Another Year

Another year starts and so it's time to review what I've done on the house and what I intend to do this year!

I did do a couple of things not listed in the last progress update last June or the end of year update immediately below this entry:

a. The hall landing and stairs were painted in the Earthborn claypaint and look lovely - I do recommend this stuff, but to get the best result you need to roll it rather than brush it.
b. I stripped, repaired and repainted one half of the back gates - as they are from different sources they wear differently, and the one half that I had renovated in 2011 was looking quite poorly.  I think this was because it wasn't actually as dry as I thought then.

Now, in the coming year, there are a few big-ish jobs left:

1.  The big question is how many sash windows I will renovate.  My plan is to do at least the narrow pair in the bathroom, followed by the one in the hall.  That will leave one in the kitchen and two in the back bedrooms.

2. There is also some plastering to do: the window recess in the front bedroom is some of the last original plaster left, and it doesn't sound good.  Having done the window last year, it makes sense to tackle this tricky bit of work.

3.  In painting the hall I found that the plaster in the top of the hall window recess was dropping down and so needs to be re-done as well, with lime plaster.  It would make sense to do both 2 and 3 at the same time but that will make a mess in two places at the same time, and the job will want three or four coats with drying time between.

4.  The wardobe in the front bedroom needs plastering (modern stuff - it's panelled with plasterboard).

5.  I want to install a wardrobe in the second bedroom, but that means that I have to sort out a full four drawer filing cabinet and other stuff...

6.  I'd like to put fire black on some fireplaces - I've never done that before and feel that it could be messy!

7.  Then there's more decorating and other internal jobs, plus more tidying in the garden - but these all count as maintenance.

Other than those, we have a cruise holiday booked in March and we're going to a square dance convention for three days in July.  Moreover the church is not doing any major work this year as our current grant application is for 2017, so it might be a more relaxed year!

http://www.heyfordhoofers.org.uk/ 

Serious Damp Issues

I've just returned from a short holiday in Venice - we had never been there before and it seemed like a good place to tick off our list of "must-do somewhen".  The whole place is 

fascinating, and it really takes a visit to understand how this small island (or rather a set of smaller islands) is set in a large lagoon with other inhabited islands around.  Much of the lagoon is very shallow and so is un-navigable by everything except the smallest boats, and it is not clear to the eye whether the sea is taking back the land, or the land is being reclaimed from the sea! Probably a bit of both, I fancy.

The Venetians have not helped their predicament by allowing very large ships to dock on the north side of the main island, i.e. the side furthest from the Adriatic Sea.  To accomodate these 100,000 tonne monsters (each with over 5,000 passengers!) they require to keep the waterway past St Mark's Square dredged to about 50 feet, which surely cannot help but encourage the town itself to settle gently?  We were told that most houses are so damp that the ground floor is not used, and there is often as little as a foot difference between the water and ground that we walked on!

Being seriously interested in old buildings and issues such as dampness, I took a lot of

photos which illustrate the problems they have.  I don't think these are attributable to rising damp (if it really exists!), but more largely due to the continually damp and corrosive atmosphere.  Anything close to the water will be washed frequently by natural or man made waves as well as the damp breeze, and so erosion is hardly surprising and is visible everywhere (photo left).

What matters, sadly, is that there has been much use of CEMENT (aaaargh!) and the effects of this are all too readily visible, especially where repointing has been done.

The next two photos on the right show all too clearly what happens when a lime wall is re-pointed with cement.  It might look fine to start with, but ultimately the brick (or stone) starts to spall (i.e. lose its surface) because of the continual presence of the water in the brick which should escape

via the pointing but cannot.  The upper photo is a classic showing how the brick recedes into the wall.

Cement is also used for rendering, with the result that it comes off in sheets.  The photos left and below show cement render just falling off a brick wall.

Another technical issue if the frequent use of stone in an unnatural bed, i.e. laid with the natural grain (due to being sedimentary) at right angles to the ground.  This encourages vertical splits and just looks wrong anyway, as shown left in a wall where there is also spalling brickwork due to cement pointing.

This sort of thing is evident everywhere, and I fear for the future of the buildings for this reason alone, never mind the rising sea levels.  Unfortunately they seem to have made their natural problems worse by their own poor maintenance practices.  However, on the plus side, they do have lots of lovely old buildings (right), even though most of them look in need of a bit of TLC!

More Odd Jobs

We've been living here more than three years now, and I still have jobs left over from before we moved in. Recently I finished another of these, and 'Er Indoors is very happy with the result so I can feel quite smug.

The hall and lounge both have a wooden corner bead at each vertical right angle; this photo shows the hall as it was after the initial plastering and decoration:

The original feature was to maximise the amount of the visible wood by having a chamfer at the edge of the plaster instead of plastering flat up to the wood in which case you would only see a very small amount of wood. The chamfer allowed perhaps even half of the wood to be seen; of course at some time someone had papered the walls and covered all the wood!  I have been told that this plastering detail used to be quite common and is called a "quirk". 

My plasterer found the chamfer difficult although at each one he did make some sort of effort. As ever, there was no time to sort it before we moved in, so it has waited for my attention until this summer. Back in March I removed the paper and cleaned up the wood. Then in June I cut back the plaster to give a rough 45 degree chamfer on each side, and plastered these chamfers to make them smoother; finally today I applied the limewash to each of the four corners in the lounge (two for the window bay and two for the chimney breast), as well as limewashing various bits (replastered but unfinished) after the fitment of the new window in June 2011.

I'm very pleased that the limewash has dried to match the earlier stuff so you can hardly see the new application. Overall a messy job but well worth it. Now I just have to do the same to the ones in the hall!

I've been busy all summer with various jobs in the garden, as well as finishing a few other old jobs inside like the last of the tiles in the kitchen. One job that got done outside was to attach two pieces of coping on one end of the front wall which had also been waiting three years; as ever, the sort of job that you hope would take one hour actually took almost six.  At least I was right to delay doing it!! Now there's the other side to do, which I already know is a longer job as I have to rebuild the end three feet of wall as well.

