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Learning, Sharing, and Teaching => Do it Yourself Discussion! => Topic started by: Le Poisson on October 18, 2016, 05:27:09 AM

Title: The Barnhouse Transformation
Post by: Le Poisson on October 18, 2016, 05:27:09 AM
Once upon a time, a wannabe mustachian bought a relocated farmhouse. The idea was that it would be converted to an up-down duplex. The project would take some time, but the numbers looked good. This is the story of the renoes in the barnhouse.

Maybe I should start with some history and work forward from there.

The barnhouse was built in the 1920's (as far as we can tell) from recycled materials. Its floor joists are (even older) barn beams. At one time it stood on a farm and had no basement. Then a freeway and shopping mall were built and the barnhouse was moved to a new farm. When it was moved, it was put on a full depth (8ft) foundation. It was the 60's and Kennedy and Martin Luther King were making inroads into social justice. In Barnhouseville though, not a lot was going on.

After the barnhouse came to the farm, a number of other houses joined it, forming a street out of the laneway - but barnhouse would always be the last house on the street - sort of stranded and away from the rest of them. 10 years after being moved, barnhouse was sold and new owners took over.

The couple had children who grew in the house, and then 10 years ago, the husband died and the wife faced the challenge of maintaining the house alone. He brother did what he could, and a number of repairs were outsourced, but gradually the maintenance deficit grew and the 4 bedroom house proved more than the widow could keep up with. About the same time there began to be rattlings that teh farm surrounding the barnhouse would be developed as tract housing. Plans were circulated, some showed low-rise apartments on her land, some showed row housing abutting it. The owner was offered a trade - a straight swap of a townhouse for the barnhouse and its land, or cash. The widow got her back up and resisted change. She wouldn't see the house where her husband died and her children were raised demolished to build apartments. The developer made offers, land deals were made. negotiations were engaged in. Eventually, a parcel was added to the barnhouse lot and cash was given to the widow in exchange for concessions, but the barnhouse would not be touched. The widow felt she had won.

She took a vacation to the Dominican Republic, fell in love with the cook at the resort and decided to cash out her chips, move to the Carribean to be with him and sell the barnhouse.

Enter Prospector.



Walking through the house there are some obvious issues that need addressing, but most of them are cosmetic. There is much crumbly plaster, poor colour choices, and "funky" bathrooms. The kitchen is dated but functional, and the basement is a clean slate. The house cleaned up nicely for listing photos (really quite well done, they hide a multitude of sins), but on entry one is immediately disappointed by its 1970-esque look and feel. Our hope is that by attending to the issues with the plaster and flooring we will make the house more desirable. The listing photos are below - in my next posts I'll itemise our plan of attack and try to lay out a floorplan so you lot can have some points of reference. Since I still have a FT gig, getting up there to do work is limited to weekends and vacation days right now.

Title: Re: The Barnhouse Transformation
Post by: okits on October 18, 2016, 06:34:28 AM
Following!  Which room has the glow-in-the-dark star stickers?  :)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 18, 2016, 06:37:00 AM
Following!  Which room has the glow-in-the-dark star stickers?  :)

The one with the blue bed. I just realized there are no pics of the master bedroom on those sheets - there is good reason for that.
Title: Re: The Barnhouse Transformation
Post by: pbkmaine on October 18, 2016, 07:11:11 AM
Is it particularly awful?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 18, 2016, 08:33:00 AM
Is it particularly awful?

Are you talking about the whole house, or the Mbed?

I'll answer about the Mbed, because that's easier. The carpet is square tiles that are not attached to the floor. They look like they would be appropriate for an industrial office. The plaster on the ceiling is coming away from its backing and needs to be removed. There is a toilet in the closet - which backs onto the sink in the hall closet to make a sort of powder room. Since the closet was converted to a bathroom, a closet was framed in, and sliding glass doors were cut down and mounted on a 1"X2" frame. Unfortunately, the handyman who made this closet used exterior plywood instead of drywall to enclose it, and the end wall tape and mud did not adhere well.

The whole room is in need of some serious love.
Title: Re: The Barnhouse Transformation
Post by: pbkmaine on October 18, 2016, 09:02:41 AM
Wow.
Title: Re: The Barnhouse Transformation
Post by: LifeHappens on October 18, 2016, 09:34:58 AM
Following. Looks like it's going to be a fun rehab.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 18, 2016, 09:55:09 AM
OK stage 1 work - we decided to attack the living room first.

The reason for this is because it is one of the first things seen when you come in the house, has much potential, and should not be especially difficult to work on.

The living room has 4 major strikes against (and one minor one).

1. Ceiling damage due to toilet malfunction above.

Remember that toilet in the MBed closet? Well it appears that at some point in the past, it leaked and took out the ceiling in the living room. Either that or they opened up the living room ceiling to install it and then poured water in the hole before installing the toilet. In any case, there was a terrible patch job on the ceiling, and traces of water damage. While this damage is pretty limited to the end of the ceiling where the toilet was installed, there are cracks and sags in other parts of the ceiling, so we have pretty much resigned ourselves to removing the entire ceiling and replacing it all with drywall.

Removing the plaster is proving to be fairly not-fun. In other houses I have attacked plaster by running a skil saw up a stud bay and then levering entire sections of lathe and plaster off the wall as a single unit. Generally the nails holding the lathe to the studs pull out easily, and the method leaves me with nice clean studs and no mess. Sadly in this room, the ceiling is plaster over beaverboard. The plaster cuts like stone and the beaverboard cuts like cardboard. This utterly destroys saw blades. So far I have gone through blades for both the circ saw and the recipro saw. I need to find a more effective tool to get this down. The best advice I've seen so far is to get a pipe into the joist bay, and then pull down with might. The leverage should pull everything down in one go.

This is still open to change/discussion though as we may be able to salvage a portion of the ceiling, but I am having a hard time thinking of a non-invasive way to create a transition from drywall to plaster halfway across the ceiling. My great fear is that if I do that, and there is a different expansion coefficient I will end up with a crack across the ceiling where the transition takes place.

Anyhow, we have 2 options here:

Option A - Remove Entire ceiling, install new drywall and potlights. create clean, modern look.
Option B - remove portion of ceiling. Install new potlights. Hide transition with coat of popcorn texture. Add central (boob) light. Put up crown moulding to hide drywall vs plaster edges at walls. Maintain nostalgia of old home.

Strike 2. - Wall covering choices

The walls of this room were covered in paneling, which had been painted. In areas where furniture touched the walls, the paint had lifted and flaked away. Also, someone had caulked the seams between panels to try and hide them. Over time the caulking had moved creating some pretty ugly transitions every 4 feet. The day we took possession, we tore down the paneling to expose the walls beneath. Beneath the panels there are 3 layers of wallpaper before you reach paint, then plaster. Some of the layers of paper actually look really nice - far better than the panels.

Our intent at this point is to remove the paper and see if we are left with serviceable plaster walls. If so, we will have drywall finishers hide the nail holes from the panel nails at the same time they mud/tape the ceiling. If not, we will strip down to stud bays and evaluate for insulation/VB before coming back with drywall. I hope we can just patch nail holes, but I suspect not.

Strike 3 - Windows

The original (1920) casement windows are in the house. Not only do they not seal, they all have evidence of water coming in through the frames. I can only imagine the heat escaping out them. What is strange is that most of the other windows in the house have been replaced. I am not sure why these are still originals. We will be replacing all 4 of them with something better.

Strike 4 - floor roll.

I mentioned that the house was built on barn beams, right? And that it was moved about 6 miles after sitting on dirt for about 40 years? Well those things mean stuff moves. At some point in all this, there has been some settlement in the living room floor between the living room and the central hall. To address this, the PO had a pair of Lolly Columns installed in teh basement, but they set the beam that was brought in on its side so the whole arrangement is basically acting as 2 point loads and not supporting the sagging structure at all.

Our plan is to remove the columns and replace the beam with a wall in the basement. the wall will be built in situ, sized by jacking the sag in the house until the living room floor levels out. This sounds scary, but really isn't. It takes a couple 2X6 lumber plates, a handful of piston jacks, and some basic know-how.

Strike 5 - Carpet from about the time Star Wars was released.

This is the easiest thing to replace and sets the tone for the whole room. It is also the last thing we will be doing. The carpet is pretty dated, but really, its small potatoes compared to some of the other stuff to be done.


Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 18, 2016, 01:24:02 PM
My new hobby is trolling kijiji looking for a kitchen to bring in for the basement apartment. I'm really getting ahead of the program looking, but its so fun to do. People keep telling me you can't put a kitchen in for under $20,000 - yet ads like this tell me that's a lie: http://www.kijiji.ca/v-renovation-cabinet-counter/trenton-on/complete-kitchen-cabinets-sink-and-counter/1208456115

The biggest question is whether I can make up a basement layout that will work with used cabinets. I like to believe I am up to the challenge.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 19, 2016, 05:22:51 AM
Score!

On the drive home from work yesterday, I spotted an oven sitting at the curb. I stopped and asked the homeowner if it was up for grabs - it was, and it worked, but one of the buttons on the panel had the plastic around it broken. They didn't like that the plastic was like that, so they were throwing it out.

Free is my favourite price. But I was in the hatchback, and a stove wasn't gonna fit in there. I drove home and got the van and dolly, then came back for the stove. Score one free induction cooktop stove. I'll put in the upstairs kitchen until I establish that it actually works, then move it to the basement apartment. Now I need to find a pair of fridges.
Title: Re: The Barnhouse Transformation
Post by: paddedhat on October 19, 2016, 07:09:58 AM
I would guess that more time and money will be wasted on attempting to patch and refinish the ceiling, than it would take to tear it all out and start again. It's the "trying to put a silk dress on a pig" theory, and it never ends well. Good luck, cool project.
Title: Re: The Barnhouse Transformation
Post by: meerkat on October 19, 2016, 07:51:47 AM
Posting to follow. I like a good reno.
Title: Re: The Barnhouse Transformation
Post by: Frugal Lizard on October 19, 2016, 09:28:18 AM
Last time we had a ceiling with some big holes, we just covered over everything with the super thin sheet rock.  We fixed the leaking plumbing, installed a whack of pot lights and covered it up with fresh clean drywall.  Original ceiling was plaster and just hauling away the damaged area and the bits cut out for the re-wiring was heavy enough.   There was a bit of mucking about shimming out to match the depth of the plaster in a few areas, but the nice smooth ceiling was worth the work. 
Title: Re: The Barnhouse Transformation
Post by: With This Herring on October 20, 2016, 08:19:03 AM
Posting to follow. I like a good reno.
Same!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 20, 2016, 06:37:14 PM
Last time we had a ceiling with some big holes, we just covered over everything with the super thin sheet rock.  We fixed the leaking plumbing, installed a whack of pot lights and covered it up with fresh clean drywall.  Original ceiling was plaster and just hauling away the damaged area and the bits cut out for the re-wiring was heavy enough.   There was a bit of mucking about shimming out to match the depth of the plaster in a few areas, but the nice smooth ceiling was worth the work.

After another day of tear out, I think this is very close to the path we will take.

I got wainscoting to hide sins on the walls, and tomorrow I'll pick up drywall for the ceiling. I'll try to get some pictures up soon.
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on October 21, 2016, 07:26:16 AM
Following, this looks like a whole lot of fun!
Title: Re: The Barnhouse Transformation
Post by: zolotiyeruki on October 21, 2016, 09:44:58 AM
The descriptions are great, but....
(http://zolotiyeruki.com/ThisThreadIsWorthlessWithoutPics.gif)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 21, 2016, 07:20:47 PM
The descriptions are great, but....
(http://zolotiyeruki.com/ThisThreadIsWorthlessWithoutPics.gif)

Right you are Kenny, right you are.

There's a hole in the ceiling, dear Liza, dear Liza...
Title: Re: The Barnhouse Transformation
Post by: With This Herring on October 21, 2016, 09:04:16 PM
The descriptions are great, but....
(http://zolotiyeruki.com/ThisThreadIsWorthlessWithoutPics.gif)

Right you are Kenny, right you are.

There's a hole in the ceiling, dear Liza, dear Liza...

Then fix it, dear Henry, dear Henry, dear Henry...
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on October 21, 2016, 11:11:02 PM
Posting to follow. Glad this isn't me!
Title: Re: The Barnhouse Transformation
Post by: oneday on October 21, 2016, 11:12:20 PM
Posting to follow. I like a good reno.
Same!

+1
Title: Re: The Barnhouse Transformation
Post by: snacky on October 22, 2016, 12:21:29 AM
How did I not find this earlier? Shame on me.
Title: Re: The Barnhouse Transformation
Post by: Shinplaster on October 22, 2016, 09:01:50 AM
That's going to be a great space when it's done.  I like that it has lots of light.  Hint on paint - tape up samples on all walls before committing.  When you have various directions of light shining on walls at the same time, it really messes with the colours.  Our main floor has east, north, and west windows, and everything reads pink.  It took me a while to find a colour other than terra cotta that worked.
Title: Re: The Barnhouse Transformation
Post by: human on October 22, 2016, 09:06:05 AM
I didn't read anything in the original post because I'm lazy. I went straight to the photos and thought "I like that retro working class cheap look they went for". Then went back and realized you are tearing it all down!
Title: Re: The Barnhouse Transformation
Post by: meerkat on October 22, 2016, 09:20:55 AM
Hint on paint - tape up samples on all walls before committing.  When you have various directions of light shining on walls at the same time, it really messes with the colours. 

It really does. At one point we were painting our (massive) living room some shade of green so I got four samples and painted a 2'x2' square of each sample on several different walls, then a 1, 2, 3, or 4 next to the appropriate square. If it hadn't been the for number painted right next to it I would have sworn that #2 on the western wall was the exact same paint as #3 on the northern wall, and #2 on the northern wall looked awful. It was trippy even though I knew it had to be correct because I had just painted it earlier that day.

Also trippy if I think about it too much: how upper cabinets stay in place when they're loaded with stuff. Apparently my sense of gravity is stronger than my sense of something being bolted to a wall when it comes to physics.
Title: Re: The Barnhouse Transformation
Post by: paddedhat on October 22, 2016, 09:48:59 AM
Hint on paint - tape up samples on all walls before committing.  When you have various directions of light shining on walls at the same time, it really messes with the colours. 

It really does. At one point we were painting our (massive) living room some shade of green so I got four samples and painted a 2'x2' square of each sample on several different walls, then a 1, 2, 3, or 4 next to the appropriate square. If it hadn't been the for number painted right next to it I would have sworn that #2 on the western wall was the exact same paint as #3 on the northern wall, and #2 on the northern wall looked awful. It was trippy even though I knew it had to be correct because I had just painted it earlier that day.

Also trippy if I think about it too much: how upper cabinets stay in place when they're loaded with stuff. Apparently my sense of gravity is stronger than my sense of something being bolted to a wall when it comes to physics.

This used to freak me out, and I would screw the cabinets to the wall like I was going to park a truck on top. After taking a few really trashy, flakeboard kitchen apart, it dawned on me.  The boxes are typically quite strong, doesn't matter if they are made of cabinet grade plywood and quality joinery, or a hot glued mess of flakeboard, they are all pretty tough. So, if you assume that the cabinet will generally hold itself together under heavy load, you are then dealing with two potential modes of failure. Fastener withdraw, or fastener shear (which is unlikely).  Withdraw happens when the screws either pull out of the studs, or the heads pull through the cabinet material.  The right screws, driven into enough studs, is the answer. There are special screws with large heads that are made for this application, but I prefer 3-1/2" deck screws with finishing washers, which are cone shaped, and help spread the load. Finally, a quality install involves screwing the face frames of adjoining cabinets together, so they all share the load. If you use a screw, top and bottom, at any available stud, behind the uppers, and install it correctly, your cabinets will be there until you get sick of looking at them, no matter how much heavy crap you pile inside of them. 
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 22, 2016, 01:03:20 PM
Today's lesson...

Barn beams that are solid can hold a lot of weight. Beams that are not are bad news. Time to get threaded rod, some 2x8's, and a bucket of patience. Unplanned beam lamination workshop starts now!
Title: Re: The Barnhouse Transformation
Post by: Mrs. PoP on October 22, 2016, 01:39:14 PM
Following, because this is clearly going to be awesome to watch.  What's the estimated timeline?  Or is there any?
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on October 22, 2016, 02:37:53 PM
Hi Prospector!
I saw on another thread the amazing job that you did on your backyard so it gives me confidence that you will turn this place around too!  I'm thrilled that I got to see it in the present state - the listing pictures above don't tell the true story.
Can't wait to see this turn into your ambitious vision!
Title: Re: The Barnhouse Transformation
Post by: Allie on October 22, 2016, 03:17:11 PM
Looking forward to the transformation.  That picture of the holey beam makes me very glad I wasn't in the room when that was opened up! 
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on October 22, 2016, 04:08:05 PM
Definitely following. We've got to keep you accountable! =P
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 22, 2016, 07:12:38 PM
OK Chicago, I need to know. Who is betting on the barnhouse and who is betting on Prospector?
Title: Re: The Barnhouse Transformation
Post by: okits on October 22, 2016, 10:02:12 PM
I'm not in Chicago, but I bet on you!  "Ingenuity" and "dogged persistence" come to mind. 

Besides, Momma is thinking about living in Barnhouse in five years.  You gotta make the reno happen!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 23, 2016, 05:54:31 AM
I need to go back in time by 24 hours and put on goggles and a respirator. Beetle dust coming out of my face holes this morning and it sucks. Runny nose, hacking cough, and scratchy eyes.

Should played safer last night.
Title: Re: The Barnhouse Transformation
Post by: arebelspy on October 23, 2016, 07:08:34 AM
Why was this never linked in your money thread?  :)

Following!
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on October 23, 2016, 08:11:46 AM
I need to go back in time by 24 hours and put on goggles and a respirator. Beetle dust coming out of my face holes this morning and it sucks. Runny nose, hacking cough, and scratchy eyes.

Should played safer last night.

Resident nurse to make "tsk tsk" noises at you. To quote my favorite PT: "Make a better choice"
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 23, 2016, 10:40:50 AM
See the shiny part? I just took that much sag outta the floor!
Title: Re: The Barnhouse Transformation
Post by: LifeHappens on October 23, 2016, 11:10:12 AM
Today's lesson...

Barn beams that are solid can hold a lot of weight. Beams that are not are bad news. Time to get threaded rod, some 2x8's, and a bucket of patience. Unplanned beam lamination workshop starts now!

In the name of the Flying Spaghetti Monster! I hope there are no more surprises of this sort in your future.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on October 23, 2016, 05:10:22 PM
See the shiny part? I just took that much sag outta the floor!

Shiiiiiiittttt.... Good work.
Title: Re: The Barnhouse Transformation
Post by: okits on October 23, 2016, 06:35:32 PM
See the shiny part? I just took that much sag outta the floor!

I want to be impressed but I don't understand what I should be looking for.  Please explain further?
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on October 23, 2016, 06:48:52 PM
See the shiny part? I just took that much sag outta the floor!

I want to be impressed but I don't understand what I should be looking for.  Please explain further?

I grabbed a random video, so I can't vouch for it's quality, but I think he essentially did this: https://youtu.be/QjEe50LnN8g (https://youtu.be/QjEe50LnN8g)

Apologies, Prosp, if incorrect.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on October 23, 2016, 06:51:45 PM
See the shiny part? I just took that much sag outta the floor!

I want to be impressed but I don't understand what I should be looking for.  Please explain further?

The shiny silver area of the jack piston (between the red body of the jack and the dark colored screw portion of the jack, towards the left side of the picture) is the distance Prospector had to raise the floor to get it level. Looks like about 6 inches or so.
Title: Re: The Barnhouse Transformation
Post by: okits on October 23, 2016, 07:45:04 PM
See the shiny part? I just took that much sag outta the floor!

I want to be impressed but I don't understand what I should be looking for.  Please explain further?

The shiny silver area of the jack piston (between the red body of the jack and the dark colored screw portion of the jack, towards the left side of the picture) is the distance Prospector had to raise the floor to get it level. Looks like about 6 inches or so.

Ahhh, thanks!  Yes, that was a saggy floor!  Good work, Prospector!

Bracken_Joy, thank you for the video!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 24, 2016, 05:29:05 AM
After a long weekend at barnhouse, I am both sore and winded. I got some work done, but not as much as I would have liked, and all my gains in lifting the floor were mostly lost when I framed in the wall. Try as I might, I just couldn't get the framed wall to slide into place, and in the end I cut it down in height in order to wedge it in. It is now most definitely supporting the house though, so at least there will be no new sag. I guess that's a good thing.

I think made a serious mistake in not wearing a mask. Between plaster dust working upstairs, and the wood dust downstairs, I'm really feeling crappy. Still horking up gobs of stuff and my nose is running a black-brown goo. The smell of the dust on my jacket during the drive home had me wretching. I bought a coffee (a rarity for me), and just let it sit in the cup holder to change the smell in the van.

Last night I didn't get out of barnhouse until 01h00, had an hour drive home, and then needed a shower and laundry before bed. Working sucks folks. I don't know why people do it.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 24, 2016, 09:57:55 AM
I wanted to talk a little about my extended (4 day) stay at Barnhouse. It was a good adventure, but full of hard work. And there were some unexpected outcomes to the time away.

On my first night I arrived later than planned, and installed new locks. Not a lot to report. Arrive, check that all is well, and crash. We had left the trailer behind - loaded with trash - after our last stay so I figured I would start the next day by emptying the trailer, then set to work.

The next day I woke up around 07h00, made breakfast, and then was shocked that it was 09h00 and I was still sitting around. I scrambled to do anything with my time... and so I stripped wallpaper from the living room. Immediately after starting though, I questioned the choice - since I was going to overcoat the walls, the paper could stay. Instead I should look at the header on the stairs where I keep smashing my head and see what I could do about it. I took off the trim, got out my multi tool, and realized it was dull. Well then maybe I could call around to tradespeople to get quotes on other work. Called a plumber, some carpenters, reno guys, etc.

Basically I spent the whole day flitting between jobs and got nothing done. Pretty much a waste of the entire day. If I kept on like this, the whole house would be a wreck, and I would have nothing to show for it. Plus i had bought hundreds of dollars of drywall and supplies that I couldn't install until other jobs were done first.

I needed a plan.

I decided that the next day I would set my goal to at least get the wall between the kitchen and dining room painted. It was a small, achievable target. I primed and painted the wall. It looked a lot better. It took a long time because I had to brush on a lot of the paint around the shelves and window/door frame, but it turned out well. And spending was considerably less.

My Saturday goal was to move around the fixtures in the upstairs powder room. I got teh toilet off, but then realized I didn't have solder or plumbing tools. I remounted the toilet, and changed tasks. It was already 13h00 when I switched to removing the steel "beam" in the basement. That went surprisingly quickly, so I moved on into figuring out what to do with the rotten wood I uncovered beneath it. I was able to excise it, but it was hard, dirty work. Cutting the beam with a sawzall meant opening up tunnels of 100 year old beetle frass (fine sawdust that had been digested by beetles) As I cut through the beam, the dust came down in great clouds that would blind me. It was 9:00 by the time a reportable piece of the beam was out. After that extraction went quickly - by 10:30, the beam was completely removed. I put in temporary supports and went to bed.

For Sunday, I had no choice - I had to get the support wall in before I could go home, and there was work the next morning. I spent the first half of the day jacking the house and buying framing lumber, then put together a rough frame for how the wall would go with an apartment, finally tipping up the wall around 17h00. It didn't fit.

I mean it fit with the house jacked, but no matter how I placed the jack to support the wall above, I couldn't get the wall to slide in. Eventually I cut down the wall I had framed by about an inch, and used a sledge hammer along with the jack to wedge the wall into position and plumb. Lifting a house with a 5 lb sledge and a 8 ton jack is heavy work. I'm happy that the wall is in, but disappointed that I didn't get the amount of lift I wanted. By the time everything was in place, it was 11:00. I still needed to sweep up the frass all over the house, clean up all the part jobs I had done all weekend, do dishes, and pack for home.

I got out around 01h00. Very tired, but alert.

Looking forward, I need to go to the house with a work plan, and get organized (as much as possible before heading up. I can see how contractors are either successful or not depending on planning. Something as simple as not having plumbing tools threw off the whole plan for a day. And I could have bought them, but didn't want to spend on tools I already had.

All good lessons. At least the house is supported now. I can keep going forward from this point on my next visit. 

I need someone to teach me how to replace the topcoat on plaster - any tips out there? Just use hotmud?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 28, 2016, 07:24:45 AM
X-Post from Lifestyle Journal:

Following my fantastic crappy project management workshop the other day, I put together a workplan for this weekend at barnhouse. Bosslady came by and saw that I was putting together a workplan and talked about how great it was to see the effect of good training. I agreed wholeheartedly then closed the screen before she read further than the title. Because projects like "Bathroom makeover" and "Install living room ceiling" don't look very traffic-y.

I think I have a plan to get shit done this weekend. Yay me. On the upside, putting the plan together meant allotting time and materials and gave me a packing list of tools-n-shit. Plus it gave me a materials list so I can preorder shit for delivery SAT Am, saving me time running into Home Depot/Rona/Lowes (a fast trip is 45 min, a normal trip is over an hour). I haven't put together a risk assessment for the jobs I want to get done though, so things may all fall apart.

I wish I could attribute this planning to the training I went through... but they never covered off things like work plans, risk assessments, or even critical path. Instead we learned how to hug. I was thinking about getting more organized after last weekend. I think this will make things go more smoothly.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on October 28, 2016, 11:15:32 PM
While hugs can be an important part of any project, I love that you used company work time to make a work a plan, and it made you look good. :D
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 29, 2016, 07:54:16 AM
Today it's all about the powder room. Here it is with carpet out, but walls untouched. This is the before status.

( last shot is from the master bedroom looking into the closet. )
Title: Re: The Barnhouse Transformation
Post by: TheDude on October 29, 2016, 08:24:02 AM
Wow that looks amazing.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 29, 2016, 09:43:26 AM
Delay in critical path... drywall and lumber delivery 3 hrs late. Should have done risk analysis on that.

Bathroom tear out completed. Considering how much existing plaster and drywall is really salvageable.

Off schedule by about 30 minutes.
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on October 29, 2016, 10:11:46 AM
Delay in critical path... drywall and lumber delivery 3 hrs late. Should have done risk analysis on that.

Bathroom tear out completed. Considering how much existing plaster and drywall is really salvageable.

Off schedule by about 30 minutes.

Did you schedule in foruming time?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 29, 2016, 11:08:08 AM
Plumber just stopped by with a quote to hook up to city sewers. $4500. I think it's worth it. We'll be to see what the formal quote looks like.

He red flagged the venting in the bathroom I'm working on, and suggested a different approach to my planned path, but his suggestion makes good sense.

I need to think about this.

Forum time is pretty limited... just quick breaks.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 29, 2016, 01:14:01 PM
Need professional opinions here... sink under slope or toilet under slope?
Title: Re: The Barnhouse Transformation
Post by: oneday on October 29, 2016, 03:26:03 PM
Toilet, because you have to stand while using the sink & there is a greater chance of hitting your head.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on October 29, 2016, 03:46:07 PM
I vote toilet as well...

(What an odd phrase to type.)
Title: Re: The Barnhouse Transformation
Post by: meerkat on October 29, 2016, 03:59:38 PM
Toilet, because you have to stand while using the sink & there is a greater chance of hitting your head.

I thought I posted already but maybe I closed the window without posting. Ditto this, basically. Even if you're standing to use the toilet you're not in the lowest part of the slope when doing so, and not 100% of users will be standing to pee but 100% of users will be standing to wash their hands.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 29, 2016, 05:40:25 PM
I agree with all of you. Excellent.
Title: Re: The Barnhouse Transformation
Post by: okits on October 29, 2016, 06:13:15 PM
See, I kind of thought about it differently.

