Colin completed the foundations (left) several weeks ago, and at last Pete the brickie has started. He has been in for most of the last two weeks, and we now have the internal block walls (photo below left) and external brick walls (photo added belatedly, right) erected up to head height. I am pleased that all the materials I bought were the right ones, apart from a couple of things: a window was the wrong size - far too small (I don't know what I was thinking!) - and the door ordered, with the help of staff who assured me "Of course, we wouldn't sell you a door and frame of different sizes", and then did exactly that! The door frame was easily fixed the same day and a larger window has been ordered, although I will still have to pay for the smaller one. However, I was very pleased today to discover a use for the smaller window in the block wall above the toilet door, to give more light in what could be a very dark little cell! There was one error in construction when Pete filled in the wall where the sash window is meant to be fitted; fortunately this was spotted very quickly and easily rectified. There is one other issue with the materials - despite careful use of an Excel spreadsheet, I seem to have bought at least 60 too many blocks. Offers on a postcard...
We are essentially rebuilding the old extension exactly as it used to be, but in modern materials with a lime mortar finish to match the rest of the house. This does mean that we have to rebuild the chimney (which extends to the second floor fascia) even though we won't use it as such. Although I did intend to keep the old one, it was much easier to knock it all down and start from scratch. One side benefit of this is that the chimney breast can be a lot smaller than the old one, thus allowing better use of the space in the room.
The only real issue this week was the scaffolders, who declined to come as planned on Thursday due to the weather, which was correctly forecast as very light rain for much of the day. I never thought that scaffolders could be so "wussy" (to use the word said by their receptionist). So they promised to be here first thing on Friday. Their idea of "first thing" is not the same as mine, as they turned up at 9.20am, went for a drink and the first pole was unloaded at 9.50am! The job itself took far longer than they had said, so Pete only got going on site at 12.45, and so we lost more than a full day. I hope they are better when they come to add the second lift next week, but I'm not holding my breath.
I have been refurbishing a double Georgian style casement window, as illustrated previously (see "The Lull before the Storm"). The frame was totally rotted (and the new one has been delivered already), but the two attractive casements are in not bad condition (see detail right), considering they are probably over 100 years old. One needed a few epoxy repairs at the base joints, but the other (which was fixed, not hinged) needed the bottom section of frame replacing, as well as the bottom of both verticals. I have now completed all this and primed them as well, ready for fixing hinges - I really do find this sort of repair joinery very satisfying, especially the stage at which you paint primer over the lovely wooden detail. I am looking forward to finishing this task soon, but of course I can't fit the window now as the scaffolding is in the way.
Most of the glass was old, wavy and thin; just one sheet was new and thick (and also very badly cut). However some of the eleven old panes are cracked, and I have a plan: I have two very large panes left from the old 2 over 2 sash window which was replaced (two were already broken), and I'd like to cut these down to replace two not so large broken sash panes elsewhere in the house. I then want to cut those smaller panes to provide three or four small panes (about 12 x 9") for the casement window. However, I am thinking of getting a professional to cut the glass for me as it's a one shot task - right first time or not at all.
Finally, I have had to find a new chippie for the roof joinery as Barry, who did the main roof last year, has cut his hand badly and will be out of action for several weeks. He has recommended Colin who lives nearby - I reckon recommendations from tradesmen are pretty reliable: a good tradesman is not going to recommend a useless mate, is he?
This is the story of the purchase and renovation of Matthew & Jane's house somewhere in the heart of England, following Matthew’s redundancy in 2010 at the age of 58. Said to be from c.1835, we first saw it in Aug 2010. It had been empty for only a few weeks but was pretty awful due to dampness and long term neglect. Locals thought it had been uninhabited for years and was only fit for demolition! But we bought it anyway and moved in after 8 months work in July 2011.
Saturday, 29 October 2011
Sunday, 23 October 2011
Well, Well, Well
I think I have found a well. Between the two gardens at the back of the house is a 6ft brick wall which has an arch at the base (photo right). I had seen this feature some time ago from the neighbour's side but on our side there had been a hawthorn tree growing right in front of this spot. When I cut it down last year, I left two 3" stumps about a foot high; more recently, doing the groundworks for the extension, Colin pulled these stumps with his digger and they just came up without difficulty, because the tree had been growing on top of the concrete! The arch then became more visible on our side when we removed the concrete slabs and a foot of soil (notice the tidemark on the wall!).
I had been wondering if this brickwork could hide some water item such as a well or ditch, then we found a lead pipe under the tiled floor of the old extension. Colin reckoned that in his experience this was probably the supply from a well. He didn't want to rip it up at that time as there was still a live cast iron water pipe which might have been disturbed inadvertently. This was the supply which fed my neighbour's outside tap (see previous), but it has now been disconnected so today I dug it up. After retrieving 6 ft of two inch lead pipe (££ scrap), I realized that the bit left in the ground has an echo sound when moved. Moreover, when I dropped a small stone down it, I'm sure that there was a watery sound. The foul sewer goes in the other direction, so I think it is most likely to be a well!