The main reason for the lack of progress is that we have had contractors in the church for over four months.  They have laid 50 sq m of limecrete floor with underfloor heating and limestone tiles 2 cm thick, installed toilets and a servery, fitted a new boiler in the tower (instead of in the old damp boiler room) and all the associated drainage, electrics, pipework and the water and gas supplies this entails.  Since the church is Grade I listed, this is all far more complicated in preparation, design and approvals than your average house, and so has occupied a good deal of my time (being churchwarden). Now we just need £400k for the rest of the nave floor.

The Year's Work Draws to a Close

My impending operation (see http://diaryofakidneydonor.blogspot.co.uk/) is now only a week away so the end of the year's work is close for me.  I will be in no position to be able to do anything at all strenuous or difficult for some time, almost certainly into 2014. That will of course mean that any lifting is out but even bending down might be too much for me for a while. These last few days have been concentrated therefore on doing various odd bits which either really must be done now (or wait for another year) or else are things which have a benefit exceeding the time and effort required (i.e. they please 'Er Indoors).

One important thing was to put an insert into the chimney pot for the fire in the third bedroom.  We have twice had an idiot wood pigeon fall down this, presumably by falling asleep and overbalancing (and probably not the same bird).  The first time was before I fitted the secondary glazing; it got into the bedroom and I was able to open the window and shoo it out.  The second time was this summer and I had fortunately removed the secondary glazing for ventilation; this time it was sat just up in the chimney refusing to budge, so I had to open the window, reach up with a gloved hand, grab and then quickly throw whatever I had grabbed out of the window.  It flew off leaving a trail of feathers, but it was not impressed at this treatment!

The difficulty in stopping pigeons falling down was that (a) I didn't want to block off the chimney as it needs to be ventilated, (b) the top of the chimney is about 9 feet above the gutters so it is VERY high and (c) the chimney is rectangular and no-one seems to sell a rectangular vented clay hat.  I therefore made my own device but it looks so odd that I'm embarrassed to add a photo of it. To fit it I borrowed a ladder which reached the fascia and used a long pole with a hook on the end and managed to lower the device into place without falling off the ladder.  Thinking about that now, perhaps I shouldn't have taken that risk as any injury would have scuppered the operation next week.

Secondly, I've had to cut the grass which was only laid a couple of weeks ago.  I thought that this would not be needed again before winter but it was almost 10cm high, so I've done a high trim. It looks as though it has been down for years.

Thirdly, I've been doing various bits in the lounge, such as tackling the plaster which was damaged during fitment of the window (the one fitted in June 2011...).  I've also sorted the wooden poles which form the corners of the plaster on the chimney breast and the window bay.  These had been papered over years ago but have now been scraped clean and given a coat of wood hardener which has brought them up nicely.  Finally, I removed the door and cut a half inch off the bottom so that we can lay carpet somewhen; while it was off I decided to remove the brown gunk (it's not paint or varnish) on the inside, ready for painting somewhen. When all the dirty work is done we can seriously plan to buy a carpet, which will please the other half a lot!

The final job was outside again: the ivy in one apple tree had been ignored as it gave privacy and security (as well as cover for birds).  I realised that it was very high so I decided to remove a lot of this to allow the tree to breathe again and possibly grow better next spring. It's a once a year job for the autumn only so it was now or leave it for another year.  Now I have to dispose of the foliage!

Reflections on the Last Two Years

Now that I have a bit more time for activities other than building work, I've been thinking about what has been acheived in the last two years and two months.  Specifically, I've been thinking about two aspects of the work, namely the things I've done which have really pleased me, and the things that I would rather had been done differently.

Under the latter heading come a few things which still bug me:

• The attitude of the Conservation Officer - this relationship seemed to have gone wrong near the start, but I still don't really know why, other than because (just possibly) the CO really IS an unhelpful person.
• The fact that Highways at the County Council told me that I could not widen the existing gateway to make a single driveway entrance for both houses as it was too close to a junction, but then (after I had made an entrance in the old wall) they allowed my new neighbour to make a new entrance even closer to the junction!
• A newly laid slate has slipped from the roof to the gutter, but the roofer has yet to come and fix it.
• The new kitchen sash window is four over four, not two over two as the rest of the windows.
• There is still no vent to the kitchen...
• Thames Water fitted an external meter in the pavement and this has been found to be a joint supply. Now we have to get an internal meter fitted, but that would have been so much easier if done before the new kitchen was fitted, as I intended.
• My new loft hatch is not quite square, because the joists were not parallel!
• The new extension is not exactly as intended - the roof is higher, the chimney lower and the plasterer gave me incorrect answers to two clear questions, with the result that the internal work I did is not perfect; one window cill has thicker render than he said, so it's almost level with the top of the lower window frame, and a plastered stud wall is thinner than the rendered blocks that it rests on.

Looking at the good side, there are lots of things which make me smile:

• The stone wall where I filled in the bottom of the old doorway
• The wall which I lime-plastered myself (the stone wall which is the join between the old house and new-build extension)
• The new 6' stone wall beside the front door, and the attached gates
• The new sash window which cost just £95 from a reclamation yard
• The front room floor where I replaced bits of joists and re-laid most of the boards plus some reclaimed ones
• The stud wardrobe frontage which I built for the master bedroom
• The wood-burning stove in the kitchen, in the alcove which I "found" by removing the old tiled fireplace
• The recently fitted secondary glazing (we are cosy, and it is quieter now)
• The limecrete/black limestone floor in the kitchen (laid by Chris, Shane and me)
• The black limestone floor in the new extension which I laid entirely by myself (on concrete...)
• The extension roof on which I laid over half the slates in just over a day on my own, much to Chris's surprise
• The casement window in the new extension which I salvaged from the old extension and did a major repair job
• The 1800+ Imperial bricks from the old extension which Jane and I salvaged and were re-used in the new extension (I only had to buy about 200 more)
• All the other little bits and pieces from the old building which I laboriously removed, kept and re-used
• Buying my own mixer, instead of hiring one
• Deciding that I would manage the entire process myself, instead of paying a builder to project manage it

Actually, the whole place makes me smile - it just feels so safe, solid and secure, just as a home should feel.

