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Call me stupid, but we just bought a 1880 bastardized Italianate home…You think I would have learned to never do this again after the toil and turmoil of previously renovating a smaller Victorian…but we kept having kids, we needed more space, and I can’t stand track homes. So here we are with this big ol thing that needs work.
The house is livable now, but we want to “restore” it back to its orignal luster. In the 1970’s, it had been stuccoed and the original wood windows replaced with inappropriate aluminum windows. The wiring and plumbing are fine and have been upgraded, but will need some attention when it comes to remodeling.
After reviewing the needs of the home I have thought about processing in the following order:
1. Replace the foundation (existing is part wood, sandstone, brick, and cement).
2. Replace the two fireplaces (in poor condition with holes and broken brick)
3. Replace the roof and the gutters (not in poor condition, but will need replacement within 5 years–plus I figure with the chimney work, it will need to be done)
With the above done, I figured the house will be water tight and sound. Then it will be on to more superficial touches…
4. Take of the stucco.
5. Replace the windows
6. Replace/repair the exterior wood details/cornice/eves etc.
7. Paint exterior.
Once the above is done, then I would move to the interior…
8. Guupstairs…and remodel/re-wire/re-plumb/insulate/paint, etc.
9. Gut downstairs…and remodel/re-wire/re-plumb/insulate/paint, etc.
ANYONE SEE ANY PROBLEMS WITH PROCEEDING IN THIS FASHION? WOULD YOU PROCEED DIFFERNTLY? ANY GENERAL RULES IN PROCEEDING WITH A RESTORATION PROJECT?
Thanks….
Replies
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I suppose i would gut the downstairs before the upstairs--it seems more logical to me to start at the beginning where the utilities are located in the cellar or on the ground floor and extend them instead of working out the top floor and then trying to connect ductwork, plumbing, etc. in the middle. If there is any way possible in the world, try to move out temporarily and do all the demolition at once with a BIG dumpster parked in the yard.
*P-Nut, Sounds like you like this sort of thing. The only difference, I'd do is when your doing the roof, fix the eaves and cornice since your up there already. And maybe open up a chase wall for wiring etc. on the main floor while doing the upstairs.
*P-nut,I wrote an article for Old House Chronicle about this process many moons ago. Search the archives under my byline (Steve Zerby). I think it was titled "priorities, proirities" or some such nonsense. http://www.Oldhousechronicle.comSteve
*Hey,Thanks everyone for your replies...I appreciate the input. Good food for thought. Steve, thanks for the article...really good points. The Old House Chronicles website is great too--I'll be visiting there often.P-Nut.
*P-Nut - In general your plan to restore the exterior first makes sense. Try to find some older photographs that show you what things looked like, or see if you can find similar houses. It's likely that your house would have had 2 over 2 double-hung, large-pane windows, for instance. It won't look right with 6 over 6, or muntined casements.I wouldn't "gut" anything, unless it was added later. Too much destruction is done to historic houses by wholesale removals - this isn't a restoration approach at all. You might be interested in getting Patricia Poore's book on evaluating and prioritizing needed repairs on historic houses - it's pretty good at helping you sort out your approach.Below are some related links that you might find interesting.Jeffhttp://www.oldhouse.com/http://www.oldhouseweb.com/oldhouse/community/
*P-Nut:Good plan. I have a house built in the 1700's that I did essentially as you describe in your plan - except with an old house you are never really finished! And someone mentioned chases - if you are going to make new utility runs, plan them now so you can create discrete chases and access points - they are invaluable when you decide to add another electical circuit or water supply run. Have fun!
*Good point on the gutting, Jeff. I was thinking of all the remuddling i had to undo before i got down to the plaster. I made a modern kitchen, too, so i sacrificed the lath and plaster in that room to the dumpster goddess to make that feasible instead of patching it all. Compromises...
*Thanks SG -P-Nut - this historic house planning checklist hotlink should be of interest to you.Jeff
*Jeff, Splinter, and Ed:Great stuff guys--I really appreciate it...Excellent links and good book recommendation...This house has been bastardized quite a bit so many of the historical elements have been demolished or altered...so there will be plenty of investigation, searches for pieces, and way too much money to bring this place back....but the house has great bones, a great location, and we wil never out grow it...I think they will bury me in this place...so we've got time, lots of energy, some money saved up, and a little experience...I think it will be great, but only after a slow and deliberate attempt to bring it back.Thanks again guys! Great stuff.P-Nut.
*P-Nut --The only note I'd have on your list is to look carefully at the windows. I wouldn't expect it to be water tight until after the windows are put right, so I might move them higher on the priority list if they leak at all. But definitely do the foundation work before the new windows so they'll be in their final position and not start to bind because of a slight change in the shape of the R.O.-- J.S.
*P: I suggest gutting the interior and insulating before you paint the exterior in the event that you go thru a winter with a new paint job with a lot of heat and moisture pressuring thru and blistering it. Not going to happen in one winter, but still the same, procedure!
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Call me stupid, but we just bought a 1880 bastardized Italianate home...You think I would have learned to never do this again after the toil and turmoil of previously renovating a smaller Victorian...but we kept having kids, we needed more space, and I can't stand track homes. So here we are with this big ol thing that needs work.
The house is livable now, but we want to "restore" it back to its orignal luster. In the 1970's, it had been stuccoed and the original wood windows replaced with inappropriate aluminum windows. The wiring and plumbing are fine and have been upgraded, but will need some attention when it comes to remodeling.
After reviewing the needs of the home I have thought about processing in the following order:
1. Replace the foundation (existing is part wood, sandstone, brick, and cement).
2. Replace the two fireplaces (in poor condition with holes and broken brick)
3. Replace the roof and the gutters (not in poor condition, but will need replacement within 5 years--plus I figure with the chimney work, it will need to be done)
With the above done, I figured the house will be water tight and sound. Then it will be on to more superficial touches...
4. Take of the stucco.
5. Replace the windows
6. Replace/repair the exterior wood details/cornice/eves etc.
7. Paint exterior.
Once the above is done, then I would move to the interior...
8. Guupstairs...and remodel/re-wire/re-plumb/insulate/paint, etc.
9. Gut downstairs...and remodel/re-wire/re-plumb/insulate/paint, etc.
ANYONE SEE ANY PROBLEMS WITH PROCEEDING IN THIS FASHION? WOULD YOU PROCEED DIFFERNTLY? ANY GENERAL RULES IN PROCEEDING WITH A RESTORATION PROJECT?
Thanks....