Sink, you're standing and walking up to it.  You can see how much headspace you have to work with.

Toilet, you're facing forward, so you're not naturally looking to see how much headspace you have when you stand.  I picture myself hitting my head way more standing up from the toilet vs. walking up to the sink.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 29, 2016, 10:21:13 PM
Hanging a mirror would be hard with the ceiling like that though.
Title: Re: The Barnhouse Transformation
Post by: okits on October 30, 2016, 12:49:36 AM
Hanging a mirror would be hard with the ceiling like that though.

Do a full-length on the back of the bathroom door?  Or a mirror on another wall, not directly above the sink?
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on October 30, 2016, 11:58:05 AM
Is there another option?
Sink perpendicular to the toilet under the slope?
That corner looks like it would make for a nasty headbump!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 30, 2016, 01:17:35 PM
It's bedside your head, sitting down.

Almost certainly for the weekend. Toilet is functional, the sink needs drains hooked up. Floor is replaced and reinforced, and all plumbing back to the stack and supply replaced.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 30, 2016, 01:20:45 PM
Forgot pics... next weekend will have to be about framing and drywall.
Title: Re: The Barnhouse Transformation
Post by: pbkmaine on October 30, 2016, 02:59:09 PM
Better!
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on October 30, 2016, 07:20:35 PM
The descriptions are great, but....


Right you are Kenny, right you are.

There's a hole in the ceiling, dear Liza, dear Liza...

FOUND IT!  (the story of Barnhouse, that is).  I missed the sleepover but visited on the way to DD's, and this is what the living room looked like.  Even worse in real life.
Title: Re: The Barnhouse Transformation
Post by: SwordGuy on October 30, 2016, 07:57:46 PM
My new hobby is trolling kijiji looking for a kitchen to bring in for the basement apartment. I'm really getting ahead of the program looking, but its so fun to do. People keep telling me you can't put a kitchen in for under $20,000 - yet ads like this tell me that's a lie: http://www.kijiji.ca/v-renovation-cabinet-counter/trenton-on/complete-kitchen-cabinets-sink-and-counter/1208456115

The biggest question is whether I can make up a basement layout that will work with used cabinets. I like to believe I am up to the challenge.

A lot of time the cabinets are just fine, it's just the doors that need updating.   If you're going for modern, that's not hard to do at all.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on October 31, 2016, 06:17:25 AM
My new hobby is trolling kijiji looking for a kitchen to bring in for the basement apartment. I'm really getting ahead of the program looking, but its so fun to do. People keep telling me you can't put a kitchen in for under $20,000 - yet ads like this tell me that's a lie: http://www.kijiji.ca/v-renovation-cabinet-counter/trenton-on/complete-kitchen-cabinets-sink-and-counter/1208456115

The biggest question is whether I can make up a basement layout that will work with used cabinets. I like to believe I am up to the challenge.

A lot of time the cabinets are just fine, it's just the doors that need updating.   If you're going for modern, that's not hard to do at all.

The basement is unfinished, so the kitchen down there will be 'from scratch.' But its the least of my worries right now. I'm trying to get the upper unit rent-ready before I tackle anything 'pleasant' downstairs. My basement work at this point is limited to mechanical and structural work.

I had a plumber in on the weekend to quote the sewer hookup. His preliminary estimate is in the order of $4500. That seems reasonable to me.

I've asked him to get back to me with his availability this fall.
Title: Re: The Barnhouse Transformation
Post by: EngineerYogi on October 31, 2016, 10:25:17 AM
Following!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 02, 2016, 12:30:53 PM
A rare midweek barnhouse post...

We got a quote back from a plumber to hook us up to municipal sewers - something that I think is a big YES for a rental. Price is well within my range of acceptability and the guy seems decent and forthright. He did try to upsell me and get a job replumbing the DIY work on the runs from teh kitchen and main floor bathroom, and then commented about needing to vent the whole house etc. but for now, we'll have him do the sewer run and see how happy we are.

Anyway, his quote came in at $5200 including permits, town fees, taxes, excavation, and his work. I've given the nod and now need to send him a cheque for $2600 to get things started...

This should be easy, except that our bank has an e-transfer limit of $2,000 so I can't send the full amount. I find it embarassing, but it looks like I'll have to send $2,000 today, and then $600 tomorrow. Knowing that it is at least a week to get locates and mobilize, I'm going to ask if he can just meet me up there on the weekend, and I'll give him the full amount in person. So much easier.

Another foolish challenge has been getting the key to our mailbox (superbox). For reasons known only to themselves, the previous owners did not give us a mailbox key. We haven't been able to get our mail since taking on the house. Canada Post did go out and rekey the box to ensure our security - which is fantastic. But we can't empty it.

I just got a call from the mail distribution centre that our box is overfull and we should clean it out. This is challenging.

I called Canada Post, and they cannot courier or mail us the key, nor can they hand us a key. being that the post office is not open when we are in town, I can't see how they thought we would get the key at all. The supervisor has agreed to stay on duty Friday night until we arrive, and then we can pick up a key from him as soon as we arrive in town.

Such a hassle for such a little thing.
Title: Re: The Barnhouse Transformation
Post by: With This Herring on November 02, 2016, 02:25:22 PM
*snip*
I called Canada Post, and they cannot courier or mail us the key, nor can they hand us a key. being that the post office is not open when we are in town, I can't see how they thought we would get the key at all. The supervisor has agreed to stay on duty Friday night until we arrive, and then we can pick up a key from him as soon as we arrive in town.

Such a hassle for such a little thing.

It is time to start baking cookies for that supervisor!
Title: Re: The Barnhouse Transformation
Post by: arebelspy on November 02, 2016, 05:07:00 PM
This should be easy, except that our bank has an e-transfer limit of $2,000 so I can't send the full amount. I find it embarassing, but it looks like I'll have to send $2,000 today, and then $600 tomorrow.

Why?  Just explain the reason, that it's a bank limitation.  He won't care.
Title: Re: The Barnhouse Transformation
Post by: snacky on November 02, 2016, 06:09:39 PM
This is when you ask your rewards credit card for blank cheques, which they mail to you. They will consider things paid with these cheques to be balance transfers so will charge interest from day 1, so pay it off the same day, but you'll get points or whatever on the amounts. Easy peasy.

Title: Re: The Barnhouse Transformation
Post by: arebelspy on November 02, 2016, 06:20:28 PM
This is when you ask your rewards credit card for blank cheques, which they mail to you. They will consider things paid with these cheques to be balance transfers so will charge interest from day 1, so pay it off the same day, but you'll get points or whatever on the amounts. Easy peasy.

Usually balance transfers don't count for points, as they aren't "purchases."

At least here in the states, IDK about up there in the Great White North. :)
Title: Re: The Barnhouse Transformation
Post by: snacky on November 02, 2016, 06:39:14 PM
Huh. Prosp, check your terms then probably ignore my advice.

Like always.

Sob.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 02, 2016, 07:00:17 PM
This is when you ask your rewards credit card for blank cheques, which they mail to you. They will consider things paid with these cheques to be balance transfers so will charge interest from day 1, so pay it off the same day, but you'll get points or whatever on the amounts. Easy peasy.

Usually balance transfers don't count for points, as they aren't "purchases."

At least here in the states, IDK about up there in the Great White North. :)

Same rules. This was plan A.
Title: Re: The Barnhouse Transformation
Post by: MBot on November 03, 2016, 09:04:03 AM
A rare midweek barnhouse post...

We got a quote back from a plumber to hook us up to municipal sewers - something that I think is a big YES for a rental. Price is well within my range of acceptability and the guy seems decent and forthright. He did try to upsell me and get a job replumbing the DIY work on the runs from teh kitchen and main floor bathroom, and then commented about needing to vent the whole house etc. but for now, we'll have him do the sewer run and see how happy we are.

Anyway, his quote came in at $5200 including permits, town fees, taxes, excavation, and his work. I've given the nod and now need to send him a cheque for $2600 to get things started...

This should be easy, except that our bank has an e-transfer limit of $2,000 so I can't send the full amount. I find it embarassing, but it looks like I'll have to send $2,000 today, and then $600 tomorrow. Knowing that it is at least a week to get locates and mobilize, I'm going to ask if he can just meet me up there on the weekend, and I'll give him the full amount in person. So much easier.

Another foolish challenge has been getting the key to our mailbox (superbox). For reasons known only to themselves, the previous owners did not give us a mailbox key. We haven't been able to get our mail since taking on the house. Canada Post did go out and rekey the box to ensure our security - which is fantastic. But we can't empty it.

I just got a call from the mail distribution centre that our box is overfull and we should clean it out. This is challenging.

I called Canada Post, and they cannot courier or mail us the key, nor can they hand us a key. being that the post office is not open when we are in town, I can't see how they thought we would get the key at all. The supervisor has agreed to stay on duty Friday night until we arrive, and then we can pick up a key from him as soon as we arrive in town.

Such a hassle for such a little thing.

Is it PC financial that you're using? If you ask nicely, they will often waive that and let you send more. Or maybe it was that their system doesn't allow more than $2000 in the box but you can get them to life the same-day limit so you can send both at once. One of those is possible - I had to do that for a car purchase.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 03, 2016, 09:53:56 AM
Got an email from the plumber this AM that $2K is enough for a deposit. Sent the transfer. All good now.

I still need to scan and send the signback, but I think the wheels are at least turning.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 04, 2016, 12:18:55 PM
Another email from the plumber...

He got my deposit and signback, everything looks good. He'll hook up my sewer as soon as he shoots a deer.

I wasn't aware that shooting a deer was in the critical path of this project, but apparently I am in rural Ontario, where deer hunting is important. The plumber will let me know when he gets back from shooting a deer, and then he'll take out permits and get going on this.

Such a podunkville turn of events. I have other work to do in the interim, so not really a big deal or anything, but totally unexpected. Maybe I'll get a steak out of the deal. In the meantime, I'll mention to the neighbour that the work is being done and see if we can get access across her lot or something.

Also, I need to get mailbox keys tonight. Cannot forget mailbox keys.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 04, 2016, 06:18:11 PM
I FINALLY GOT MAILBOX KEYS!!!!!!

Going to check the mail now...
Title: Re: The Barnhouse Transformation
Post by: meerkat on November 04, 2016, 06:37:55 PM
I FINALLY GOT MAILBOX KEYS!!!!!!

Going to check the mail now...

Yay! Was that postal worker person there after her shift waiting for you?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 05, 2016, 04:15:02 AM
Back at the barnhouse. I'm having a hard time getting started today though. Figure maybe some light painting to break the inertia. The real problem though is going the help won't pull its weight.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 05, 2016, 04:16:38 AM
I FINALLY GOT MAILBOX KEYS!!!!!!

Going to check the mail now...

Yay! Was that postal worker person there after her shift waiting for you?

Yeah he was. I've never seen a mail sorting plant before. Very impressive, so much manual labor!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 05, 2016, 05:18:34 AM
One wall painted. Time for breakfast.
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on November 05, 2016, 07:09:30 AM
Back at the barnhouse. I'm having a hard time getting started today though. Figure maybe some light painting to break the inertia. The real problem though is going the help won't pull its weight.
The help looks like she would rather be anyplace else.   ;-)  Or at least be allowed to sleep. Or have a walk.
Title: Re: The Barnhouse Transformation
Post by: okits on November 05, 2016, 07:28:18 AM
Back at the barnhouse. I'm having a hard time getting started today though. Figure maybe some light painting to break the inertia. The real problem though is going the help won't pull its weight.
The help looks like she would rather be anyplace else.   ;-)  Or at least be allowed to sleep. Or have a walk.

Bernie is thinking: "I am here for LOOKS, ONLY!"
Title: Re: The Barnhouse Transformation
Post by: paddedhat on November 05, 2016, 04:20:25 PM
Back at the barnhouse. I'm having a hard time getting started today though. Figure maybe some light painting to break the inertia. The real problem though is going the help won't pull its weight.

Typical Burmese.  Unless there are unguarded cookies on the counter, LOL.  Love those mutts. My buddy had one that was the size of a pony, head as big as a drywall bucket. If the dog found him talking to a stranger in the house, he would hide in the kitchen and peak around the cabinets, since it was way too scary to actually get near anybody he didn't know.
Title: Re: The Barnhouse Transformation
Post by: snacky on November 05, 2016, 04:28:20 PM
if you got sanding blocks that fit on bernie's feet would they be... bernie sanders?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 05, 2016, 04:42:30 PM
Back at the barnhouse. I'm having a hard time getting started today though. Figure maybe some light painting to break the inertia. The real problem though is going the help won't pull its weight.

Typical Burmese.  Unless there are unguarded cookies on the counter, LOL.  Love those mutts. My buddy had one that was the size of a pony, head as big as a drywall bucket. If the dog found him talking to a stranger in the house, he would hide in the kitchen and peak around the cabinets, since it was way too scary to actually get near anybody he didn't know.

Not to be pedantic... Ok, to be pedantic, a Burmese is a python from Burma (AKA Myanmar). A Bernese is a dog from Bern, Switzerland. But you are right about the cookies. She stole some of mine shortly after that picture was taken. Bernie is small for the breed though, and testing has proven she can only clean out half of an unguarded dutch oven left on the front burner of the stove.
Title: Re: The Barnhouse Transformation
Post by: paddedhat on November 05, 2016, 05:02:05 PM
Back at the barnhouse. I'm having a hard time getting started today though. Figure maybe some light painting to break the inertia. The real problem though is going the help won't pull its weight.

Typical Burmese.  Unless there are unguarded cookies on the counter, LOL.  Love those mutts. My buddy had one that was the size of a pony, head as big as a drywall bucket. If the dog found him talking to a stranger in the house, he would hide in the kitchen and peak around the cabinets, since it was way too scary to actually get near anybody he didn't know.

Not to be pedantic... Ok, to be pedantic, a Burmese is a python from Burma (AKA Myanmar). A Bernese is a dog from Bern, Switzerland. But you are right about the cookies. She stole some of mine shortly after that picture was taken. Bernie is small for the breed though, and testing has proven she can only clean out half of an unguarded dutch oven left on the front burner of the stove.

Shit, I learned something today. I've been calling them by the wrong name, well, forever. They are, as a group, ridiculously cute and lovable.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 05, 2016, 06:41:30 PM
Dudes - There's a complete kitchen cabinet layout at the RE-Store for $600. Its a 12' X 6' L shaped kitchen with clear pine doors and particle board cabs.

They want $600 for it. No countertop and no sink though. Thinking hard on this one. The big challenge - it came out of a house with 10' ceilings, so the uppers are HUGE. My basement has 8' clearance to the rafters and I need to put in a floor and a ceiling. I might have 20" clearance from the countertops to the upper cabs if I mount these right to the ceiling.

One of the cabinets housed a double wall oven, so its junk to me. The rest would work great though. And its cheap! But how much would the countertop be? I might be better watching Kijiji for a full kitchen with counter. Not really ready for the basement kitchen yet either. Hmmm. Decisions.

Also the neighbour came over today. She offered her place for $169,900. I have too much on my plate right now. Not ready to take on #2 yet, and her floor plan makes a basement access tricky.

Title: Re: The Barnhouse Transformation
Post by: okits on November 05, 2016, 06:49:21 PM
Also the neighbour came over today. She offered her place for $169,900. I have too much on my plate right now. Not ready to take on #2 yet, and her floor plan makes a basement access tricky.

Wasn't one plan to snag the neighbour's property then sell the double lot to a developer?  Bonus: you can stop worrying about inhaling bug poop.  (Also: this plan involves much less labour.  I am lazy energy conserving.)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 05, 2016, 06:55:59 PM
Yes, but the price is too high for what is there. Also the layout is a boner killer for duplexing.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on November 06, 2016, 01:13:07 AM
if you got sanding blocks that fit on bernie's feet would they be... bernie sanders?

Terrible... :)
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on November 07, 2016, 12:14:09 PM
Offer her $150,000!  And don't duplex it.

Many years ago I sold my condo in Vancouver for $125,000 (yes, it was that many years ago!).  After the fact people asked what I would have taken for it-  "A piece of chicken" seemed about right.  I was a very motivated seller - your neighbour (or her kids) might be too.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 10, 2016, 05:06:21 PM
Offer her $150,000!  And don't duplex it.

Many years ago I sold my condo in Vancouver for $125,000 (yes, it was that many years ago!).  After the fact people asked what I would have taken for it-  "A piece of chicken" seemed about right.  I was a very motivated seller - your neighbour (or her kids) might be too.

Not sure I can make it profitable even at that - I'd need to bring in around $1600/mo in rents, and on a 2br, that's a pipe dream. With the Trump uncertainty, I'm even less willing to take a gamble.

Anyways, I'm headed back up there now. Hoping to finish off this bathroom and get things moving.
Title: Re: The Barnhouse Transformation
Post by: snacky on November 10, 2016, 05:08:12 PM
Forgive me if you've already said, but what's your timeline for getting this place ready to rent? How are you going with meeting the deadline?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 10, 2016, 05:10:59 PM
Forgive me if you've already said, but what's your timeline for getting this place ready to rent? How are you going with meeting the deadline?

Aiming for the upper to be rent ready by New Years. Lower a month or so later.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on November 11, 2016, 01:29:01 AM
Forgive me if you've already said, but what's your timeline for getting this place ready to rent? How are you going with meeting the deadline?

Aiming for the upper to be rent ready by New Years. Lower a month or so later.

Ambitious! I was terrible with plotting out how long it would take me to complete projects. Nothing ever went even remotely according to what I guessed; I'm sure you're much more skilled in this area than I.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 11, 2016, 04:12:49 AM
Forgive me if you've already said, but what's your timeline for getting this place ready to rent? How are you going with meeting the deadline?

Aiming for the upper to be rent ready by New Years. Lower a month or so later.

Ambitious! I was terrible with plotting out how long it would take me to complete projects. Nothing ever went even remotely according to what I guessed; I'm sure you're much more skilled in this area than I.

I doubt it. I am already wondering how and if I can keep the schedule.
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on November 11, 2016, 04:26:14 AM
Forgive me if you've already said, but what's your timeline for getting this place ready to rent? How are you going with meeting the deadline?

Aiming for the upper to be rent ready by New Years. Lower a month or so later.

Ambitious! I was terrible with plotting out how long it would take me to complete projects. Nothing ever went even remotely according to what I guessed; I'm sure you're much more skilled in this area than I.

I doubt it. I am already wondering how and if I can keep the schedule.
you're a more senior engineer, yes? You just need some plebs to tell that you need xyz done by "unreasonable timeframe". They'll do it. Now, where to find some plebs...
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 11, 2016, 04:56:46 AM
Pleb photo below. Momma and the boys are coming tomorrow.
Title: Re: The Barnhouse Transformation
Post by: arebelspy on November 11, 2016, 05:18:26 AM
Protip: You can hire people for money to do things.

I do it with my real estate, and it works great.

We're rehabbing a kitchen 8,030 miles (12,900 km) from me right now!

:)
Title: Re: The Barnhouse Transformation
Post by: Dicey on November 11, 2016, 06:01:21 AM
Oh boy, a project unfolding before my eyes and I barely have to lift a finger, hooray!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 11, 2016, 10:09:22 AM
Tip...

If you ever Reno a bathroom, don't put your hammer where it can fall on the toilet.

Related... glad I have a spare toilet back at the other house.
Title: Re: The Barnhouse Transformation
Post by: couponvan on November 11, 2016, 10:13:51 AM
I'm in - you're going to be one handy person to follow.  Love reno projects.
Title: Re: The Barnhouse Transformation
Post by: paddedhat on November 11, 2016, 02:15:31 PM
Tip...

If you ever Reno a bathroom, don't put your hammer where it can fall on the toilet.

Related... glad I have a spare toilet back at the other house.

Beyond that, be extremely careful with broken porcelain bathroom fixtures and glazed cast iron or steel. I was doing a job and didn't realize that a glazed tub had been damaged. I grazed the edge of the broken area of the tub rim, with the back of my arm, and started shooting blood, like a cheesy  horror movie, before I even knew what happened.  I had an elderly neighbor who was pounding on a toilet bowl, that was stuck to the floor flange. Instead of breaking loose from the floor, the bowl unexpectedly shattered and sliced his arm so badly that he nearly bled out, by the time the medivac chopper got to him. Had he been alone at the time, he wouldn't of made it.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 11, 2016, 03:31:52 PM
Top half of the bathroom has blue board up. I'd post pictures but the gaps are pretty bad. You'll have to wake until it's mudded. Plaster and paint are what the Carpenter ain't.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 11, 2016, 07:05:09 PM
You know what I hate doing? Drywall. It's never fun.

This much hung. Almost done.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 12, 2016, 05:29:16 AM
Missed sunrise, but here's the view out the front door this morning...
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on November 12, 2016, 05:49:48 AM
I have no idea how to drywall, so you're lightyears ahead of me.

But that gorgeous scenery... Crisp, cold autumn air?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 12, 2016, 05:55:16 AM
Yes. And I posted it upside down just for all the Aussies reading along.
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on November 12, 2016, 08:48:44 AM
Bathroom looking so much better already!
And I'm still enjoying apples from that tree!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 12, 2016, 08:54:11 AM
Glad to be it Can't wait.

Worked through some tricky compound angles this morning, and now closing up the last interior wall. All that's left is the closet and hall, and they should be easy.
Title: Re: The Barnhouse Transformation
Post by: snacky on November 12, 2016, 09:29:13 AM
Man, that drywall is hung!

I'll see myself out.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 12, 2016, 12:26:48 PM
You are hilarious. 

I have help today!!
Title: Re: The Barnhouse Transformation
Post by: arebelspy on November 12, 2016, 01:30:47 PM
And she's even still smiling!  What a trooper.
Title: Re: The Barnhouse Transformation
Post by: couponvan on November 12, 2016, 09:11:59 PM
How many layers of wallpaper had to be steamed off? At least on crisp fall days the steam feels good....
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 13, 2016, 05:45:18 AM
On that wall, only one layer. Others have as many as three.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 13, 2016, 09:14:43 AM
My wife is an amazing stripper!!!
Title: Re: The Barnhouse Transformation
Post by: arebelspy on November 13, 2016, 10:20:00 AM
My wife is an amazing stripper!!!

That was a very misleading sentence for the pictures posted.
Title: Re: The Barnhouse Transformation
Post by: pbkmaine on November 13, 2016, 10:40:49 AM
My wife is an amazing stripper!!!

That was a very misleading sentence for the pictures posted.

Yes, but it's exactly the caption my husband would have used.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 13, 2016, 11:31:32 AM
Master bedroom because... can you spot the issue?
Title: Re: The Barnhouse Transformation
Post by: dilinger on November 13, 2016, 12:03:44 PM
After reading your posts about jacking up the beam, I wish I'd seen it before I worked on the floor, walls, and ceiling in my house.

When I moved in, there was cracked plaster and floors in terrible shape.  Also a fair bit of sloped floors.  None of it was recent (it's a 1920s house), but it had clearly been like that for a while.  I skim coated/repaired a bunch of the plaster (in retrospect I wish I'd ripped it out and put up drywall).  I also ripped out the old floors, leveling in one room but not in another room (because I didn't want to mess with having to undercut doors and other stuff).  I didn't address the root cause of the sloping.  I kind of want to do that, but now I'm afraid that doing it will re-crack the plaster and I'll have to deal with that whole mess again..
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 13, 2016, 12:30:10 PM
After reading your posts about jacking up the beam, I wish I'd seen it before I worked on the floor, walls, and ceiling in my house.

When I moved in, there was cracked plaster and floors in terrible shape.  Also a fair bit of sloped floors.  None of it was recent (it's a 1920s house), but it had clearly been like that for a while.  I skim coated/repaired a bunch of the plaster (in retrospect I wish I'd ripped it out and put up drywall).  I also ripped out the old floors, leveling in one room but not in another room (because I didn't want to mess with having to undercut doors and other stuff).  I didn't address the root cause of the sloping.  I kind of want to do that, but now I'm afraid that doing it will re-crack the plaster and I'll have to deal with that whole mess again..

I bet if you jack it, you'll end up with lots of new cracking.

You should have done something more like this rather than try to fix the plaster.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 13, 2016, 12:33:40 PM
That ceiling was a little scary coming down. I cut the plaster with a diamond blade in the angle grinder. After that, a couple pulls by hand and the whole thing came down in 4' square slabs. The previous owner's bed was under that.

The setup below is a plaster eating monster. Love it!
Title: Re: The Barnhouse Transformation
Post by: dilinger on November 13, 2016, 12:44:35 PM

I bet if you jack it, you'll end up with lots of new cracking.

You should have done something more limited this rather than try to fix the plaster.

My plan is to wait for the next earthquake that cracks the plaster; if we get one of those, I'll do the necessary jacking.  Assuming I don't move before then.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 13, 2016, 12:47:16 PM
Sounds good. No earthquakes around here. I'm being proactive.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on November 14, 2016, 05:43:39 AM
Master bedroom because... can you spot the issue?

You're way too picky; it wasn't sagging THAT bad. :D

Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 14, 2016, 07:23:51 AM
Landscaping questions:

1. Common Lilac - there is an ages-old Lilac treeshrub placed poorly right next to the breezeway between the house and Garage. I don't mind the tree, but it is big. Like 20' high or more, with about eight 4" caliper trunks. This tree poses both a challenge and an opportunity. The challenge is that our plumber cannot get into the backyard tio trench in a new sewer line since this treeshrub and a rose (see next item) block the path. The Opportunity is that I want to put in a hedge along the property fenceline for privacy.

2. Explorer rose - there is an explorer roas treeshrub next to teh lilac, having similar dimensions. Trunks on it are about 3" caliper, with a number of smaller canes coming off the rootstock. It would not surprise me if  most of the shrub is reverted to wild rose rootstock. I would like to transplant this as a single plant, but haven't really thought out where it should go. I might want to divide it and make 4 plants of the one.

Questions:

Lilac - At this time of year the lilac is mostly dormant. If the plumber was to use a backhoe to dig it up and replant, how likely would it be to survive? If I were to cut up the rootstock with a chainsaw/axe, how successful do you think I would be at getting multiple plants out of this one tree? Next spring, I think I'll try starting slips to establish a hedgerow; has anyone done the thing where you cut spears of tender growth and poke 'em in the ground to start a hedge? any success? Option B is to cut it down to the ground, drive the equipment over it, and then cut slips next spring to move around the yard. Lilacs sucker so readily, I am not concerned either way.

Rose - Similar to the Lilac - a rose this old (I've never dealt with one this far gone) is almost a tree. Will it survive being moved? Should I be concerned with digging/moving it? How successful would division by chainsaw be? Maybe I just take the nothing to lose sort of approach and dig it with impunity.