More Stripping and Plastering

Firstly, a quick update on my health - the expected all clear on the biopsy came, so there's no excuse now and it's back to work with a vengeance.

When we did the extension last November, we had replaced the lintel above this kitchen door as we found that the old one had rotted at one end, thanks to the poor flashing on the old extension roof.  This photo shows the door (before it was turned round) after the demolition of the old extension, and the rotten lintel is clearly visible.   This rot was a shame as the lintel was made of three bits (to give 16 inches wall thickness) of four inch pitch pine which still smelt wonderful.  This unexpected work meant that some of the plaster already done inside was removed, and then the rest of the plaster around the door became loosened when the door frame was done.  So, it was back to stripping plaster on Thursday, followed by some more lime plastering for the scratch coat on Friday.  

We have a lot of old doors in the house, most of which were covered in a sort of brown varnish which clogs sandpaper very easily.  At first I didn't like them as I thought they were probably the 1920s version of those horrible cheap panelled white things you get in all new houses and refurbishments these days.  That's probably a bit unfair as, despite the varnish, I've come to appreciate them - an example of why you should never make changes in a rush on an old house unless absolutely essential.  They have four panels with the upper pair being larger than the lower ones; most have a simple right angle recess, but in the lounge and the hall side of the kitchen door they have a bit of ogee architrave (which of course makes stripping more difficult!).  These doors are also different sizes - I discovered this last November when I thought about changing the hinge side of the kitchen to extension door, and measured them all to see if I could swap them around.  "Never assume - check" was the flight safety mantra when I was in the RAF, and it's true for old houses as well.

Since the door frame was being completely replaced, it seemed sensible to turn the door round, rather than cut new hinge recesses etc.  However, the horrible rough white-ish finish now on the kitchen side meant that I knew I would have to do some serious stripping and restoration before too long, as it just looked so bad every time you went in the kitchen.  Mind you, the side on the extension was brown paint and didn't look much better.

Anyway, just after Easter I decided that now was the time and I've done the complete thing over the last two weeks (i.e. slowly).  The old paint was ghastly and probably toxic, so when I used the heat gun and a scraper, I made sure there was plenty of ventilation.  It was possibly half a millimetre thick in places and came off as a nasty goo on the scraper which itself had to be scraped off before the next go.  After that the rest was a doddle and yesterday I applied the final coat (see photo left) which is always the best bit - it's so satisfying, as opposed to the scraping, sanding, filling, priming and undercoat which are all just boring

The result is that it all looks much better and Jane loves it, even though I have yet to finish the remaining coats of plaster. 

Age and Forgetfulness

Before I get to the age bit, a quick update: I've done float coat of the lime plaster on the wall in the extension, which I'm pretty pleased with.  It had to be done in two bits as I was unable to find the energy to do the whole thing in one day.  I'll tackle the final coats when I feel up to it!  Compare these photos with the original ones when I started (note the old square hatch in the middle).

It's not all I've done recently, but I have been a bit distracted because of recent events like my birthday, which seemed to last for four days last weekend.  It's not necessarily a great event to celebrate one's birthday.  OK, when you're young, each one is exciting, with presents, a party and possibly some sense of being closer to being a "grown-up".  I'm not sure when this sense of excitement ceased for me, but my latest birthday was, as they say, a BIG one with a zero at the end. My lovely family were wonderful and I had a great time with some great presents (see below).

It is obvious to me that I am getting old - after all, I'm retired!  I partly excuse myself as my early retirement was prompted by redundancy at 58.  I reckon I'm pretty fit - having then spent 17 months refurbishing this house I have become much fitter. I proved this last year when, needing some working trousers, I found an old pair of RAF trousers last worn in 1992, and they fitted!!!  I also have a sweet grandson, but I know some people who were grandparents before they were 40, so having a grandson doesn't make me old, does it?

Nevertheless, I myself find it hard to believe that subtracting year of birth from the current year somehow equals 60.  I've tried checking the arithmetic to make sure I've not miscalculated, but it's still 60.  A good number of friends at church were astonished when sharing some birthday cake last Sunday.  Actually it was two cakes, one a '6' and the other '0'; I cunningly shared out the '6' first, and then asked the latecomers to guess what number had appeared in front of the '0'.  Very gratifying to see the looks of astonishment on some faces who thought that a '5' was more appropriate.

One of the things that I notice about myself is increasing forgetfulness.  Whilst doing something, it is so easy to be asked to do something else, which you then totally forget.  I have developed techniques for coping with this, to make things stick in my memory, but even these are not infallible.  This happened to me the other day, when the rector asked me to give a message to Jane; I was in conversation with a group of friends and I actually replied that I would forget unless I took home something as a reminder of the task.  So then I forgot to take the reminder!

I also forget things like ideas for this blog - something comes into mind whilst plastering or painting, and by the time I am in a position to write it down, it has gone.  If you're lucky, you go back to the same place and somehow the same thoughts come back, but it doesn't always work.

Back to my birthday: the best present was the last one to arrive.  It was a hardbound book of this blog!  Apparently you can get this done at a well known high street chemist.  It is about 10 inches square, and has lots of photos from this blog (plus a few by Jane that I had not seen before), together with a selection of brief quotes (the better ones, probably selected by Suzi) telling the story of what has been done to this house.  What a thing to treasure!  Come the day that the internet crashes or Blogspot disappears, I will still have a wonderful memento.  Beat that, as they say.

More Lime Plastering

Well, I've finished off the scratch coat on that wall, and I'm now waiting for it to go off before I do the float coat.  I'm pretty happy with my efforts (so far) but I must say that the bit around the door was far more difficult than I had expected.  My admiration for Phil the Spread and all other plasterers has increased in direct proportion to the ache in both my arms, specifically the elbow joints.  Both forearms felt as though they were about to fall off after I finished, and I had only done two mixes on each day; how do these guys do five or six?

