p_bubel said:

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So I guess I might check back in.


Foundation guy number two was out at the house today. Both of them so far just want to start over with the foundation. It's overkill, honestly, but what do I know... There's a 4" drop to either side of the home, which I expected. There has been no significant movement in the place for a while judging by the drywall. I'm not hard up and expect perfection in such an old place.

The posts, 48" in the ground, appear to be in good overall condition. But it's easier to quote and warranty a full replacement. I'd hate to get the place back to "level-ish" only to have the rotted below the surface cedar posts keep on moving so I understand where they're coming from.

The prices have been double what I anticipated, which I'm sure I need to get used to, but the inspections have been quick and cursory. It's hard to not feel like the address is adding the bottom line - or at least the amount of work/replacement but I've dealt with that before in Alamo Heights.

Estimates for the two range from 35 to 45 piers, some joist and beam replacement (just under 1200 sf) First one, the guy that actually bothered to check to the depth of the piers, $14k. The second $17k.

Got another one lined up tomorrow. I'm pretty sure I know which way this one will go. Oye, I should learn Spanish again.

Fun and games along the rio.

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To quote myself from damn near a year ago. Two more estimates I got were in the $20,000 range.

Final foundation bill will be just at $5,000. 10-ish piers, new rim joists and some new joists in the kitchen and bathroom. That engineer's report was a blessing in disguise.

So, plumbing has been done. There was a over 4" stack in the corner interior wall. So, so long nasty exterior vents.

[url=https://flic.kr/p/TxTdo4][/url]2017-05-14_12-20-08 by Paul Bubel, on Flickr

[url=https://flic.kr/p/TxTcyt][/url]2017-05-14_12-19-56 by Paul Bubel, on Flickr

Parking for King William:

[url=https://flic.kr/p/TuYytd][/url]2017-05-14_12-20-49 by Paul Bubel, on Flickr

Puro San Antonio... I could've made some money.

Things move fast when you pay someone to do it:
[url=https://flic.kr/p/Ux7T6q][/url]2017-05-14_12-19-26 by Paul Bubel, on Flickr

Decided to pull the old drywall in the bathroom and start over.

[url=https://flic.kr/p/UcnnoN][/url]2017-05-14_12-18-13 by Paul Bubel, on Flickr

The exterior siding is still a very big issue for the bathroom. It appears I might have to have it special milled. Ugh.

Moved into the kitchen, because why the hell not.

[url=https://flic.kr/p/TuYnqb][/url]2017-05-14_12-17-33 by Paul Bubel, on Flickr

[url=https://flic.kr/p/UHP9f7][/url]2017-05-14_12-17-48 by Paul Bubel, on Flickr

Strategic beadboard reserve:

[url=https://flic.kr/p/TuYhN5][/url]2017-05-14_12-16-39 by Paul Bubel, on Flickr

[url=https://flic.kr/p/TuYj1q][/url]2017-05-14_12-16-52 by Paul Bubel, on Flickr

[url=https://flic.kr/p/TuYkHU][/url]2017-05-14_12-17-11 by Paul Bubel, on Flickr

It's in shockingly great condition. It needs a good cleaning and a couple of patches. Apparently, it's on all 4 walls in the kitchen. I went from not wanting to cover it up with cabinets and the like to worrying that there might be too much of it.

Oh well, a win for once. That's it for today.

Been a fun "month:"

[url=https://flic.kr/p/UzWhBX][/url]2017-05-14_12-59-43 by Paul Bubel, on Flickr

[url=https://flic.kr/p/TuYhN5][/url]2017-05-14_12-16-39 by Paul Bubel, on Flickr

Two large windows, 2 doors (one a small pantry) and a hallway are going to make this a challenging kitchen layout.

What are the dimensions of the room and location of windows? I came up with a design for a three (originally 4) door / 2 window 10x10 layout for that house I sold after idiot roofing contractors ruined the place.

