Bringing An Abandoned House Back Online

 
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Old 08-11-2017, 08:13 PM   #1
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Bringing An Abandoned House Back Online


This has to be the most work i have ever seen on a rental.

Knock loose plaster off walls
pull trim (sand/paint/reinstall)
remove all electrical/plumbing (relocate laundry facilities from kitchen to basement)
Total re-plumb drains included (2 inch drains to 4 inch main/and 4 inch vent stack)
Total rewire from the weather head outside inward. Put each room on a breaker.
Fur walls flat/level (had a variance of up to 3 inches over 12 feet)
Drywall 1/2" walls/ceilings
Install attic access
Reconfigure bath layout to accommodate 48 inch tile shower/30" vanity/Toilet (to increase floorplan efficiency/make bathroom "feel" larger)
Install kitchen cabinetry around chimney to create new kitchen with a breakfast bar
Patch wood floors/sand/clearcoat
Whole house paint
All new windows
Install new fencing around property

So far we have gotten the mechanicals done and just finished furring out the walls. Now we are on the drywall phase. 70 12 footers, yuck!!

Here's some before pics
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Old 08-11-2017, 08:14 PM   #2
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Re: Bringing An Abandoned House Back Online


sorry about the crooked pics

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Old 08-12-2017, 08:37 AM   #3
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Re: Bringing An Abandoned House Back Online


IOW... a total gut... here you go...
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Old 08-12-2017, 08:43 AM   #4
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Re: Bringing An Abandoned House Back Online


How much of this are you self performing, and how much are you subbing out?
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Old 08-12-2017, 08:53 AM   #5
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How much of this are you self performing, and how much are you subbing out?
Good question... whoever is doing the work, from the pics, that foundation needs some help...
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Old 08-12-2017, 09:51 AM   #6
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Re: Bringing An Abandoned House Back Online


At least the floor joists are substantial. The ones in my 1891 house are (true) 2x6. But they had the gall to go the length of the house with them. Longest span is 23'. Needless to say, someone who had the house before me divided it up and used steel beams to support it.

But can you imagine using 2x6 for a 23 foot unsupported run in a two story house?
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Old 08-12-2017, 10:25 AM   #7
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Re: Bringing An Abandoned House Back Online


People were lighter back then. Also, all those spans didn't have the weight of needless codes and regulations weighing them down.

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Old 08-12-2017, 07:50 PM   #8
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Re: Bringing An Abandoned House Back Online


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At least the floor joists are substantial. The ones in my 1891 house are (true) 2x6. But they had the gall to go the length of the house with them. Longest span is 23'. Needless to say, someone who had the house before me divided it up and used steel beams to support it.

But can you imagine using 2x6 for a 23 foot unsupported run in a two story house?
There is a good chance that it had intermediate support beams that rotted or had insect damage and were replaced. People weren't above using green beams when they built, then the powder post beetles come along, and it goes down hill from there....
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Old 08-12-2017, 08:39 PM   #9
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Re: Bringing An Abandoned House Back Online


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How much of this are you self performing, and how much are you subbing out?
Hvac was 100% subbed

Sparky relocated panel to basement and supervised from that point onward (in order for me to learn) Bathroom had fusebox, definitely was not keeping it there.

Plumber also supervised/advised

will have a window sub as well but he will do all the work

Everything else done in house. No real rush on this one so I am bringing in experienced tradesmen to learn from them and hone my skills.

I wanted to go back to studs and insulate, customer insisted on furring walls

Bathroom got 3 new joists due to rot.
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Old 08-12-2017, 11:13 PM   #10
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Re: Bringing An Abandoned House Back Online


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Hvac was 100% subbed

Sparky relocated panel to basement and supervised from that point onward (in order for me to learn) Bathroom had fusebox, definitely was not keeping it there.

Plumber also supervised/advised

will have a window sub as well but he will do all the work

Everything else done in house. No real rush on this one so I am bringing in experienced tradesmen to learn from them and hone my skills.

I wanted to go back to studs and insulate, customer insisted on furring walls

Bathroom got 3 new joists due to rot.

Turn the phone the other way...

In the meantime, here ya' go...


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Old 08-12-2017, 11:34 PM   #11
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Re: Bringing An Abandoned House Back Online


is it yours or a client?
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Old 08-12-2017, 11:44 PM   #12
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Re: Bringing An Abandoned House Back Online


Definitely not mine.

At best its a $50k house once finished, but he is not shy about these types of projects. I am used to slap and go, in and out in 2 weeks. This one is budgeted for 2 months

But at least there 2 months of $$ as well It's nice to not have to slap lipstick on a pig for a change.

Funny thing is that this job came about because he saw the quality I gave him on bathtub refinish. Just goes to show how little jobs can lead to large ones.
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Old 08-12-2017, 11:53 PM   #13
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.... Just goes to show how little jobs can lead to large ones.
Early 80's I used to do front door replacements, locksets and dead bolts for a local door shop. Great fill in work for me or my guys on a rainy/slow day.....

Owner of the shop asked me to call an elderly college professor who was trying to get a deadbolt installed.

I called and made arrangements to do it one Friday afternoon.

Lead to 45k worth of remodel work at his place. 1980's dollars

Worked on that street for several years because people thought if old John can trust you, you must be ok....

You just never know who it is who calls.....
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Old 08-13-2017, 09:12 AM   #14
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Re: Bringing An Abandoned House Back Online


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I wanted to go back to studs and insulate, customer insisted on furring walls
Going back to studs can open other cans of worms - you just don't need some of those kinds of surprises. Insulation on these are typically best blown - drill and fill.

Shimming the walls if they're pretty far out isn't such a bad thing - the finish quality can still be good, but there is the issue of jamb extensions.
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Old 08-13-2017, 09:29 AM   #15
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Re: Bringing An Abandoned House Back Online


Yeah we will now have fatter door jambs, and shorter trim because we are recycling the original trim. On a plus, the trim was never mitered so reinstalling will go crazy fast.
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Old 08-14-2017, 11:05 PM   #16
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Re: Bringing An Abandoned House Back Online


80% of the drywall is up, starting to look like a house now
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Old 08-15-2017, 07:51 AM   #17
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Re: Bringing An Abandoned House Back Online


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80% of the drywall is up, starting to look like a house now
Looks like someone forgot to turn his phone the other way...

Here ya' go...


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Old 09-07-2017, 11:43 PM   #18
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Re: Bringing An Abandoned House Back Online


Drywall is up, and primer is on. It's all downhill now.
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Old 09-08-2017, 02:14 AM   #19
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Looking forward to the finals on this.
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Old 09-08-2017, 09:05 PM   #20
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Re: Bringing An Abandoned House Back Online


I am aiming for a finish date of october 1st

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