Anyone who saw me will probably have wondered why that idiot was mixing mortar outside on such a cold day.  Even cement would have been out of the question, so to knock up lime seems idiotic.  I'm well aware of the issues with lime and cold weather (or, for that matter, lime and hot weather!), but I did have a plan.  The mortar was all carefully kept inside so was at about 18 deg C, but I had no intention of using my mixer indoors as you end up with lime splashes over everything within a wide arc in front of the mixer.  These splashes can also be at quite an unexpected range!  My solution was to pre-warm the mixer with a couple of kettles of boiling water, and then cover it up again as soon as the load was in the wheelbarrow.  Once inside, the joy of lime is that it stays workable for as long as you can be bothered, although you do need to knock it up again when the hawk is loaded.

The other real pain is cleaning up afterwards.  The mixer is done first, then the water/sand/lime mix is poured into the wheelbarrow which acts as the sink to do all the tools, leaving the wheelbarrow itself as the last thing.  On a cold day there is a real incentive to all this VERY quickly!  Then, inside to sort out the floor: our black limestone flags look wonderful but you need to clean all the lime mortar off before it sets or you will have a real job on your hands later on.  A decorator's sponge is a good tool, plus a large bowl of warm water and some disposable gloves (which of course I was also wearing for all the plastering).  Then it's wipe and rinse continually for ages.  One thing is always to do complete flags so that cleaning doesn't show.  I used the same method while doing the grouting, but you have to develop a technique for wiping the surplus off the flags right to the edges without leaving any signs of wiping.  I found that a careful sponging along the edge with a gentle turn with the fingers to use a fresh bit of sponge seemed to work very well; the turn twists the sponge from behind and brings it over the mortar which reveals a nice clean edge behind it.  Again, frequent rinsing of the sponge is critical.  I really am longing to have the whole job finished so that perhaps the floors will need cleaning less often!

One reason for the extension taking a long time is of course the weather (and the forecast for Saturday is minus 10 deg C!).  Another reason is that I get tired quite quickly, and have realised that pushing myself too much on one day simply means that I then achieve even less the next day, so a sensible, steady pace is required for maximum achievement.  Thirdly, I have been to see the doctor recently and it took several visits to decide that there was nothing wrong with me apart from advancing years. Finally, of course, there's my grandson to see - when you've got a cute little kid like him to play with, it certainly puts things in perspective and you wonder why you bother doing things at the speed of the modern world.  I spent three hours babysitting one afternoon the other week and it was FUN!

Lime Plaster and Grouting

It seems a very long time ago that I last used any lime mortar.  It was certainly before the winter set in, but I suppose it was perhaps even September last year.  Well, today I was at it with a vengeance, as I tried my hand at lime plastering for the first time.  It's all very well looking at someone else doing it, and talking about it, but there's nothing like actually doing it yourself, on your own.  There's no-one to blame if it goes wrong, and there's not even anyone to ask for help.  The trouble with plastering generally, but especially lime plastering, is that it's so messy.  If ever I have complained about plasterers being messy, I apologise, as I have found out for myself that whatever you do with plaster, some gets on the (wrong) walls, the floor, all the tools, the ladder especially and of course oneself.

The task was to plaster the old wall which forms part of the rebuilt extension.  It's the wall which forms part of the kitchen and the old brick extension was built outside, so what once was an exterior wall became an internal wall (see photo left).  Apart from this wall, the entire extension is in modern materials but with lime in the pointing to give that softer look.  When we demolished the old extension, I removed all the old plaster (lime and modern pink) on this wall and of course found some lovely Cotswold stone underneath; well, it's coursed rubble, not squared but it's still lovely.  I did contemplate keeping the stone visible but there were several reasons not to.  Firstly, there used to be a hatchway in the wall which I removed and bricked up about a year ago: I had no thought of having an unplastered wall so the bricks seemed a good idea at the time, hence the plastered square in the centre of the wall in the above photo.  I think we plastered it as I thought we'd keep the old plaster (never thought it would come off so easily!).  I don't think I ever mentioned this hatch on this blog, so here's another picture, from the kitchen side (right), before we did the kitchen last June.  The wall is almost 18 inches thick, so it used 70-something bricks going right through to the extension side. 

Secondly, we fitted T-pieces to the water and heating pipes (which you can see in the pictures) to take them through the wall in preparation for the extension.  So these all come out on the extension side, at about a metre up as you can see in the photos.  I've forgotten why they weren't at floor level, which would have been a better idea!  Possibly the second fix plumbing was done after the kitchen fit?  I love hindsight.


Anyway, I managed to do the haired scratch coat on about half of the wall today before getting tired - it is tough on your right arm.  This was two mixes, which I think was not bad considering the spread and his mate used to do five in a day, but I was on my own and my grandson came to see us.  (No further excuse needed!)

I've also been grouting the black limestone floor, which is tedious and, if you're not careful, very hard on your knees; last time (in June) I got housemaid's knee!  So, I've been doing that job in small goes and have now done about 80% of the extension floor, so I'm almost there.  Left, you can see some gaps unfilled, but the rest of the floor is done in the same yellow mortar as can be seen near the camera. I should point out (just in case you've not realized) that the floor and the wall are in the same room, so cleaning up all waste mortar soon after it is dropped is essential to avoid staining on the limestone.  Next time I'll mention my technique for cleaning lime mortar off black limestone (exciting stuff - I must have become a nerd).