Other:
I am aware that my posts in this thread are generally VERY short, and can come across either rude or flippant. I apologize, but I am posting using a blackberry that is a beast to type on. Sorry if anyone feels like I'm ignoring them on this thread. I'm not. I just can't put decent replies together while I'm up there.
Title: Re: The Barnhouse Transformation
Post by: Frugal Lizard on November 14, 2016, 11:16:54 AM
Sorry to say: neither of these plants are terribly valuable horticulturally speaking.  $20 bucks would replace either of them with a substantially large container grown plant with an intact graft and superior hybrid. I would suggest that the survival chances are small to zero at this time of year.  Overly mature plants don't like moving and these individual haven't been pre-stressed to prepare. Chances of transplant success are completely dependent on post care - regular watering.  Since this is an investment property, I would suggest moving these only if you have nothing else to do and can burn a day on a lark or even planting replacements only if you are interested in gardening at your investment property.  To compensate for loss of biomass, plant a canopy tree in the front shade and curb appeal or a conifer in the back for habitat instead. Trees are lower maintenance to establish and add property value.  Pick a native species that would support local wildlife and chose a location that would modify micro-climate.  A deciduous tree on the south east will reduce need for air conditioning but allow solar gain in the winter.  Extend a downspout to it and it probably won't need watering to get established.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 14, 2016, 12:05:24 PM
Sorry to say: neither of these plants are terribly valuable horticulturally speaking.  $20 bucks would replace either of them with a substantially large container grown plant with an intact graft and superior hybrid. I would suggest that the survival chances are small to zero at this time of year.  Overly mature plants don't like moving and these individual haven't been pre-stressed to prepare. Chances of transplant success are completely dependent on post care - regular watering.  Since this is an investment property, I would suggest moving these only if you have nothing else to do and can burn a day on a lark or even planting replacements only if you are interested in gardening at your investment property.  To compensate for loss of biomass, plant a canopy tree in the front shade and curb appeal or a conifer in the back for habitat instead. Trees are lower maintenance to establish and add property value.  Pick a native species that would support local wildlife and chose a location that would modify micro-climate.  A deciduous tree on the south east will reduce need for air conditioning but allow solar gain in the winter.  Extend a downspout to it and it probably won't need watering to get established.

I feel about the same way about their value. If I can keep them alive until spring, I see and vantage. If not, no great loss.

OTHER NEWS:

Just got an email from plumber dude - sewer trench is being dug on Thursday!! Yippee!
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on November 14, 2016, 12:06:55 PM
Just got an email from plumber dude - sewer trench is being dug on Thursday!! Yippee!

More importantly, did he get a deer?
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on November 15, 2016, 05:56:11 AM
Just got an email from plumber dude - sewer trench is being dug on Thursday!! Yippee!

More importantly, did he get a deer?

I'd love to see pictures of his deer.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 15, 2016, 06:26:43 AM
I doubt we'll get to see the deer. He'll be trenching while I'm sitting in a desk or in meetings 100 km away.

Other question for real reno pros... Roof insulation.

You know that bedroom ceiling I dropped the other day? I'm pondering how to rebuild it because it would be nice to properly insulate while things are opened up. The existing roof has krat paper backed insulation with the paper side toward the house (mostly - some is with the paper to the roof) and 2X4 stick framing.

condensation between the underside of the roof and the paper is/has been an obvious issue. The bathroom walls had similar problems. I believe this is because there was an inadequate air gap between the insulation and roof deck/wall sheathing. But with 2X4 framing, there isn't much room to leave for airflow.

As I see it I have 2 options - option 1 is to put in purlins running along the sides of the rafters, then use PL Premium to glue pink board insulation to the purlins. put up vapour barrier (VB), then finish with drywall. This will allow airflow, but be tedious, and I am not sure that the solid insulation is as effective as FG batts.

Option 2 is to close my eyes, restuff the space with FG batts, put up VB and be done with it.

I guess the real question is with how effective VB is at preventing condensation in the roof. Should I have confidence that teh VB will prevent the issues with water gathering under the roof deck? There are no visible vents, and with the steel roof, little opportunity to install any. There may be a ridge vent that i have not noticed if it is integrated with the steel tiles.

Any comments? Ideas?
Title: Re: The Barnhouse Transformation
Post by: zolotiyeruki on November 15, 2016, 07:46:31 AM
My understanding is this: You've got two options:
A) vented.  You make sure there's an air path from the soffit all the way up to your vents.  You can get baffles that you insert between the rafters/trusses to make sure there's an air path, and you can fill the remaining space with insulation
B) unvented.  You fill the whole space with insulation.  I have a sister who did this with blown-in cellulose, but you could do it with batts as well. more information here (https://buildingscience.com/documents/digests/bsd-149-unvented-roof-assemblies-for-all-climates)

In either case, but especially in option B, you want to make dang sure that your vapor barrier is correctly installed and seam sealed.  That may entail pulling down *all* the drywall/plaster.  Personally, I like option B better than A, because it's simpler and you get more insulation.
Title: Re: The Barnhouse Transformation
Post by: dilinger on November 15, 2016, 06:05:49 PM
B) unvented.  You fill the whole space with insulation.  I have a sister who did this with blown-in cellulose, but you could do it with batts as well. more information here (https://buildingscience.com/documents/digests/bsd-149-unvented-roof-assemblies-for-all-climates)

Mind your thermal bridges, too.  If you were redoing the roof, you could have a few inches of foam board between the rafters and actual roof to break the thermal bridge that the wooden rafters provide.  Since you don't have that opportunity, consider how warm, humid air meeting a cold rafter will react.  If you can afford the extra head space, I would probably try to drop the ceiling an inch or so (using furring strips) and fill the gap with spray foam or foam board.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 18, 2016, 05:42:50 AM
Thanks for the insulation tips folks... I'm thinking a double layer of hard insulation. Also the advice has been overwhelmingly in favour of dropping the entire ceiling rather than teh piecemeal approach I was hoping to take. Downside - more work/mess/debris. Upside - better insulation and nicer ceiling. I should pick up a respirator today before I head back up there.



Distressing news from the plumber...

They spent the entire day yesterday digging for the sewer stub at property line. It was to be at a depth of 8 ft. That was the extent of the reach of the mini-ex that was able to fit in the back yard. The excavator reached 8 feet and found... dirt. They dug a pit, drove the minit into it, and went down deeper. At 14 feet down they found the pipe.

The budget/timeline for the job was 2 days of trenching, but this extra depth with a machine ill suited to the task means more time/labour, which in turn will mean more $$$. I'm waiting to hear from the plumber this morning. I suspect the news will not be good. On the upside, this may mean the sewer line will come in below the floor deck in the basement and the cost of excavation could be offset by not needing an ejection pit and pump for the basement suite. On the downside... not spending the money in the first place would have been a welcome option.

I'll be going up there tonight. Wonder what kind of a mess is waiting for me.

Title: Re: The Barnhouse Transformation
Post by: snacky on November 18, 2016, 06:32:18 AM
Sometimes to get the job done you just have to dig deep.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on November 18, 2016, 06:33:38 AM
Sorry about the pipe. Hope it works out.
Title: Re: The Barnhouse Transformation
Post by: zolotiyeruki on November 18, 2016, 07:47:47 AM
Thanks for the insulation tips folks... I'm thinking a double layer of hard insulation. Also the advice has been overwhelmingly in favour of dropping the entire ceiling rather than teh piecemeal approach I was hoping to take. Downside - more work/mess/debris. Upside - better insulation and nicer ceiling. I should pick up a respirator today before I head back up there.



Distressing news from the plumber...

They spent the entire day yesterday digging for the sewer stub at property line. It was to be at a depth of 8 ft. That was the extent of the reach of the mini-ex that was able to fit in the back yard. The excavator reached 8 feet and found... dirt. They dug a pit, drove the minit into it, and went down deeper. At 14 feet down they found the pipe.

The budget/timeline for the job was 2 days of trenching, but this extra depth with a machine ill suited to the task means more time/labour, which in turn will mean more $$$. I'm waiting to hear from the plumber this morning. I suspect the news will not be good. On the upside, this may mean the sewer line will come in below the floor deck in the basement and the cost of excavation could be offset by not needing an ejection pit and pump for the basement suite. On the downside... not spending the money in the first place would have been a welcome option.

I'll be going up there tonight. Wonder what kind of a mess is waiting for me.
I'd consider that a blessing in disguise.  Our sewer pipe is a couple feet up from the basement floor, which means that not only will we need an ejector pit/pump, we'll also need to frame off the little room where it will reside.  That one little detail is making it really hard for me to lay out the basement the way I want to :(
Title: Re: The Barnhouse Transformation
Post by: 10dollarsatatime on November 18, 2016, 01:17:08 PM
Posting to follow!  I love seeing remodel projects come together.  I have yet to tackle mine, so I'm living vicariously until I can figure out what I'm doing.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 18, 2016, 01:21:06 PM
More extras...

- Excavator hit fresh water line - city water line was tapped into ancient well water line. Water line is being replaced with new.
- sump pump discharge is being run backwards up trench and will now empty into swale at back of property. This will prevent sump re-circulation into basement.
- Water meter being turned flush to wall so that 2nd kitchen floorplan can work.
- water heater being moved back by 2 ft so it is flush with furnace for wall framing.

Title: Re: The Barnhouse Transformation
Post by: couponvan on November 18, 2016, 01:26:01 PM
Maybe this is where the term "money pit" came from? I hope the excavation costs don't add too much in terms of dollars. They'll probably have to bring in some bigger equipment - 14' is really far down there!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 18, 2016, 01:29:11 PM
Maybe this is where the term "money pit" came from? I hope the excavation costs don't add too much in terms of dollars. They'll probably have to bring in some bigger equipment - 14' is really far down there!

I doubt it - he's going after me on the extras to make up for it though. The original quote was for a double-dig, so I'll politely mention that to him if he goes after me for it.

I wonder how much he's going to charge for a coil of pipe to run the sump with...
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 18, 2016, 02:48:31 PM
Plumber just texted me a photo. I asked where his trenchbox is. Can you imagine a cave-in down there? Ugh. Snow - does this look familiar? Yup, its a family business...
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on November 18, 2016, 04:38:58 PM
ACK. Having been in large excavation pits myself, I'm just going to cross my fingers for you here.

(Where is their fencing and sloped sides and all those other things I wasn't paying attention to at the time?!)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 18, 2016, 05:07:18 PM
ACK. Having been in large excavation pits myself, I'm just going to cross my fingers for you here.

(Where is their fencing and sloped sides and all those other things I wasn't paying attention to at the time?!)

He actually has 2 guys in there. And yeah - 1:1 slopes, trench box, fencing (you could argue that the yard is fenced, but still...) etc. etc.

Anyways, they are backfilling now. Should be mostly smoothed over once I get there.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 18, 2016, 07:59:52 PM
Back again the Barnhouse, and I was glad to hook up the trailer tonight to have it ready for an early morning trip to the dump. Apparently the plumber thinks otherwise.

He also thinks I should not work in the basement.

Back to the master bedroom ceiling, I guess.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 18, 2016, 08:09:05 PM
Momma just sent this pic. Apparently Bernie has been there since I left the house 2 hours ago. 
Title: Re: The Barnhouse Transformation
Post by: Shinplaster on November 18, 2016, 08:32:40 PM
Aww, she wanted to be your helper again.
Title: Re: The Barnhouse Transformation
Post by: okits on November 18, 2016, 11:29:59 PM
Momma just sent this pic. Apparently Bernie has been there since I left the house 2 hours ago.

Poor girl!
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on November 19, 2016, 04:33:06 AM
Back again the Barnhouse, and I was glad to hook up the trailer tonight to have it ready for an early morning trip to the dump. Apparently the plumber thinks otherwise.

He also thinks I should not work in the basement.

Back to the master bedroom ceiling, I guess.

Urg. I hate tying to get other work done around contractors.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 19, 2016, 05:26:11 AM
Poor SOB's are spending their weekend in my backyard.
Title: Re: The Barnhouse Transformation
Post by: Jon_Snow on November 19, 2016, 06:58:54 AM
Plumber just texted me a photo. I asked where his trenchbox is. Can you imagine a cave-in down there? Ugh. Snow - does this look familiar? Yup, its a family business...

I just broke out in a cold sweat.

And yes, I've been involved in a few trench cave-in's in my day. How deep was that excavation?

As you know Prosp, my current labours in the soil involve writing messages in tropical beach sand. ;)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 19, 2016, 07:23:38 AM
They found the sewer stub at 14' down, and did a straight run under the footing. The trench was never less than 8' deep.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 19, 2016, 07:25:04 AM
Back again the Barnhouse, and I was glad to hook up the trailer tonight to have it ready for an early morning trip to the dump. Apparently the plumber thinks otherwise.

He also thinks I should not work in the basement.

Back to the master bedroom ceiling, I guess.

Urg. I hate tying to get other work done around contractors.

Pretty sure that feeling is mutual. The contractors hate the homeowners just as much.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 19, 2016, 02:22:36 PM
Master bedroom ceiling coming down. And a selfie especially for Bracken Joy. All the PPE.

Trailer's full again... need to start putting the debris in boxes insted... but I have none. 
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on November 19, 2016, 03:32:56 PM
I am so proud of your PPE. *sniff* Brings a (totally sanitary) tear to my eye!
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on November 19, 2016, 04:27:20 PM
I am so proud of your PPE. *sniff* Brings a (totally sanitary) tear to my eye!
+1

Much better! Now you won't be so stuffed on Monday.
Title: Re: The Barnhouse Transformation
Post by: arebelspy on November 19, 2016, 05:56:05 PM
Kriegsspiel seems to have snuck in the barnhouse!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 19, 2016, 07:38:50 PM
Kriegsspiel seems to have snuck in the barnhouse!

:thumbsup:
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 26, 2016, 09:27:57 PM
I'm spending today replacing the rafters /crossties with new so we can have a flat ceiling when drywall goes up. It was slow going on the layout, but everything appears to be level at best, coplanar at least. I'm working alone, so I'm hoisting up the crossties with ATV tie down straps. It's working well, but took some effort to get the technique down. It looks like they used whatever scrap lumber was available when the original ties went in. All are dimensionally distinct, many have notches cut in them, and some are just plain scary.

I also had a drywall guy in today. He's quoting $1500 for the whole house. Totally worth it! 
Title: Re: The Barnhouse Transformation
Post by: With This Herring on November 27, 2016, 09:14:34 AM
*snip*
It looks like they used whatever scrap lumber was available when the original ties went in. All are dimensionally distinct, many have notches cut in them, and some are just plain scary.

I hope you sell that old scrap lumber at a premium as "reclaimed timbers, dimensionally distinct!" for all those HGTV fans out there.  :)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 27, 2016, 09:30:25 AM
Photos from a blackberry are always fun to look at when I get home. They never fail to disappoint.

Single handed rafter replacement... a journey in pictures.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 27, 2016, 09:32:24 AM
Pt. 2
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 27, 2016, 09:34:42 AM
Pt. 3
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 27, 2016, 11:06:22 AM
On the advice of the drywaller, I'm tearing out the rest of the living room ceiling. Just found newspaper scraps from 1949 up there.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on November 27, 2016, 11:43:09 AM
1500 for the whole house? Thats a killer deal.
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on November 27, 2016, 11:43:48 AM
Very impressive! It amazes me what all you're getting done solo. I can't imagine!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 27, 2016, 12:08:33 PM
1500 for the whole house? Thats a killer deal.

I wish!!!

$1500 for the bathroom I already started, the master bedroom, living room, and a bunch of small repairs.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 27, 2016, 12:09:09 PM
Very impressive! It amazes me what all you're getting done solo. I can't imagine!

Thanks!!!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 27, 2016, 12:11:36 PM
Talking to the drywaller was motivational. Ceiling is gone. Questions... do I make the walls match?
Title: Re: The Barnhouse Transformation
Post by: okits on November 27, 2016, 01:55:05 PM
On the advice of the drywaller, I'm tearing out the rest of the living room ceiling. Just found newspaper scraps from 1949 up there.

Cool!  You always hear about that happening in old houses.  Those newspapers are almost as old as my MIL (youngest of our parents), to give some perspective.  (Are any complete sheets or in good condition?  Whole articles still readable?  Thinking maybe they have use as nostalgia items.)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on November 27, 2016, 02:14:23 PM
On the advice of the drywaller, I'm tearing out the rest of the living room ceiling. Just found newspaper scraps from 1949 up there.

Cool!  You always hear about that happening in old houses.  Those newspapers are almost as old as my MIL (youngest of our parents), to give some perspective.  (Are any complete sheets or in good condition?  Whole articles still readable?  Thinking maybe they have use as nostalgia items.)

Nope. Just scraps. Looks like they were used to block off a heat vent. There are pipes in the floor from radiators, but I guess around 1949 they switched to forced air. The house was on oil heat a year ago, but now it's gas.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 02, 2016, 03:00:21 PM
About to hop in the car and head off to Barnhouse for another thrilling weekend of crumbling plaster and insulation rain.

Yay me. At least things are starting to take some kind of shape up there.
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on December 02, 2016, 03:20:19 PM
About to hop in the car and head off to Barnhouse for another thrilling weekend of crumbling plaster and insulation rain.

Yay me. At least things are starting to take some kind of shape up there.

Wear your PPE and good luck with the not dying!
Title: Re: The Barnhouse Transformation
Post by: dilinger on December 02, 2016, 06:00:40 PM
Wear your PPE and good luck with the not dying!

I feel like people should be saying this as a normal, standard farewell.
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on December 02, 2016, 06:52:14 PM
Wear your PPE and good luck with the not dying!

I feel like people should be saying this as a normal, standard farewell.

As a nurse, I would highly approve. Honestly, should start saying farewell to my nursing buddies this way. They could use the reminder ;) the PPE is NOT a suggestion dammit, I don't care if you're only muting the pump. *mutter mutter*
Title: Re: The Barnhouse Transformation
Post by: snacky on December 02, 2016, 06:57:39 PM
I prefer "Have fun storming the castle" or "sleep well and dream of large women", depending on the time of day.
Title: Re: The Barnhouse Transformation
Post by: couponvan on December 02, 2016, 10:05:46 PM
You are inspiring me....I need to get cracking on my FIRE house basement.

I actually vote for NOT doing the walls - because if you take down the walls, you will be tempted to mess with the electrical, and then more and more and more. Our FIRE house basement started as one section of roof/wall and 1/2 the flooring that was damaged.  But what we saw in the one section made us feel like the rest needed to go.  It's definitely a money pit. (But nice for bragging rights about all the DIY stuff we've accomplished.)


Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 04, 2016, 02:22:47 PM
Insulating the master bedroom.

Sharpened putty knife as cutter.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 04, 2016, 02:26:45 PM
More...
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 04, 2016, 02:42:10 PM
Means in the living room...
Title: Re: The Barnhouse Transformation
Post by: dreamer8887 on December 04, 2016, 03:50:29 PM
Posting to follow, love renovation stories and you obvs know what you're doing.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 05, 2016, 05:30:38 AM
Welcome aboard dreamer!

I love that I've snuck a journal into the DIY section. Don't tell anyone, m'kay??

Highlites this weekend - Rat skeletons. 2 of them. Completely intact were found among the ceiling debris. I have been surprised that we have found virtually no signs of rodent issues while working on this house, and have gone so far as to leave dog food out to see if it was disturbed on our return the next weekend. It wasn't. But obviously at some point there were rats in here. The carcasses were neat to look at, but I didn't share with Momma or the boys.

My Dad came up on Friday night to lend a hand - I was VERY afraid of his help, but it worked out well, and we only had one conversation where I had to will myself not to throttle him. I think I behvaed quite nicely. And he was a plaster stripping machine. For a dude his age, it was amazing how much work he put in over Friday and Saturday. Last weekend I had dropped the living room ceiling, so on Friday night we carted it out to the trailer in pieces and cleaned up. On Saturday morning, I showed him how I was removing the plaster on the walls while keeping the lathe. He continued where I had left off the previous weekend, and by late afternoon had stripped out 3 of the 4 living room walls. While he worked downstairs, I set purlins into the master bedroom framing to support board insulation.

After Dad left, Momma came up. (She refused to work alongside Dad) On Sunday we made a run to Home Depot to get insulation for upstairs, and then Momma set to work stripping out the rest of the plaster. The living room is basically clear of plaster now, while upstairs has the "top ceiling" insulated. I need to do the sidewalls and a second layer up top. I am going to call the drywall dude today to let him know we should be good to go next Monday.

I am embarassed at how slow I have gotten up there. Really I'm way too comfortable. I look forward to me 'cottage' weekends, and spend as much time listening to podcasts and sipping beers as actually working. Who wants to make noise and interrupt a good podcast? 

I need to have a performance evaluation with me and remind myself that I'm not much of an employee while I sit around.

Next steps:

Once drywall is up, we go into flooring mode.  I'm keeping an eye on the costs of various options there. Laminate is cheap, looks cheap, and may or may not wear well depending on the paper and backing. Engineered is less cheap, looks less cheap, and wears about the same as hardwood, depending on the finish. Vinyl looks like the best option, but will telegraph the (crappy) subfloor through itself.

What do others have in rentals for entryway, livingroom, dining room, bedrooms?
Title: Re: The Barnhouse Transformation
Post by: snacky on December 05, 2016, 07:18:11 AM
Re: missing your podcasts due to construction noise. Have you asked Santa for good earbuds or headphones? They don't even have to be noise cancelling to get the job done, but it helps. Monoprice has good prices.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 05, 2016, 07:23:21 AM
Re: missing your podcasts due to construction noise. Have you asked Santa for good earbuds or headphones? They don't even have to be noise cancelling to get the job done, but it helps. Monoprice has good prices.

Good idea Snacky, then when I'm sitting sipping my beer, I won't be disturbed by the noise of Momma working!
Title: Re: The Barnhouse Transformation
Post by: snacky on December 05, 2016, 08:20:58 AM
Re: missing your podcasts due to construction noise. Have you asked Santa for good earbuds or headphones? They don't even have to be noise cancelling to get the job done, but it helps. Monoprice has good prices.

Good idea Snacky, then when I'm sitting sipping my beer, I won't be disturbed by the noise of Momma working!

Exactly what I was getting at.
Title: Re: The Barnhouse Transformation
Post by: dilinger on December 05, 2016, 01:26:37 PM
Mmm, insulation.

My tenant moved out and my wife doesn't want to use the upstairs space until it's comfortable, so it looks like I'll be doing something similar to what you're doing.  Unfortunately, head space up there is really valuable (I already hit my head in the poorly laid-out hallway up there), so dropping the ceiling to address thermal bridges won't work.  Currently the rafters are filled with fiberglass insulation that
a) is not the slightest bit air-sealed, so it's a lovely black color after decades of filtering the house's air,
b) is falling down, because it wasn't tightly fit and was just held into place with strips of cardboard that were stapled to each rafter, and
c) have the kraft paper facing the wrong way, though that doesn't really matter much given the lack of air sealing and other issues.

The ceiling and walls are currently a mix of drywall and bead board.  The drywall will remain, while the bead board has visible gaps through it and will be torn down and replaced with drywall.  I looked at a bunch of GBA stuff for insulation ideas..

http://www.greenbuildingadvisor.com/blogs/dept/musings/creating-conditioned-attic
http://www.greenbuildingadvisor.com/blogs/dept/musings/how-build-insulated-cathedral-ceiling

I *really* like not using batts, and fiberglass freaks me out.  The way you cut the foam board is pretty interesting (though will you be sealing the seams with spray foam for air-tightness, or just relying on the additional layer of foamboard under the rafters?).  If I had the head space, I would install foamboard under the rafters and get someone to blow in cellulose into the rafter cavities, but there's no head space.  I plan to put foam board above the roof sheathing when the roof needs replacement, but I estimate that the roof has another 10 years and I'm not sure how long we'll stick around in this house (it's definitely not my "forever" house, as it's too close to a busy road and isn't walkable/bikeable enough).

Spray foaming directly to the sheathing will be a mess later when the sheathing is torn up to redo the roof.  Spray foaming with a ventilation channel would allow the sheathing to be redone, but the ventilation channel will make no sense when/if foam board is installed.  Dense-packing cellulose by adding a thin sheet of OSB under the rafters (1/4" or so) might make sense, with a ventilation channel that can later be removed when the roof is redone (though I'm not sure how I'll deal with the ventilation channel on parts of the roof where I'll only have access to half of it due to a mix of bead board and drywall).  Mineral woof or denim batts should be easy, but require me to do a really good job to address air sealing issues.

I'm leaning towards the dense-pack, or doing what you did with the gap between foamboard and sheathing being the ventilation channel that can later be filled in once the roof is redone.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 05, 2016, 02:05:31 PM
Good questions.

Where the gaps are large enough, it will be spray foam. The rest gets caulked to the rafters. Over the caulk goes tuck tape as the final seal. The first layeer of boards (the ones I am using now) are 2" thick for an R8 insulation value, but as you point out, air sealing will have a huge effect regardless of how much insulation I have up there.

Then we put on layer two of the board insulation. With both layers up we should be approaching R13. This gets caulked/foamed, and then we put VB over it.

I didn't tear out the knee walls, so there is still opportunity for cold air coming in down low. I have no idea what insulation in the exterior wall looks like. At this time I have no intention of finding out. The lower level has blown cellulose in the walls, then tar paper for a VB.

Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 06, 2016, 05:35:50 AM
So snowplow season is upon us...

On Saturday afternoon the neighbours stopped by for a chat and to see how what we were up to. Its the first time someone has rung the bell at barnhouse, and to be honest I didn't realise that the buzzing noise was someone dropping by for a visit.

In any case, I had gotten a price for snowplowing from the landscaper who dug up the backyard for the sewer connection. He had quoted us $125 per push to clear both driveways, on an annual contract - or a seasonal contract of $1200 with unlimited pushes. Its one of those things where you have to choose your gamble. If you think global warming isn't on your side, you go with the unlimited annual contract. If you think it will be a light winter, the per-push deal is better. The neighbour was stopping by in a follow-up to that conversation.

The neighbour and I had talked about this deal, and decided we would keep it in our back pocket, but since he had more local contacts, and more time he'd shop around town to see what he could find. Because of how the laneway is laid out, one of the critical components of barnhouse is that whoever we go with for plowing has to be a shared cost, but because my lot is the first on the laneway, I have ultimate control. If I don't plow my 100ft of laneway, the neighbours can't reach their house. Basically if I wanted to be a prick, I could refuse to plow, and they would have to foot the bill to clear snow from my frontage.

Lucky for us, the neighbour is also a cheapskate, and while we both were happy to have a price on snow clearing neither of us were particularly excited about paying our share of a $125 bill. Over the week, they had priced a variety of options and found a guy a block away who would do the job for $75 per push. Almost half the money. The only challenge was that he would do a quick and dirty job in the morning, then hit his commercial contracts and come back to clean up at the end of the day. This was fine for both of us. Once the snow banks got too high, the plow dude would come in with a loader to level them out. Sounds almost perfect.

I asked for receipts, and to make sure that the snow was not pushed up against the garage. Looks like we have snow clearing settled. Another plus in my books - the plow dude is a plumber. Now I have 2 trades to work with in town. If he does a decent job, I can use him moving forward to the next unit.
Title: Re: The Barnhouse Transformation
Post by: dilinger on December 08, 2016, 06:11:52 PM
Good questions.

Where the gaps are large enough, it will be spray foam. The rest gets caulked to the rafters. Over the caulk goes tuck tape as the final seal. The first layeer of boards (the ones I am using now) are 2" thick for an R8 insulation value, but as you point out, air sealing will have a huge effect regardless of how much insulation I have up there.

Then we put on layer two of the board insulation. With both layers up we should be approaching R13. This gets caulked/foamed, and then we put VB over it.

I didn't tear out the knee walls, so there is still opportunity for cold air coming in down low. I have no idea what insulation in the exterior wall looks like. At this time I have no intention of finding out. The lower level has blown cellulose in the walls, then tar paper for a VB.

At this point I've decided on polyiso, even though it will be pricy ($55 per 4x8 sheet).  My rafters are only 4" deep (ugh), and there's a nearby building supply store that sells 3" thick foil-faced polyiso (which is better for the environment than XPS is - http://www.energyvanguard.com/blog/calculating-global-warming-impact-insulation , and more R-value per inch than EPS) at R-20.  That should be a significant upgrade from our current 3.5" R-13 fiberglass batts which are falling down and not the least bit air-sealed. I plan to do it the same way you're doing it, except I'll squirt some PL300 on the sides to function as both adhesive and air seal, and then pretty much do what you're doing with caulk/spray foam on the seams and tape over that.  I'm not sure which tape to use yet; 3M 8067 is my standard go-to seam tape, unless there's something specifically designed for polyiso boards.  3" of foam board should leave a nice 1" ventilation gap, which can be filled in when the roof is redone.  Thermal bridges will be an issue until the roof gets redone, but that's life..
Title: Re: The Barnhouse Transformation
Post by: FrugalFan on December 08, 2016, 06:33:42 PM
Wow, Prospector! Hadn't caught up to this thread in a few weeks. You have done an amazing amount of work! You are super-skilled and motivated.

