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    Thread: "While it's opened up...."

    1. Member GeoffD's Avatar
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      09-17-2012 03:29 PM #26
      Quote Originally Posted by Tornado2dr View Post
      I'm thinking that the shingling running up that second roofline (where the horizontal seams turn vertical) is going to be overlapped by the next stage of shingles? Otherwise I am getting turned around.
      Yep. There's about a foot of overlap in the valley. The course on the 2nd roofline will be cut at the valley.

      The back section of roof is half framed so far.

    2. Member GeoffD's Avatar
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      09-18-2012 08:02 PM #27

    3. Member barry2952's Avatar
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      09-18-2012 08:21 PM #28
      Quote Originally Posted by GeoffD View Post
      Was there a ship's wheel on the side of your house or the remnants of some Satanic symbol?
      Garmin Is My Pilot.

      I am confident you are wrong, but instead of illustrating why, I will just make disparaging remarks about your reading comprehension.
      -Zukjimpiphile

    4. Member GeoffD's Avatar
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      09-19-2012 06:31 AM #29
      Quote Originally Posted by barry2952 View Post
      Was there a ship's wheel on the side of your house or the remnants of some Satanic symbol?
      Yep. The previous owner had a ship's wheel there. That side of the house is going to get re-shingled next spring after that double-hung window gets re-configured.

    5. 09-19-2012 02:07 PM #30
      I have followed all your threads on this house, and While I love the work you have done, I cant help but think on some level it would have been more effective just to knock it down and start over. Dont get me wrong i love the way it is coming out now, but it seems like there has been issue after issue, and tons of hack job work that you have run into that I'm sure has drastically increased the cost of the renovations you have done.

      That being said I am sure that you had no idea what you were getting into, as most people do not. Its almost impossible to find out all the stuff that is wrong before the walls are opened up, as you have obviously found out, lol.

      One of the reasons I was so happy to get the place I did when I bought my "fixer-upper" is that it was almost all original with the exception of some plumbing, furnace, upgraded electrical line to panel, etc. Windows, floors, kitchen, baths, etc in general were untouched except for basic fixes.

      Because of this I knew what I was getting into, and there wasnt tons of hackjobs that made renovations a nightmare.

    6. Member GeoffD's Avatar
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      09-19-2012 05:11 PM #31
      Quote Originally Posted by Jettavr666 View Post
      I have followed all your threads on this house, and While I love the work you have done, I cant help but think on some level it would have been more effective just to knock it down and start over.
      I have that conversation all the time. I'm indeed just about at the crossover point where it would have been cheaper to knock it down and rebuild from scratch.

    7. Member barry2952's Avatar
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      09-19-2012 05:16 PM #32
      I've had the same conversation. I took 9 30-yard dumpsters out of here, but it was worth it because I ended up with what I wanted. Had I built something from scratch we would still be in the planning stages, now nearly 20 years later. With an existing structure it gave me the parameters I could work within. Compromise became the word of the day instead of frustration.
      Garmin Is My Pilot.

      I am confident you are wrong, but instead of illustrating why, I will just make disparaging remarks about your reading comprehension.
      -Zukjimpiphile

    8. 09-20-2012 01:37 PM #33
      Quote Originally Posted by barry2952 View Post
      I've had the same conversation. I took 9 30-yard dumpsters out of here, but it was worth it because I ended up with what I wanted. Had I built something from scratch we would still be in the planning stages, now nearly 20 years later. With an existing structure it gave me the parameters I could work within. Compromise became the word of the day instead of frustration.
      Sure, and I completely understand that. However in a situation like the OP's, If he had known, something like a complete gut rehab done all at once seems like it would have been easier. Even if he kept the framing, and redid literally everything else at the same time it could be considered a "renovation" but all the old framing, rotted roof, hackjob renovations, and old mechanics could be removed and replaced in a much easier and timely manner.

      I wouldnt agree with something like that if you really wanted to keep all the original character in the home, but it seems like much of that was removed anyway.

      In my home for example I want to keep most the the original lath and plaster walls. They are in great shape, and I dont want to disturb the original woodwork. Now remove the plaster for a kitchen or bath redo? sure, but not all of them.

    9. Member barry2952's Avatar
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      09-20-2012 01:40 PM #34
      To each his own. Sometimes thing have to be done over time to fit financial constraints.
      Garmin Is My Pilot.

