Let there be LIGHT!

Lying in bed this morning..checking out our progress :)
This past Saturday was a good one for finishing up projects that have been hanging out incomplete for a while - trimming out the new windows in the bay window, hanging a large shelf in the dining room, and installing a light fixture (not just a bare bulb) in my bedroom!

Same style as the fixture in the living room, just a different color/material.
I wanted something big enough to look 'right' in a room with this kind of volume and this does the trick!
(No mocking my old blanket/curtain...I haven't been shopping for that stuff yet..)

Floor sander, why do you hate me?

Well, the disc-style sander (You know, the one that looked like a floor waxer?) was horrible! Which was really frustrating because so many people had used it successfully and even recommended it. My only guess is that there was some kind of finish on the floor that just didn’t agree with the sandpaper. With the age of the floors, it’s possible there were several layers of finish that didn’t agree with the sandpaper, but oh well. The roommates and I tried our best and stayed late into the night, but our results didn’t come close to matching our efforts.

Another option might have been a chemical stripper – this would have taken the finish(es) and gone about its business. Stripping the floor also would have “saved” the wood, because every time you sand a floor you take away a little bit.. sometimes up to ¼” per sanding. I didn’t like the idea of using a stripper, though. The chemicals are harsh and generally not good for you. Not to mention, cleaning up the stripper is sometimes, itself, a pretty big task.

So, just shy of driving off to the carpet store and scrapping the whole idea, we decided to try a different style sander from a different store. This sander was the older-style belt sander that I’ve heard so many horror stories about (“It’s too fast!” “It gouges the floor!” “It’s so dusty you can’t see!”), but I wanted something that would kick the floor’s ass and this thing did it. Not only was it aggressive enough with the finish, it wasn’t as bad as everyone said. You did have to hang onto it, but it wouldn’t drag you behind it like in the horror stories; it would really only gouge the floor if you weren’t paying attention or if you hit a spot that was significantly higher than another; and this model had a vacuum attachment like the other, so the dust was minimal. We had the floors completely sanded in a day! The better part of a day, but a day nonetheless. There are a few spots I’d like to hit with a finish sander, but all in all, we’re in good shape.

Wood floors in the living room. Leaning toward leaving them a lighter color - any thoughts?

There was also an edge tool that would take care of the area closest to the walls, door openings, or registers where the larger sander couldn’t reach. Everyone pretty much agreed that, while it did the job, it was just too heavy to use for any length of time. We’ve loaded up a handheld belt sander with the appropriate grit and it seems to take care of the edges without too much of a problem.

The other thing our “licensed electrician” (wink) has been working on is light fixtures! There are quite a few of them..or at least it seems that way when your arms are above your head all afternoon. Some of them installed without much of a problem, and some did not. Because the ones we are currently working on came from IKEA, many of them didn’t come with all the parts we need to hang them properly. So, you take the good with the bad with IKEA – super affordable, nice design, never have all the parts J

Close, but no cigar. We need all the parts, IKEA!

With the lights, we’re working on installing the rest of the outlets and switches. The outlets aren’t presenting a problem.. the fact that I’d like to have dimmer switches is. Especially where there are three way switches. If anyone has any ideas about this, feel free to chime in and I’ll pass it along!

Pendant over the kitchen sink.

Progress, progress! Every day!

And, I'm back in the game!

Yesterday was a good day! And before noon, which never happens! J

Early in the day, I left work for a bit to meet with the City building inspector. He had to OK the new wiring in the back of the house, and it turns out we passed! Now, we can contact the power company to have them remove the temporary post on the back of the garage, hook up the permanent meter socket, and shine some lights on the house. Now that I’ll be able to stay past 7:00 when the sun starts going down I have no excuse not to be productive!

I can’t tell you, effectively, how big a step this was. Waiting for our original electrical contractor held us up for weeks. Finding another one after the original flaked took a few days, and getting everything ready for the inspection took time as well. Now that we’re over this hump, we can insulate the back half of the house (which we started last night), hang drywall, start ripping up carpet, and more! This is also really exciting because we know everything should go really fast from here. I know, you’re thinking, “Yeah, you’ve said that before,” but I’m serious now! From here forward, we won’t need to wait on contractors, inspections, or anyone but ourselves. The main objective will be making sure everything is at the house and ready when it’s needed.

In other news, I’m getting a driveway today! We had to break up a piece of the original to pour the footings and slab for the new garage. Once that was completed and we were certain we weren’t going to bury anything under the driveway, I called my cement guy and gave him the green light. Really excited to see what this looks like – we’ve been walking around gravel so long, it will be so amazing to have a nice, new, FLAT surface to walk on.

Oooh..excited! J

This weekend

This weekend proved to be fairly productive..when you consider we only worked for a few hours one afternoon.

As I said in the last post, we’re hung up waiting on my electrical contractor at the moment. Until he comes back, we can’t have our City inspection which means we can’t insulate..or drywall, or sand the floors, or lay the tile, or bring in the bathroom fixtures..you get the idea. Though – as you can see – once we get that inspection out of the way, we’re really going to make noticeable progress. Like..start FINISHING stuff J

For now, though, we’re working on the outside. This weekend, we worked on wrapping the garage. This should keep the weather out, and further help with energy costs down the road. And because we used plastic cap nails, it should stay put longer than if we had just used staples – this is handy because it might be a while before we can really get moving on the siding.