Our rental, which is now listed for sale, has laminate floors (we didn't put them in but they were brand new when we bought). I think they actually look quite nice and seem durable so far. They are wide plank, medium brown, and slightly textured, so they hide dirt and scratches well.

I love that house HowToLou! There are no old brick houses where I grew up so those brick farmhouses were one of the first things I noticed when I moved to Ontario. I see so many gorgeous ones that are falling apart when we drive in the country that it makes me a bit sad.





Title: Re: The Barnhouse Transformation
Post by: dilinger on December 08, 2016, 08:28:31 PM
Once drywall is up, we go into flooring mode.  I'm keeping an eye on the costs of various options there. Laminate is cheap, looks cheap, and may or may not wear well depending on the paper and backing. Engineered is less cheap, looks less cheap, and wears about the same as hardwood, depending on the finish. Vinyl looks like the best option, but will telegraph the (crappy) subfloor through itself.

What do others have in rentals for entryway, livingroom, dining room, bedrooms?

I LOVE laminate. Maybe that's weird and unhealthy, but I've installed at least 4 different laminate floors over the past decade.  It's just SO easy to install, and so robust in the face of people (*cough* kids) abusing it.

I like low-maintenance floors that, when mopped, actually *look* clean.  I've ripped out top-nailed oak hardwood flooring because the nails pop up and the gouges and cracks in the floor collect too much dust. Obviously, I've ripped out plenty of god-awful carpet.  I've looked into hardwood, engineered hardwood, and cork options.  Each have their own problems, mostly related to either maintenance or discoloration.  Laminate is far more robust, even the cheapest 7mm stuff (which I've been installing in the main floor of my house for $0.59/sq ft).  I've never used Pergo (seriously, $3/sq ft?), but I've done some fancy 10mm laminate, and have pretty much decided that 8mm is the sweet spot between price and quality.  The biggest issues I've had with laminate: some of the 7mm stuff has poor locking, so gaps open up on long (20+ ft) runs.  I glued those gaps and it seems to work, but I haven't had drastic temperature fluctuations since then I tried that.  Also be wary of the super shiny laminate in bright rooms; it will forever show smudges which detract from the look.  Keep plenty of spare boards around, and fixing issues is pretty easy.

Does it look cheap?  I don't think so.  Does it feel cheap?  It depends on how you install it and the type you use.  I've been using 1/4" cork as an underlayment, and it feels (and sounds) pretty much the same as engineered hardwood planks.

Here's the 7mm stuff in my kid's room (excuse the mess, we spent most of the evening trying to alternately bribe and punish him into cleaning up).  I love it.


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Title: Re: The Barnhouse Transformation
Post by: snacky on December 08, 2016, 08:59:27 PM
My stairs & upstairs are laminate planks. https://www.homedepot.ca/en/home/p.driftwood-hickory-laminate-flooring-1894-sq-ft--case.1000711505.html
They look fine. You can tell it's laminate, but it's not in your face about it. It's easy to clean, incredibly resilient in the face of dragged furniture, 130 lb dog, rowdy children, etc. And so easy to install. I was doubtful before, but now I'm 100% in team laminate.
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on December 08, 2016, 09:20:16 PM
Our basement flooded and the laminate floors all rippled,  like truly warped.  When the water dried out, the floors went back to normal.   Couldn't believe it.  They are 10+ years old and still look great.
Title: Re: The Barnhouse Transformation
Post by: dilinger on December 08, 2016, 11:39:58 PM
Our basement flooded and the laminate floors all rippled,  like truly warped.  When the water dried out, the floors went back to normal.   Couldn't believe it.  They are 10+ years old and still look great.

Wow. That I've never heard of, that's incredibly lucky!

My cat puked on the edge of an uninstalled board of laminate while I was doing an installation.  It swelled up and didn't go back down. :)

BTW, if you do decide on laminate: my laminate cutter is great: http://www.homedepot.com/p/Roberts-Laminate-Cutter-for-Cross-Cutting-up-to-8-in-Wide-10-35/202501850

You'll still want a jigsaw and circular saw handy, but being able to cut next to the installation spot without creating tons of dust was well worth the $50. No need for a mitre saw.
Title: Re: The Barnhouse Transformation
Post by: snacky on December 08, 2016, 11:41:40 PM
I used just a jigsaw with a dull blade, and used a bathroom sink as a sawhorse. It sucked. Do not be like Snacky.
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on December 09, 2016, 04:10:00 AM
The rental we currently occupy has large tiles through everywhere and laminate wood where I think it used to be carpet.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 09, 2016, 06:26:20 AM
The rental we currently occupy has large tiles through everywhere and laminate wood where I think it used to be carpet.

Tile scares me in this place. The house is moving too much , so there is a lot of potential for tiles to pop. And I want to keep the dead load as low as possible. I just don't trust those old beams.

I do think I'm going to do laminate, but it is as funny as hell watching the poor dog try to move around on the laminate that's already in the kitchen. Poor mutt's feet are going everywhere, but mostly sideways. it's slicker n' seal snot in an ice flow as they say. Snacky - are your stars slippy? Did you put down a runner on them?

Is there a different grade of "textured" laminate that isn't so slick? Even the stuff I put in the kids' playroom here is great for playing hockey on in socks.
Title: Re: The Barnhouse Transformation
Post by: snacky on December 09, 2016, 07:39:26 AM
My laminate is matte, not glossy. Glossy would not work for many reasons. So it's not slippery, plus I have that rubber nosing stuff on my stairs to make them safer. There are matchy pieces that would look nicer, but I prefer knowing that it's hard to fall on the stairs. It's cheaper, too. https://www.homedepot.ca/en/home/p.vinyl-stair-nosing-beige---1-78-inch.1000484951.html
Title: The Barnhouse Transformation
Post by: pbkmaine on December 09, 2016, 08:05:42 AM
I also have matte laminate throughout the house.

(http://uploads.tapatalk-cdn.com/20161209/8fe2ff21577cedc3f3def1ea97502e60.jpg)

We looked at every kind of hard flooring. DH did not want tile (my choice) because it is hard on the back and feet. Hardwood does not work well in Florida. Engineered hardwood was pricy. We got down to vinyl plank and laminate. Laminate won for resistance to cat claws. We have had it almost two years and could not be happier.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 09, 2016, 08:11:05 AM
There is a weathered barnboard laminate available for $1.75 PSF which is really working for me. I think its what I'll go with. It sortof embraces the "antique" nature of the house and runs with it. But really, everyone needs to come over and watch Bernie try to make a run for the back door or her dinner dish. You'll bust a gut.

The barnhouse stairs were covered in a heavy-duty linoleum with a woven cotton texture. The bottom step is trimmed in Chrome like the old masonite kitchen tables were. It is ugly to the extreme, but uber functional, and hardly shows wear despite the materials being ancient and in a heavy wear location. I think I'll leave it and put a runner over it. I can tackle making it pretty some time in the future.
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on December 09, 2016, 10:11:34 AM
So I know not all Canadians are the same person, but in my mind, Prosp is the guy on this channel: https://youtu.be/RFwURUE-Fu8 (https://youtu.be/RFwURUE-Fu8) Only need to watch a minute or two to get an idea of the silliness and usefulness of the fellow.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 09, 2016, 10:33:24 AM
So I know not all Canadians are the same person, but in my mind, Prosp is the guy on this channel: https://youtu.be/RFwURUE-Fu8 (https://youtu.be/RFwURUE-Fu8) Only need to watch a minute or two to get an idea of the silliness and usefulness of the fellow.

This guy posts on CMF - Lately I've really been enjoying his tips and tricks, and his work looks great. I wish I had his talent. Hopefully you think of us Canucks like him instead...

https://www.youtube.com/watch?v=lxuK8EaH_dI
https://youtu.be/XtN7Vcf3br4
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on December 09, 2016, 10:46:45 AM
So I know not all Canadians are the same person, but in my mind, Prosp is the guy on this channel: https://youtu.be/RFwURUE-Fu8 (https://youtu.be/RFwURUE-Fu8) Only need to watch a minute or two to get an idea of the silliness and usefulness of the fellow.

This guy posts on CMF - Lately I've really been enjoying his tips and tricks, and his work looks great. I wish I had his talent. Hopefully you think of us Canucks like him instead...

https://www.youtube.com/watch?v=lxuK8EaH_dI
https://youtu.be/XtN7Vcf3br4

Took me a couple reads to understand this. I was very confused, thinking you meant it was the same guy?

Also, what is CMF?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 09, 2016, 11:09:44 AM
CMF = Canadian Money Forum.

I like how frank he is, and how he details what he does with excellent video work. And just his whole matter of fact personality about it all.

In the good news department - individual real estate sale prices went up 25% year over year in hometown. Big jump. Wonder what we evaluate at now. I also wonder what prices did in barnhouseville.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 10, 2016, 06:24:31 AM
Baby, it's cold outside.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 10, 2016, 02:00:14 PM
Momma and the boys just left. The living room looks very close to ready for drywall. The insulation in the master bedroom is proceeding slowly. I want everything ready before I go home tomorrow. There is snow in the forecast, and Hwy 401 is hell on a popsicle stick in bad weather. It may be a late night tonight. And tomorrow for that matter.
Title: Re: The Barnhouse Transformation
Post by: snacky on December 10, 2016, 06:28:35 PM
Awesome progress! the home stretch is the best stretch.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 10, 2016, 09:04:21 PM
I think I'm being clever.

Lowes has 15% off on certain laminate flooring right now. Plus a $25 gift card on every $200 spent (12.5%). Plus they do air miles (2%). Plus my credit card does reward miles (2%).

I am buying my flooring 5 bundles at a time. This works out to $204.57.

15%+12.5%+2%+2%=31% off. (sortof)

Tomorrow morning I go to get the last of the flooring. Then i'll go tomorrow afternoon and redeem the gift cards on the underlay or something. The gift cards are only good until December 24, and I don't want to lose or forget about them.
Title: Re: The Barnhouse Transformation
Post by: arebelspy on December 11, 2016, 02:18:30 AM
Nice. Way to stack the bonuses!
Title: Re: The Barnhouse Transformation
Post by: meerkat on December 11, 2016, 08:08:43 AM
Then i'll go tomorrow afternoon and redeem the gift cards on the underlay or something. The gift cards are only good until December 24, and I don't want to lose or forget about them.

Smart! Having a specific "job" for a coupon or giftcard, including the day they'll be used, makes it a lot more likely that they'll get used. Lowes would probably be happier if you forgot about them in all the pre-Christmas rushing around.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 11, 2016, 10:44:38 AM
So a manager was kind enough to load my last set of flooding boxes into the car and let me know the offer was limited to 1 card per customer. He also let me know the best way for leave the parking lot...
Title: Re: The Barnhouse Transformation
Post by: meerkat on December 11, 2016, 03:21:31 PM
So a manager was kind enough to load my last set of flooding boxes into the car and let me know the offer was limited to 1 card per customer. He also let me know the best way for leave the parking lot...

As in you can only receive one per customer or spend one per customer? How many Lowes will you be near in the next couple of weeks, if you only want to use one or two at a time? And can you use these gift cards to buy $25 worth of gift cards from their store? I've seen gift cards for other stores available but I forget what all might be offered.
Title: Re: The Barnhouse Transformation
Post by: couponvan on December 13, 2016, 08:18:51 PM
Check the lot number on the side of your laminate to make sure they match. We had to go to 3 different Costcos to find one with enough in a matching dye lot - we learned the hard way that mattered in terms of both sheen and color.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on December 17, 2016, 05:06:16 AM
So a manager was kind enough to load my last set of flooding boxes into the car and let me know the offer was limited to 1 card per customer. He also let me know the best way for leave the parking lot...

Ha. Got to know you pretty well, huh?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 17, 2016, 07:37:36 AM
Back at the barnhouse. Last night Momma and I insulated the rim joist in the living room. This past week the drywall dude installed strapping on the ceiling and over the lathe on the exterior walls. We need to finish insulating the master bedroom today, wire up pot lights, and possibly remove lathe on a living room wall if time permits.

By next weekend the walls and ceilings should be paint ready.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 17, 2016, 06:16:42 PM
We finished insulating the master bedroom during a heavy snow fall today. This was fortunate. Remember that $35,000 roof the previous owner put on? The one that's guaranteed for life? Well apparently the reason for the plaster failure was water. From above. From the roof.

The roof  vent above the master bedroom is not placed over the cutout in the roof far enough. Snow buildup in the vent melts, runs down the roof, and is now dripping into the bedroom.

I'm glad we caught this before drywall went up. The reno gods are smiling upon us today. Now I need to figure out how to fix it on a steep roof in icy weather. I want this unit rented next month! I don't want to wait for good roof fixing weather!

My current plan is to get in under the vent with pop rivets and flashing. If I can make a dam on the up hill side maybe I can get lucky.
Title: Re: The Barnhouse Transformation
Post by: snacky on December 17, 2016, 06:35:36 PM
Finding that right now was the luckiest thing in the world. Probably you should make an offering to the patron saint of shit getting done or the goddess of information arriving at the right moment.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 18, 2016, 07:13:50 AM
Just called the roofing company. They'll get back to me next week. In the meantime we are stripping lathe off a wall, wiring for pot lights, and then going home. We likely won't be back until new years. By then drywall dude should be the living room done.

He stopped by yesterday with the gift cards and a billion apologies, so last night Momma and I went on a hot date and bought the rest of the flooring for the living room. It turns out Lowes was out of stock on the faux tile we need for the entry way and bathrooms, so I ordered it as well with a hold for pickup the following weekend.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 19, 2016, 11:35:42 AM
Roofing company just called - they are aware of the problem with their vents backdrafting snow into the attic, then icing over causing internal damage. Luckily they now have a new vent which will fix the problem, and will happily install the vent for us in the spring. They can tell us a price after a tech comes out to look at the roof. The lifetime guarantee is a materials only guarantee on the roof material itself. All fasteners, connections, etc. are not covered. Including the vents.

I doff my hat toward them for their quick callback on my issue.

I am not amused by the service model or the guarantee.
Title: Re: The Barnhouse Transformation
Post by: dilinger on December 19, 2016, 07:36:51 PM
Roofing company just called - they are aware of the problem with their vents backdrafting snow into the attic, then icing over causing internal damage. Luckily they now have a new vent which will fix the problem, and will happily install the vent for us in the spring. They can tell us a price after a tech comes out to look at the roof. The lifetime guarantee is a materials only guarantee on the roof material itself. All fasteners, connections, etc. are not covered. Including the vents.

Are you talking about a soffit vent, or is it in an attic wall?  If you're finishing the attic (which it looked like you were from the pictures), maybe skip the vents entirely?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 19, 2016, 07:55:27 PM
The space is in the attic, but there is venting above the cross ties. There are no gable vents. This is a vent in the roof deck (Sadly I only know of them ever being referred to as "roof vents" so I can't give any other name). It's basically one of these: https://www.lowes.ca/louvers-gable-vents/duraflo-plastic-square-roof-louver_g1334958.html

I am well aware that the water dripping through the vent points to heat escaping the living space. At this point we are addressing it the best we can. But really, there should be no snow coming into the attic via that vent regardless.

Title: Re: The Barnhouse Transformation
Post by: paddedhat on December 20, 2016, 04:35:10 PM
Roofing company just called - they are aware of the problem with their vents backdrafting snow into the attic, then icing over causing internal damage. Luckily they now have a new vent which will fix the problem, and will happily install the vent for us in the spring. They can tell us a price after a tech comes out to look at the roof. The lifetime guarantee is a materials only guarantee on the roof material itself. All fasteners, connections, etc. are not covered. Including the vents.

I doff my hat toward them for their quick callback on my issue.

I am not amused by the service model or the guarantee.

I hope all the financially savvy folks here pay attention to that lesson. Doesn't matter if it's roofs, magical siding, replacement windows etc.. If the installation bid is a multiple of the cost from those who install the plain old stuff, you're getting screwed. I've seen things from "lifetime steel roofs" that quickly degrade to embarrassingly sickly looking colors, to one poor old lady who dropped $18K to replace less than a dozen windows in a TINY cottage, since they were triple pane, NASA grade, lifetime no hassle warranty. Once the products, or installation failed, they got screwed, since the fine print let the company walk away from their garbage products. The wife and I even watched the slow moving train wreck of one of her colleagues lose her home due to this. The woman had a place that was in rough shape and in a shit location. A little tiny cottage, on a busy highway, that she could afford after an ugly divorce. She got suckered into new magical siding and windows. It was affordable, since it the company financed the work.  As the recession hit, the value of the place dropped and the weight of the second mortgage for the improvements made it a no win mess. She walked away.  Doubtful that anybody here would fall for such a bad choice, but these outfits are real predators.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on December 30, 2016, 06:29:16 PM
Hey crew, remember this room? Well now it has a ceiling and pot lights!
Title: Re: The Barnhouse Transformation
Post by: snacky on December 30, 2016, 08:56:31 PM
how much more needs doing?
Title: Re: The Barnhouse Transformation
Post by: couponvan on December 31, 2016, 07:09:01 AM
Nice! Did you do the lights yourself? Did you go with LED? Basement lighting is in my future....
Title: Re: The Barnhouse Transformation
Post by: Shinplaster on December 31, 2016, 10:29:26 AM
Best part is when you start putting it all together again.  Looking good!
Title: Re: The Barnhouse Transformation
Post by: LifeHappens on January 02, 2017, 08:44:46 AM
Great improvements. I can start to see a happy tenant in that space.
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on January 07, 2017, 02:54:14 PM
It's Saturday - is the Barnhosue getting the TLC it deserves?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 07, 2017, 04:27:32 PM
Just puttering. Nothing really reportable.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 08, 2017, 12:29:42 PM
Just puttering. Nothing really reportable.

OK, I lied.

Remember back in the early days of Barnhouse where I cut the beam out of the basement and framed a wall to take up the load? Well, I was never really happy with how that wall went in, so last night after J2 went to bed I tore it out, laminated up a beam of 2X10's (4-ply) And set it in where the wall had been. I used 3 jackposts in place of the wall framing to take the load, and I think I took most of the sag out of the floor above that way.

Not sure if you remember, but when I did this before I posted the pic showing the lift I got on the floor, but then lost when I framed in the wall. This go 'round I've gotten all that lift back, and the depth of the beam, and the point loading of the columns means more control on how the floor is lifted.

I mean there is still deflection in one plane, but I did eliminate a pretty big dip where the worst of the sag had been. I maxed out my piston jack (blew the seal on it) and the columns just spin if I try to get more lift out of the jack screws, which tells me I'm at the top of loading for them as well. While I've gotten rid of the sag, I need about another 1/2" to get things proper. Next weekend after things have settled to the new alignment I may attack again with a heavier piece of lifting equipment. If I can take the weight off the coulumns by applying a point load beside them, I am confident I can get the floor up on a level plane. Meanwhile, Its a race against drywall dude. I need to get this done before he applies mud and finishes the living room above, otherwise I'll be cracking fresh drywall.

The way I see it, the floor is "close enough" now. If he beats me to it, my work is done. If I get there first, the floor will get its additional lift.

Also the plumber is coming back "soon" to rough in basement fixtures. Supposed to talk to him tomorrow.
Title: Re: The Barnhouse Transformation
Post by: Longwaytogo on January 08, 2017, 01:53:57 PM
Nice work! (Overall, but most recently on the beam)

Had to do a similar thing at my house. The beam itself was actually OK but the wooden posts it was sitting on had been rotting for years.

Pretty amazing how much those jacks can do!

I'll confess to skimming and not reading the whole thing but I was wondering about the basement apt. Are you segregating it from the upstairs with fireproof drywall, separate electrical panels and stuff like that or just kind of doing normal residential construction.

Are they still connected by a staircase or did you eliminate that completely?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 08, 2017, 04:59:32 PM
Nice work! (Overall, but most recently on the beam)

Had to do a similar thing at my house. The beam itself was actually OK but the wooden posts it was sitting on had been rotting for years.

Pretty amazing how much those jacks can do!

I'll confess to skimming and not reading the whole thing but I was wondering about the basement apt. Are you segregating it from the upstairs with fireproof drywall, separate electrical panels and stuff like that or just kind of doing normal residential construction.

Are they still connected by a staircase or did you eliminate that completely?

I'm up in the air on this right now. For teh time being, I'm trying to just get the upper going. I'll tackle the lower... eventually. Either way the stairs to the basement need some love. The PO cut (another) beam to put the stairs in, so it will come out as well to have another solution sistered in.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 14, 2017, 10:55:55 PM
The barnhouse is                  c       r           a           w          l      i            n        g along and teaching me great lessons about things like patience and perseverance and whatnot. I don't like it. The drywall dude has been in once since Christmas. The plumber hasn't finished converting the septic to sewers. There are piles of dirt in the basement and bare walls in the livingroom. I am growing impatient since this place is supposed to be tenanted by now, and the two small things are still not done. So yesterday I called both the plumber and the DW dude and asked to see them at the house today.

DW dude said he'd meet me at the house at 10:00. He was glad we were meeting because he had some questions, and needed help moving some stuff upstairs. Plumber said he'd give me a shout this morning.

So i left here bright and early to get there and talk with these guys. Arrived at BH at 10:03 (I was worried I was going to be late - which I was, but only barely) - and no car was in the driveway. I loitered. Tidied up stuff, made coffee. No sign of DW dude. Called and got no answer. Moved small stuff upstairs. Assembled the DW lift. Started hanging the DW that DW dude hadn't done yet (I pay him by the day, so I'm saving myself cash by doing this). At 11:30 I get a text from DW dude that he can't make it by today, but maybe we can talk next weekend. Fucker. I need him for mud/tape and trades are hard to find. Wish I was Axe - he'd have a clever way out of this.

Spent the day hanging DW so I could get ahead/save cash/eat his lunch, and waited for a call from the plumber. Around 3:00 I get a text from him. He's in the woods, can't get a cell signal. He'll call me at work on Monday. To be fair, we had never scheduled a meeting, but he knew I was coming up to talk to him.

I got a lot of the DW up. So the day wasn't a total waste, but I'm feeling a little walked-on by these guys right now. Need to come up with a plan B. The DW should be long since done. The plumbing has sat for months while the guy does other jobs. I need these guys to do their work, but I want them to hurry the fuck up and get out too. I have never understood this with contractors - even at my real job - they go gung-ho for the first 3 days, but after that things drag along without constant nagging. Who does that benefit?
Title: Re: The Barnhouse Transformation
Post by: dilinger on January 14, 2017, 11:19:24 PM
Heh. Just had an oil tank removed and soil remediated. Same story - they were gung ho, got everything removed, filled the hole, told me they just needed to do the last 2' with topsoil.. and then they disappeared for 4 weeks.

They finally came by and finished up, and then sent me a bill. I'm thinking there's not much rush to pay it..

Why not try mudding and taping yourself?  Worst case, you fuck it up, have to pull/scrape it off and have someone else redo it..
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 14, 2017, 11:50:35 PM
I hate mudding and sanding. The one thing I told Momma I would not do on this place is mud and sand drywall. Then i went ahead and did the upstairs bathroom. Then I hired this guy.
Title: Re: The Barnhouse Transformation
Post by: dilinger on January 15, 2017, 12:00:56 AM
Yeah, but it sounds like that guy ALSO hates mudding and sanding! :)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 15, 2017, 12:10:09 AM
Yeah, but it sounds like that guy ALSO hates mudding and sanding! :)

You should go on tour - that's gold right there!
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on January 15, 2017, 07:37:13 AM
Welcome to the joys of small town life.  My area is technically in a depressed economy, but it is like pulling teeth to get quotes and have people actually show up.  And of course word gets around and the people who actually do show up are known, and so busy that they literally will fit you in when they can.  Of course the downside is that if you now start looking for replacements, that word will get around too and you will get a bad reputation for dropping contractors part way through.

Can't win.

Have fun taping.
Title: Re: The Barnhouse Transformation
Post by: G-dog on January 15, 2017, 08:07:21 AM
Not just small town! Same problem here - fucking contractors. I guess they figure there is always new work. And that you are unlikely to need them on another job very soon, so they can piss you off. I agree with not rushing to pay - they keep such crappy records that they'll probably never know. And if they do, follow up with them the same way they followed up with you!

Good luck.
Title: Re: The Barnhouse Transformation
Post by: paddedhat on January 15, 2017, 10:22:38 AM
Not just small town! Same problem here - fucking contractors. I guess they figure there is always new work. And that you are unlikely to need them on another job very soon, so they can piss you off. I agree with not rushing to pay - they keep such crappy records that they'll probably never know. And if they do, follow up with them the same way they followed up with you!

Good luck.

Having been one, and employed dozens of others, I couldn't even attempt to refute any of your thoughts. I got through it by treating everybody well on the job, and paying faster than anybody else.  I have had framers show up weeks ahead of schedule, since the jobs they were on were for competitors who took forever to pay at the end of jobs. The flip side is that I demanded quality work, which leads to an odd dynamic. Some who could produce quality didn't feel like doing so, and refused to work for me. Some who didn't have what it takes were never hired for the next job, and were pissed at me. The happy medium was those that could and did the job right, and appreciated that I believed in doing the right thing for my customers. The problem with jerking anybody around on payment is that it can come back to bite you. You end can end up creating bad blood in the community, if it's a small town. I know of a few real difficult city folks who will bitch loudly that all the locals are bums who won't show up to do work. The flip side is that they are true assholes who are (unknown to themselves) blacklisted by any tradespeople who are worth hiring. When they need anything done, they are limited to either hiring an overpriced contractor from a big box store, or slick improvement company, or ending up with whatever local dregs will show up.

Overall, the situation i pretty screwed up for everybody. Lots of self employed guys out there that shouldn't be.  Lots of very talented guys with issues that prevent them from being a good employee, and as a result have no choice but to toss a step ladder in the pickup and proclaim that they are now contractors. I don't have the answers, but I spent a few decades studying the problem, LOL.
Title: Re: The Barnhouse Transformation
Post by: G-dog on January 15, 2017, 10:38:48 AM
Oh, I've always paid quickly. Easier to just be done with it. I did have to hassle a plumber to get a bill so I could pay. No reason they can't invoice on the spot now with smartphones, but not all do.
Also, I don't really have the time or temperament to really jerk someone around, but it's a fun mental exercise....
Title: Re: The Barnhouse Transformation
Post by: paddedhat on January 15, 2017, 04:10:26 PM
Oh, I've always paid quickly. Easier to just be done with it. I did have to hassle a plumber to get a bill so I could pay. No reason they can't invoice on the spot now with smartphones, but not all do.
Also, I don't really have the time or temperament to really jerk someone around, but it's a fun mental exercise....

I would be shocked if 1% of the contractors in my area even know that it's a possibility.  I ran Quickbooks and could tell you what a new home cost me, to the penny. According to my accountant, who specializes in small contractors, I was one of a small handful of her contractor clients who had a clue as to how to run a business, and if they were making any money.  I had subs who owed  mid six figure amounts to the IRS, and subs. who I knew were in trouble since the IRS would send me thick packets of documentation on them. With the IRS requiring me to attest that I did not owe the sub. money, and haven't made a payment to them recently. Pretty F-ed up way to run a business, IMHO. Way too much stress.

