Exterior – My Boomtown Revival

June 28, 2019

Front porch and Juliet balcony

My house had a cute Juliet balcony. It was quite small, one Juliet only. But water got behind the stucco and rotted the original siding and sheathing. Made it unsafe. So, off it came, and was to be rebuilt just like it was. But, that would be a simpleton’s understanding of old houses. What was discovered is that it would have to be re-engineered because it would not meet any Code requirements if it was simply rebuilt in the same way.

Rotted sheathing and exposed wood-chip insulation.

What it had supporting it before was corbels. A small deck with corbels. Fit the profile of the house. In an interesting twist, I suspect this particular balcony was not original to the house. I have this view because, first, under the corbels, where they fit on the house, was siding. Now, it’s possible the original builder didn’t think ahead and sided before he built the balcony, but I doubt that. Siding would be one of the very last things done on the exterior, after everything structural was already built.

Second, the way the porch was fitted to the house was inappropriate for bearing weight. It was mounted with the corbels and then had about 6″ of roof joist slotted in between the floor joists of the house. I can’t believe I ever stood on it.

Third, the corbels themselves only had one surface coating and that was the stucco. They did not appear to have been painted or covered in any manner prior to the stucco.

In any event, I wanted it rebuilt so that it would be safe, and the builder offered me two options. One was where an engineer was retained to provide instructions (in 4-6 weeks) that would make a similar corbel type balcony code-compliant. The second option was to skip the engineered corbels and use pillars instead. I went with the second option.

I can hear all the upset voices from restoration-focused readers in my head. I know. I know.

I know.

The builder told me this: He would build a ‘draft’ that could be changed once I had a look at it, and it would look fine.

I had a look at it and didn’t like it. It was just bulky and in your face. Not the feeling the previous balcony projected.

The pillars are giant and for unknown reasons, are set on the bottom step of the concrete and inset some four inches. Makes the entry unnecessarily narrow, and where am I to put the hand rail?

I hadn’t had any time to consider what a porch/balcony with pillars for a house of my vintage should look like, so didn’t know what to suggest instead. I looked across the street at the house of the same era, which has a front porch. It has elegant tapered square pillars. There’s probably a specific name for that type, but I don’t know it. But I knew the builder wouldn’t be able to give me that in short order.

So I settled on moving the pillars onto the landing and flush with the edge (but for where the ‘trim-out’ needs another ½”). It’s not perfect, but looks slightly more in tune with the house.

While I’m excited for slick new siding and having the exterior finished, I am extremely sorry that I have changed the entire exterior essence of this house. It looks like a Georgian manor, not a modest foursquare. I’d say it doesn’t fit with the street anymore, but since we have almost completely modern infill, it doesn’t matter anymore.

But, regrets, yes.

June 20, 2019

Signatories

Removal of the stucco revealed signatories in the cedar, along the east side of the house.

My theory is that the stucco went on to the house either in the 1930s or the 1940s. Maybe the neighbourhood kids got together to immortalize themselves when they found out the stucco would go on.

Naughty. But cool.

April 6, 2019April 6, 2019

Power underground

Last fall, 2018, the power line was permanently attached to the house. It had been temporarily fixed to a tall post in the yard. While I had already paid twice to have the wiring finished for this addition, I had to pay a third time to get it actually finished (I paid the builder and then I had to pay the tradesperson when she advised me the builder never paid her). Thanks again asshat builder.

Unfortunately for me, between the time the power meter went onto the temporary post in the summer of 2017, and the fall of 2018 when I arranged to have the power permanently reconnected to the house, City rules had changed and I was no longer entitled to have my power line run from the back alley over my neighbour’s property to my house, which is how it used to be. So my choices for permanent reconnection were to cut down a poplar and a tamarack in my yard and have the line run overhead right through the middle of my backyard, or have it trenched in the ground at 5x the cost. I chose the latter.

Temporary post with power meter, far left in photo

Very cool was how the trench was made. Some tradesman showed up from Alberta with a huge truck and some kind of power hose. It had extreme pressure and the water spray dug the trench. I would not want to get into a water fight with that hose.

In order to have the trenching done, I had to remove the stairs on part of my obnoxious deck, to accommodate a straight run from the back gate to my house. I had to lie on the cold ground undoing screws from underneath.

Steps to be removed. Cute pooch adds interest.

After the line went in, I was left with mound of mud in the grass, from the alley to the house. The mound is currently half as high as it used to be in the photo below, because my dog has brought the other half in the house.