As you can see, we tore off more siding under the new roofline outside the kitchen. We did this so we’ll have a solid spot to attach the F-channel to. F-channel – which receives the soffit – fastens to the wall in a straight line even with the bottom edge of the fascia board. From there, you can cut your soffit (vented in this case) to fit the gap between the F-channel and the fascia board. And because we’re not really all that professional, that’s as far as we got. The next step, in theory, is to snap the new fascia in place under the existing drip edge while overlapping the edge of the soffit underneath. Whew.

When I say “in theory” with regard to the next step, it’s because there’s a small complication. You see, when we ripped the steel siding off the side of the house, we found another issue: because the house had been added onto over time, the walls don’t line up exactly from one addition to another. When you’re working with steel, it’s not as big a deal because the material is more forgiving; however, now that I’ve (finally) decided on the cement board, we’ll have to do a little more preparation before we can start hanging. The cement board material isn’t as forgiving because it needs to be secured directly to the wall every few inches. Steel siding – or aluminum or vinyl – actually kind of floats in a channel.. that, and the physical makeup of the material make it easier to hide imperfections in the walls. There might be an easy fix for this – I’ll keep you posted.



See the difference in (old) siding colors around the windows?



Once we have our exterior walls squared away, we’ll be able to hang the rest of the new soffit and finish closing off the house to the outdoors. Once our electrical inspection gets a passing grade, we’ll be able to close the inside walls and it will start to look – and feel – like a home rather than an elaborate outbuilding.

Electrician: Tuesday. Celebration: Tuesday night? Too soon to call!

New (Old) Development!

So, remember how I wrote about not having “before” pictures in an earlier post? Well, that’s true. I didn’t…but the appraiser did. Stuffed into all of my loan information were a few pictures snapped by the woman who did a walk-through on the bank’s behalf. She also included a rough floor plan, which is helpful when you’re not familiar with the place but trying to piece my pictures together. I’ve included little signals so you can see exactly where the pictures were taken from so you can gain a little more insight.

From a design standpoint, the floor plan will stay almost exactly the same. We have moved a door here or there (not to mention added a garage), but the square footage of the living space remains.

1. Entry - new wiring, insulation, and drywall completed.

2. Living room - new electrical/audio wiring, insulation, and drywall completed.

3. Dining room - removed the partial chimney and corner hutch in addition to wiring, insulation, and drywall. 

4. Bedroom/Office - new wiring, insulation, and drywall in addition to the reconfigured closet layout and bookshelf addition.

5. Bathroom - removed paneling and massive amounts of unexplainable concrete, updated plumbing/electrical, and replaced the subfloor and wallboard. 

6. Bathroom - Pt. 2

7. Kitchen (facing Dining Room) - currently demo-ed. Planning for new cabinets and countertops.

8. Kitchen - Pt. 2

9. Laundry - a new door to the garage will take the place of the windows seen here.

10. Master Bedroom - moving the door and closet to improve the room's function. More to come!

It's getting hot in here..

With a heat wave sweeping the Midwest and much of the East coast, I think today might be a good time to concentrate on the blog! “Fun” fact: Knoxville, Iowa was noted as the hottest part of the country yesterday – yay?

Anyway, the house continues to buzz with activity. We’ve nearly finished drywalling the front half of the house, which means all the new electrical lines have been run, new insulation hung, and structural issues dealt with – I’ll show more detail on these items soon. I have the pictures, but not the TIME!
The next phase will include work on the back half of the house. We’ll be demo-ing down to the studs to deal with electrical concerns here as well, but the truer reason for the gut job is because the roofline will be undergoing some pretty drastic changes. Part of said changes will include a new ATTACHED two-car garage!

As we’ve talked about in previous posts, the original garage was in a bad way…crooked, cock-eyed, lop-sided, and Wizard-of-Oz-esque would all be equally fitting descriptors.

The original intent was always to tear down the garage and rebuild a new, squarer version on the property. Well, one beer lead to another and before you knew it we started thinking “If we’re going to the trouble of pouring footings and building a whole new structure, why not put it where I might actually want it as opposed to where they put it 80 years ago?” The initial rationale included saying things like, “It really won’t cost that much more,” and, “Well, while we’re at it…”

Dangerous.

A couple hours and one truck later.

While the total cost of the garage project will probably be slightly higher in the end, it’s going to be infinitely better to be able to walk to and from my truck without getting drenched in a rainstorm, my pants soaked up to my knee in a snowstorm, or just generally inconvenienced by the outdoors.

After all, a gentleman can't be bothered with the out of doors, Lovey.

Not to mention, I really don’t know how long I’ll live here: it could be five years, it could be 30 years. Bottom line, I want it this way as will most potential buyers somewhere down the road.