It's not only small outfits BTW. My son hired on with a  mid-sized, oil services contractor with seventy employees, and 30 million plus in annual sales. He was asked to straighten out their heavy equipment service  department. He outfit the road service mechanics with smart phone based invoicing with customer approval signatures, and hunting down all the unbilled and unsigned work orders. He then spent weeks, and drove thousands of miles, to politely ask for payment from customers who never approved, signed for, or were billed for old invoices.  He recovered over $100K doing so.  These guys would take a parts worth thousands of dollars, to a job hours away, then do five, six hours of heavy equipment repair, return to the shop, and treat the paper work like a dirt paper towel. Most made it to a secretary's desk, some were shoved in various places in the truck cab, some just never got written. It ties in to what we were discussing. There is a lot of talent out there that can do a great job, but suck at even the basic concept of business.
Title: Re: The Barnhouse Transformation
Post by: couponvan on January 16, 2017, 06:55:35 AM
I hear your woes! We planned on window measures at our FIRE house over the weekend, and the Home Depot guy didn't even show up! How crazy is that? I drive 1:45 minutes and you can't be bothered to show up. I was 2 minutes late and stressed. Then after an hour, I call and they told me they wrote my number down wrong and couldn't reach me so they cancelled. (The number was correct-apparently the guy misdialed my number....) I need to learn how to do this stuff myself....
Title: Re: The Barnhouse Transformation
Post by: paddedhat on January 16, 2017, 01:17:10 PM
I hear your woes! We planned on window measures at our FIRE house over the weekend, and the Home Depot guy didn't even show up! How crazy is that? I drive 1:45 minutes and you can't be bothered to show up. I was 2 minutes late and stressed. Then after an hour, I call and they told me they wrote my number down wrong and couldn't reach me so they cancelled. (The number was correct-apparently the guy misdialed my number....) I need to learn how to do this stuff myself....

You won't regret learning how to do your own windows. HD has a pretty good line of replacements that they call American Craftsmen, made by Silverline, which is a giant vinyl manufacturer that Anderson windows bought. Unless you are tearing old frames out of a stucco or masonary structure, vinyl replacement windows are pretty easy to do yourself. Get yourself an education at YouTube university and have a go at it. If you're wary, pick the smallest window in the house, learn to measure and order a replacement, and give it a shot.

I'm sure there are exceptions to my experience, but in my area, you work as an installer for the big box stores after you have exhausted all other chances to make a living. As in, after you wore out your welcome with every renovation contractor and smaller retailer in the area, and failed to thrive as a self-employed tradesmen. I have an excellent kitchen guy. He makes a lot of coin unwinding the stunning clusterfucks that the kitchen sales and installation departments create at one of the big box chains. He doesn't do installs, he just fixes disasters, and he has a never ending supply.
Title: Re: The Barnhouse Transformation
Post by: dilinger on January 17, 2017, 01:41:38 AM
I've been installing the anderson 100 series windows. I like the fibrex material, it's a bit stiffer than typical vinyl. I can't vouch for longevity, though; I've only been using them for a couple of months.

Here's one I did tonight (haven't caulked or installed the outside stops yet). Installing them is definitely worth learning. I paid around $180 for that window.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 17, 2017, 04:41:08 AM
What size is That?  And are you in Canada or the states?
Title: Re: The Barnhouse Transformation
Post by: couponvan on January 17, 2017, 05:51:36 AM
Nice Dillinger!  Our windows are 53x72 (2),  a 96" slider. They are not little windows.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 17, 2017, 06:05:49 AM
Once DW is done, windows are on our list. I was going to go with a local shop, but if I can get a name brand at a good price, I'll go that way. Ours are fairly large as well. 54" X 48" or so. I'd need to look it up.
Title: Re: The Barnhouse Transformation
Post by: dilinger on January 17, 2017, 11:06:20 AM
I'm in the US. That one was a small one (30" x 23"). There's another small one in the same bedroom that I'll be replacing with a much bigger one to meet egress requirements. Resizing the opening should be fun.. ;)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 21, 2017, 09:14:39 AM
Last Sunday we stopped by the Re-Store and bought a kitchen to put in the basement ($600 incl. sink and fixtures) for pickup midweek. Then on Monday I broke my wrist. Not ideal.

I've been getting calls daily from the Re-Store bugging me to come pick up the kitchen, so yesterday I got an enclosed trailer from U-Haul and stopped by the Re-Store on my lunch. Found a manager, explained the situation and asked if they could load the trailer for me to come back and haul it off after work. I got zero cooperation, and instead of help got an earful about how long the cabinets had been sitting. This made me unhappy. Took the trailer back to the office (empty) and dropped it in work's parking lot.

The U-haul experience lived up to ALL my expectations from them - which are very low. Booked a trailer in town - had to pick it up in the next town over - was told that its double booked for tomorrow, but that's the next guy's problem, etc.

After work, Momma and I returned to the Re-Store where we loaded the trailer - some staff joined in and helped enthusiastically. I wonder if the day manager was just a twit. Its brutal when one person reflects poorly on an org.

Anyway, we drove to barnhouse arriving at about 7:45 to find that drywall dude has taped/mudded everything!! Yay!! He needs to come back to sand and do coat 2, but its starting to look semi-liveable.

We ate a quick dinner of noodles and ground beef, then put kids to bed and Momma and I offloaded the furniture. Hard to negotiate the tight trailer space and stairs with the cast, but all doable. Got everything into the basement and it was only 10:00 PM. With the state the house was in from the drywall guy, there was no point doing any work on the "occupied spaces" and the remaining work was either fiddly (can't be done in a cast) or involved much scrubbing (also not doable in a cast) so we got the kids out of bed, loaded everyone back into the van and headed home.

We returned the U-haul trailer at 11:30 - backing it into the parking spot in the dark was nervous, and uncoupling it/lifting it off the ball was difficult. Got home at midnight, trundled the kids into their beds, and then crashed. This morning we slept in and are living a decadent life of "no plans" This is nice. I may try to hang some doors in this house and take a close look at the trim in the boy's room. It needs completion.
Title: Re: The Barnhouse Transformation
Post by: snacky on January 21, 2017, 09:25:40 AM
It looks like your strategic wrist-breaking worked out!
Title: Re: The Barnhouse Transformation
Post by: LifeHappens on January 21, 2017, 09:42:28 AM
Quote
I may try to hang some doors in this house and take a close look at the trim in the boy's room. It needs completion.

No.
Title: Re: The Barnhouse Transformation
Post by: okits on January 21, 2017, 10:23:39 AM
Come to the MMMeet up!
Title: Re: The Barnhouse Transformation
Post by: arebelspy on January 21, 2017, 12:55:54 PM
This morning we slept in and are living a decadent life of "no plans" This is nice. I may try to hang some doors in this house and take a close look at the trim in the boy's room. It needs completion.

I don't think you understand what "no plans" means.

:D
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 21, 2017, 03:31:23 PM
We went for a walk on the waterfront and let the kids play at the park. Right now they are in the basement playing minecraft with neighbour kids. We are having an exotic meal of KD while we do nothing - I may even be able to watch my first NHL game of the season! Haven't had a Saturday night free since forever!
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on January 21, 2017, 06:46:48 PM
We went for a walk on the waterfront and let the kids play at the park. Right now they are in the basement playing minecraft with neighbour kids. We are having an exotic meal of KD while we do nothing - I may even be able to watch my first NHL game of the season! Haven't had a Saturday night free since forever!
You mean you have a million dollars?!?

Oh oh, we are on opposite sides - I imagine you are cheering the Leafs, and when the Habs aren't playing the Sens are my second choice team.

(I should have known EX and I were incompatible, he loves the Leafs and my heart is given to the Habs).
Title: Re: The Barnhouse Transformation
Post by: couponvan on January 26, 2017, 01:56:38 PM
What is KD? Your poor wrist!
Title: Re: The Barnhouse Transformation
Post by: G-dog on January 26, 2017, 02:08:52 PM
What is KD? Your poor wrist!

KD = Kraft Dinner, the Canadian version of Kraft Mac & Cheese. I am assured by other Canadian friends that the US version pales in comparison to KD. So far none have equipped me with what is needed to test this assertion.
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on January 27, 2017, 06:28:37 AM
What is KD? Your poor wrist!
It's a thing here, as in The Bare Naked Ladies song:

If I had a million dollars
We wouldn't have to eat Kraft Dinner
But we would eat Kraft Dinner

Which is why I asked You mean you have a million dollars?!?

Part of our national heritage/culture, eh?

Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on January 27, 2017, 09:33:58 AM
What is KD? Your poor wrist!
It's a thing here, as in The Bare Naked Ladies song:

If I had a million dollars
We wouldn't have to eat Kraft Dinner
But we would eat Kraft Dinner

Which is why I asked You mean you have a million dollars?!?

Part of our national heritage/culture, eh?

Oh. My god. You just explained something that I had been so confused by in the past. Slash, just kinda dismissed as weird, because BNL.

Love that song. Thank you for deepening my understanding of it, lol!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 27, 2017, 09:51:47 AM
What is KD? Your poor wrist!
It's a thing here, as in The Bare Naked Ladies song:

If I had a million dollars
We wouldn't have to eat Kraft Dinner
But we would eat Kraft Dinner

Which is why I asked You mean you have a million dollars?!?

Part of our national heritage/culture, eh?

Oh. My god. You just explained something that I had been so confused by in the past. Slash, just kinda dismissed as weird, because BNL.

Love that song. Thank you for deepening my understanding of it, lol!

But everyone knows there is no connection between a K-car (https://en.wikipedia.org/wiki/Chrysler_K_platform) and KD (http://www.kraftcanada.com/products/category/dinners-and-sides/kraft-dinner), right?

If you grew up in the 1980's, this was required singing around the dinner table: https://www.youtube.com/watch?v=qpEOttF4-L0
Title: Re: The Barnhouse Transformation
Post by: arebelspy on January 27, 2017, 05:41:51 PM
But not a real Kraft Dinner, that's cruel.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on January 27, 2017, 05:45:50 PM
We went for a walk on the waterfront and let the kids play at the park. Right now they are in the basement playing minecraft with neighbour kids. We are having an exotic meal of KD while we do nothing - I may even be able to watch my first NHL game of the season! Haven't had a Saturday night free since forever!
You mean you have a million dollars?!?

Oh oh, we are on opposite sides - I imagine you are cheering the Leafs, and when the Habs aren't playing the Sens are my second choice team.

(I should have known EX and I were incompatible, he loves the Leafs and my heart is given to the Habs).

He'd only be suspected of having a million dollars if he at KD with fancy, Dijon ketchups, I believe.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 29, 2017, 08:07:47 AM
Went up to the house yesterday and checked out DW dude's work. He has one day left of sanding and then he's out of there. He has also managed to trash the house with dw mud. Mud across the floors everywhere. Mud on the countertops. mud globs across the bedroom doors. Hand prints up the bannister and blobs on the newel post where he set down his tools. I swear there is not a room, not a wall not a floor that we won't be chiseling/scrubbing/wiping DW mud off of. I have heard contractor friends complaining about drywallers before, but this is the first time I've worked with one - and it seems to hold up to the stereotype. His work looks good, but he has messed up the rest of the house to get it done, and his schedule has held things up by weeks. I could have done this in the same time working weekends.

The plumber hasn't been in to finish his work, so while I was up yesterday I ran to HD and bought a water heater. It took a couple hours to install it, but at least I'm not paying this dude to do that. And I could do it without tripping over anyone else. The plumber promises he'll be in this week to hook up the drains and rough in the basement bathroom/kitchen. He's squeezing it in before a week long trip to Jamica or something. I started off making loads of pics on "how to install a water heater (its super-easy) but then lost patience with taking pictures. I have good photos of removal though if anyone needs to see that part.

After dealing with all this, I am sorely tempted to sign up for a drywalling course at our local college and figure out what I am doing wrong when I diy. maybe learning how to do it "right" I would be better off. I mean I can hang drywall just fine (anyone could figure that out) but the taping/mudding/sanding is where I am bewildered. I can do it - but poorly and slowly. The cost of this dude has killed me and his schedule has destroyed mine.Anyway - hopefully by the end of the week I'll be done with trades.
Title: Re: The Barnhouse Transformation
Post by: snacky on January 29, 2017, 08:13:34 AM
I can't see how learning to drywall properly could possibly harm you, unless you're working with a broken wrist or something.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on January 29, 2017, 08:20:44 AM
I can't see how learning to drywall properly could possibly harm you, unless you're working with a broken wrist or something.

Hush you. My wrist is fine. Just fine.
Title: Re: The Barnhouse Transformation
Post by: okits on January 29, 2017, 12:13:53 PM
I can't see how learning to drywall properly could possibly harm you, unless you're working with a broken wrist or something.

Major LOL, snacky!

Prospector, how large do you think your knowledge gap is?  I'm guessing YouTube videos or online DIY instructions wouldn't be enough.  Would observing someone working help?  I'm sorry your experience with a DW contractor has been lousy, but it sounds like motivation gained/a lesson learned.  Try to take it easy with your wrist!
Title: Re: The Barnhouse Transformation
Post by: paddedhat on January 29, 2017, 01:27:47 PM
When it comes to the majority of tapers I have employed, generally they are slobs, and it doesn't matter to anybody. Typically the work is done at a stage where there are no cabinets, countertops, etc.. on the job, and they can fling shit everywhere with little concern. the one exception that really is an issue on new construction is tubs, since they go in before the rock, and it can be extremely difficult to protect a tub to the point that  it's damage proof and protected from the hangers and tapers. The flip side of this is that I had a long run of doing business with a father/son team of tapers who could work anywhere and not leave a drop of mud on the floor. They famously did all the ceilings in a vacation cabin and worked around the fact that it was fully furnished and occupied, without protecting a thing, and not getting a drip on a single surface. So it can be done, but there is little incentive to learn how to do the work cleanly, or practice it as a skill set. As long as there is no actual damage, it doesn't take long to scrape and clean the "scene of the crime" so I learned a long time ago not to get too worked up about it.
Title: Re: The Barnhouse Transformation
Post by: Longwaytogo on January 29, 2017, 03:21:28 PM
After dealing with all this, I am sorely tempted to sign up for a drywalling course at our local college and figure out what I am doing wrong when I diy. maybe learning how to do it "right" I would be better off. I mean I can hang drywall just fine (anyone could figure that out) but the taping/mudding/sanding is where I am bewildered. I can do it - but poorly and slowly. The cost of this dude has killed me and his schedule has destroyed mine.Anyway - hopefully by the end of the week I'll be done with trades.

I think a lot of it is just practice. I mean I've been dry walling 20+ years and I still suck at it.  My problem is which I'm sure you'll run into as well is I'll just never get enough practice. 90% of the drywall work I do is "point up" like fixing nail pops, holes from pictures, door knobs, angry fists, etc. Rarely do I tape a full room, I've never done  a whole house.

My father is a good 3-4 times faster than I am so I typically don't even bother. I just finish hanging the little pieces and nail all the corner beads on while he does the taping. Then he lets me do all the sanding :D

When it comes to the majority of tapers I have employed, generally they are slobs, and it doesn't matter to anybody. Typically the work is done at a stage where there are no cabinets, countertops, etc.. on the job, and they can fling shit everywhere with little concern. the one exception that really is an issue on new construction is tubs, since they go in before the rock, and it can be extremely difficult to protect a tub to the point that  it's damage proof and protected from the hangers and tapers. The flip side of this is that I had a long run of doing business with a father/son team of tapers who could work anywhere and not leave a drop of mud on the floor. They famously did all the ceilings in a vacation cabin and worked around the fact that it was fully furnished and occupied, without protecting a thing, and not getting a drip on a single surface. So it can be done, but there is little incentive to learn how to do the work cleanly, or practice it as a skill set. As long as there is no actual damage, it doesn't take long to scrape and clean the "scene of the crime" so I learned a long time ago not to get too worked up about it.

Yeah a drywall guy taught me early on if your not getting stuff on the floor your working too slow.
Title: Re: The Barnhouse Transformation
Post by: arebelspy on January 29, 2017, 03:29:20 PM
Anyway - hopefully by the end of the week I'll be done with trades.

I'm not holding my breath, but I am crossing my fingers.  :)
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on January 29, 2017, 04:00:05 PM
Well, I wouldn't have the foggiest on any of that, so while the cleanup sucks I'm impressed at all the skills you have put into this, Prospector. Our houses are generally plaster & brick, not drywall & mud (is mud plaster?).
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on January 29, 2017, 04:07:25 PM
Went up to the house yesterday and checked out DW dude's work. He has one day left of sanding and then he's out of there. He has also managed to trash the house with dw mud. Mud across the floors everywhere. Mud on the countertops. mud globs across the bedroom doors. Hand prints up the bannister and blobs on the newel post where he set down his tools. I swear there is not a room, not a wall not a floor that we won't be chiseling/scrubbing/wiping DW mud off of. I have heard contractor friends complaining about drywallers before, but this is the first time I've worked with one - and it seems to hold up to the stereotype. His work looks good, but he has messed up the rest of the house to get it done, and his schedule has held things up by weeks. I could have done this in the same time working weekends.

The plumber hasn't been in to finish his work, so while I was up yesterday I ran to HD and bought a water heater. It took a couple hours to install it, but at least I'm not paying this dude to do that. And I could do it without tripping over anyone else. The plumber promises he'll be in this week to hook up the drains and rough in the basement bathroom/kitchen. He's squeezing it in before a week long trip to Jamica or something. I started off making loads of pics on "how to install a water heater (its super-easy) but then lost patience with taking pictures. I have good photos of removal though if anyone needs to see that part.

After dealing with all this, I am sorely tempted to sign up for a drywalling course at our local college and figure out what I am doing wrong when I diy. maybe learning how to do it "right" I would be better off. I mean I can hang drywall just fine (anyone could figure that out) but the taping/mudding/sanding is where I am bewildered. I can do it - but poorly and slowly. The cost of this dude has killed me and his schedule has destroyed mine.Anyway - hopefully by the end of the week I'll be done with trades.

Ugh. When I finished the house I put construction paper down on everything, hung sheet plastic to protect woodwork and tubs and things that were installed etc.  So much easier than scrubbing and scraping for hours to get that stuff off of everything. It's not hard, just time consuming.  The tapers probably thought I was insane, but it really made my life easier. And when the carpet installers and trim guys came in after, I got a lot of comments on 'this is the cleanest house we've ever worked in.'  Yeah, keep it that way, buddy.
Title: Re: The Barnhouse Transformation
Post by: paddedhat on January 29, 2017, 08:02:48 PM

Ugh. When I finished the house I put construction paper down on everything, hung sheet plastic to protect woodwork and tubs and things that were installed etc.  So much easier than scrubbing and scraping for hours to get that stuff off of everything. It's not hard, just time consuming.  The tapers probably thought I was insane, but it really made my life easier. And when the carpet installers and trim guys came in after, I got a lot of comments on 'this is the cleanest house we've ever worked in.'  Yeah, keep it that way, buddy.

Oh, I forgot that part. I always would staple two layers of 3' wide craft paper to all areas that get tile, typically kitchens and baths, then tape the seams with duct tape. This step was after the mechanicals and insulation installs were done.  One the place is hung,taped, sanded and painted, it's a joy to vacuum everything up and pull up the paper to reveal a spotless floor.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on January 29, 2017, 09:27:40 PM

Ugh. When I finished the house I put construction paper down on everything, hung sheet plastic to protect woodwork and tubs and things that were installed etc.  So much easier than scrubbing and scraping for hours to get that stuff off of everything. It's not hard, just time consuming.  The tapers probably thought I was insane, but it really made my life easier. And when the carpet installers and trim guys came in after, I got a lot of comments on 'this is the cleanest house we've ever worked in.'  Yeah, keep it that way, buddy.

Oh, I forgot that part. I always would staple two layers of 3' wide craft paper to all areas that get tile, typically kitchens and baths, then tape the seams with duct tape. This step was after the mechanicals and insulation installs were done.  One the place is hung,taped, sanded and painted, it's a joy to vacuum everything up and pull up the paper to reveal a spotless floor.

I didn't even think about how much easier this would make it to lay tile. No wonder the flooring guys commented so much.
Title: Re: The Barnhouse Transformation
Post by: EngineerYogi on February 03, 2017, 01:16:49 PM
You said you have a re-store, you could see what Habitat for Humanity's schedule is like for building? I learned how to do electrical wiring of outlets, switches, and light fixtures in one day of volunteering.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 05, 2017, 12:23:33 PM
This morning I told dw dude not to bother coming back. Right now Momma is cleaning up his mess upstairs, while I pull up carpet down on the main floor.
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on February 05, 2017, 07:20:26 PM
Bugger.

I was watching Grand Designs last night and they used spray-on insulation! I've not seen it before, it was really cool to watch it puff up as they applied it.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 05, 2017, 07:34:36 PM
The spray stuff would be great for our family home, but I don't think it would have an application at Barnhouse. I got half the living room floor out today, and we burned a lot of scrap wood. Momma swept, wiped, and tidied. In a half day, we got a lot done.
Title: Re: The Barnhouse Transformation
Post by: snacky on February 05, 2017, 07:41:00 PM
It looks great. I am constantly impressed by the shit you do.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on February 08, 2017, 12:38:53 AM
It looks great. I am constantly impressed by the shit you do.
Tell me about it. All of my projects wind up looking like... well, like a guy who didn't know what he was doing did them.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 11, 2017, 09:25:58 AM
Barnhouse continues to entertain. Thx weekends start point...
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 11, 2017, 10:58:07 AM
One 3*12' strip out, now on a 4*6' piece. Arm status: Jordan
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 11, 2017, 11:35:37 AM
2/3 there. Arm status: Jordan post-workout.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 11, 2017, 12:38:59 PM
Floor's all up. Arm status: John snow pre-FIRE.
Title: Re: The Barnhouse Transformation
Post by: EngineerYogi on February 11, 2017, 02:22:16 PM
Looking good Prospector!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 11, 2017, 02:41:34 PM
Thanks Yogi.

Having a hard time getting excited about painting. Hands are muscle-sore from carpet removing, and after eating half a cake I feel more tired than energized.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 12, 2017, 04:21:19 AM
What do you call that thing where you get up and check out your progress and then realise the room has a ceiling too.
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on February 12, 2017, 08:36:39 AM
What do you call that thing where you get up and check out your progress and then realise the room has a ceiling too.

Crushing disappointment?

Floor's all up. Arm status: John snow pre-FIRE.

Man, think you'll get to post-fire Snow arms by the end of the weekend?
Title: Re: The Barnhouse Transformation
Post by: couponvan on February 12, 2017, 08:46:13 AM
Looking fantastic....You will be amazed by what a difference paint will make.  Luckily there wasn't glued down pad under that carpet of yours....We spent DAYS removing our padding....With hand scraper and sander because it was crusty hardened old pad and glue (after testing for asbestos to be safe).
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 12, 2017, 09:07:17 AM
It was all glued down carpet with rubber backing. Like an intended pad. The scraper I have is pretty good, but it's still hard work. Lucky for me it's sheet linoleum under it. Apart from a few seams,it's barely caught the scraper at all.
Title: Re: The Barnhouse Transformation
Post by: kudy on February 12, 2017, 10:52:28 AM
Just read this thread from beginning to end (good use of my Sunday morning?) - entertaining, and fun to watch things come together. The slope in that closet-bathroom is hilarious. Do you have pictures of the kitchen cabinets for the basement? Did the plumber ever get his shit done?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 12, 2017, 11:07:36 AM
Still waiting on the plumber. He said supposed to be here this week.

I'll snap a picture of the kitchen later
Title: Re: The Barnhouse Transformation
Post by: kudy on February 12, 2017, 11:20:00 AM
Still waiting on the plumber. He said supposed to be here this week.

I'll snap a picture of the kitchen later


Awesome! The amount of work you're putting into this (on top of family + full time work) is motivating... makes me feel lazy :)

So the original goal was rented by January - do you think you're on target for being done and rented out by March 1st?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 12, 2017, 11:46:36 AM
Still waiting on the plumber. He said supposed to be here this week.

I'll snap a picture of the kitchen later


Awesome! The amount of work you're putting into this (on top of family + full time work) is motivating... makes me feel lazy :)

So the original goal was rented by January - do you think you're on target for being done and rented out by March 1st?

Shut up about the destination. Let's just enjoy the ride, ok?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 12, 2017, 12:43:24 PM
Another 6' x 12' and the living room is all primed up.

After that the decision is whether to head home thru the snow or do the 2-piece bathroom.
Title: Re: The Barnhouse Transformation
Post by: kudy on February 12, 2017, 01:05:06 PM
Shut up about the destination. Let's just enjoy the ride, ok?

Fair enough ;)

Do you texture walls up there in Canada, or are they those weird super smooth walls?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 12, 2017, 01:15:59 PM
Right now they look like this... no texture intended.
Title: Re: The Barnhouse Transformation
Post by: geekette on February 12, 2017, 02:53:48 PM
Shut up about the destination. Let's just enjoy the ride, ok?

Fair enough ;)

Do you texture walls up there in Canada, or are they those weird super smooth walls?
Smooth walls are weird? 
Title: Re: The Barnhouse Transformation
Post by: Shinplaster on February 12, 2017, 03:48:28 PM
Shut up about the destination. Let's just enjoy the ride, ok?

Fair enough ;)

Do you texture walls up there in Canada, or are they those weird super smooth walls?
Smooth walls are weird?

Yeah - I always thought the orange peel walls in the U.S. were really strange.  Why?  Are your drywall guys really bad at seams, so you have to hide them with orange peel?  Bad enough we have textured ceilings - no way I want textured walls too.

Prospector - it's looking great.  I am in awe of your skills and hard work.   Drive safely tonight.
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on February 12, 2017, 04:16:12 PM
If you're having weather like Kingston,  stay put!  Pretty to look at but nasty to drive through.
Your place looks awesome!  So much work!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 12, 2017, 05:50:23 PM
Belleville was -8°C and heavy snow. GTA was -3°And heavy snow. A 5 degree drop over an hour and a half drive. Crazy.

Traffic was heavy, lanes were mostly trackbare but there were some drifts to work through. It was an intense drive, but I just kept the speed low (around 75km/h most of the way) and the foglights on. It was OK.
Title: Re: The Barnhouse Transformation
Post by: okits on February 12, 2017, 06:51:33 PM
Glad you are home safe.  Definitely feels like winter returned, with a vengeance!
Title: Re: The Barnhouse Transformation
Post by: paddedhat on February 12, 2017, 07:28:08 PM

Yeah - I always thought the orange peel walls in the U.S. were really strange.  Why?  Are your drywall guys really bad at seams, so you have to hide them with orange peel?  Bad enough we have textured ceilings - no way I want textured walls too.

Very regional, here in the states. In the northeast, textured walls are pretty unusual. Course it takes a bit more skill hanging and taping to do a decent smooth finish. I've done some work in CA. where the drywall install quality was so bad that if it wasn't textured, it would of basically need a skin coat plaster finish to hide the mess. Actually saw guys leave gaps big enough to stick your fingers through, around  electrical boxes. The taper then used 45 minute durarock, and rebuilds the hole with an 18' diameter patch, as he swirls the mud in a circle around every box.  Yep, those guys really NEEDED texture, thick paint, and not too much interior lighting, or big windows. 
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 12, 2017, 07:35:51 PM
Wow. Even if could do work like that!
Title: Re: The Barnhouse Transformation
Post by: geekette on February 12, 2017, 10:59:12 PM
I've never seen textured walls in the southeast either. The only place I've run into them (ouch) was in Texas. I thought maybe it was just a rental thing. Hated it.
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on February 12, 2017, 11:00:20 PM
Wait. Can another PNW'erener chime in and let me know if our walls our textured? I'm super confused now. Pretty sure they are. (And I'm wondering why, since we grow so much damn mold, you'd think you would want smooth walls you can wash?)
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on February 13, 2017, 12:55:20 AM
Wait. Can another PNW'erener chime in and let me know if our walls our textured? I'm super confused now. Pretty sure they are. (And I'm wondering why, since we grow so much damn mold, you'd think you would want smooth walls you can wash?)
We've got a nice knock-down texture on our walls. Very easy to wash.
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on February 13, 2017, 04:39:18 AM
We do brick and plaster. I don't think we do drywall except for cheap reno's. And the walls are smooth, very slight texture.
Title: Re: The Barnhouse Transformation
Post by: meerkat on February 13, 2017, 05:36:43 AM
A coworker just moved into a house that had popcorn on one of the walls. Like popcorn ceilings, but on the wall. It had been painted over multiple times so they couldn't just scrape it off so I think they plastered/mortered/something over it instead.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 13, 2017, 06:32:06 AM
A coworker just moved into a house that had popcorn on one of the walls. Like popcorn ceilings, but on the wall. It had been painted over multiple times so they couldn't just scrape it off so I think they plastered/mortered/something over it instead.