It's drawn a little wrong, but basically 13'x14.5'

[url=https://flic.kr/p/GwWeGf][/url]Sketch by Paul Bubel, on Flickr

The CL in the drawing is a tiny pantry which to the left of it has a defunct chimney that probably needs to be pulled down. ( It ends in the attic and no longer goes through the roof and has a slight lean)

I have a simple layout I can upload in a couple of hours, if I can find it.

This was a real fast a loose concept, maybe 10 minutes total spent:

[url=https://flic.kr/p/UQxDHV][/url]2017-05-15_01-23-36 by Paul Bubel, on Flickr

Counter space is atrocious.

[url=https://flic.kr/p/UQxC6X][/url]2017-05-15_01-23-20 by Paul Bubel, on Flickr

I'm not using ikea for anything, I just knew that had a layout program that works fairly easily. The cabinet styles themselves are just whatever, I was just trying to get a layout.

I'd probably do some sort of built in bench with storage below the window at the back of the kitchen.

I would put counters under the window you left blank on the IKEA thing. One idea would be to put a ledge on the window, if at all possible (I know exterior work is not fun, but move the window out a little). Similar to a sink window ledge, but just having counter space under it.

A thought.

~egon

Been dodging rain, but the work on the foundation continues.

[url=https://flic.kr/p/UTnNzQ][/url]2017-06-04_03-27-19 by Paul Bubel, on Flickr

[url=https://flic.kr/p/UeZA6R][/url]2017-06-04_03-27-09 by Paul Bubel, on Flickr

[url=https://flic.kr/p/UeZzoP][/url]2017-06-04_03-26-58 by Paul Bubel, on Flickr


Fun times. It got a little sketchy with the home sitting on temporary supports while getting soaked with the rain. I was a little worried, but we're past that now.

[url=https://flic.kr/p/UeZxQi][/url]2017-06-04_03-26-40 by Paul Bubel, on Flickr

[url=https://flic.kr/p/UeZwg6][/url]2017-06-04_03-26-29 by Paul Bubel, on Flickr

[url=https://flic.kr/p/UTnBaA][/url]2017-06-04_03-25-22 by Paul Bubel, on Flickr

[url=https://flic.kr/p/UbYYJC][/url]2017-06-04_03-24-03 by Paul Bubel, on Flickr

A because it can never go to plan the rain/wind knocked a good sized branch out of the old garbage Ash tree in the front.

[url=https://flic.kr/p/UTnEJj][/url]2017-06-04_03-25-49 by Paul Bubel, on Flickr

Got approval from the office of historic preservation to take it down on Friday and got to work on it Sunday.

[url=https://flic.kr/p/Vty4t8][/url]2017-06-04_03-24-54 by Paul Bubel, on Flickr

[url=https://flic.kr/p/Vq2zhs][/url]2017-06-04_03-24-30 by Paul Bubel, on Flickr

[url=https://flic.kr/p/Vq2yn1][/url]2017-06-04_03-24-14 by Paul Bubel, on Flickr

Still have to have the stump removed, but the rotted tree that had me worried every rain is now gone.

Ooof, that shade was welcomed though.

Just do what all the San Antonio builders do and put up a couple of bradford pears in the front yard!

Thank you for posting pics/commentary. I like this old house. Now that you've gotten the tree down, you can appreciate its charm.

The Fife said:

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Just do what all the San Antonio builders do and put up a couple of bradford pears in the front yard!

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I was thinking about a Redbud, actually. I've always liked 'em.

Quote:

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Now that you've gotten the tree down, you can appreciate its charm.

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Since it's such an old neighborhood you can barely see a majority of the nearby homes from the street since they are blocked by bushes and trees. I kind of like being to see the street from the porch and to have the house clearly seen from the street.

I'm vain that way, I guess.

Trees do have many benefits, but as you said, other than shade it wasn't doing much for the property. Although the yard is small, it was plumb in the middle of your view.
Redbuds are a pretty tree. Oklahoma or Mexican variety?

any updates, or did being over your head catch up to you lol?

Wrapping up the skirting for the fixed portion of foundation and the re-wiring should begin either this week or next.

I should have new photos this weekend. ( The drywall is also coming down in the living room and dining. All this work and I can't stand the condition of it) Also, started moving a door to the front of the home, but that's easier explained in photos.