      I am confident you are wrong, but instead of illustrating why, I will just make disparaging remarks about your reading comprehension.
      -Zukjimpiphile

    10. 09-20-2012 01:48 PM #35
      Quote Originally Posted by barry2952 View Post
      To each his own. Sometimes thing have to be done over time to fit financial constraints.
      completely agree.

    11. Member GeoffD's Avatar
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      09-20-2012 02:21 PM #36
      Quote Originally Posted by barry2952 View Post
      To each his own. Sometimes thing have to be done over time to fit financial constraints.
      Yep. This project has been done 100% out of cash flow.

      I also had a time constraint. I'd been unemployed for 14 1/2 months and had collapsed my life down to my vacation home at a ski resort. Once the lifts stop running in the spring, the sidewalks roll up. I didn't want to get stranded there for the summer and wanted to get back to salt water for May 1. I started house hunting in early October. I closed on my cottage in early December. I limited the scope of my first phase of remodeling to exclude anything on the exterior, bedrooms & bathroom. The scope was supposed to be move and open up walls in the kitchen, vault the kitchen & living room ceiling, hardwood floors in those sections, and install a new kitchen. I didn't anticipate that the first phase would include replacing forced hot air heat with forced hot water, complete do-over of domestic water and waste plumbing, or as much re-wiring as was done. I also didn't anticipate the amount of remedial carpentry that was needed on the 10x10 flat roof part of the cottage. I got in before Memorial Day rather than May 1 but the work got done. ...at 1.75x the original budget.

      One side effect of this whole approach is that my property taxes are much lower than if I'd torn it down and built a new place. Even though I essentially have a brand new house, the town thinks I have an old shack. Repairs and remodeling the rooms one at a time hasn't changed the value of the structure very much even though the town appraiser has walked through a few times. My insurance company thinks my 992 square foot structure has a $225K replacement cost if it burned to the ground. The town thinks it's worth $90K. In a house I plan to retire in, that ends up being a lot of money that isn't taken from my retirement savings.

    12. Member GeoffD's Avatar
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      09-22-2012 09:36 AM #37
      After new ridge board, rafters, and 3/4" plywood roof deck, the back roof is finally ready for shingles.



      I got to witness the magic of a good carpenter cheating everything to look like it's perfectly square in a cottage that is anything but. It took 2 carpenters almost two days to get the fascia, soffit, bargeboard, and drip edge installed before finally getting the ice & water shield and tri-flex down.


    13. Member barry2952's Avatar
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      09-22-2012 09:39 AM #38
      What's that offset pipe?
      Garmin Is My Pilot.

      I am confident you are wrong, but instead of illustrating why, I will just make disparaging remarks about your reading comprehension.
      -Zukjimpiphile

    14. Member GeoffD's Avatar
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      09-22-2012 10:08 AM #39
      Quote Originally Posted by barry2952 View Post
      What's that offset pipe?
      I'm about 3 feet below the grade of the street. That is the vent for the sewer holding tank. There's is also an electrical conduit next to it. There is a macerating pump at the tank to push my waste water up to the sewer line in the street.

      That reminds me.... I keep meaning to sort out an audible/visual high water alarm/pump failure system for the tank. There should be a contact closure pair in that conduit but it's not hooked up to anything. The guy who installed the system retired years ago but I have the manual for the pump.

    15. Member barry2952's Avatar
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      09-22-2012 10:27 AM #40
      After what you've put into that house I sure wouldn't want it flooded with poop. If you need help, let us know. Have you considered a back-up system, JIC?
      Garmin Is My Pilot.

      I am confident you are wrong, but instead of illustrating why, I will just make disparaging remarks about your reading comprehension.
      -Zukjimpiphile

    16. Member GeoffD's Avatar
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      09-22-2012 12:39 PM #41
      Quote Originally Posted by barry2952 View Post
      After what you've put into that house I sure wouldn't want it flooded with poop. If you need help, let us know. Have you considered a back-up system, JIC?
      Are you volunteering to dig up and mess with my holding tank?

      I could probably put a water sensor into the holding tank vent pipe at ground level where it's easy to inspect and replace.

    17. Senior Member Hostile's Avatar
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      09-24-2012 07:27 AM #42
      Quote Originally Posted by barry2952 View Post
      Nice space. Great use of light. We had skylights in our last house that would frost up from the humidity from kitchen use. How are you going to vent that space. We just ran our fan a lot.
      Interesting, my parents have a large skylight in their kitchen and I don't think they've ever had that issue. Theirs does have a vent built in that flips open/closed but I don't know how often they use it.