We have that in the bathroom. THE BATHROOM!!! How I am going to work with this is unclear right now. I was thinking of taking a belt sander to it to smooth it over, then overlaying DW on top of it. This may be scope creep though. I am not supposed to be doing anything with the bathroom, but the living room now looks ultra-modern and new and the bathroom looks straight outta the 70's.
Title: Re: The Barnhouse Transformation
Post by: GilbertB on February 13, 2017, 01:10:30 PM
A coworker just moved into a house that had popcorn on one of the walls. Like popcorn ceilings, but on the wall. It had been painted over multiple times so they couldn't just scrape it off so I think they plastered/mortered/something over it instead.

We have that in the bathroom. THE BATHROOM!!! How I am going to work with this is unclear right now. I was thinking of taking a belt sander to it to smooth it over, then overlaying DW on top of it. This may be scope creep though. I am not supposed to be doing anything with the bathroom, but the living room now looks ultra-modern and new and the bathroom looks straight outta the 70's.

I've had success with a heat gun and a scrapper, came off in strips once the edge was softened.
Title: Re: The Barnhouse Transformation
Post by: paddedhat on February 13, 2017, 03:32:28 PM
A coworker just moved into a house that had popcorn on one of the walls. Like popcorn ceilings, but on the wall. It had been painted over multiple times so they couldn't just scrape it off so I think they plastered/mortered/something over it instead.

We have that in the bathroom. THE BATHROOM!!! How I am going to work with this is unclear right now. I was thinking of taking a belt sander to it to smooth it over, then overlaying DW on top of it. This may be scope creep though. I am not supposed to be doing anything with the bathroom, but the living room now looks ultra-modern and new and the bathroom looks straight outta the 70's.

Don't forget, lots of pre-1980s popcorn had asbestos in it. If you were unlucky enough to grind it into a cloud of dust, and it had Asbestos in it, not only would you endanger your own health, but you would create a pretty impressive hazmat site. We had a genius "professional" do something similar in my  area, a while back. A small time flooring contractor goes into a county welfare office, and uses a floor buffer with a sanding screen to prep the floor for a new layer of vinyl tile. As the cloud floated over clients and state employees, one asked if the guy had a copy of the Asbestos lab's result on the floor? A few million later, the remediation, and the lawsuits were wrapped up.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 13, 2017, 03:44:30 PM
Good point. Maybe I tear out more walls then... at least it's a small room. I'll be to think through this.
Title: Re: The Barnhouse Transformation
Post by: dilinger on February 13, 2017, 06:02:23 PM
Wait. Can another PNW'erener chime in and let me know if our walls our textured? I'm super confused now. Pretty sure they are. (And I'm wondering why, since we grow so much damn mold, you'd think you would want smooth walls you can wash?)

I haven't seen many textured walls around here, but plenty of textured ceilings.

EDIT: unless you count cracked plaster walls as "texture" ;)

Yay 1920s housing everywhere..
Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on February 13, 2017, 06:17:29 PM
Wait. Can another PNW'erener chime in and let me know if our walls our textured? I'm super confused now. Pretty sure they are. (And I'm wondering why, since we grow so much damn mold, you'd think you would want smooth walls you can wash?)

I haven't seen many textured walls around here, but plenty of textured ceilings.

Okay. I mean, pretty much all the walls I've ever lives with are slightly texture-y, but just like... little swirly patterns. I didn't know if that counted as "textured" or not?
Title: Re: The Barnhouse Transformation
Post by: geekette on February 13, 2017, 08:08:51 PM
Wait. Can another PNW'erener chime in and let me know if our walls our textured? I'm super confused now. Pretty sure they are. (And I'm wondering why, since we grow so much damn mold, you'd think you would want smooth walls you can wash?)

I haven't seen many textured walls around here, but plenty of textured ceilings.

Okay. I mean, pretty much all the walls I've ever lives with are slightly texture-y, but just like... little swirly patterns. I didn't know if that counted as "textured" or not?
If it's not smooth, I'd say it's textured. I guess some are easier on the skin if you bump into them. In TX, I'd get scraped.

Ours in NC are drywall, smooth joints, and painted.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 16, 2017, 05:29:49 AM

Relevant: http://podcast.cbc.ca/mp3/podcasts/vinylcafe_20161118_30484.mp3
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on February 16, 2017, 12:50:02 PM

Relevant: http://podcast.cbc.ca/mp3/podcasts/vinylcafe_20161118_30484.mp3

He will be so missed!
Title: Re: The Barnhouse Transformation
Post by: EngineerYogi on February 17, 2017, 11:54:44 AM
I've never lived in a place that didn't have textured walls, Arizona, New Mexico, Utah, Northern California. But I've also only lived in homes built since 1980... so maybe that's part of it?
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on February 18, 2017, 07:05:29 AM
My house was built in 2000 - smooth walls, textured ceiling.  I hate the textured ceiling.  I would hate textured walls more.
Title: Re: The Barnhouse Transformation
Post by: geekette on February 18, 2017, 09:32:17 AM
We've had houses in NC built in '85 and '88 with textured ceilings and smooth walls.  Both are, IMHO, a money saving shortcut.  Bleah.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 19, 2017, 07:51:18 AM
Paint makes everything better!

Title: Re: The Barnhouse Transformation
Post by: Anatidae V on February 19, 2017, 08:04:04 AM
Nice! Looking really good from here!
Title: Re: The Barnhouse Transformation
Post by: snacky on February 19, 2017, 08:11:06 AM
Have you considered renting this place out? It looks tenant-ready, and I've heard that the best way to make money on a rental is to have people renting it.
YMMV.
Title: Re: The Barnhouse Transformation
Post by: okits on February 19, 2017, 04:18:07 PM
Paint makes everything better!

Beautiful!

snacky's revolutionary idea may just work.  It will take time to find tenants and move them in, so start showing the place now?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 19, 2017, 05:09:11 PM
I've heard a rumor that 8.7/10 potential tenants prefer working plumbing...
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on February 19, 2017, 06:16:22 PM
Tomorrow's a holiday!  Is this a 3-day Barnhouse weekend?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 20, 2017, 06:35:39 AM
Time to paint a ceiling...
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 20, 2017, 07:08:26 AM
BTW folks, "Oh my dollar" podcasts are great background noise for painting.

It's actually getting hot in here... need to open some windows.
Title: Re: The Barnhouse Transformation
Post by: couponvan on February 20, 2017, 10:46:58 AM
I've heard a rumor that 8.7/10 potential tenants prefer working plumbing...

Given the mess some tenants leave, I believe that ratio is accurate.
Title: Re: The Barnhouse Transformation
Post by: LifeHappens on February 20, 2017, 12:12:14 PM
Looking good!! How's that wrist?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 20, 2017, 01:13:27 PM
The wrist feels fine! Thanks for the concern!

Helper won't let me get back to work.
Title: Re: The Barnhouse Transformation
Post by: Dicey on February 20, 2017, 01:24:00 PM
With a helper like that, who wants to work? Glad the wrist is better, though I'm pretty sure you wouldn't cop to it even if it wasn't. Badass stoic that you are.
Title: Re: The Barnhouse Transformation
Post by: meerkat on February 20, 2017, 01:31:28 PM
Helper won't let me get back to work.

Your supervisor, not your helper. Your supervisor is making sure you take all required breaks because you'll be a better worker in the long run if you take your breaks. If those breaks happen to require belly rubs, well, that's just how it goes.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 20, 2017, 07:28:47 PM
A great working weekend at barnhouse. We painted the everything. Living room has the lower portion of walls done, ceiling done, and trim rings installed on potlights. We may need a second coat of "renter's brown" on the walls, and we need to do the top portion of the walls. In between we're putting up plate rail. That has to wait for new windows (to order this week).

Upstairs, the bathroom is done minus the floor and reinstalling fixtures. I am a little up in the air on the vanity and may bring in a unit from Ikea that I saw a week ago and looks way better than the old one. Next weekend I'll take up a bucket of levelling compound and get the floor in, then worry about the fixtures the following week.

In the master bedroom, the ceiling is all primed and painted and after feeling how soft the plaster on an end wall was, I installed drywall over it. Next weekend we will sand and skim coat the drywall, then hopefully prime it on Sunday.

Over the past week, plumbers came by and hooked up the drains, but we are still on a temp feed for water and no meter hooked up. We really need resolution to the whole water/plumbing situation soon.

We need to paint the ceilings upstairs (all of them) and come to a resolution on WTF we're doing with the kitchen/dining room. Whatever we choose, there will be marital discord.

Those who have been through (R@63, CannotWait) do you remember the kitchen? What are your thoughts? IMO we at least need to find a way to get a microwave and dishwasher in.
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on February 21, 2017, 06:36:05 AM

Those who have been through (R@63, CannotWait) do you remember the kitchen? What are your thoughts? IMO we at least need to find a way to get a microwave and dishwasher in.

You've done so much to the rest of the house, I need to see it, can't do it from memory.  I need to go to Barnhouse town this weekend for something Saturday morning.  I am looking at the drive, and chickening out and renting a motel room for Friday night, I just can't do there and back again in one day.  So I could come by Friday night if you guys get there at a reasonable hour, or Saturday afternoon on my way home.  Sound good?

Also, for things like that a floor plan would be good.  Maybe post in PBKMaine's decorating thread?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 21, 2017, 06:43:57 AM
The plan is to get out of here during the PM peak and arrive up there around 7:00. This would allow us to skimcoat the drywall in the master bedroom and markout the livingroom for paint before bed on Friday.

With a load of good fortune (as in its not likely to happen) we could get down levelling compound in the upstairs bathrooms well. That would have us hitting the bed around midnight.

SAT AM we would paint the top portion of the livingroom walls and see whether the drywall had dried enough for sanding (I doubt it would have). Once the walls are painted, we'd start laying in the living room floor. If everything is too wet to work on the main floor, I may try to jack another part of the basement to level off the main floor bathroom.

So yeah - we'll be there. The condition of the house and our ability to socialize may be limited though. We are really in go mode now that the drywall guy isn't holding us up..
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on February 21, 2017, 07:05:45 AM
The plan is to get out of here during the PM peak and arrive up there around 7:00. This would allow us to skimcoat the drywall in the master bedroom and markout the livingroom for paint before bed on Friday.

With a load of good fortune (as in its not likely to happen) we could get down levelling compound in the upstairs bathrooms well. That would have us hitting the bed around midnight.

SAT AM we would paint the top portion of the livingroom walls and see whether the drywall had dried enough for sanding (I doubt it would have). Once the walls are painted, we'd start laying in the living room floor. If everything is too wet to work on the main floor, I may try to jack another part of the basement to level off the main floor bathroom.

So yeah - we'll be there. The condition of the house and our ability to socialize may be limited though. We are really in go mode now that the drywall guy isn't holding us up..



I'll PM you.
Title: Re: The Barnhouse Transformation
Post by: couponvan on February 21, 2017, 07:43:49 AM
IMO, even though I haven't been through the house, a microwave and dishwasher are huge selling/renting features.  An over the range microwave is fine for a rental.  Consider a narrower sink base to make room for the dishwasher.  (At our FIRE house, we went with a 33" sink base and a 33" refrigerator width upper cabinet to make room for a standard size dishwasher. RTA JSI cabinets saved us a bundle on cabinetry costs and look great.)  The U shaped upper and lower cabinets including assembly (hired a warehouse guy to do assembly on the weekend) was $3,000.  This included fancy extras like roll out pot drawers and lazy Susan corner cabinets in both U corners.  You wouldn't need those in a rental.

I am just so damn impressed by your progress. 
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 21, 2017, 07:58:00 AM
IMO, even though I haven't been through the house, a microwave and dishwasher are huge selling/renting features.  An over the range microwave is fine for a rental.  Consider a narrower sink base to make room for the dishwasher.  (At our FIRE house, we went with a 33" sink base and a 33" refrigerator width upper cabinet to make room for a standard size dishwasher. RTA JSI cabinets saved us a bundle on cabinetry costs and look great.)  The U shaped upper and lower cabinets including assembly (hired a warehouse guy to do assembly on the weekend) was $3,000.  This included fancy extras like roll out pot drawers and lazy Susan corner cabinets in both U corners.  You wouldn't need those in a rental.

I am just so damn impressed by your progress.

I am looking at $3500 in cabinets (Ikea) plus dishwasher and microwave, plus countertops. I think we'd be  at about $4500 for cabinets/counters and then another $1500 for appliances ($700 each DW and MW with integrated hood).

I can cheat on the walls and not bother with the plaster at all if I use backsplash judiciously. The Ikea install involves a steel bar screwed to the studs, which would hold back crumbly plaster. If I wrap the whole kitchen with the cabinets, I can just bury the plaster in cabinetry. As for the existing flooring that doubles as a backsplash, it would peel off in a single layer, and then be replaced with tile. For tile, my favourite colour is whatever I find on the discount pile/re-store.

A bank of 12" cabs under the kitchen/dining room passthrough would up the price marginally, but allow for a "breakfast bar" in the pass-thru. This is something that Momma has already flagged as worthwhile.

There is an existing drop-ceiling with ugly acoustic tile. I am thinking it would be a small cost to replace the tile with something in th edesigner aisle in Lowes. No mess, and little effort for a "new" look. Grease-stained acoustic tiles aren't pretty.
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on February 21, 2017, 08:28:56 AM
Microwave - I hate over the range ones, too high, too much danger of accidents.  Better to just have lots of outlets available, and a really good exhaust fan.  Dishwasher I would definitely go with, I will be looking for one in the townhouse I rent.  A pass through would be good, and maybe even part of a breakfast bar?  I don't like them myself but I know they are popular.
Title: Re: The Barnhouse Transformation
Post by: couponvan on February 21, 2017, 08:47:39 AM
There is an existing drop-ceiling with ugly acoustic tile. I am thinking it would be a small cost to replace the tile with something in th edesigner aisle in Lowes. No mess, and little effort for a "new" look. Grease-stained acoustic tiles aren't pretty.

I agree on replacing the tiles, paint the drop frame the same color as the new tiles.....grease-stained frames will look 100% better repainted.

Microwave - I hate over the range ones, too high, too much danger of accidents.  Better to just have lots of outlets available, and a really good exhaust fan.  Dishwasher I would definitely go with, I will be looking for one in the townhouse I rent.  A pass through would be good, and maybe even part of a breakfast bar?  I don't like them myself but I know they are popular.

I hate having a microwave taking up valuable counter space. In a rental, the range-hood microwave is a cost effective option I think most renters would like. For those that want a counter microwave, they can add one. 
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on February 22, 2017, 04:48:30 PM
There is an existing drop-ceiling with ugly acoustic tile. I am thinking it would be a small cost to replace the tile with something in th edesigner aisle in Lowes. No mess, and little effort for a "new" look. Grease-stained acoustic tiles aren't pretty.

I agree on replacing the tiles, paint the drop frame the same color as the new tiles.....grease-stained frames will look 100% better repainted.

Microwave - I hate over the range ones, too high, too much danger of accidents.  Better to just have lots of outlets available, and a really good exhaust fan.  Dishwasher I would definitely go with, I will be looking for one in the townhouse I rent.  A pass through would be good, and maybe even part of a breakfast bar?  I don't like them myself but I know they are popular.

I hate having a microwave taking up valuable counter space. In a rental, the range-hood microwave is a cost effective option I think most renters would like. For those that want a counter microwave, they can add one.
Interesting, it's so hard to find a rental with a dishwasher here that I didn't even bother adding it to my list of wants when looking. I am a normal sized woman, and I would need a stepladder to reach a rangehood microwave. Can't you put it on its own built-in shelf? Then it's off the counter, but not as high as a rangehood one (which, I don't think I've ever seen here, but I have seen them on their own built-in shelves).
Title: Re: The Barnhouse Transformation
Post by: meerkat on February 22, 2017, 05:08:19 PM
Microwave - I hate over the range ones, too high, too much danger of accidents.  Better to just have lots of outlets available, and a really good exhaust fan.  Dishwasher I would definitely go with, I will be looking for one in the townhouse I rent.  A pass through would be good, and maybe even part of a breakfast bar?  I don't like them myself but I know they are popular.

I hate having a microwave taking up valuable counter space. In a rental, the range-hood microwave is a cost effective option I think most renters would like. For those that want a counter microwave, they can add one.

I have recently encountered microwaves that are built into the cabinets, so they're just below counter top height. This seems to leave counter top space available and not have the microwave right over the potentially hot stove, but it takes away valuable cabinet space and it's harder for me to stare at my food while magical invisible beams do something to make it hot.

The best set up I've seen had a whole wall devoted to the fridge and oven and microwave and a cubby for other small appliances (I think the cubby even had an outlet inside). This was a kitchen that was built in a new construction house, though.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 23, 2017, 09:09:13 AM
Finally got around to drafting up the kitchen. This is a quick & ugly sketch, but it should get the point across. Pics below are snips from the first post in this thread.

The last image below is from teh RE listing - it shows the view from the dining room looking through the pass-thru into the kitchen. We painted the panelling to match the cupboards and brightened it up a bunch already.

My issues with the kitchen:
- fridge sticks way out and feels like walking into a canyon
- stove next to exterior door is not ideal.
- Cupboards are dated. The listing pics are magical.
- Countertops are utterly fubar-ed.  No matter what we do, they must go.
- No dishwasher
- Corner cupboards are an abyss - you can't reach the back of them.
- Drawerfronts have been pulled away from carcasses
- Cupboards have been repainted many times and not all layers are adhering

Positives about Kitchen
- Built like a brick shithouse
- Floor is new
- Lots of cupboard space
- Dining room passthru works well.

Options for redo:
1. Repaint cupboards, replace counters. Call id good enough for a rental.
2. As above, plus try to install a dishwasher by removing one cupboard below. I don't think this will work because the entire cupboard frame is a monolith.
3. Remove all doors, make new ones, keep carcass/layout. Replace countertops.
4. Remove and replace entire kitchen, work dishwasher and microwave into new layout.
5. Same as 5, plus add a bank of 12" base cabinets and a countertop in front of the pass-thru to create a breakfast bar.

Other ideas???
Title: Re: The Barnhouse Transformation
Post by: snacky on February 23, 2017, 09:15:49 AM
1 or 3. Anything else is insanity.
Title: Re: The Barnhouse Transformation
Post by: G-dog on February 23, 2017, 09:33:45 AM
1. What are the estimated costs and timelines on each of your options?
2. How does each option impact the rent you can ask?
3. How long to recoup the cost of each option?
4. How does each option otherwise impact rentability - time on market?
5. What was your original plan? Why change?

Without above info - my gut reaction is the same as Snacky's.
If the cupboards are solid, strip down to bare wood before re-painting.

Countertop microwaves are fine, looks like there is enough room.

I got rid of my dishwasher to gain cupboard space (small kitchen).

It feels like you've had plenty of scope creep in this place - but it's tough to do all this yourself on weekends only...
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 23, 2017, 10:13:27 AM
I agree that structurally and functionally the cupboards are fine.

I also agree that they need to be stripped before repainting.

To strip them will take as long as replacing them.
To just replace doors is the longest time line.  They are not standard sizes, and would have to be custom made.
The drawers are literally falling apart and have to be replaced regardless.
Title: Re: The Barnhouse Transformation
Post by: G-dog on February 23, 2017, 10:18:34 AM
Chemical paint strippers can be pretty fast - on TV at least.

Of course , they are nasty chemicals, etc....
Title: Re: The Barnhouse Transformation
Post by: Longwaytogo on February 23, 2017, 10:30:18 AM
It feels like you've had plenty of scope creep in this place - but it's tough to do all this yourself on weekends only...

My thoughts exactly. At some point you have to wonder how many months rent could be coming in to cover some additional help on the repairs.

Full Disclosure: I own zero rental properties so can't speak from experience; and I think it's awesome you took the plunge into this first one.

But you had  a plan when you bough it right? Was kitchen part of that plan, has any planning you did shot out the window? You were initially talking about an over/under two unit place and now scaled back to one right? How are your numbers for one rent vs two?

As a remodeling professional  I can tell you I would have done 100% of the demo I was doing before I started any re-doing. Now your back tracking.

I don't want to sound like an asshole, but as others have said- You gotta get this thing listed man!


To just replace doors is the longest time line.  They are not standard sizes, and would have to be custom made.


2 sheets of MDF, a table saw and a router. $100 and a day and your done.

Title: Re: The Barnhouse Transformation
Post by: former player on February 23, 2017, 10:36:23 AM
Don't worry about the corner cupboards - if they are too inconvenient renters either won't use them or will just stuff things in that they never use.

The cupboards look too plain to be dated.  Update the handles, maybe get rid of that scalloped stuff over the sink, strip and paint and call them good.  Find a local joiner to put the drawers back together if you can't do it yourself.  I like the idea of turning the pass-through into a breakfast bar, and new ceiling tiles is a no-brainer.

If I were looking at a major renovation with new cabinets, I'd also be looking at moving doorways.  With the current room layout, all that replacing the existing cabinets would gain for you is space for a full size dishwasher.  Any chance of squeezing a smaller dishwasher into the existing cabinets?  40cm wide integrated dishwashers are pretty common here in the UK, and are frankly just as useful as the full-size ones.
Title: Re: The Barnhouse Transformation
Post by: meerkat on February 23, 2017, 10:50:50 AM
To just replace doors is the longest time line.  They are not standard sizes, and would have to be custom made.


2 sheets of MDF, a table saw and a router. $100 and a day and your done.

This is a good suggestion. My (shitty, falling apart) kitchen has cabinets and doors made out of plywood and the doors are in better condition than the cabinets themselves. If the cabinets weren't disintegrating I'd actually consider just repainting the doors and frames, but instead we're looking at a total gut job and moving walls and such. Don't be me, not for a mere rental.
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on February 24, 2017, 02:01:05 AM
I can't see any of the pictures :(

As a renter in a different market: a dishwasher is a nice-to-have, not a necessity. Deep corner cupboards I can live with, even though they're annoying.

All I want in a kitchen is for it to be functional, neat and easy to wipe down for my quarterly inspection. Broken stuff puts me right off. Glued neatly back together drawers wouldn't bother me, if I am not having them disintegrate or yanking each time I need to open them. Be consistent with the rest of the house, and don't bother with the breakfast bar if you can get away with tidying the doors and sticking drawers back together.

Why the heck are there tiles on the ceiling? Is this a Canadian thing?! Did I misread something?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 24, 2017, 05:34:39 AM
I hadn't even considered cheating on raised panels by running them through the router. I was thinking of buying poplar and making rails and stiles and panels (http://www.finehomebuilding.com/2006/03/01/making-raised-panel-doors-on-a-tablesaw). At my skill level it would be a days long process involving much swearing and inconsistent results.

If I do keep the existing, the drawers would nee to be rebuilt from scratch. They are beyond toast. But building a dozen boxes is manageable.

I realized last night that teh pass thru is exactly the width of a dishwasher plus a 30" microwave/drawer unit (http://www.ikea.com/ca/en/catalog/products/S49046756/#/S49046737). I could take out the wall section beneath the opening, put in two cabinets, and call it done. The cabinet would cost about $200. I need to look at how running plumbing & electric would go. There may be ductwork in the way downstairs.
Title: Re: The Barnhouse Transformation
Post by: couponvan on February 24, 2017, 06:41:57 AM
If the dishwasher is not next to the sink, just skip it altogether. Also, since this is a rental, and the kitchen hasn't been demolished yet, I think you have scope creep. It's hard to draw the line when you've made so many upgrades so far. If it works and isn't too broken, repainting is the way to go. Most renters won't take care of your house very well anyway....my parents had rentals. They got abused on occasion.
Title: Re: The Barnhouse Transformation
Post by: Longwaytogo on February 24, 2017, 06:50:08 AM
I hadn't even considered cheating on raised panels by running them through the router. I was thinking of buying poplar and making rails and stiles and panels (http://www.finehomebuilding.com/2006/03/01/making-raised-panel-doors-on-a-tablesaw). At my skill level it would be a days long process involving much swearing and inconsistent results.

If I do keep the existing, the drawers would nee to be rebuilt from scratch. They are beyond toast. But building a dozen boxes is manageable.

Uhhh building stiles and panels is a PITA. We have an elaborate shop full of specialty tools and I was taught to do it in my teens. Since then I've done it exactly once. Now I use this place :

http://www.lakesidemoulding.com/square-panel-wood-cabinet-door.html

They take a long time though and are not cheap but @ $50 a door there is no way I could do it cheaper based on our billable rate so I just outsource. However I'm typically passing the cost along to a paying customer, not doing it on my own thing.

But regardless, I say based on the level of other finishes MDF would suffice. If years down the road a couple tenants in the kitchen is becoming an issue or your trying to raise the rent or something you could always upgrade cabinets/kitchen complete then.

Building the drawer boxes isn't too bad as you say, sometimes getting the new tracks/hardware in is a pin. I'm guessing if they are as bad as you say your thinking new glides/hardware right? If so you can usually source them from a n online woodworking place cheaper than in a store.
Title: Re: The Barnhouse Transformation
Post by: snacky on February 24, 2017, 06:52:13 AM
As has been discussed to death on Frugal Paragon's journal, sometimes a person just needs new drawers.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 24, 2017, 07:33:23 AM
If the dishwasher is not next to the sink, just skip it altogether. Also, since this is a rental, and the kitchen hasn't been demolished yet, I think you have scope creep. It's hard to draw the line when you've made so many upgrades so far. If it works and isn't too broken, repainting is the way to go. Most renters won't take care of your house very well anyway....my parents had rentals. They got abused on occasion.

Dishwasher would be opposite the sink. I think that's close enough in a galley layout? In the attached plan you can see where I would insert the DW/Microwave. There is already electric there (they put a fluorescent light fixture inset in the pass-thru) and the location is directly above the water heater below. Running a lateral to the drain stacks wouldn't interfere with the basement layout. I would need $50 in plumbing supplies, $200 in cabinets, $1000 in appliances, an hour of demolition, two hours of plumbing and an hour to build ikea cabinets and trim them out.

See the drawing below - green is new construction. <Attachments not working. Will upload later>

Everything I've seen about quality of tenants argues that a dishwasher will yield you better people and higher rents than any other similarly priced improvement you can make. I'll post the question in the real estate thread, but at this point I think I'm convinced in what direction I'll go.

You do have me pretty much sold on MDF cabinet doors though. How do you make them paintable/prevent the fibres from fuzzing up?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 24, 2017, 08:19:26 AM
So this thread is pretty interesting for pro-con dishwasher attitude. I never realized this was that big of a deal to so many folks:

http://www.city-data.com/forum/renting/953014-how-important-dishwasher-5.html


Seems like a pretty even split between "Must Have" and "Hell No" with mostly landlords on the Hell No side. Considering that we have 4 bedrooms, and are gunning for a family rental, I think laundry and dishwasher are needed. I will discuss it with our PM before forging ahead though.
Title: Re: The Barnhouse Transformation
Post by: snacky on February 24, 2017, 08:28:08 AM
You found a property manager? nice!