Lethargy Strikes

Well, we just managed to get the plastering finished before Christmas - last Thursday to be exact - so we were right to defer any further work on the extension until the New Year.  The week included another day when no-one turned up, with just a "sorry" by text but no actual reason. Thus the five or six day job took 8.5 days of work, spread over 17 elapsed days.  No wonder the timescales have slipped; I really did want to have a functional extra

A Rest at Christmastime

The plasterer and his mate have been here for four days this week - no explanation as to what happened to Monday - and there's still a couple of days' work left on the extension.  However, the work so far looks very good and I'm very pleased with the finish.  Unfortunately, the delay has meant that there isn't really time to do the plumbing and floor before Christmas - we would have been still doing the floor on Dec 23rd instead of

The Plasterers' Return (See *** below)

Yes, the plastering has recommenced, not to mention the Return of My Favourite Electrician (see this link). Actually, Kurt came and did the whole extension in just a day, so I'm not complaining this time - I just haven't forgotten his lack of empathy with old buildings.


I've had a fair bit of work to do before the plastering, such as the installation of three windows.  The first was the sash window which we bought earlier in the year for a bargain £80 - and it's a 95% match to the existing two-over-twos.  This was a bit difficult to fit, due to the previously mentioned cavity closers (see this page), which got caught on the fixing brackets as the window was pushed in as it was all very tight.  The trick was to use a scraper to depress the closer whilst pushing the window, so I did this with the help of my son.  I have also fitted a window board.

The second window is my restored casement window.  The frame and casements were fitted very easily but then I had to fit the glass.  My masterplan here was to use a pair of old sash window panes (from the replaced front window), and cut them down to replace two broken smaller sash panes (see this link for the story on how one got broken), and then I could use the broken bits to cut down to 9x12 casement windows.  Although I thought I might do this myself, I found that a local company would do it very cheaply and with a far greater chance of success, so I invested £9 in this enterprise (much cheaper than buying a good glass cutter!).  Amazingly, the plan has worked, and we now have two draughtproof sash panes (fitted in the hall and back bedroom) and a complete pair of casements - so the extension is fully weatherproof for the first time since we bought the house.

I've also done a stud wall, above a door in the extension.  This was quite straightforward, apart from the fact that the blockwork around the door isn't straight, as both the carpenter and the plasterer have pointed out.  Ho hum.

I realise that I never posted any photos of the exterior of the finished extension, so for starters here is one of the extension itself.  80% of the bricks used were reclaimed from the old building, despite the patchy appearance.  Jane and I reclaimed these ourselves; ones with lime mortar were easy but where cement had been used they were a real pain.  The white ones were on the inside and I expect that they will clean up in time, as the white is old emulsion paint.  My restored casement window is on the left, obviously, although when this was taken there were still 5 panes empty of glass.

I did the gutter a week later and added the offset and downpipe on Wednesday evening (as we were expecting rain that night!).

And here's one (left) of the side of the house, showing the extension with the bargain new sash window which balances the old one at the far end.

Finally, here's the one (right) from the back, behind the stone wall. I have still to add the bargeboard but apart from that the exterior is finished.  Happy days!

Inside, once the plastering is done the plumber will come back, followed swiftly by me and Chris laying the limestone floor flags.  Second fix electrics and plumbing will finish things off, apart from decorating...

Today (Sunday) we held an Open House for friends and neighbours to see the inside, with some early mulled wine and mince pies.  We did this  the same weekend last year, when no-one took their coats and gloves off as it was still so damp and cold inside.  This year, people could not only see all the work that has been done but could also really feel the difference.  I lit the lounge fire and the woodburner just for the effect, but they weren't really needed as it is a very warm house.  One amusing thing was the couple from along the road who live in an even older house; they came in and both stood right in front of the woodburner as their house is always so cold and draughty!  It's this sort of event that makes you realise how much work has been done in twelve months.  No wonder I'm tired.


**** "The Plasterers' Return" (as there's two of them) or "The Plasterer's Return" (as there's actually only one plasterer and a labourer) or even "The Plasterers Return"???  Is "return" a noun or a verb in this usage?  I don't know the answer, but I've put this question in to forestall the comments of my even more pedantic daughter, who might be able to give me an answer.

Taking a breath in the new house

Slowly the chaos is reducing and we are settling in.  The rented house was handed back successfully on Friday, so for the first time in our lives, after four previous owned properties and a lot of rented ones (mostly RAF married quarters), we are responsible for just one house which we own completely with no mortgage; we can now just concentrate on this one.  The key now seems to be to settle in and take it slowly; at least, that's what it will be like when we have all the basics working.

Unfortunately our shower is not working yet, as I had a problem with the installation, and there are bits everywhere with the shower screen standing on the landing.  In trying to avoid such a situation, I prepared carefully by reading and understanding every step of the instructions but then found that there was a fundamental task which was impossible without a right-angled screwdriver (which I do not possess).  The need for this tool was not mentioned in the instructions and, when I rang the technical centre, they could only say that they sell lots of these showers and no one has ever complained before!  One suggestion they offered was that the attaching screws should be fixed into the wall at an angle to allow the task to be done.  I refused this suggestion as (a) the aluminium channel would be distorted by a pan-headed screw at an angle and (b) the pan-headed screw would not be long enough to get through the plaster at an angle***, and (c) I had already drilled the holes at right angles, since the need for some odd angle was not mentioned in the instructions.  Also, I said that if I did that then my plumber would laugh at me!  I don't often stand on my qualifications but I'm a Chartered Engineer and have never encountered such an idea except, for instance, in screwing wooden studs together.

I found that a certain company had a branch 11 miles away (through horrendous traffic) and their website said that this branch had a right-angled screwdriver in stock, so we went to get it.  Of course, their computer was wrong and so I had to order the thing, and we have to wait for a shower.  Hence an annoyed e-mail regarding their out-of-date website...

The screwdriver should come on Monday, so I can then finish the shower; I'll also do a few other important things this week, like finish the wardrobe and put up a bedroom curtain, and then we're off camping for 17 days, so I won't be posting again for another four weeks.  The plan then will be to get ready for the extension re-build which hopefully will happen in September/October.  In the meantime I just hope this rain stops by next weekend!



*** Of course, in a recently lime plastered wall, any hole which does not penetrate brick or stone is going to cause a big lump of plaster to fall off and create a large hole when you fit a wall plug, and this would be worse if you drill two holes close together...