So, progress!

Quote:

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Redbuds are a pretty tree. Oklahoma or Mexican variety?

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Haven't thought that far yet. I'm not sure I have enough shade in the front in the late afternoon for either.

So, I was hoping to update once a couple of projects were 100% complete but that's still going to be a bit.

[url=https://flic.kr/p/XnWGTL][/url]2017-08-05_05-19-19 by Paul Bubel, on Flickr


[url=https://flic.kr/p/XnWEsd][/url]2017-08-05_05-18-48 by Paul Bubel, on Flickr

[url=https://flic.kr/p/XePgAt][/url]2017-08-05_05-17-35 by Paul Bubel, on Flickr


[url=https://flic.kr/p/XePgF8][/url]2017-08-05_05-17-22 by Paul Bubel, on Flickr

The amount of work needing to be done under the door has halted completion of the skirting. I was hoping to have it painted soon.

Replaced a bunch of rotted wood here:

[url=https://flic.kr/p/Wb4Qjw][/url]2017-08-05_05-18-35 by Paul Bubel, on Flickr

[url=https://flic.kr/p/XePhyk][/url]2017-08-05_05-18-16 by Paul Bubel, on Flickr

Moved a matching back door to replace the mismatched newer door in the front:

[url=https://flic.kr/p/XePhEc][/url]2017-08-05_05-17-52 by Paul Bubel, on Flickr

Yes, it's damn crooked. It's really not as bad as it looks and the floors are pretty level at this point in the living room. I think the patch above the door where the transom was (and will be again shortly) was installed wonky making it look worse than it really was. Either way, I'm going to fiddle with it some more and learn to love a house that's pretty happy where it sits.

[url=https://flic.kr/p/XePfqx][/url]2017-08-05_05-17-05 by Paul Bubel, on Flickr

Finally have a proper lock/deadbolt for the front of the house. No more string and pad lock for me! Moving up in the world.


Buddy gave me a free pedestal sink. It's not exactly what I was looking for and a bit small at 24". I don't know if I'll live with it or pony up the money for one I want. (That money can be spent elsewhere right now)

[url=https://flic.kr/p/XePfx6][/url]2017-08-05_05-16-47 by Paul Bubel, on Flickr


The wiring starts tomorrow. Joy!

And there's a good chance I am going to have to have the siding for the bathroom section that's rotted out special milled here in town. $$$$$ Not looking forward to that.

[url=https://flic.kr/p/XsmKQ4][/url]2017-08-06_01-05-12
by Paul Bubel, on Flickr
[url=https://flic.kr/p/XePhEc][/url]2017-08-05_05-17-52
by Paul Bubel, on Flickr

[url=https://flic.kr/p/WdZmGM][/url]2017-08-06_01-05-42
by Paul Bubel, on Flickr
[url=https://flic.kr/p/XePfqx][/url]2017-08-05_05-17-05 by Paul Bubel, on Flickr

That crooked door is amazing!

Really starting to make progress!

This is going to be a beautiful home when you are done.

Do they have a parade of historical homes or anything? If so, make sure you are on it. If you do plan to sell it, make sure its teased on the market during the home tour and only accept bids as soon as it's over.

This is by no means a negative, but at this rate you'll probably be done around 2 years from when you bought it and won't have to worry about the taxes.

AgLA06 said:

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This is by no means a negative, but at this rate you'll probably be done around 2 years from when you bought it and won't have to worry about the taxes.

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Houses this old and mistreated will require constant attention, so I'll probably be updating this thread 10 years from now.

(Only kind of kidding)

Quote:

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Do they have a parade of historical homes or anything?

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They do, but not typically in my "newer" section of the neighborhood. King William walking tour. (PDF)

Wish you were closer, I have a couple of doors that are an exact match for what you have that I'd be happy to give up. The glass is still good too.

I knew of a decent millwork shop just east of 281 before you get to Alamo Heights but it's been a while and I'm not sure of the exact address. If you haven't looked around over there yet it might be worth your while.