Presumably the wall was built over the well, and it was used during the 19th C by both houses. Then at some later time the well was covered and the archway was filled in. I think the important question now is how well was the well capped? Or was the concrete slab (which covered the entire yard, 10' x 20') part of the capping? The next question is how high is the water? Do I dig out the rest of the pipe and see, or do I leave well alone?
I had been wondering if this brickwork could hide some water item such as a well or ditch, then we found a lead pipe under the tiled floor of the old extension. Colin reckoned that in his experience this was probably the supply from a well. He didn't want to rip it up at that time as there was still a live cast iron water pipe which might have been disturbed inadvertently. This was the supply which fed my neighbour's outside tap (see previous), but it has now been disconnected so today I dug it up. After retrieving 6 ft of two inch lead pipe (££ scrap), I realized that the bit left in the ground has an echo sound when moved. Moreover, when I dropped a small stone down it, I'm sure that there was a watery sound. The foul sewer goes in the other direction, so I think it is most likely to be a well!
Presumably the wall was built over the well, and it was used during the 19th C by both houses. Then at some later time the well was covered and the archway was filled in. I think the important question now is how well was the well capped? Or was the concrete slab (which covered the entire yard, 10' x 20') part of the capping? The next question is how high is the water? Do I dig out the rest of the pipe and see, or do I leave well alone?
Sunday, 16 October 2011
The Lull before the Storm
It might appear that not a lot has happened in the last two weeks as the new floor and foundations for the extension are still untouched (photo right). However, we have fitted new carpet on the stairs and landing which really makes a huge difference to the feel of the house. I have been making plans and the brickie is coming this Monday, and then the work will begin again in earnest. The materials are here (see below) and I have the joiner, roofer, plumber, electrician and plasterer all lined up (in that order) for the following weeks; the hope is to have the new "look-alike" extension done by the end of November.
I forgot to mention an oddity that we found while doing the excavations. The extension had its own rising main, fed from the same main in the street as our "proper" rising main in the kitchen, but what we found was that the cast iron pipe carried on under the garden wall and supplied next-door's external tap! This might seem insignificant, but while the community centre was being built at the back, this was the tap which supplied their water. Fortunately, I only had a water meter fitted in June this year, which was after the construction had been completed...
Since the foundations for the extension have been done I have been busy reclaiming bricks to re-use for the external wall; we now have 1800 in three piles in the garden (right), which should be about enough; the remaining ones are difficult as they are in cemented blocks of three or four; on these you can spend ten minutes with bolster and mallet, and still only end up with one or two good ones.
The materials for the brick/block work was all ordered and delivered last week. It was unloaded from the road and dumped in my front garden using one of those lorry-cranes with a good reach. Then I had the task of moving it all round the back so as not to attract the attention of people who like to appropriate things. There were lintels, wall plates, blocks, insulation batts and lots more. I had been quite surprised that we require 450 blocks as well as the reclaimed bricks. I was even more surprised to find that "lightweight" blocks weigh over 7kg each, so yes, muggins here had to hand every single one (that's over 3 tonnes) into the wheelbarrow, trundle it round the back 50 times (!) and then stack them all again on pallets so they don't get muddy; this all took four hours... (photo above left). I could only take 9 blocks each journey as I thought the tenth might be the straw that broke the wheelbarrow for good - it really is on its last legs after being abused by too many overloads. The really annoying thing was that it was only as the last pallet was being unloaded that I remembered a good idea I had had a long time ago - if I asked nicely, perhaps the lorry could go round the back to the community centre car park and unload over the wall? D'oh!
One task that has been keeping me busy is the refurbishment of a pair of casement windows from the original extension (photo right). I wanted to re-use these as they both have mostly antique glass, as well as being very nice old bits of joinery. The right hand window has never been hinged but was simply nailed in place, with a rebated edge for the other window to close on as there is no central pillar (mullion?). The window frame was past retention, being totally rotted by the long-term ingress of water in the old roof, probably from the leaking chimney flashing. (NB I was unaware that the same water ingress had also rotted the purlin which I thought was the only good bit of wood in the entire roof structure! Isn't ignorance bliss?) The right hand window needed a new bottom piece of frame, and then I found that both the vertical bottom ends were also rotten, so there was more work than I expected. The old glass was carefully removed (mostly successfully) and all the replacement wood was found from an old sash which had been taken out of the front window in June. Now it just needs priming and re-glazing, and the new frame is being made by a local joiner.
Now, as I said, tomorrow it all starts again!
I forgot to mention an oddity that we found while doing the excavations. The extension had its own rising main, fed from the same main in the street as our "proper" rising main in the kitchen, but what we found was that the cast iron pipe carried on under the garden wall and supplied next-door's external tap! This might seem insignificant, but while the community centre was being built at the back, this was the tap which supplied their water. Fortunately, I only had a water meter fitted in June this year, which was after the construction had been completed...