My first meeting with a Building Control Officer

The "highlight" of the week, apart from completing the limecrete slab (see previous entry below), was the first visit of a real Building Control Officer (BCO).  I have been trying to develop some sort of communication with BC since early December, and have been in receipt of either poor advice which is contradicted by the next person you speak to, or else they simply fail to respond to telephone calls and even a letter.  So I just shoved in my application, got on with the work (i.e. digging out the hole for the limecrete floor) and called BC when I needed them to do a stage inspection when we were about to lay the limecrete slab this week.

I was actually quite apprehensive about this, but the chap who came was very nice and easy to talk to.  He was also quite frank about the state of the Council's BC team (who have suffered vicious job cuts in recent months), and also about the internal politics which I had viewed from afar.  Basically, Planning, Conservation and BC all have a view of life and the rules for each mean that they are often in conflict!  He believes that BC's hand will be reinforced in the next few years as modern rules on energy conservation are applied more to old buildings, so that Conservation will have less of a say in what is allowed.  Since I had Conservation forbid double glazing in a brand new sash window which is being made for us (replacing a metal framed sixties design), I think that can't come soon enough.  However, I'm sure that there will be a downside somewhere...

I wonder if the BCO was impressed by the amount of spoil outside in the garden?

As I said, the point of the visit was for him to see the construction of the limecrete floor slab whilst it was in progress.  He was interested in the details as he had never seen one before, and so I explained with my customary enthusiasm and he seemed quite happy.  He was well aware that in a listed building he has very little power at the moment and so k-values etc were quite irrelevant.  Logically that's fine (in my view) as what is being fitted well be far better in that regard than what was there, and the point is that if you dig down too far to install a breathable floor then your old building might well collapse.  Presumably someone will sort out this sort of issue before BC do get given wider reaching powers; the idea of a three foot deep hole in such a building does not bear thinking about!

Also this week the plastering was completed for now, and there remains only the kitchen, and a chimney breast in the lounge to be done later.  We have the finished smooth coat on three bedrooms, the bathroom, landing, hall, stairs and lounge.  It has been a lot longer in coming than I anticipated, and my budget was well and truly blown by the extra time and the vast amount of materials required.  The only other thing done this week was finishing the floorboard repairs in the main bedroom.  I replaced two sections of board (which had to be ripped to the right width) and repaired another couple of floorboards which were glued, clamped and screwed successfully so I think I'm fairly happy with my skills on that.  This was all required after the ravages of floorboards being lifted without the necessary love and care (don't get me started!) by certain tradesmen. 

Now, it's Easter and I rested on Good Friday, and even took part in some spiritual events at the church opposite the house.  Today (Saturday) we went for a long walk in the wonderful country around here to make the most of the great weather, and on Easter Sunday we shall be at the sunrise service at the church (you work out the time!).  Then on Monday I shall be back at work on the house - no rest for the wicked!

It'll be great when it's finished

Our house continues to attract considerable attention from passers-by, who often stand at the gate and will ask me questions if I am seen.  I have lost count of the number of people who have looked at our house and said "it'll be great when it's finished".  The latest was the blonde lorry driver who delivered the possibly last full load of lime mortar and plaster on Tuesday.  The thing is that I think it's wonderful already!  I'm starting to really think it won't be long now before we can move in, and the kitchen installation is planned for June 13th, so I have a fixed deadline.

This week has seen the completion of the smooth plaster skim of all the walls and ceilings in the whole upstairs, and also down the stairway to the hall.  Hopefully, next week will see the completion of the plaster in the lounge and most of the hall and kitchen.  We have also replaced the old front door and frame with identical new ones (left), specially made at great expense; this was a necessary extravagance, as the old items (right) were really rotten at the base, and well past repair.  The door should get painted this week, and then we can fit the door furniture; one task at home this week was to partially clean the genuine antique doctor's door knocker with vinegar. 

We had a small crisis this week when the only tap in the house refused to turn off, and so I rang Steve the plumber.  He suggested that I tried the rising main which I dreaded as I knew it was very stiff.  Of course, when I tried to close that, it started dripping as well!  Eventually, after an awful lot of water had gone down the drain, Steve came and we now have a new rising main (right, if you don't know what one looks like!) and a new tap (which will be re-used as the outdoor tap later).  Steve will be back next week as the bathroom stuff has arrived and fitting will start.

On the subject of water, I have asked for a water meter (I'm glad it wasn't done before, considering the leak we had).  On Thursday this week a man came to do a survey, and he expressed some surprise at being told to come here because he reckoned that no-one lived here (which is technically true at the moment) and that the house was derelict!

Last Saturday also saw a major step forward as I lit a huge bonfire.  In four hours I burned all the ivy from the front of the house which was cut down last November, the branches from the pear tree which grew three inches from the house, and the buddleia, plus a good number of bits of rotten wood mostly from the joists.  This was a really huge fire (viz the pile in the photo left) and the ashes were still warm on Tuesday afternoon.  The result was that for the first time the whole garden was visible and accessible.  The sense of space and light are a massive improvement over the damp enchanted forest which we encountered on our first visit last August.

A floor to dance on, and A Mystery

This week's success was finding and installing some reclaimed flooring in the lounge.  I started the lounge floor job last November, and did repairs to the joist ends in one half of the room; basically the joists were rotten wherever they were close to a wall!  This let me keep the other half as a datum as I had no intention of doing a complete new floor from scratch.  However, when refitting the usable boards to the first half, I found that the boards were all different widths, which made the job immensely more difficult as I couldn't just use any board in any position, but had to find serviceable matching pairs to cross the room.  My next problem was that I went to the wrong reclamation company who didn't deliver the 24mm thick floorboards which they promised.  I then found that I was driven by the various contractors who needed me to do preparation of some sort to keep everything going (OK, I could have paid for someone else to take off the old plaster...) and the floor took a back seat for a long while.  Two weeks ago I found a gap in my own schedule and did enough of the floor to let me start on the other half of the room - hence the joist story earlier this month when I removed the remaining floorboards.

