, once we removed all of the finishing, it revealed some gaps in the framing of the structure. This would explain the draftiness of the home. This will also have to be corrected.
Workers
I had the help of my Father and Leo
Labor time 8Hours
MVP Tool: Framing hammer
Went into the rafters and dismantled all of the electrical wiring on in the front area of the house. The plaster ceiling in the living room was also removed.
There were redwood planks inside of the wall. The redwood planks were used to even out the plaster on the top and the drywall on the bottom. These were also removed. The previous owner used drywall over the plaster in this room. I am not completely sure why. It does however lead to a possible problem concerning finishing.
That fact that there was plaster and drywall on top of each other it has left a 2 inch gap between the hardwood floor and the base plate. I am not sure if the drywall and the baseboard will cover the gap when I am refinishing the room.In removing the plaster, drywall, and lumber at the front window it revealed the water damage below the center window. The wood is stained but does not look or feel rotted. I will examine more closely at another time. I do believe that the window will have to be removed and reset to insure proper sealing.
In the same area as the window, once we removed all of the finishing, it revealed some gaps in the framing of the structure. This would explain the draftiness of the home. This will also have to be corrected.
Workers
I had the help of my Father and Leo
Labor time 8Hours
MVP Tool: Framing hammer
Saturday, October 17, 2009
Screws a plenty
Sat 17-Oct-09
We spent the day removing nails and screws from the wall studs and ceiling joists in the blue room and in the Purple/pink room. These rooms are now completely free of nails and screws. This was aided by the efforts of my dear aunt Elouise. (who is incidentally 70+) We also removed the last of the plaster in front room. The ceiling has not been removed, that will be saved for a later date.
Estimated labor time 6.5 Hours
The thing about removing drywall is the screws or nails are left. The builder before me whom we affectionately refer to as "him" used both. There where plenty to remove.
What frustrated me and pretty much everyone else was the alteration between nail and screw. There was little consistency between the two. The spacing was also inconsistent along the joists and spacers, sometimes being 6" apart, sometimes nails and screws as close as 1" to each other.
My wonderful aunt helping out. She was incredibly diligent in making sure that the walls were clear of any and all nails
We spent the day removing nails and screws from the wall studs and ceiling joists in the blue room and in the Purple/pink room. These rooms are now completely free of nails and screws. This was aided by the efforts of my dear aunt Elouise. (who is incidentally 70+) We also removed the last of the plaster in front room. The ceiling has not been removed, that will be saved for a later date.
Estimated labor time 6.5 Hours
The thing about removing drywall is the screws or nails are left. The builder before me whom we affectionately refer to as "him" used both. There where plenty to remove.What frustrated me and pretty much everyone else was the alteration between nail and screw. There was little consistency between the two. The spacing was also inconsistent along the joists and spacers, sometimes being 6" apart, sometimes nails and screws as close as 1" to each other.
My wonderful aunt helping out. She was incredibly diligent in making sure that the walls were clear of any and all nails
MVP Tool of th
e Day The Dewalt
Invaluable for removing screws in tight spaces, or overhead on the joists. Especially because it weighs approximately 1+ lb, and has an adjustable head and quick release for the bit. Compare this tool to the other hand-held battery powered screwdriver which weighs approximately 5+ lbs (without battery, with batter 8+ lbs) and does not have an adjustable head or quick release for fast changes of the bit.
e Day The DewaltInvaluable for removing screws in tight spaces, or overhead on the joists. Especially because it weighs approximately 1+ lb, and has an adjustable head and quick release for the bit. Compare this tool to the other hand-held battery powered screwdriver which weighs approximately 5+ lbs (without battery, with batter 8+ lbs) and does not have an adjustable head or quick release for fast changes of the bit.
Tuesday, October 13, 2009
Storm Day
Tuesday 13-Oct-09
A very hard rain throughout the Bay Area this past couple of days. I went to the house with Leo to board up the broken window in the add-on section of the house. This was also the room that held the fiberglass insulation. We stored it there in the hopes that we might be able to reuse it. Unfortunately, the insulation had gotten wet and smelled really bad! I am leaning toward disposing of all of the insulation due to the horrid stink that it produces.
I inspected the roof and found some minor leakage. Thankfully a majority of the leaking is not under the main section of the house. There are some minor areas, the front left wall (facing the house) that showed signs of leaking. From what I can see the leaks are from the cracks in the siding of the house. I will need to examine this further. However the addition in the rear of the house did leak, and left a 1/4" puddle in the basement against the south-east corner of the floor.
What it does confirm is that the roof over the main section of the house isn't leaking, and that it is only the construction of the addition that was primarily faulty. There is a larger issue here that we will eventually need to deal with.
A window was mistakenly left open in the front room and the floor underneath it was wet. I wiped the water off of the hardwood floor and hoped that is would not be damaged.
Labor Time 1.5 hours
A very hard rain throughout the Bay Area this past couple of days. I went to the house with Leo to board up the broken window in the add-on section of the house. This was also the room that held the fiberglass insulation. We stored it there in the hopes that we might be able to reuse it. Unfortunately, the insulation had gotten wet and smelled really bad! I am leaning toward disposing of all of the insulation due to the horrid stink that it produces.
I inspected the roof and found some minor leakage. Thankfully a majority of the leaking is not under the main section of the house. There are some minor areas, the front left wall (facing the house) that showed signs of leaking. From what I can see the leaks are from the cracks in the siding of the house. I will need to examine this further. However the addition in the rear of the house did leak, and left a 1/4" puddle in the basement against the south-east corner of the floor.
What it does confirm is that the roof over the main section of the house isn't leaking, and that it is only the construction of the addition that was primarily faulty. There is a larger issue here that we will eventually need to deal with.
A window was mistakenly left open in the front room and the floor underneath it was wet. I wiped the water off of the hardwood floor and hoped that is would not be damaged.
Labor Time 1.5 hours
Saturday, October 10, 2009
Demolition: Front Room
10-Oct-090
We continued removing the plaster in the front room. We made decent progress with the help of my cousin Sterling. 90% of the drywall and plaster has been removed from the walls. Lath slats were left in place to minimize the mess on the floor. The lathe is easy to remove and can be taken down when the dumpster arrives. The ceiling was left intact.
Labor time 7 hours.
We continued removing the plaster in the front room. We made decent progress with the help of my cousin Sterling. 90% of the drywall and plaster has been removed from the walls. Lath slats were left in place to minimize the mess on the floor. The lathe is easy to remove and can be taken down when the dumpster arrives. The ceiling was left intact.
Labor time 7 hours.
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