Since the foundations for the extension have been done I have been busy reclaiming bricks to re-use for the external wall; we now have 1800 in three piles in the garden (right), which should be about enough; the remaining ones are difficult as they are in cemented blocks of three or four; on these you can spend ten minutes with bolster and mallet, and still only end up with one or two good ones.
The materials for the brick/block work was all ordered and delivered last week. It was unloaded from the road and dumped in my front garden using one of those lorry-cranes with a good reach. Then I had the task of moving it all round the back so as not to attract the attention of people who like to appropriate things. There were lintels, wall plates, blocks, insulation batts and lots more. I had been quite surprised that we require 450 blocks as well as the reclaimed bricks. I was even more surprised to find that "lightweight" blocks weigh over 7kg each, so yes, muggins here had to hand every single one (that's over 3 tonnes) into the wheelbarrow, trundle it round the back 50 times (!) and then stack them all again on pallets so they don't get muddy; this all took four hours... (photo above left). I could only take 9 blocks each journey as I thought the tenth might be the straw that broke the wheelbarrow for good - it really is on its last legs after being abused by too many overloads. The really annoying thing was that it was only as the last pallet was being unloaded that I remembered a good idea I had had a long time ago - if I asked nicely, perhaps the lorry could go round the back to the community centre car park and unload over the wall? D'oh!
One task that has been keeping me busy is the refurbishment of a pair of casement windows from the original extension (photo right). I wanted to re-use these as they both have mostly antique glass, as well as being very nice old bits of joinery. The right hand window has never been hinged but was simply nailed in place, with a rebated edge for the other window to close on as there is no central pillar (mullion?). The window frame was past retention, being totally rotted by the long-term ingress of water in the old roof, probably from the leaking chimney flashing. (NB I was unaware that the same water ingress had also rotted the purlin which I thought was the only good bit of wood in the entire roof structure! Isn't ignorance bliss?) The right hand window needed a new bottom piece of frame, and then I found that both the vertical bottom ends were also rotten, so there was more work than I expected. The old glass was carefully removed (mostly successfully) and all the replacement wood was found from an old sash which had been taken out of the front window in June. Now it just needs priming and re-glazing, and the new frame is being made by a local joiner.
Now, as I said, tomorrow it all starts again!
Sunday, 2 October 2011
The End of the Old Extension
Well, a week is a long time in building. It's Friday and the last eight days have been most productive, as it was only the previous Friday that we demolished the old extension (above and right). My trusty friend Chris came to do this task, accompanied by Dwayne (or Duane?), as Shane has broken his leg quite badly in a motorbike accident. NB The brickie (see below) is called Shaun so I'm in danger of getting confused by these young men - well, I reckon they are young as they are half my age.
After all the hassle about our proposed new extension, everything has been refused and I just want to
The rest of the extension was in a worse condition than we realised, and it took less than seven hours to reduce the whole thing to separate piles of bricks and wood (photos above). Jane and I then spent the whole of Saturday sorting, burning and tidying as the apparently spacious garden had quickly assumed the role of an untidy and very crowded building site.
On Monday the groundworkers Colin and Ryan arrived with the digger (right) and dumper to clear the site and reduce the level of the topsoil and concrete which has been the Achilles heel of this property for decades. When we first saw this house, there were two distinct problems: the water falling on the house and the water coming in through the high ground all around it. We tackled the roof first, but now almost a year later it was great to see a start being made to rectify the high ground issue (caused largely by adding layers of concrete up to the side of the house!).
Huge amounts of soil and rubble were removed, piled in the front of the house and taken away by the 18 ton grab lorry (left). This did five trips over the next four days, so it was probably almost 90 tons removed. This is hugely more cost effective than using skips.
Tuesday was a special day - the (expensive) archaeologist was coming at 8.00am to observe the digging of the foundation trenches. She hoped to find a mediaeval grave or two, while I stood beside her hoping for exactly the opposite. I'm pleased to say that I won! I had also booked the Building Control Officer (BCO) to come at some stage to agree on the required depth so the whole process was a bit fraught but it all turned out OK. Then to my surprise the ready mix concrete turned up that afternoon and we poured the foundations as well (photo right)! Colin does not hang around.
On Wednesday the oversite brick and block work was done (i.e. up to damp proof course level), and more soil was removed; on Thursday the base and Celotex was laid for the floor, the old drains along the side of the house were removed (plus the soil on top!) and new plastic pipe was laid up to the existing inspection cover near the front. The old soil drain is just visible in the photo left, running up beside the new block wall. Getting rid of this was a nasty smelly job as there was not much fall on the foul drain... Lastly, on Friday morning, more ready mix arrived for the floor, and the job was done, although the lowering of the inspection cover near the front will wait until we have finished the extension.
NB I wrote most of this on Friday but didn't post it until Sunday, partly because on Friday I fell asleep watching TV at 6.45pm!
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