On Wednesday this week I re-visited another reclamation yard which had no floorboards when I had visited before.  This time I was lucky as they had a huge pile of reclaimed pile, 20mm thick and 200mm wide.  I reasoned that I could plane down the edge of the last 24mm board and so this thickness would be OK.  Then I persuaded the lad to go through the pile with me so that I could choose over 100 feet of matching boards of suitable lengths, and they even delivered for free that same afternoon! 

So, Thursday's task was to finish off the joists in the front half of the room where it had all been so damp.  I got quite bored cutting nine notches in lengths of new 4x2 to retain the same level when replacing the slightly different sized older joists.  This worked surprisingly well - I won't bore you with my calculation and cut marking technique but it worked!  The photo (right) shows the joists in the bay window; note that I have not changed the position of the joists at all - the ends you can see are original, apart from the two where I have added an end-piece after sawing off the very end in order to retain as much as possible of the original wood.

Then I started to fit the new (reclaimed) boards and the floor was virtually finished by Friday; it would have been completely finished but I ran out of screws.  I also had a single uncorrectable mistake, when my very last saw cut was 10cm short...  Fortunately Jane was going past the reclamation yard later, so she picked up another 2 metre length for me.  The photo (left) shows the almost finished floor in the same bay window - it's almost fit to dance on (if I could).

Other Progress

Plastering has continued; progress is slower than I had anticipated.  Doing the two skims over three major items takes two days, so in four days this week, Phil did three ceilings and three walls (plus a few other odd bits).  We hope to have finished the upstairs completely by the end of next week, and another week should see downstairs done apart from the walls with the two chimneys and the kitchen window wall.  We are progressing and the end is in sight, but it has been a long haul.

We have also just received Listed Building Consent for the various items already mentioned such as the new fires, the kitchen floor etc.  Hooray! First major hurdle over.

A Mystery

Finally, an unsolved mystery: I have gained a step ladder.  I don't have a photo of it but I'm sure you can use your imagination.  On Wednesday I thought I heard a sound at the back door, but when I checked there was no-one there.  An hour later, going outside, I noticed that there was an aluminium step ladder propped on the wall a few yards past the door.  Phil and Jaye agreed definitely that it was not there earlier, so where it came from is a mystery.  If it was one of my other contractors I cannot understand why they would leave it here now as they are not expected back for weeks.  In any case, anyone who knows me wouldn't just leave it without a word, they'd pop in for a chat, wouldn't they?

Plaster Progress, and Felling a Tree using Lime Mortar

Good progress on plaster has been made this week.  The first of the skim has been applied and the results are fantastic - Jane has "never seen such smooth plaster" (although I had never really noticed her caressing plaster before!).  I've been asked to always include photos, but seriously, it is very difficult to take interesting or even comprehensible photos of grey plaster.  Trust me - it is smooooth.

For the record, we have been putting on a haired scratch coat of 3:1 (aggregate:lime) mortar, followed by a float coat of the same without hair, then a skim of lime plaster (3:2) which is sponged, followed by a thinner skim of Regency plaster (really fine stuff) which is trowelled smooth.  Pre-mixed products take one variable out of the equation, and are available from Mike Wye (www.mikewye.co.uk) who have been very helpful with advice; I thoroughly recommend them.

It was the eighth delivery of a 900kg pallet of lime mortar and plaster which caused me to tackle a job this week which I had been deferring.  There's a holly tree near our front gate which is smothered in ivy; it's a trunk about ten feet high, very top heavy and leaning towards the pavement, about 25 degrees from vertical.  The rope in the picture right shows the true vertical.  I know how to cut a tree down, but this one needed special attention because of the safety aspects of the leaning - I did NOT want it to fall the wrong way!  I have a new 10 mm nylon rope and just needed something to attach it to in the middle of the lawn.  Thinking about this in the night recently (sad, isn't it?) I realised that the answer was a one tonne pallet of lime mortar!

So, when a delivery came at 10am one day this week, it gave time in the day to tackle this vexing question.  A pair of pallets was piled in the middle of the lawn, with my rope securely attached to the centre (so that the wood could not break and let the rope pull free).  The other end of the rope was tied around the top of the tree.  Then the mortar (in 45 ten litre tubs) was unloaded from the roadside by hand as normal and loaded onto the pallets and the tension in the rope was increased by propping another pallet underneath (see photo left).  Then taking a deep breath, it was time to start sawing a slice out of the tree on the lawn side.  I chose to start about a metre up, as that seemed about right (using my Chartered Engineer's judgement), and I was quite surprised how easy it was to cut the ivy/holly.  The "melon slice" was removed, but I thought that I had only cut about a quarter of the holly.  Nevertheless, we thought we'd try to just pull on the rope before I bothered to cut the opposite side of the tree a bit higher up.  Perhaps Jaye (the spread's labourer) is stronger than he looks, because with three rhythmic pulls, there was sudden movement and the whole top came towards us and fell at our feet (photo right).

The photo of the cross-section (left) shows that, in fact, I had cut about half of the holly tree as well as the complete ivy (which was actually a greater cross-sectional area).

The additional good news is that the view of the house from the road is much improved (right), even though neither Jane nor the neighbour noticed when they walked through the gateway!

Plaster, plaster everywhere

More plastering this week.  I have underestimated the amount of time that it takes to get the scratch coat on - he works really hard, but even so by the end of the day there is still so much left.  The signs of progress are most welcome - at last I feel that the house is going back together.  There is a real delight in seeing a uniform covering over walls and ceilings where there used to be damp patches, peeling wallpaper and, in the case of the bedroom ceilings, actual holes with real daylight.

A job next week will be to remove the plaster in the bathroom - at least there is a benefit to having a very small bathroom! - and this should be the last significant amount of plaster to be removed, apart from the kitchen ceiling which I think is doomed.