My perspective is that dishwashers break pretty often, compared to, say, stoves. Water is a bitch. I was considering adding a dishwasher to this house before renting it out but have decided against it because it's one more thing to have to repair/ replace.
Title: Re: The Barnhouse Transformation
Post by: former player on February 24, 2017, 08:56:48 AM
You found a property manager? nice!

My perspective is that dishwashers break pretty often, compared to, say, stoves. Water is a bitch. I was considering adding a dishwasher to this house before renting it out but have decided against it because it's one more thing to have to repair/ replace.
There is the same problem with washing machines - they get hammered by renters and frequently need repair/replacing.  I did have one in a high end rental where all the kitchen appliances were integrated (hidden behind cupboard doors), but in my current rentals just provide the space and hook-ups - if a potential renter can't afford a few hundred pounds for a basic washing machine do I want them as tenants?
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on February 25, 2017, 01:05:26 AM
You found a property manager? nice!

My perspective is that dishwashers break pretty often, compared to, say, stoves. Water is a bitch. I was considering adding a dishwasher to this house before renting it out but have decided against it because it's one more thing to have to repair/ replace.
There is the same problem with washing machines - they get hammered by renters and frequently need repair/replacing.  I did have one in a high end rental where all the kitchen appliances were integrated (hidden behind cupboard doors), but in my current rentals just provide the space and hook-ups - if a potential renter can't afford a few hundred pounds for a basic washing machine do I want them as tenants?
Again, different market, but here it's standard to have a neat and tidy laundry space with hookups available, but renters provide their own washing machine and dryer. We also buy our own fridge.
Title: Re: The Barnhouse Transformation
Post by: couponvan on February 25, 2017, 06:12:20 AM
So this thread is pretty interesting for pro-con dishwasher attitude. I never realized this was that big of a deal to so many folks:

http://www.city-data.com/forum/renting/953014-how-important-dishwasher-5.html


Seems like a pretty even split between "Must Have" and "Hell No" with mostly landlords on the Hell No side. Considering that we have 4 bedrooms, and are gunning for a family rental, I think laundry and dishwasher are needed. I will discuss it with our PM before forging ahead though.

My parents also believed strongly in having a dishwasher for their rentals.  I just wouldn't worry about them being high end or anything.  Basic is best in a rental.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 25, 2017, 11:01:41 AM
Just realized I have a lower 30" carcass in the basement from the re-store cabinets that I can use. I can do this for the cost of a dishwasher.

In other news... the upstairs bathroom now has a floor. Time for trim and fixtures.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 25, 2017, 05:10:45 PM
Momma and the boys are here!! Yay!

Wallpaper is stripped in front entry, and Momma is now stripping in the master bedroom. Master bedroom drywall is mostly done - needs some sanding. Upstairs bathroom looks good.

Tomorrow will be all about putting a floor in the front room.
Title: Re: The Barnhouse Transformation
Post by: G-dog on February 25, 2017, 05:50:54 PM
Momma and the boys are here!! Yay!

Wallpaper is stripped in front entry, and Momma is now stripping in the master bedroom. Master bedroom drywall is mostly done - needs some sanding. Upstairs bathroom looks good.

Tomorrow will be all about putting a floor in the front room.

Ahem - you folks should be more careful on how you phrase things.
Just in case - I'll leave this here

https://youtu.be/COiIC3A0ROM (https://youtu.be/COiIC3A0ROM)
Title: Re: The Barnhouse Transformation
Post by: ElleFiji on February 25, 2017, 06:12:20 PM
Wait, there are cupboards being replaced in more houses? meerkat, snacky, and barnhouse. This leads me to believe I must be careful about this.

I read pages 1, 4 and 8. It looks beautiful
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on February 25, 2017, 08:10:18 PM
SO IMPRESSED with everything you've done;  hardly looks like the same place.
Personally, at this point, I'd do the minimal, easiest thing you can do to get the kitchen functional AND GET IT RENTED!
You can upgrade over time between renters.
Title: Re: The Barnhouse Transformation
Post by: arebelspy on February 25, 2017, 08:17:23 PM
SO IMPRESSED with everything you've done;  hardly looks like the same place.
Personally, at this point, I'd do the minimal, easiest thing you can do to get the kitchen functional AND GET IT RENTED!
You can upgrade over time between renters.

+1. A big mistake new landlords make is overimproving a property.

You can do upgrades between tenants as needed now.

Looking awesome so far! :)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 26, 2017, 09:58:11 AM
Floor...
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 26, 2017, 11:55:29 AM
Moar floor.
Title: Re: The Barnhouse Transformation
Post by: couponvan on February 26, 2017, 12:32:09 PM
Nice...amazing what a difference a floor makes, and how easy that laminate flooring is to go in.  I like the extra labor you're making use of.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 26, 2017, 07:12:04 PM
Nice...amazing what a difference a floor makes, and how easy that laminate flooring is to go in.  I like the extra labor you're making use of.

And they were contributing!! Carrying boards and holding and yelling really loud when the boards snapped tight together.

Momma had to leave early for a scouts meeting, so we three guys did the whole floor.
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on February 26, 2017, 07:41:33 PM
Looks great!
Title: Re: The Barnhouse Transformation
Post by: arebelspy on February 26, 2017, 09:52:38 PM
Momma had to leave early for a scouts meeting, so we three guys did the whole floor.

Isn't it about time she graduated, and maybe the boys started scouts meetings?
Title: Re: The Barnhouse Transformation
Post by: MariaSouth on February 26, 2017, 10:29:33 PM
Oh!! I just found this journal and love the renovations and details! There should be more like this around here. Thank you so much for sharing!
Title: Re: The Barnhouse Transformation
Post by: LifeHappens on February 27, 2017, 09:33:36 AM
Floor looks great. And way to go on getting your indentured servants dearly loved children to contribute. I loved "helping" my dad when I was their age.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on February 27, 2017, 09:36:44 AM
Yeah - for a while the "help" did consist of building teddy bear beds and boats out of the empty boxes. Then they played stepping stones with the boxes and made a trail around the house.

But also, they did real jobs. It was good!
Title: Re: The Barnhouse Transformation
Post by: Shinplaster on February 27, 2017, 10:44:30 AM
I bet the boys loved hanging out at Barnhouse, and helping Mom and Dad.  I was my Dad's gofer starting at about age 6, and learned so many skills without knowing I was learning them.   Every time they see that floor, they can say "we helped lay that".

You're doing a great job - it looks so different than when you started.  Someone very lucky is going to get to rent this house.
Title: Re: The Barnhouse Transformation
Post by: Freckles on February 28, 2017, 12:03:00 PM
Can I move in?

But only if you put in a dishwasher. Hell to the no am I living without a dishwasher!!!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 03, 2017, 10:03:19 AM
Heading up again tonight. I'm hoping we can manage to finish off the master bedroom this weeeknd.

If we do, then its just floors and figuring out the kitchen that's left.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 04, 2017, 05:32:59 PM
Lots grinding, sanding, mudding and mess making today. And a much needed trip to the dump. Cut out heat vents in the living room floor too. Oh yeah, I got the half bathroom working too.

Momma primed ceilings in the hallway and a bedroom and did loads of tidying.

Not a bad day, but it feels like we could have done more.
Title: Re: The Barnhouse Transformation
Post by: PJ on March 04, 2017, 10:50:03 PM
Sounds like a productive day.

It's counter-intuitive, but those long lists of small jobs really take as much time as the big jobs.  It's partly the physical transition between jobs - moving to a different area, getting out your equipment, setting up - and partly the psychological one - getting into your groove with one task, then having to switch gears.

Must feel good though, to know you're so close to the end!
Title: Re: The Barnhouse Transformation
Post by: Dicey on March 05, 2017, 12:23:51 AM
Did you decide what to do in the kitchen?

My vote is for #3, if voting is still open.

Be sure to use hidden hinges to really update the look. Buy them and your new handles/knobs here:

99centknobs.com  (This site rocks! You're welcome.)

Whatever you do, don't put those handles back in the same place on the doors. What the hell were they thinking?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 05, 2017, 05:19:57 AM
Start to the day... reading storybooks.
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on March 05, 2017, 07:47:14 AM
Wow.  So so much nicer.
Title: Re: The Barnhouse Transformation
Post by: pbkmaine on March 05, 2017, 09:28:29 AM
Looking good!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 07, 2017, 08:38:30 AM
Kitchen...

This looks pretty do-able for doors (https://www.youtube.com/watch?v=Px3D7wqycUc). Maybe I'll give it a go with the handful of drawers I've already brought back. If I can get their faces done in evenings after work, then I can bring home the rest of the kitchen and make them up too.

Since those are paint grade MDF, I think a test run with the drawer fronts can be done on the cheap. I already have all the tooling, and I can run the boards through the shaper so I don't even have to mess with router setups or dado blades.

Momma has talked me out of the whole DW/Island thing. Instead, whenever we have our first tenant vacancy I'll redo that side of the main floor.

The only thing I see presenting a challenge is that my compound mitre saws are not performing to spec.

One saw can't be made to hold square since its fence does not align across teh blade gap (one side is out of alignment to the other) - I bought it as a factory second for $75 a while back thinking I was clever. I have scrapped many boards with it, but at least I have a good excuse. It is still good for flooring where end cuts are hidden by baseboard.

The other has become increasingly dangerous to run over the past year -  I was going to throw it out when the brake failed but then I decided to just hang on to it a year longer... now it not only has no brake, its bearings have also given out leading to some pretty exciting blade wobble, and the switch has failed in the on position meaning that sometimes it just keeps running until you unplug it and beat on it. There have been a couple times when this was "inconvenient."  The blade wobble might be an issue for a job as precise as cabinetry though.

I was looking at some of the saw deals at Christmas ($400 for a 10" dewalt SCMS with a stand) but balked. Today those deals are nowhere to be found.

I suppose I could just build a sled to run through the saw and save the expense and space of more tools. Am I justifying an expense here?
Title: Re: The Barnhouse Transformation
Post by: snacky on March 07, 2017, 09:25:44 AM
Rent a saw. Make it as simple (and safe!) as possible.
Title: Re: The Barnhouse Transformation
Post by: G-dog on March 07, 2017, 09:30:03 AM
With your:
Focus on traffic safety; and,
Having your kids there during reno

I am surprised you are using these unsafe tools. I agree with renting what you need if that is an economical option. Or borrow it from a friend. Or buy it!

We don't want to have to call you Stumpy or Lefty .....
Title: Re: The Barnhouse Transformation
Post by: Freckles on March 07, 2017, 10:59:37 AM
Shaker style cabinet doors are awesome. I have no comment on the making of them because I know nothing about that. But I know what looks good, and shaker looks good. Go for it. But with safe tools, please.
Title: Re: The Barnhouse Transformation
Post by: couponvan on March 07, 2017, 12:39:17 PM
The cost of time v money may not be worth the DIY doors, especially if it means you have to buy an expensive saw.

Some shaker styles have flat front drawer fronts and I think that would look just fine for a rental.

http://www.kabinetking.com/js-international-cabinets-dover-kitchen-cabinets.html (http://www.kabinetking.com/js-international-cabinets-dover-kitchen-cabinets.html)

This is the brand I have, but this is the Dover style with flat doors.  I ultimately got the Essex style with shaker doors (for a little more money). 

I am just showing this one because it is what I know.  I worry if you DIY it and then paint it you are going to spend a lot of time dealing with the cracking/separating of the paint during expansion and contraction.  It might look great on day 1, but not look good a year later.

For my cabinets, they have a warehouse in IL where I picked mine up - and paid even less than this site advertises.  I feel like they also did drawer fronts for refacing projects.  I did order an extra door for one cabinet in glass (and kept a wood one as well because I wasn't sure I was neat enough to have glass, so I do know I ordered 1 extra door.

You are way more handy that I am, so you will probably be able to make it look awesome.  Painting drawer fronts is a PITA.  Just saying from experience.

Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 07, 2017, 12:49:54 PM
The flat drawer faces look fine. I agree. that makes that part mucho easier.

Looking at the listing pics, I have 16 drawer faces to do and 12 doors.

Slitting 1" MDF on the saw in 8' long, 2" strips shouldn't be too bad. Each strip would be 1 door. I could see doing up a whole batch of Rails/Stiles in a night. Then cut panels from 1/4" ply. Assemble over the course of a week and have the doors done in 2 weeks. You're the pro, and I'm the DIY dude, but for $57 a sheet for 1" MDF, I think its a fair gamble.

And the weather is nice now, so I can open the garage doors and set up an outfeed table to catch everything as I go.

I just want my respirator back before messing with MDF - that stuff is nasty.
Title: Re: The Barnhouse Transformation
Post by: Freckles on March 07, 2017, 02:01:27 PM
http://www.kabinetking.com/js-international-cabinets-dover-kitchen-cabinets.html (http://www.kabinetking.com/js-international-cabinets-dover-kitchen-cabinets.html)

Yes to a kitchen with floor to ceiling windows, please. I didn't even notice the cabinets with that feature!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 12, 2017, 09:07:47 PM
HOLY FUCK DID I GET A SHITLOAD DONE THIS WEEKEND!!

Masterbedroom: Finished off drywall, primed, paint finished. Needs fake "crown moulding" to hide massive gaps at ceiling where drywall dude fucked up.

Living Room: finished last row of laminate flooring in living room, got all the baseboards and 1/4-round down. Paint touchups. Needs Plate rail installed and Windows replaced.

Entryway: Drywall hung, taped, mudded. Old Paint sanded off remaining walls. Nail holes filled, plaster cracks ground out, new mud and tape overlay.

Kitchen - removed all drawers and a sample door from each cupboard set (all of them are the same size). Ordered counter tops.

Upstairs - ordered carpet estimate for next weekend found a good carpet for 2.75 psf plus install. If it can be done on a weekday, it saves me some weekend work. Laying laminate would cost 2 weekends up there.

On the kitchen countertop, I'd been having a helluva time finding a kitchen place to work up an estimate, then when I was in the local lumberyard, I asked who supplied the counters for their Ready-to-install kitchen packages. They told me they made them in-house. My 14' U-shaped counter is going to cost me a whopping $450.00. I am pleased as punch. They also tell me they can usually beat HD's price on windows by half with locally made vinyl replacements.. I need to get in touch to see if its true.

Yippee fuckin' skippy kids. It was a good weekend. Pics to follow.

I tell ya what Billie-boy, if I can maintain this pace the whole frickin' place will be rent-ready in a couple weeks.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 12, 2017, 10:41:36 PM
Pics or it didn't happen?
Title: Re: The Barnhouse Transformation
Post by: PJ on March 12, 2017, 11:33:54 PM
Hey, well done!  Not having your phone meant not being tempted to waste any time online?  Or did you have a phone with you after all?  You said something (in your journal?) about having left it at work, I think.  And I was worried about you working with your wobbly saw all by yourself at Barnhouse, with no way to call 911 if needed.

Anyway, glad you got so much done.  Even more, glad you're still alive...
Title: Re: The Barnhouse Transformation
Post by: okits on March 12, 2017, 11:35:15 PM
HOLY FUCK DID I GET A SHITLOAD DONE THIS WEEKEND!!

WTG, Prospector!  The finished room looks great.  Fancy, going with two paint colours!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 13, 2017, 01:15:37 AM
HOLY FUCK DID I GET A SHITLOAD DONE THIS WEEKEND!!

WTG, Prospector!  The finished room looks great.  Fancy, going with two paint colours!

Thanks.  The colours will look better once the plate rail is up, but it has to wait for the window trim, which has to wait for windows.
Title: Re: The Barnhouse Transformation
Post by: snacky on March 13, 2017, 05:21:27 AM
Fantastic progress. You are so impressive with your drive and know-how.
Title: Re: The Barnhouse Transformation
Post by: meerkat on March 13, 2017, 05:37:02 AM
Looking good!

On the kitchen countertop, I'd been having a helluva time finding a kitchen place to work up an estimate, then when I was in the local lumberyard, I asked who supplied the counters for their Ready-to-install kitchen packages. They told me they made them in-house. My 14' U-shaped counter is going to cost me a whopping $450.00. I am pleased as punch. They also tell me they can usually beat HD's price on windows by half with locally made vinyl replacements.. I need to get in touch to see if its true.

I spent two hours at Lowes this weekend talking to their kitchen dude, nodding and making "mmhmm" noises as he talked about how awesome they are. Since our kitchen redo is going to involve moving walls the plan was more than he was able to draw up but he's sent my information to an architect who will come out to our house to draw things up and give us a quote (at a cost of $75, but that seems reasonable to me). The dude I talked to played up that they are more interested in making a customer for life so they will give us a good deal on cabinets, but I'm curious how that will hold up once I start asking around for other quotes.
Title: Re: The Barnhouse Transformation
Post by: Longwaytogo on March 13, 2017, 07:02:36 AM
Great progress Man, looking good :)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 13, 2017, 07:07:59 AM
Looking good!

On the kitchen countertop, I'd been having a helluva time finding a kitchen place to work up an estimate, then when I was in the local lumberyard, I asked who supplied the counters for their Ready-to-install kitchen packages. They told me they made them in-house. My 14' U-shaped counter is going to cost me a whopping $450.00. I am pleased as punch. They also tell me they can usually beat HD's price on windows by half with locally made vinyl replacements.. I need to get in touch to see if its true.

I spent two hours at Lowes this weekend talking to their kitchen dude, nodding and making "mmhmm" noises as he talked about how awesome they are. Since our kitchen redo is going to involve moving walls the plan was more than he was able to draw up but he's sent my information to an architect who will come out to our house to draw things up and give us a quote (at a cost of $75, but that seems reasonable to me). The dude I talked to played up that they are more interested in making a customer for life so they will give us a good deal on cabinets, but I'm curious how that will hold up once I start asking around for other quotes.

I've had mixed results with box store contractors. They are the easiest to get to show up and quote a job.

The lumberyard for countertops is a small contractor-focused place. Not one that sells washing machines.
Title: Re: The Barnhouse Transformation
Post by: meerkat on March 13, 2017, 07:26:22 AM
Looking good!

On the kitchen countertop, I'd been having a helluva time finding a kitchen place to work up an estimate, then when I was in the local lumberyard, I asked who supplied the counters for their Ready-to-install kitchen packages. They told me they made them in-house. My 14' U-shaped counter is going to cost me a whopping $450.00. I am pleased as punch. They also tell me they can usually beat HD's price on windows by half with locally made vinyl replacements.. I need to get in touch to see if its true.

I spent two hours at Lowes this weekend talking to their kitchen dude, nodding and making "mmhmm" noises as he talked about how awesome they are. Since our kitchen redo is going to involve moving walls the plan was more than he was able to draw up but he's sent my information to an architect who will come out to our house to draw things up and give us a quote (at a cost of $75, but that seems reasonable to me). The dude I talked to played up that they are more interested in making a customer for life so they will give us a good deal on cabinets, but I'm curious how that will hold up once I start asking around for other quotes.

I've had mixed results with box store contractors. They are the easiest to get to show up and quote a job.

The lumberyard for countertops is a small contractor-focused place. Not one that sells washing machines.

Good to know. Since we're firmly in the research stage getting them to show up and quote a job is what I'm most interested in. I've already got a word of mouth referral from someone who recently had their kitchen redone and I'm working on getting a second one (coworker had work done on his house but didn't remember if the guy also did kitchens) and then will do Angie's List to find one or two more names, so we should have 3 non-Lowes quotes. For now we're trying to get a plan drawn up because I have no idea if we have room for an island in the middle once we move some walls, so they'll be helpful for that.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 13, 2017, 07:35:59 AM
Great progress Man, looking good :)

Thanks dude. The switch from "construction site" to living space seems to happen once primer goes on. Paint and trim take things to teh next level awful quick.

I came this close (holds thumb/forefinger together) to buying a new saw this wkend. Lowes has the Bosch 12" dual bevel sliding compound miter saw on sale for $399 (http://www.ebay.ca/itm/Bosch-CM12SD-12-in-15-Amp-Dual-Bevel-Slide-Compound-Miter-Saw-/111929573472?_trksid=p2141725.m3641.l6368). Its cheaper than the 10". The slide on it is pretty smooth, but you can still feel the bearings as you roll it. It would be functional for what I do, and a good addition to teh tool crib... But its a frickin' monster. I mean you could cut logs with it. And I don't know how I'd fit it in the garage. I can't see trades guys lugging that monster around for the off-chance that they have to cut some 6" crown. I would hate just carryin git upstairs and trying to get a setup going in the hallway to cut trim for bedrooms.

 I guess they must have gotten too big with the 12" saws. I dunno. I've always thought it was a good idea to have the same blade size on the TS as the CMS. And I've never had a slider, although I've probably made some cuts by tipping the board that would have gone better on a slider.

Now I see the Dewalt 10" is on for $499 at Lowes (http://www.ebay.ca/itm/DEWALT-DWS709-12-in-15-Amp-Double-Bevel-Sliding-Compound-Miter-Saw/111929573426?_trksid=p2141725.c100338.m3726&_trkparms=aid%3D222007%26algo%3DSIC.MBE%26ao%3D1%26asc%3D20150313114020%26meid%3Df2ebf039d0a84738b6e4dbb7fa1b9c22%26pid%3D100338%26rk%3D1%26rkt%3D13%26mehot%3Dpp%26sd%3D111929573472). I've had good luck with Dewalt in the past - for heavy homeowner tools they seem to stand the test. My grinder is 20 yrs old and has seen some pretty - unintended - use.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 13, 2017, 07:44:10 AM
Looking good!

On the kitchen countertop, I'd been having a helluva time finding a kitchen place to work up an estimate, then when I was in the local lumberyard, I asked who supplied the counters for their Ready-to-install kitchen packages. They told me they made them in-house. My 14' U-shaped counter is going to cost me a whopping $450.00. I am pleased as punch. They also tell me they can usually beat HD's price on windows by half with locally made vinyl replacements.. I need to get in touch to see if its true.

I spent two hours at Lowes this weekend talking to their kitchen dude, nodding and making "mmhmm" noises as he talked about how awesome they are. Since our kitchen redo is going to involve moving walls the plan was more than he was able to draw up but he's sent my information to an architect who will come out to our house to draw things up and give us a quote (at a cost of $75, but that seems reasonable to me). The dude I talked to played up that they are more interested in making a customer for life so they will give us a good deal on cabinets, but I'm curious how that will hold up once I start asking around for other quotes.

I've had mixed results with box store contractors. They are the easiest to get to show up and quote a job.

The lumberyard for countertops is a small contractor-focused place. Not one that sells washing machines.

Good to know. Since we're firmly in the research stage getting them to show up and quote a job is what I'm most interested in. I've already got a word of mouth referral from someone who recently had their kitchen redone and I'm working on getting a second one (coworker had work done on his house but didn't remember if the guy also did kitchens) and then will do Angie's List to find one or two more names, so we should have 3 non-Lowes quotes. For now we're trying to get a plan drawn up because I have no idea if we have room for an island in the middle once we move some walls, so they'll be helpful for that.

I've only done 1 full kitchen tearout/replace.

We hired an interior designer - a coworker's wife to do a 1 hour colour consult. Since she was just starting up her business she offered to do it for us for $100 with the guarantee that she would save us twice that much or more. We were setting up the kitchen to sell the house, so we wanted "Form over function".

In the end we got IKEA cupboards and a locally sourced counter-top. The designer sourced all the pulls and cabinet hardware as well as some funky inserts (wine rack, towel rack, etc.) and lighting. She also worked through the design process to pick paint colours and pull together the flooring, cabinets, walls and counters. It looked amazeballs. And she saved us a crapload of money. As in discounts on everything except the flooring and cupboards. But we chose the cupboards we did because they were in the clearance section of IKEA, and teh floor we had ordered before we called her in.

Anyway, you may find yourself ahead to call in a local designer for a consult. Dunno.
Title: Re: The Barnhouse Transformation
Post by: Longwaytogo on March 13, 2017, 08:04:26 AM
Great progress Man, looking good :)

Thanks dude. The switch from "construction site" to living space seems to happen once primer goes on. Paint and trim take things to teh next level awful quick.

I came this close (holds thumb/forefinger together) to buying a new saw this wkend. Lowes has the Bosch 12" dual bevel sliding compound miter saw on sale for $399 (http://www.ebay.ca/itm/Bosch-CM12SD-12-in-15-Amp-Dual-Bevel-Slide-Compound-Miter-Saw-/111929573472?_trksid=p2141725.m3641.l6368). Its cheaper than the 10". The slide on it is pretty smooth, but you can still feel the bearings as you roll it. It would be functional for what I do, and a good addition to teh tool crib... But its a frickin' monster. I mean you could cut logs with it. And I don't know how I'd fit it in the garage. I can't see trades guys lugging that monster around for the off-chance that they have to cut some 6" crown. I would hate just carryin git upstairs and trying to get a setup going in the hallway to cut trim for bedrooms.

 I guess they must have gotten too big with the 12" saws. I dunno. I've always thought it was a good idea to have the same blade size on the TS as the CMS. And I've never had a slider, although I've probably made some cuts by tipping the board that would have gone better on a slider.

Now I see the Dewalt 10" is on for $499 at Lowes (http://www.ebay.ca/itm/DEWALT-DWS709-12-in-15-Amp-Double-Bevel-Sliding-Compound-Miter-Saw/111929573426?_trksid=p2141725.c100338.m3726&_trkparms=aid%3D222007%26algo%3DSIC.MBE%26ao%3D1%26asc%3D20150313114020%26meid%3Df2ebf039d0a84738b6e4dbb7fa1b9c22%26pid%3D100338%26rk%3D1%26rkt%3D13%26mehot%3Dpp%26sd%3D111929573472). I've had good luck with Dewalt in the past - for heavy homeowner tools they seem to stand the test. My grinder is 20 yrs old and has seen some pretty - unintended - use.

Yeah, paint makes a nice noticeable difference!

I've never owned or used a sliding saw myself and I've run miles and miles of trim in my day. I've never really seen the appeal of the sliders, like you said they are huge and heavy to carry and take up too much space in the truck!

We've always had 12" Dewalt miter boxes. They work for 90% of projects and on the very rare occasion we need something bigger we break out our 20+ year old 15" Hitachi. That thing weighs a ton and doesn't not rotate as smoothly as the dewalt but works if you have some massive trim to cut.

A year or two ago we also bought a 7 1/4" Miter saw for the first time to use to cut this screen track system we use a lot. The track is only 1 and a half inches plus finding a smooth cutting metal blade for a 12" saw is hard and expensive vs. the 7 1/4 which is standard skill saw size so readily available.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 13, 2017, 08:18:56 AM
So I paid $75 for the crappy tire saw, which can only cut firewood accurately. The casting on one leg broke off, and the fence is warped.

My other saw is a +/- 10 yrs old Rockwell "shopmaster" or something that has more than earned its keep.

From what you are saying, I can replace the Rockwell with something like a DW713 (https://www.lowes.ca/mitre-saws/dewalt-dw713-10-in-15-amp-compound-miter-saw_g1333974.html) for $300. Huh. I really can't see wanting the 12" blade size. But to get the similar capacity, I would need to get the DW 717 - which is the slider. I know there is more slop with the additional moving parts in a slider. I should compare footprint of the slider to the chop saw.

A review put the Craftsman Compact 10" slider (https://www.craftsman.com/products/craftsman-10-compact-sliding-compound-miter-saw-sears) at teh top of the list. Shocked me, and it smacked of marketing. Apparently the movement on it results in less slop and a smaller footprint, but the detents are crap.

Maybe I'll just wait for Fathers Day sales to kick in.
Title: Re: The Barnhouse Transformation
Post by: Longwaytogo on March 13, 2017, 09:00:23 AM
From what you are saying, I can replace the Rockwell with something like a DW713 (https://www.lowes.ca/mitre-saws/dewalt-dw713-10-in-15-amp-compound-miter-saw_g1333974.html) for $300. Huh. I really can't see wanting the 12" blade size.