Power lines run under the gate from the alley

My yard is unsightly, muddy, and full of construction debris and lumber I’m hoping to re-use. It’s hard to have hope after so long. But I have someone lined up to do landscaping this spring. Again, I’m cautious about being excited about it, but hopefully it will work out.

July 7, 2018

New front patio

One thing done that I wasn’t entirely planning on doing this year, but which seemed “do-able” at reasonable cost and would make me feel good: A new front patio.

It’s compact, but exactly what I wanted for sitting out with a beverage on an early morning or late afternoon. It’s dappled shade and north side, so no searing sunshine during the summer. Just perfect.

My brother did the patio. It’s got its imperfections, but in that way it matches the house entirely.

There’s obviously still the landscaping to do – I’ll bring in topsoil and do some bulbs in the fall.

Now I just need two perfect chairs and a perfect small table and we’re good to go.

Picture a few blooms, gravel driveway, and nice patio furniture.

January 21, 2018January 22, 2018

Soffits

Code compliance requires new soffits to have built-in venting, to the tune of 25% of the area. The original soffits had no venting. Essentially, the attic pulled in its air through any cracks and holes that would have been in the attic, and then through the attic hatch, which was not insulated. I have no idea whether that was sufficient or not, but the whirlybird on the roof was always spinning, so I know there was air movement.

New soffits with venting make matching to my original soffits quite impossible. The Builder has done the best he can, I think. He’s installed a wood beadboard product that looks like tongue and groove, with a strip of venting.

The Builder says the venting strips have to go along the north and south of the house, and not along the west. The west would have been preferable, as then they would have been out of sight entirely. However, he says I did not have a choice.

Venting strip compared to no venting strip

I’ll be painting it in the summer and hopefully it will blend in a little better. As it is, it looks obvious and unsuitable and doesn’t match up at all, so I may have to replace the original soffit to match the new. Will assess in the summer.

I notice that the eavestrough corner looks pretty rough ….

September 21, 2017September 21, 2017

Refinishing Windows

In the meantime, while waiting for the roof trusses and building to resume, I’ve been refinishing windows I took from my grandmother’s abandoned farmhouse. After being told I couldn’t use old windows in a new build, I discovered I could and have pushed for them. The builder is now happy to use them, and I’m happy to be using something of real value and to save myself the $12,000 new Loewen windows would have cost.

Five sets of double hung windows, two storm window frames, one bay window set, and two smaller ‘bathroom’ windows.

So, now the job of refinishing them. They’re in quite good condition – only the outside sills are greyed and need sanding. Otherwise, with a good wash, replacement of putty, and cleaned glass they could be installed right away. But, they are painted white on the inside and I want natural wood. So, I have to also strip the paint. Turns out it is likely milk paint and is proving difficult to remove.

I’m following John Leeke’s method and have ordered his book “Save America’s Windows”. I can’t get some of the materials he recommended

in Canada, so I’ve ordered Allback linseed putty and will use boiled linseed oil and turpentine to ‘condition’ the more exposed parts of the frames.

I’m removing the old, concrete-like putty with a Speedheater.

I can see this is going to take many hours of work. But I’ll enjoy it, knowing I saved these windows and will have them to add true character to my modern addition.

August 1, 2017August 7, 2017

Creepy Crawlspace

I don’t seem to be able to focus on a project until it’s done, and instead start new things on a whim. The whim I entertained recently was working on the kitchen crawlspace and removing some of the cellulose.

I promise it will look really nice when it’s done!

Granted it was a very hot and humid day and I was in full sun, but after a couple of hours of work I only had a few bags of cellulose removed and have many many more to go. I gave up.

Two hours of work and that’s all I have to show for it?!

Two interesting discoveries in the crawlspace: First, as noted in another post, the space had been supported by a significant beam in 1999 (after seeing the beams I dug out the receipt, kindly saved for me by the previous owner).

Second, aside from mice and spiders, something nested in there. At least I think it’s something other than a mouse, as I don’t know that mice make nests like this.

July 16, 2017July 16, 2017

Finally, basement excavation has begun!

This is a real fun renovation so far. Friday was spent with the plumbers in and out of the house the whole day, as the gas line was moved to a temporary location. Every time they entered the house knock knock, can we come in? I must have said six times that they ought to just come and go without asking me first. But I had well-mannered plumbers who insisted on knocking. I was exhausted from getting up to open the door for them. That was my EDO and they were not gone until after 6pm.