Having failed to publish this at the weekend, I can add that we have now removed the plaster from half of an internal wall in the kitchen-to-be.  This has had the wonderful effect of revealing the quoins which formed the corner of the original building; in the photo (right) this structural wall extends to the left and also goes directly away from the camera where it forms the front left corner of the house.  The bottom stone is the plinth which stands proud by about 3 cm, in exactly the same way as the wall at the front. 


Also, further along the same wall there is squared limestone (left) which matches the front wall of the house.  All this proves that this thick internal wall along the centre of the house was originally an exterior wall, when the building was first erected as a school, I understand (in 1834).






I have also found that another external wall, which is lined with brick, was originally just painted white on the inside, not plastered.  You can see where the builders have created a pattern by chipping the paint to provide a key before plastering.  Presumably this was the cheaper surface finish on the wall when the building was a school.

Lime Mortar and a Cement Mixer

Tuesday this week saw the commencement of plastering.  To facilitate this protracted process, I decided to invest in my own cement mixer.  This was a financial decision based on the probable number of days that one would have to be hired at about £27/week, not to mention the effort of taking to and from the hire shop when not in use.  Boots, wheelbarrow, mixer... where will it end?                                         
As a listed property, there is no doubt about it: we have to use lime mortar to plaster, just as I had to replace rotten ceilings with oak laths, NOT plasterboard.  Another important principle is that you must not strip all plaster from complete walls regardless - only really bad plaster has been taken down, and as much as possible of the original plaster has been retained.  Due to the leaking roof, we had a fair amount of poor plaster, not only in two whole ceilings but also on solid walls which had been subject to continual dampness for years.  We have left several small patches of popped plaster where they were surrounded by good plaster; this benefits you for several reasons:

1. Applying lime plaster is not cheap as the application is a three part process which is quite labour intensive.
2. Removing the old plaster is a VERY messy job!
3. The lime mortar itself is not particularly cheap unless you slake your own lime and mix it all on site.
4. Replacement laths are not cheap either - I have already used almost 1000 feet of lath (at 27 pence per foot plus VAT).
5. Getting rid of the old plaster is also not cheap - and we have so far removed between three and four tons of it!

(You might ask why one does such a renovation?  Well, in my view, either you do it properly or else you buy a new house - it is not fair to our heritage to buy a traditionally built house and then fail to respect its method of construction.)

Anyway, progress this week has been good.  In three days, both entire bedroom (lath) ceilings, both sides of the lath wall between the two bedrooms and a stone/brick wall have been scratch coated, as have two large repairs on the landing ceiling, and some other parts of a wall (right).  This means that you can no longer see the rafters from the bedrooms, and so the roof space is now physically separated from the first floor, for the first time in several years, I suspect. 
If you think this doesn't sound much, then you try making this soft mixture attach to the roughly 1" x 0.2" oak laths without dropping too much on your own head.  Actually, the process is made easier by adding hair to the lime mortar to strengthen it - our mix uses straight horse-hair.  I admit that some of ours had been bought (ready-mixed) before Christmas and the original hair was probably weakening as it dissolved in the alkali, so to be sure we added extra hair.  This decomposition was certainly happening as it was starting to smell quite bad!

Just to be clear about the general process for plastering: a fairly thick layer of haired lime mortar (normal ratio 3 sharp sand to 1 of lime putty) is applied to a prepared wall or ceiling - this is known as the "scratch coat".  Then when that has "gone off", another thick-ish coat (without hair) is applied, called the "float coat" because a float is used to get it smooth, ready for one or two thin coats of lime plaster (which is 2:1 very fine sand mixed and lime putty) to give a smooth finish.  There are variations, of course, but that's the general gist of it.  It is a very labour-intensive process, spread over a considerable time, so you can see why modern plaster (gypsum-based) is so attractive to builders.  However, lime mortar is more carbon-friendly, as it absorbs carbon dioxide from the atmosphere as part of its setting process (as it reverts to calcium carbonate), and it is also easier for a DIY-er to use as it does not set so quickly but stays workable for hours (or even days in low temperatures, as  I have found out!).

The house emerges from the Enchanted Forest

Following last week's removal of the scaffolding, and with the completion of the 1st fix electrics, I have been recovering my breath before the start of the plastering, and doing some tidying up.  Hopefully, inside we have almost seen the last of plaster removal; the outside especially was getting very bad as contractors do tend to throw things anywhere out of their way, and it was pretty bad to start with as all the ivy from the roof is still lying beside the house.  I have tidied up the scrap metal, moved a large quantity of old plaster into a huge pile, and have even cleared the path!

Today Chris and I attached the top two sections of cast-iron downpipe on both the side and back of the house.  (The bottom pieces have to wait until the drains are sorted out.)  While we were doing that, Adam the joiner came round, bringing his chainsaw, so at last the pear tree (the one that grew up to two inches from the house) could be felled.  Adam also does wood turning and you can see why he likes pear for this activity as the wood is very close-grained.  To complete the change I decided to take the garden saw to the large buddleia before it reached conservation size.  So, the side of the house lost its pear tree and the buddleia in one day, and now feels decidedly spacious.  The Enchanted Forest (see "It's all in the Name" last August) really is no more, therefore, and is now just a patch of undergrowth with a couple of trees.


Confession Time

 

This week I have finally finished the laths in the ceilings of the two back bedrooms and the patch on the landing, ready for the plasterer.  These are hand-riven oak laths from a well known supplier in Devon.  I bought 300 and, to my surprise, have only about 20 left.  After all my hard work, I think that they actually look quite good, and I am very pleased with my efforts; right now I am almost feeing disappointed that they are about to be covered up!

Unfortunately, I had a little accident this week whilst splitting a wide lath to fit a narrow gap.  I was standing beside a window for added light, and managed to tap the window with one end, with disastrous results.  The really annoying thing is that I now realise that the glass was clearly old - it's only when you break it that you notice the distinctive features of old glass.  I have checked most other windows and now know that a lot of the window glass is older than I realised so I'll just have to be more careful in future.