Depends what your usually cutting I guess. Over 50% of the houses we work on have 5 1/4" Base molding which you can't miter with a 10" saw. In fact even with the 12" saw you have to cut all the miters in one direction or the arm of the saw hits just before getting cut all the way through.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 13, 2017, 09:06:23 AM
You cut with it standing up? Doesn't it tear out the back pretty bad? I always lay the piece down and tilt the blade. Especially with cheap (MDF) trim I find that cutting it standing up makes a mess of the back. Am I missing a trick?

Also, cutting the laminate flooring was hell on wheels for the blade. But a laminate blade is a ridiculous price. Not sure what to do there. As long as the ugly is hidden under trim, I'm leaning toward buying a cheap $10 blade that I can throw out after the next room is done.
Title: Re: The Barnhouse Transformation
Post by: Longwaytogo on March 13, 2017, 09:21:38 AM
You cut with it standing up? Doesn't it tear out the back pretty bad? I always lay the piece down and tilt the blade. Especially with cheap (MDF) trim I find that cutting it standing up makes a mess of the back. Am I missing a trick?

Tilting the blade takes to long compared to swiveling the blade. I was taught to cut it standing up and it's all I've ever seen carpenters do. The few times I've tried cutting with it tilted it's harder to get the angles perfect too. I guess it could tear up the back a little, but you don't see the back when it's nailed to the wall right? I'm sure a sharp blade helps to not tear up front or back. I also cope most of my inside corners with a coping saw so the back gets cut off; I just 45 it to use that edge as my guide for cutting the cope.

I refuse to work with MDF trim after trying it once. It's so hard to work with, doesn't take painters putty well, every nail hole gets blown apart by the nail gun,does not look as good painted etc.

Also, cutting the laminate flooring was hell on wheels for the blade. But a laminate blade is a ridiculous price. Not sure what to do there. As long as the ugly is hidden under trim, I'm leaning toward buying a cheap $10 blade that I can throw out after the next room is done.

Yeah laminate is pretty much hell on blades. Way back when we did our first Pergo installation in the late 90's we learned to figure a new blade into the cost of every laminate job. We typically just use whatever blade is on the saw for all the laminate; then switch to a brand new blade for running th eshoe mold and then it's on there for the next trim job.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 13, 2017, 10:38:12 AM
I love coping. I am very slow. Jealous of your mad skillz.
Title: Re: The Barnhouse Transformation
Post by: Longwaytogo on March 13, 2017, 12:36:26 PM
I love coping. I am very slow. Jealous of your mad skillz.

Ha ha, I've just had  lots of practice :)  One time early in my career we were subcontracting trim work for a new builder and I trimmed over 100 condos and town homes in a year. I'm nowhere near that fast anymore.

I think overall coping is actually faster because it gives you a little more leeway to have cuts fit vs. mitering where you end up re-cutting half the pieces.

One tip for base to save running back and forth to the saw a million times is to draw a quick sketch on a piece of cardboard or scrap of wood for a whole room and cut 5-6 pieces at once. A sketch is far superior to just a list of measurements because then you can see where your copes, outside corners, etc. are. Also assuming your right handed always make you straight cuts on the left and copes on the right, much easier to cut those.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 13, 2017, 12:39:33 PM
I'll try that next time. For now my best trick is to get it as close as possible, and have Momma come through behind me with a tube of caulk to hide all the gaps.

"Putty and paint are what the carpenter aint."
Title: Re: The Barnhouse Transformation
Post by: economista on March 13, 2017, 02:34:06 PM
I just found this thread and wasted an enjoyable part of a really slow work day reading it.  I'm extremely impressed with how much work you've gotten done in so short a time.  It's all coming together really well!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 13, 2017, 02:36:06 PM
I just found this thread and wasted an enjoyable part of a really slow work day reading it.  I'm extremely impressed with how much work you've gotten done in so short a time.  It's all coming together really well!

"Short time" heh.

Thanks though, it is rewarding watching the pieces come together.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 14, 2017, 11:38:49 AM
I hate it when I hit the delete button and lose a whole post.

I need to replace these windows. Contractors have quoted me between $4500 and $6500 to replace four units. The cheapest so far has been Home Depot's contractor, using Farley windows. (I did have one online place that quoted $3,000 for all four, installed but I don't include them here because that guy was so screwed up 'm still not sure he was even quoting my job)

Some contractors say the way to go is with a retrofit insert since it will save money. Others say to go with a complete replacement so that window area isn't lost. So far teh retrofit/insert seems like the way to go. Just remove the existing window and whatever gets in the way in the frame, then pop in the new unit and trim it out.

The lumberyard where I got the sink assures me I can DIY these. They say that with the level of work I've done, windows will be a breeze. This may be true, but I am concerned with waterproofing. The windows come with a flange which obviously is supposed to go under the vinyl siding. The vinyl is over wood of questionable quality. There was a lot of rot under the windows when we did the interior. I don't want to open that up again. Especially not up on a ladder. With 57" of window.

I've been following the window flashing thread with interest, but I don't think it addresses the replacement windows in a 1920's wood sided house wrapped in foil insulation then vinyl siding situation. If anyone has a website or youtube video that will offer inspiration, I'm all ears.
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on March 14, 2017, 02:05:41 PM
Replace them btwn tenants down the road; it's a whole 'nother job!
Get the place rented and start to make back some money.  You might find the rental market isn't what you thought, or it might not be for you.  Get you first tenants in and plan from there.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 14, 2017, 02:13:32 PM
Replace them btwn tenants down the road; it's a whole 'nother job!
Get the place rented and start to make back some money.  You might find the rental market isn't what you thought, or it might not be for you.  Get you first tenants in and plan from there.

No can do. One got broke during renos. Gotta be fixed.
Title: Re: The Barnhouse Transformation
Post by: wallet on March 15, 2017, 12:22:38 PM
Posting to follow a fellow Ontarian!

You're doing amazing work - I consider myself really handy, but this project is huge and I tip my cap to your sir!

Can't wait to see the upper finished and generating worry-free income for you!
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 16, 2017, 08:11:44 PM
Nice to meet you Wallet.

Last night I went and got some 3/4 Poplar ply at HD. I was going to get MDF, but the ply was opnly $1 more per sheet so I got it instead. Tonight I ripped it down into manageable chunks and machined the edges to join it into drawers. Tomorrow before I leave, I'll cut down the individual drawers and glue them up before I head to barnhouse.
Hopefully the drawers and doors will be complete before next weekend, then I can put together the whole kitchen when the new counters arrive.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 19, 2017, 07:10:03 PM
Another weekend at Barnhoue is a wrap.

1. Entryway primed and ready for paint. New panel put up to replace the old panel we tore out. New panel (Plain unprimed MDF) was $15.00 total. Sweet deal.
2. Living room trim caulked and painted in high gloss exterior white.
3. Master bedroom trim completed.
4. Dining room floor installed.

Attempted to order new windows for living room. Stymied by bad measurements in Home Depot guy's quote (He measured 2" too big, good thing I noticed it while getting a comparison quote) - Windows will cost $2037 at the same building yard where the countertop is coming from rather than $4500 from Home depot. Also the window sales guy pointed out how super-easy the install will be based on photos from our living room. I am happy and excited to give this a try.

I took some phots and stuff, but the phone wouldn't post to this thread this weekend. Weird.

Title: Re: The Barnhouse Transformation
Post by: Koogie on March 20, 2017, 10:50:16 AM
Been following along.  Good work, man.

Exterior paint on the LR trim ?    Just using some up ?

For us Ontarians, may we ask what lumber yard you are going to ?  Just an Eastern Ontario local one or something that might have other locations across Ontario ?
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 20, 2017, 11:19:10 AM
Been following along.  Good work, man.

Exterior paint on the LR trim ?    Just using some up ?

For us Ontarians, may we ask what lumber yard you are going to ?  Just an Eastern Ontario local one or something that might have other locations across Ontario ?

A trick a realtor showed me years ago was to use High Gloss exterior paint on trim. The shine on it is better than interior paint, it wipes clean easily, levels out nails and seams, and glazes over to give a different depth to the paint. It just looks super-awesome when you do it. Now whenever we put up paint-grade trim, it gets hit with the high-gloss exterior paint.

The store is a Castle Building Centre, but I think the suppliers are unique to this particular franchise. I know they make up the countertops in-house. The windows are sourced from a small manufacturer also local to the town.
Title: Re: The Barnhouse Transformation
Post by: Koogie on March 20, 2017, 11:36:23 AM
A trick a realtor showed me years ago was to use High Gloss exterior paint on trim. The shine on it is better than interior paint, it wipes clean easily, levels out nails and seams, and glazes over to give a different depth to the paint. It just looks super-awesome when you do it. Now whenever we put up paint-grade trim, it gets hit with the high-gloss exterior paint.
The store is a Castle Building Centre, but I think the suppliers are unique to this particular franchise. I know they make up the countertops in-house. The windows are sourced from a small manufacturer also local to the town.

Cool tip, thanks.    We've got three Castles near us down Hamilton way, so I'll check them out.  We're replacing a few windows this year as well and I think I'll take a crack at the smaller sliders in the bedroom and kitchen myself. 
Title: Re: The Barnhouse Transformation
Post by: couponvan on March 20, 2017, 12:30:09 PM
I will be avidly following your window experience.  Great tip on the exterior gloss paint. I have some trim to redo soon as well.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 20, 2017, 12:36:21 PM
I will be avidly following your window experience.  Great tip on the exterior gloss paint. I have some trim to redo soon as well.

I've never done windows before, so I expect some engaging conversation about the bits I do wrong on here. TBH, I'm hoping for it.

Once these are done in the Barnhouse, I have some basement sliders to put in at home - bought last fall and not yet installed. I fear them. And drilling/screwing into concrete is scary.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 20, 2017, 07:10:30 PM
Back to the kitchen. LWTG has given me confidence that maybe I CAN make doors and drawers.

I ran to Home Depot to buy a sheet of MDF the other night, only to find that there is a $1 difference between 3/4" MDF and 3/4" GBS plywood. I forget what the outside plys are, but its not maple or oak or anything. It IS good enough for drawers though.

(http://i.imgur.com/GmAJ0FT.jpg)

First step was to knock down the huge sheet into drawer-sized pieces. I cut it to the length of the drawer sides (20") and to the widths of the different drawers (some 18" and some 12"). I had brought home a handful of drawers to use as templates, so I had something to copy.

The old drawers had a rabbet cut in the ends of the sides and then the fronts were glued and nailed on. Most of the fronts had been ripped away from the sides, and were being held on by a variety of fasteners. It was ugly. Some research suggested that a joint called a drawer lock joint would hold the fronts and sides together better, so I decided to give it a go.

I learned in machine shop that if you want to make a bunch of parts with exactly the same end, you are best to cut the detail in the large stock before parting it down ti individual pieces*, so I applied the same idea here, and cut the fine joints in the sheets instead of making drawers first. First I'd have to put the dado blade in the table saw and cut a rabbet in the front and back pieces of the drawers.

(http://i.imgur.com/3kgd7Qo.jpg)

With the rabbets cut, I moved over to my router and set it up with a 1/4" T-slot cutter. The cutter would slit a groove in the board. Sadly my router and I have never been on good terms, and as I cut the slot, the cutter tried to rise up through the board. I caught it in time, made adjustments and carried on, but a number of the drawers will have sloppy tolerances on the joints and may need some screws. In any case, I did manage to cut the profile I was after.

(http://i.imgur.com/8JytrRF.jpg)

(http://i.imgur.com/AIaIHxr.jpg?1)

This concluded my work on profiling the edges of the fronts and backs of the drawers and I moved over to the sides. The sides were much easier. I just needed a dado set far enough off edge to receive the end profile I had cut in the fronts and backs. It went lickety-quick, and without incident.

(http://i.imgur.com/4tLamDC.jpg?1)

With that done, I parted out the individual drawer bits and made stacks of fronts, backs, and sides. Finally, I ran all the the parts through the dado blade and cut a 1/4" slit to receive the drawer bottoms to be cut of matching 1/4" plywood. This was all boring stuff, so I didn't take photos of the steps, but here are the stacked parts.

(http://i.imgur.com/emaAnqS.jpg?1)

With all the parts cut, I went to bed.




*Note - this is also an excellent way to scrap a large quantity of stock all at once. Be sure you measure well.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 20, 2017, 07:35:59 PM
This morning I tried assembling Drawer 1. I had done some dry fits the previous day and through the process, so there weren't a lot of surprises.

I put loads of glue in the joints. It makes a good lubricant for the parts to slide together, and it fills voids and hides mistakes. At least that;s what I tell myself when things are a little sloppy.

(http://i.imgur.com/AMWppv6.jpg?1)

I used a tonne of clamps to hold things together. But it always takes a tonne of clamps to hold things together.

(http://i.imgur.com/uQkkt4s.jpg?1)

The corners look OK so far. Some gaps, but the joints are strong mechanically, even if they aren't all going to be showpiece pretty. Stupid Router.

(http://i.imgur.com/ng6qbr2.jpg)

And finally, a drawer box with a failed-to-sell etsy train for scale.

(http://i.imgur.com/HEEyFHO.jpg)
Title: Re: The Barnhouse Transformation
Post by: Cannot Wait! on March 20, 2017, 08:02:16 PM
I have understood very little of these posts - BUT - I do know that "a failed-to-sell etsy train" is NOT a standard measurement!  Was the train a charm for a bracelet or a ride'm toy for a toddler?
In any case - AWESOME JOB Prospector;  you're getting there!
Title: Re: The Barnhouse Transformation
Post by: meerkat on March 21, 2017, 05:44:15 AM
That's some nice looking joinery, in my completely untrained opinion. Nice job!
Title: Re: The Barnhouse Transformation
Post by: andy85 on March 21, 2017, 05:59:49 AM
nice joints. i like how those dados line up perfectly with each layer in the plywood. planned or just lucky?
Title: Re: The Barnhouse Transformation
Post by: Metric Mouse on March 21, 2017, 06:59:23 AM
nice joints. i like how those dados line up perfectly with each layer in the plywood. planned or just lucky?
Good catch. That's a nice touch, I agree.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 21, 2017, 05:13:02 PM
Thanks for the kind words folks. Any aesthetics are pure luck.

I've glued up all the small boxes, now I need to cut bottoms for the big boxes. If I had twice as many clamps as I do, I could already be done. The only delay at this point is waiting for glue to dry. Maybe after Momma gets home from Beavers tonight I'll get started making the fronts.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 22, 2017, 08:18:26 AM
I made big box bottoms last night. Will start to glue up big boxes at lunch today. Last night's glue up went not super-fantastic since the boxes were made with the portion of the wood where the router bit wandered. I added more glue and hope it will hold "well enough." Some screws may go in there to provide extra holding power.

Today I'll glue up two big boxes - one at lunch and one after cadets. I may also sand some of the small boxes if I'm not too tired.

This morning the building centre called. My countertop is done and ready for delivery. They'll bring it by on Saturday AM. Perfect! My Dad is coming up to help with the install. this means we need to rip out the old counter on Friday night and prep for the new one. I'm not sure how we'll anchor in the countertop just yet since the built in place cabinets used boards that are not conducive to being screwed through. We may need to build a web to attach to. Time to watch some U-Tube.

The old counters were chipboard with a laminated-in-place top. They were top-nailed in place, then laminated. Post-formed counters will have to be screwed from below. This provides an interesting puzzle, and I'm sure we can find the solution with only a little head scratching.

Title: Re: The Barnhouse Transformation
Post by: plainjane on March 22, 2017, 08:57:27 AM
The old counters were chipboard with a laminated-in-place top. They were top-nailed in place, then laminated. Post-formed counters will have to be screwed from below. This provides an interesting puzzle, and I'm sure we can find the solution with only a little head scratching.

I look forward to hearing what you come up with.  Replacement countertops are potentially on our list while we wait to refill the "big renovation" bucket.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 23, 2017, 09:27:29 AM
Today I'll glue up the laast of the drawer boxes. Yay!

Now I need to make "faceplates" or drawerfronts. Whatever you want to call them. Looking online I see advice to seal MDF before painting - suggestion is to use drywall compound on rough edges, allow to dry, then sand profile. back to quality, using the shaper/router bit to do a final scrape before sanding.

The advice is also to paint using oil based paint (I'm not sure if that stuff is even available anymore) and to spray on the finish.

Does anyone care to chime in with what they do to get best results painting MDF??
Title: Re: The Barnhouse Transformation
Post by: zolotiyeruki on March 23, 2017, 09:34:47 AM
When I've done it, I've done the prime/sand/prime/sand cycle a few times until it becomes acceptably smooth, then apply the finish paint.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 24, 2017, 09:00:38 AM
Drawer boxes are all glued up. A few are out of square a little, but I'm not sweating it. I'll take a couple up with me this weekend to be sure they fit before final sanding. If its all good, then when I get back home, I'll make drawer fronts and paint them so I can install the drawers next weekend.

My Dad is coming up to lend a hand tonight and tomorrow, but being a good Christian, he needs to be brought back to civilization on Saturday afternoon. Momma is away this weekend. This becomes complicated because in the coming weeks we have a packed schedule and it will be hard to get back to barnhouse in the next 3 weeks. Also we need to start showings for renters. Do I turn around in the driveway and drive straight back to keep on working? Do I ask pops to drive his own car? I'm not sure. We'll figure something out.

All that aside, this weekend we need to:
- Paint the entryway
- install entryway flooring
- get carpet estimate for upstairs
- install quarter round on dining room baseboard
- remove kitchen counter top and back splash
- install new kitchen counter top
- Paint cupboard frames and inners.

With all of that done, we will just need new floors upstairs and I will declare the house complete for our first tenant. Whenever tenant 1 moves out we'll talk about a redo of the bathroom and kitchen.

Of course in the spring we will need to take care of landscaping in the back yard, and we will need to deal with the basement.
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on March 24, 2017, 03:53:32 PM
Busy weekend.  If your Dad has such a tight schedule re getting home (Saturday?  Sabbath is Sunday, or not for Mormons?), and you have such a tight schedule for getting Barnhouse ready, it makes sense for him to do his own driving.  Are the kids with you or Momma this weekend?  If they are with you, you then have to bundle them up as well to get your Dad home, which adds its own layer of frustration and lost time.

If I were your Dad I would be driving myself.  When my friend goes to babysit her grandchild she often gets picked up and driven by her daughter - I would prefer to do my own driving and be more autonomous.

HAPPY BIRTHDAY!!!!
Title: Re: The Barnhouse Transformation
Post by: Shinplaster on March 24, 2017, 05:48:54 PM
Happy Birthday.  I hope you get some cheeseburgers and cake - not necessarily in that order.
Title: Re: The Barnhouse Transformation
Post by: Anatidae V on March 24, 2017, 06:13:07 PM
Cake 🍰 for prospy!
Title: Re: The Barnhouse Transformation
Post by: pbkmaine on March 24, 2017, 06:37:00 PM
Cake for prospy!

Two slices!
Title: Re: The Barnhouse Transformation
Post by: RetiredAt63 on March 25, 2017, 12:57:45 PM
Progress on the counter-top?
Title: Re: The Barnhouse Transformation
Post by: EngineerYogi on March 25, 2017, 02:25:26 PM
Happy belated birthday!

Can't wait to see the finished drawers.
Title: Re: The Barnhouse Transformation
Post by: G-dog on March 25, 2017, 04:03:12 PM
Happy belated, current, or future birthday as I am not sure when it is.

I hope you could make good progress today!
Title: Re: The Barnhouse Transformation
Post by: meerkat on March 25, 2017, 05:10:33 PM
Happy belated, current, or future birthday as I am not sure when it is.

This. Happy birthday!

Okay now that weird thing that was happening in Sam's journal is happening here too. WTF internet?
Title: Re: The Barnhouse Transformation
Post by: Freckles on March 25, 2017, 06:12:59 PM
I never see the cake! It's as if I have forum-cake blindness.  Regardless, I hope you had a good birthday and you're having a productive weekend at the barnhouse.
Title: Re: The Barnhouse Transformation
Post by: dilinger on March 26, 2017, 01:48:35 PM
I got a $50 laminate cutter. I love it! It saves so much time, isn't noisy, and doesn't make a huge dust mess like a power tool would (which is important for a floor reno in a house that my family is living in). Rather than cutting, it crushes the laminate and leaves a pile of crushed laminate underneath the tool. No dust.

I plan to donate it to our local tool library once I'm done with all of the floors. This is the one I got:
http://www.homedepot.com/p/Roberts-Laminate-Cutter-for-Cross-Cutting-up-to-8-in-Wide-10-35/202501850

Windows are EASY. I have a 1927 house, and have done both replacement and resizing. You will save so much money; $5k for 4 units is ridiculous. I'm paying $200 to $500 per window for Anderson 100 series from HD (which I like because the fibrex material is less floppy than vinyl, so the frames don't bow out). As far as waterproofing, get some 3M 8067 flashing tape (HD doesn't carry it, but amazon does). For new (flanged) windows, you pull the entire older window frame out down to the studs, and flash the studs. For replacement windows, I flashed over the older wood frame. The older wood frame sill will probably be tilted towards the outside, so as long as you can get the flashing tape between the sill and the siding you should be okay. It's not going to be perfect; I don't know what your house sheathing situation is, but mine is a mix of no sheathing and some crumbly sheathing that seems kinda useless. You want to ensure water drains to the outside of the house (avoiding the sill and structural elements), but if it rots the siding.. so be it.

Oh, and if you have a gap for pulleys in the sides of the older windows and are doing a replacement, fill with insulation first before flashing over it.
Title: Re: The Barnhouse Transformation
Post by: dilinger on March 26, 2017, 01:54:31 PM
Oh, and my experience with window replacement on older houses - it doesn't matter whether you do the "easy" replacement window method or new install windows; the majority of time will be spent trying to get the outside to look good. That's something an installer isn't going to care about, only you will. You can tell which windows on my house were installed by big box store installers, and which were installed by me. :)
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 27, 2017, 10:10:53 AM
This weekend was at once frustrating and productive. My Dad came up and "helped" install the kitchen countertops. We arrived on Friday night and removed the old counter. In the process, Dad cut through the base cabinet with his new reciprocating saw. We didn't need the recip saw at all, but he was gung ho to use it, and before stopping to think about what he was cutting or why there was so much resistance, he took out a 2X4 cross member and a 1X2 face frame. I expressed frustration and repaired the cabinets.

When the new counters arrived on Saturday morning, we were ready to receive them. The delivery guys dropped them off in the kitchen, and Dad pulled out his framing hammer and started knocking off the protective shipping blocks. In the process he busted off a 6" section of backsplash. Thanks Dad.

I set him to work doing some painting and I ran out to get cement board to screw into teh wall to receive the backsplash that I can only hope will hide the damaged laminate. When I got home Dad had cleaned his paint brushes in the bathroom sink. For some reason, the tap now runs and the hot side water pressure is crazy low. I am loathe to blame Dad for this, but somehow it seems like he has a way with things...

While I was out, I had asked him to do some painting and to cut spacers to make up the gap between our new living room drywall and the old window frames. When we did the drywall, the walls came out 1/2" thicker than they had been previously, so I needed spacers set in teh frames to hold the trim. He hadn't bothered because he couldn't figure out how big to make the spacers. (1/2"???) but how wide? None of the drywall cutouts were the same! (Any width - drywall can be trimmed back) He had sat around instead, waiting for me. Ugh. Oh well, at least I wasn't paying him.

Back to the countertops... With everything uncrated, we lifted the cabinets into place for installation. The fit was snug. Too snug. I was thinking about where I should grind back the plaster in the wall to have the smallest repair. Dad interpreted this hesitation as "Maybe we should try ramming this mofo in there with all our weight" and proceeded to slam his hip against the new counter, only leaving the floor for a moment before coming down on it with his full body weight. The end cap on the countertop cracked and flew off. The MDF behind it arced across the room. I swore at my father.

We traded ends and I re-evaluated. Dad commented that when he did that, it must have torqued the countertop and now it was wedged in. We should get the twist out of it. I commented that this was a time for finesse. He nodded, took a step back and was airborne AGAIN. At least both ends of the counter match. This time I swore more forcefully.

Seething with anger, I pulled the counter back out from where it was wedged in and asked Dad to hold the end while I got out the grinder. Dad set it down so that the counter was now wedged down on the floor at one end and up on the cupboards at the other. It would not come back up. The cracking and splitting of the backsplash away from the countertop as we forced it back into position was plain to hear.

Getting the sink in without a cutting template also proved challenging. In the process I managed to nick a 1/2" divot in teh laminate right in front of the sink. So much angry over this thing.

Good thing I got the counter for cheap. I now have to:

- Repair 2 end caps
- repair backsplash join
- seal mitres
- repair divot from grinder (my fault)
- tile backsplash
----------------------------------------------------------------------

Once the countertop was done (Dead?) we moved on to the front entryway and trimming around living room windows. Dad left and on Sunday the boys and I kept going, getting half the living room trim up, and all teh 1/4 round in the dining room. This week I need to make cupboard doors and drawer faces. I'm hoping to sneak up after work on Thursday and get an extra 6 hours in.

----------------------------------------------------------------------

Strange things are happening in this thread.

For reasons beyond my understanding, I can no longer post to it from my phone. Updates are simply being eaten by the interwebz. I am going to ask a mod to lock down this thread by the weekend and I shall start a chapter two. I'll provide a link once that thread starts.

Title: Re: The Barnhouse Transformation
Post by: G-dog on March 27, 2017, 10:45:38 AM
I can't post on this thread with a devices either. Still some weird legacy from the migration I suspect.

How did your dad handle it when you swore at him. Sounds like you need extra safety equipment when he's helping (flying mdf). Or, at least a bigger bank account....
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 27, 2017, 11:26:32 AM
I can't post on this thread with a devices either. Still some weird legacy from the migration I suspect.

How did your dad handle it when you swore at him. Sounds like you need extra safety equipment when he's helping (flying mdf). Or, at least a bigger bank account....

He was very humble about it actually. The first time when he broke the backsplash he tried to pass it off as being the yard's fault, but by the time we were done, he was pretty shame-faced.
Title: Re: The Barnhouse Transformation
Post by: Shinplaster on March 27, 2017, 11:51:46 AM
Ah jeez, Prospero.  All that excitement and pleasure installing brand spanking new counters, only to have them end up nicked and damaged before they were even installed.  It must have just taken all the 'shine' off for you.   I hope the rest of the renos go well, and you can get the taps fixed without much trouble.

Title: Re: The Barnhouse Transformation
Post by: Bracken_Joy on March 27, 2017, 01:46:16 PM
Ughhhhhh I am annoyed on your behalf. Sorry to hear about all the counter-chaos. Family can be very frustrating.
Title: Re: The Barnhouse Transformation
Post by: snacky on March 29, 2017, 05:29:58 PM
That sucks. I'm sorry.
Title: Re: The Barnhouse Transformation
Post by: Le Poisson on March 30, 2017, 11:03:38 AM
As of today I am retiring this thread. Sometime soon a mod will poke their nose in and take away the "reply" button. If/When that happens, look in my signature for new Barnhouse thread. I know you're excited. I am.
Title: Re: The Barnhouse Transformation
Post by: arebelspy on March 30, 2017, 04:34:43 PM
Strange things are happening in this thread.

For reasons beyond my understanding, I can no longer post to it from my phone. Updates are simply being eaten by the interwebz. I am going to ask a mod to lock down this thread by the weekend and I shall start a chapter two. I'll provide a link once that thread starts.

I can't post on this thread with a devices either. Still some weird legacy from the migration I suspect.


Quoting to look into.