Then, at 7am on Saturday morning the excavator showed up with two helpers, ding dong on the doorbell, could I move my car and advising they would be done by noon. Half an hour later, ding dong on the doorbell, where should we put the fence parts that have fallen down as a result of the excavating. Then they did a couple of loads out and then ding dong on the doorbell, the excavator wanted me to pay him directly for the excavation work and wanted a cheque today, even though the work was only about 1/3 done and he couldn’t cash it anywhere because it’s Saturday and there’d be a 5 day hold on the funds because it’s a personal cheque. I suggested I could get him cash on Monday if he’s in a real hurry, and he says no, cheque today please. I was baffled, but he was sure that’s what he wanted.

Since I have a contract with the builder that includes excavation of the basement, I was a little taken aback by the excavator’s request for payment from me. Then he says he wants me to leave the cheque blank. “Blank!” I say incredulously. “I’m not giving you a blank cheque!”. He meant just to leave the payee line blank. He explained he didn’t want to deposit it into his bank account and he would put his wife’s name on the cheque, whom I’m sure he told me he had divorced some time ago. I was concerned about his motivation for doing this and people who know me would know why I was concerned, but I was baffled by it all and felt powerless to say no.

Instead, we had a chat and he explained that the builder owes him money from previous work and he wants to get paid this time. I’m all on board for being paid for work done, so I called the builder to tell him I’d be giving the excavator a cheque today and that it would come off the cost of the contract with him. I didn’t really care how the excavator dealt with his money, as long as I had proof of payment.

The builder was annoyed, and explained that the excavator wanted the cheque today because he’d go off to MoneyMart and cash it immediately. How awful. It’s unfortunate, but if that’s the way he wants to do it, then that’s his business. Anyway, it was Saturday and the builder was out with his family, but he stopped in and gave a cheque to the excavator. I was happy the excavator got paid, sad that he’d give MoneyMart part of his hard-earned cash, mad that I’d been used by the excavator to force the builder’s hand for payment, and annoyed with the builder because he made it seem like such a big deal that he had to stop in on a Saturday for five minutes when I had been dealing with the ding dong excavator all day. Distasteful all around .

Then the excavator had vehicle trouble that ate up the rest of the morning and a good part of the afternoon, and ding dong on the doorbell to advise of that. Later in the afternoon he returned with a ding dong on the doorbell, to say excavation would resume with just himself digging, loading the dirt into a truck, and then driving the truck to unload the dirt. Very slow process.

Then, I went out and when I got back at about 5pm I saw the excavator’s half ton being towed away, the Bobcat parked in my driveway, and nobody returned for the rest of the day.

Sunday morning at 7am, ding dong on the doorbell, would I move my car from out front. The excavator had arrived by himself again to finish the job. He’d be done by noon he said. He was earnest. At 7pm, after a brief but heavy rainshower that turned the clay in the excavated hole into a slippery mess, ding dong on the doorbell, he wouldn’t be done today. But since he had slipped on the messy clay when he went in to check on how slippery it was and got himself covered in mud, could he use my garden hose to wash up.

And there I was, handing paper towel to the excavator at the end of another long day of comedy with the promise that it will all resume again tomorrow morning at 7am with a ding dong at the doorbell.

5 feet down and the wall looks ok. Whew!

Bobcat parked for the day. My son in the background playing barefoot in the wet clay.

July 8, 2017July 8, 2017

Old Porch – Kitchen Addition

What I thought was a kitchen addition (adding 60 square feet, and allowing the installation of a dishwasher and pantry area), was an original back porch enclosed to make it living space. On the inside it’s easy to tell where the porch starts because there is a sharp downward slope there. So, the porch is slumping off the house. And apparently not for the first time.

The previous owner left me a number of house-related receipts and one of them was for work done to raise the porch. The receipt shows that in 1999 the contractor installed pilings and a beam, and ‘refreshed’ the skirting and floor. For that work the previous owner paid $1350.

I took a look under the porch and saw what appears to be open ground covered with cellulose insulation to within 8 inches of the top of the crawl space. I also see scads of mouse droppings and bugs and spiders.

And also, there’s a gap up the side of the house where the porch is pulling away. Since my goal is to seal and insulate the house properly, I’m not sure what to do. Is it biting off too much to chew if I get under the porch to try and fix it? Maybe if there are pilings there, all that needs to be done is to raise the beam again, with a floor jack. That begs the question of why the beams would have dropped again after just 18 years, but that would be for a professional to answer. Maybe I can get another in for $1300, like the good old days.

I read that to get proper insulation for a warm kitchen addition, I need to treat the space underneath as ‘conditioned’ space, like I would a basement – insulated on the perimeter (including the ground) and not on the floor.

Alternatively, I could use rigid foil faced insulation that is attached to the bottom of the floor joists, as long as it is sealed completely (airtight). I’m not sure I can do that in the tight space under the porch, but it’s something I could try myself.