I did have to go through the proper channels in order to rebuild in a new location. Upon applying for a building permit with the City, I was notified that I would also need to be granted a variance because the new structure would sit too close to the alleyway and the neighboring property. I walked around, meeting my neighbors and asking for their support. I found that many of them will be building new garages soon, so it helps to have empathy on your side! After that, I had to wait for the Board of Adjustment to hand down their verdict before I could begin any work in earnest.

Once that was completed…

To meet with City code, the footings must be dug to a certain depth and poured a certain width. Once these dimensions are inspected, the cement contractor can back his truck up and begin the pour. In my (very positive) experience, the cement contractor started digging around 9:45am and was driving on the hardened concrete by 5 o’clock the next day. Small town service at its finest J

Once the footings had ample time to cure without totally drying, my contractor returned to set a few rows of concrete block on top. This way, he can fill that area with gravel, steel, and cement and we’ll have a slab in no time! The other benefit is that there will be a small gap between the floor of the garage and any wall material I may want to hang in the future, cutting down on moisture issues.

But now we’re back to the heat wave. It’s too hot to make the final pour, so we’ll wait it out. Once the slab has been finished, we’ll start framing the walls of the garage and relocate the electrical meter to be closer to the pole in the alley – loves me some buried power lines!

See the neighbors house?

One cool thing to note: since we've been busy at my place, the neighbors have decided to spruce up their house with new insulation and siding - it's contagious! (You can see their house, sans siding, in the second to last picture)

There are literally hundreds more pictures to come, so stay tuned! J  

Progress!

It’s official! I have a new key on my key ring and a dumpster in my driveway – all the issues pertaining to the easement have been cleared up, and demolition has begun. Hardcore.

The first order of business was showing the place off. In my excitement, I didn’t actually take interior pictures of the house before we started…duh. In my defense, we started tearing wallpaper off the wall during a tour (enthusiastic participants) – it left very little time to grab my phone and start recording.

Dining Room

Master Bedroom

Since removing all the wallpaper (From all the walls. In all the rooms.), the next most pressing interior issue was the bathroom. The walls were covered in a minty green paneling fastened to the wall with metal nail strips. I’ve never really seen anything like it..so I knew it had to go. Along with the paneling were an older vanity, and a tub/shower unit that had been custom-made into a handicap accessible shower stall. I really should have taken pictures of that – they did a great job on the retrofit. Alas, it’s all gone and the smell of new lumber now permeates the space.

New lumber, you say? Why yes! Because the bathroom – like the rest of the house – is small, the fact that there were two doors to the space left very little room for traffic flow of any other kind. My solution: pocket doors. We removed the existing door jambs, beefed up the wall structure as needed, and installed two pocket door kits. Not including the doors, the kits cost $55 each. Considering the space these new door systems will buy me, I consider that time and money well spent.

Ta-da!

The real story in the bathroom was the floor. Not only were there two layers of linoleum and a layer of  small hexagonal green tile, there was also a 5 inch layer of solid concrete.  …sorry, what?

After the main portion of the house was built in the late 1860’s, there were several smaller additions: the kitchen first, bathroom second, what is now the master bedroom, and the laundry area which was originally a porch. It is thought that the bathroom space was originally used as a porch as well – then possibly a pantry for the adjoining kitchen. Which would partially explain the concrete. They may have also done it to thumb their nose at future owners of the house..who knows?

In any event, we removed the layers of flooring, broke up the concrete, and decided that it would actually be way easier to re-plumb and wire the room if the entire floor system was gone. Because the “new additions” are all over a crawl space and I don’t get along with spiders, the subfloor was removed and most all of the work was done from above rather than in the dark, scary recesses of the unknown. Once the subfloor had been removed, we were able to cut out the old copper pipes for scrap and replace them with PEX tubing.

Concrete taken from the bathroom floor. Newspaper: Des Moines Register - May 4, 1930

Results of the bathroom demolition.

For those of you not familiar with PEX, it is glorious. Think PVC, but flexible. It takes a lot of the time, effort, and frustration out of plumbing. While the material itself may be more expensive, people love it because it takes no time at all to install. We had my old pipes cut out and replaced in an afternoon. Throughout the entire house. Crawlspace be damned. You will have to buy a couple special tools: one to cut the pipe and another to crimp the little rings that seal any joints you have in your lines. Otherwise, with a couple dollars worth of T’s, elbows, couplings and the like, you’ve got yourself some fancy new plumbing without burrowing through a crawlspace with a torch.

OK, I guess sometimes you still have to burrow through a crawlspace. No torch necessary, though!

Once the major work below the floor was done, we sistered new boards to the existing floor joists to bring them up to grade with where the adjoining floors will be once tiled/refinished. Had the floor joists been in poor shape, this would have been impossible, so that was a lucky break! With the new joist system in place, we laid a sturdy layer of ¾” plywood down to stiffen things up, followed by a half inch layer of Durock cement board which will eventually receive the travertine tile I picked up on sale.

There are other projects in the works, but to list them all here would be overwhelming. We’re finding –as everyone does – that once we tear into one thing it leads to tearing into something else, and something else, and round and round we go. I’ll update again very soon as there are a lot of exciting changes happening!

Have a great weekend!