    18. Member GeoffD's Avatar
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      09-24-2012 05:38 PM #43
      So this phase of 'new roof' is done. I still have 1/4 of the roof to do but that's waiting until my winter bedroom remodel project.

      It still needs some trim paint, button vents installed in a soffit, and the gutters put back.



    19. Member barry2952's Avatar
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      09-24-2012 06:42 PM #44
      OK why the piece of downspout on the side of the house? It looks like it's housing some kind of wiring or piping.
      Garmin Is My Pilot.

      I am confident you are wrong, but instead of illustrating why, I will just make disparaging remarks about your reading comprehension.
      -Zukjimpiphile

    20. Member GeoffD's Avatar
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      09-24-2012 09:13 PM #45
      Quote Originally Posted by barry2952 View Post
      OK why the piece of downspout on the side of the house? It looks like it's housing some kind of wiring or piping.
      The gutter is not installed yet. The gutter on the back of the house feeds the downspout on the right.

      On the left are the wiring conduit and vent for the sewer holding tank & pump. When it was wired, they ran ROMEX in the attic rather than underneath the crawl space.

    21. Member GeoffD's Avatar
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      10-01-2012 10:53 AM #46
      ...and the roofing project is done for the moment. The last quarter of the roof waits until the master bedroom ceiling is removed this winter to install new rafters.

      The extra cost for materials.... 3/4" plywood is only a few dollars more per sheet than the planned 1/2". A bunch of 2x8 rafters. New fascia and soffit in the back.
      The extra cost for labor.... I'm paying $35/hour x 2 for labor and it took 5 extra days so about $3K in labor and less than $1K for extra materials.

      Like everything else, the cost was about double what I was planning.

      One more remodeling phase to go this winter and I've run out of major projects for the cottage.




    22. Member barry2952's Avatar
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      10-01-2012 11:19 AM #47
      A structure is only as good as its roof. Yours looks fine.

      Did you buy enough matching shingles to complete the job? I had that happen when they had been discontinued. Do you know what it costs to ship a bundle of shingles cross-country?
      Garmin Is My Pilot.

      I am confident you are wrong, but instead of illustrating why, I will just make disparaging remarks about your reading comprehension.
      -Zukjimpiphile

    23. Member GeoffD's Avatar
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      10-01-2012 11:33 AM #48
      Quote Originally Posted by barry2952 View Post
      A structure is only as good as its roof. Yours looks fine.

      Did you buy enough matching shingles to complete the job? I had that happen when they had been discontinued. Do you know what it costs to ship a bundle of shingles cross-country?
      I have a bunch more squares sitting on a pallet. The last piece of roof is invisible from the ground so it wouldn't be the end of the world if I were a few bundles short and the color didn't quite match. They are GAF Grand Slate Bristol Gray so they are very unlikely to be discontinued.

      I still have about 15 feet of roof over the master bedroom that has 2x4 rafters that are framed maybe 24" OC. The roof hasn't collapsed in 60 years so I should be OK until it gets re-framed with 16" OC 2x8s this winter.

    24. Member barry2952's Avatar
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      10-01-2012 11:58 AM #49
      It appears that you've insulated better. That could cause more snow to pile up during the winter. Might be handy to have a snow broom.
      Last edited by barry2952; 10-01-2012 at 12:05 PM.
      Garmin Is My Pilot.

      I am confident you are wrong, but instead of illustrating why, I will just make disparaging remarks about your reading comprehension.
      -Zukjimpiphile

    25. Member GeoffD's Avatar
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      10-01-2012 01:11 PM #50
      Quote Originally Posted by barry2952 View Post
      It appears that you've insured better. That could cause more snow to pile up during the winter. Might be handy to have a snow broom.
      This is the 10'x10' flat roof with the pitched roof over the master bedroom and kitchen area. As you can see, the pitched roof over the master bedroom with 2x4 rafters is a very short span... less than 8 feet.

      The flat roof was re-framed from underneath 3 years ago. Most of it is 16" OC 2x12. I only have about 10 feet of iffy rafters over the master bedroom left.


      This is the flat roof looking towards the living room. This side sun-bakes and snow doesn't last on the flat roof for very long.
      Last edited by GeoffD; 10-01-2012 at 01:28 PM.

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