And another alternative is spray foam – I’ve read that it has to be high density foam – at least 2 lb/ft3—and at least 3 inches thick or thicker, over the joists and subfloor (completely encasing the floor system). This is something I’d have to hire out.

Or maybe I should pull the porch off altogether and do without that 60 square feet. It’s my plan to redo the kitchen anyway, maybe just sooner rather than later? Of course, that means the new-ish deck would have to come off too, as it’s anchored to the kitchen/porch wall. It’s never easy, is it?

I’m leaning toward jacking up the floor again and spray-foaming the heck out of it, and then the mice can party like it’s 1999 all they like under the porch and it won’t bother me one bit.

July 6, 2017

In the Meantime, While Waiting

While waiting for this reno to start (will it ever??), I started on sealing the joist sill from the elements. I’ve been hosting all manner of wildlife and living with cold floors since I moved in.

Our favourite wildlife is what my son calls ‘the harmless beetle’ in a mock shriek, which as far as I can tell is actually called the sow beetle and is indeed harmless. But awful to live with. For several years we’ve also hosted maple bugs by the hundreds. I am hoping it is simply a population explosion thing and that soon they’ll shove off. And of course, several variety of spiders. One variety of spider made me the most nervous and that was an incredibly speedy hairy thing. I simply could not catch it. Out of the ordinary are the bumble bees that find their way into the basement. Doing laundry keeps me on my toes, because I’m never sure what I’ll find when I head down there. I wear shoes all the time in case there’s a dying bumble bee on the floor. I’m afraid that enough have died down there that I haven’t seen any in the yard at all this year. Not out of the ordinary are the busy mice who keep us company and remind us at all hours that we’ve got company. It’s been fun over the last decade hearing the adventurous mice find their way to new locations in the house.

Recently deceased and not so bounce-y bumble bee

Having said all that, I’m excited to live warm and wildlife-free next year! So, in order to accomplish that, one step is to seal the rim joist/sill plate. This is the part where the house sits on top of the concrete block basement. In my basement the rim joist has gaps open to the environment because of rotted wood, a crumbling and cracked foundation, and pipes going into or out of the basement. Honestly, there is only 2″ of wood between the basement and forty below.

See the blue-ish gap in the lower left? That’s twilight from outside

So, I am using spray foam and caulking to fill the gaps and cracks. I’ll use rigid foam to insulate between the joists at the sill, all sealed with my terrible caulking skills, and I’ll also use rigid foam between the joists on the main floor. See the photo below, from Family Handyman, or Handywoman in this case. This will help to keep my toes cozy on the main floor and the wildlife where it belongs – outside!

Another project that I’ve started and mostly completed is insulation of my bay window. The plan was to simply insulate the underside of the window, but as things tend to be with old houses, one thing led to another and I ended up insulating the facing of the window as well. This was because when I started insulating the underside, I saw that the bottom centre 2×4 was rotted. So, I took off from all three sides of the bay the stucco siding (which concealed an open space under the bay window), the old growth Douglas Fir siding (numbered and preserved for refinishing and reinstallation), the tar paper, and the shiplap sheathing.

Stucco removed and original siding exposed

Underneath all of that was wood chip insulation and my interior lath and plaster wall. And underneath the bay was simply the subfloor exposed to the elements! No wonder it was cold at the bay window!!

Blurry photo of exposed subfloor with cobwebs

Bay window with lath exposed, and woodchip insulation on the ground

I replaced the rotted lumber, used 2″ foil lined rigid foam and incredibly bad caulking to insulate on the facing and underside and reinstalled most of the original sheathing. I had to use new lumber for parts because the lower parts of all three sections of sheathing had rotted.

And, that’s where I stopped. I had run out of suitable lumber, the long weekend was over, and it was very hot out. Mostly though, I stopped because my knees were done. I’d spent three days (yes, this amount of work took me three days!) on my knees or in a squatting position working on this window. In fact, underneath the bay was a 12″ depression, which was probably the original elevation of the land before additional landscaping and topsoil was brought in. So I spent much of my three days squatting while leaning down under the bay. At one point my foot slid down the side of the depression and I felt some damage occur in my knee. I’m not sure what it was, but now, three days later, my knee is still swollen and it hurts while resting and definitely while walking. Anyway, a war wound from my fight to make my century home more liveable. I’m sure I’ll survive.

I have not put back the original siding as the plan is to refinish it first. In the meantime, the house looks worse than ever. I’ve explained to as many neighbours as I know what my plans are, so hopefully everyone understands that the great beauty of this house will take another year to shine through. Something like this: