As noted in the contest rules, we’ll be judging entries on the following criteria:

On Monday, November 23rd, we’ll announce the five finalists and you’ll have a chance to read and rate the entries and vote for your favorite. The winning blogger will win a $250 gift card to Lowe’s and an opportunity to become a paid contributor to the Old House Blog.

So be sure to check back on Monday. And good luck to all the contestants!

Old House for Sale

It seems like every time I read the financial news there is another article about looming foreclosures. The last several years the big issue was the subprime mortgages, and the damage they were causing. Much of this crisis appeared to be caused by greedy lenders making loans that they should not have been, to buyers who were purchasing houses that were beyond their means, and in some cases to buyers who should not have been purchasing a house of any type.

I hate seeing anyone lose their home to foreclosure, although working in the home building business I saw many people purchasing homes much more expensive than they could afford, hoping that it would appreciate and they would make money from it. I also saw many people who 10 years ago would not have been able to purchase a new car, yet somehow in the years just before the housing bubble burst they were able to get loans on $500,000 houses. So it was hard for me to feel too sorry for those types of buyers, and the lenders who were involved, but I did feel very sorry for everyone else who was hurt by the economic fallout from this crisis.

And now I feel very sorry for the group of people who are supposedly going to make up the next wave of foreclosures. I am reading now that many people who had not been living beyond their means, who up until recently had been responsible financially, are now falling behind on their mortgage payments, and their homes may be going into foreclosure. I am sure that many of these people are hard working and responsible, but they have been caught up in the fallout caused by others. They may have lost their jobs due to companies downsizing, or found that they can’t refinance adjustable rate loans due to lost value in the house. I am also sure that some of these homes are old houses.

If you have been thinking of buying an old house, now may be the time. Prices have been falling, but in some areas they are starting to stabilize. There are tax credits you may be eligible for, and you may be able to help someone out. In most cases it’s not a matter of taking advantage of a family’s misfortune, it’s a matter of helping them get out from under an expense they can no longer afford, and get a fresh start. In many cases the owners would prefer the house go to someone who will care for it as they did, and you might get that old house you have always wanted.

If you have an old house, you know this refers to the wiring that’s probably coursing current to your lights and plugs.

The knobs are ceramic clips (ceramic–imagine the expense installing those today!) that secure and protect the fabric-jacketed wire parallel to the joist and/or serve as a pivot point to change the wire’s direction. The tubes are ceramic sleeves that protect the wire as they pass perpendicular through a joist or stud. Caption: Note the knob on the left, the two tubes in the foreground.

The good news is that knob and tube is intrinsically safe because the hot and neutral lines are so far apart from one another that there is very little chance of them arcing. However, it is not grounded–required by modern convention–and often can’t serve the loads of with modern electrical demands (think hair dryer, lights, coffee maker, bathroom fan and microwave all running on the same circuit at the same time…no dice.) So if you’re planning a full-room upgrade, plan on running a new circuit with modern electrical wire and devices back to the breaker panel.

And, as my electrician says, you want an old sparky working on old wires. Reason is that unlike modern electrical plans, knob and tube wires run from the panel all the way through the house before the circuit returns back to the panel. Nowadays it happens within the same wire. See, the guys drilling the holes with a brace-and-bit pommel jammed in their chest wanted to drill as few holes as possible so they ran the wire as efficiently through the house–leaving about one outlet per room to frustrate us modern old house homeowners! And while it works, the upshot is if you cut the wire, say to re-wire your bathroom, you cut off whatever is down stream. Also, while it is modern convention to “switch” the hot wire only, back in the day when wiring was new, it was often easier to switch the neutral wire. It works but it makes trouble-shooting as much art as science when trying to figure out what feeds what then goes where.

If you plan to get tricky, as I’ve seen done many times, and add modern vinyl jacketed cable (Romex) to existing knob and tube, well, you can’t do that. And that’s really not safe. That’s also why I carry a wire tester with me on old house remodels. I like to be know right away if some buried cable is hot before I grab for it.

The good news is that you can probably fish wire through cavities in your home. The bad news is that you may have to punch holes in walls and ceilings on rooms other than the ones you’re working on to get the wire from point A to point B.

It’s a small price to pay for the convenience, safety and peace of mind doing it right–even if you had an old guy like my electrician doing it (you’re welcome Bob!)

This question arises in various forms throughout any old house remodel (from molding to appliances to fenestration), I find it often first pops up when it comes to plaster.

Generally, plaster performs better than drywall because it is more massive: Three coats of hand-applied material (brown coat, scratch coat, and finish coat) typically deliver rock-solid, sound-deadening walls and ceilings with a glass-smooth finish; emphasis on sometimes. And whether we should repair or replace a decision blended up with personal and mechanical realities.

Personal

We’re involved in a piece of history, living in something we love for the pure beauty, experience, or story. And this places us on what I call the repair-replace-restore arc. Some readers (thank you for reading this far!) are pure preservationists and want to repair their homes as they were built. Others want me to skip ahead to gutting crumbling plaster. Still others want to insulate their homes and the plaster prevents it. And so on.

The point is: determine your place along the curve so you can climb the right decision-tree.

Mechanical

No matter your personal view of old house repair-restoration the condition of the existing plaster drives the bus.

Worst Case–Structural Damage. Some plaster–regardless if George Washington slept under it–is leaping off the lath (the case in our home.) If your shack has been plagued by plaster-dissolving roof leaks, house settling that pops the lath off the studs or–joy to the world–a billion pock-marks from the birch paneling you removed, the plaster may has been compromised structurally and repairing it means stripping so much of it off you can’t save any. If you’re a preservationist–and have the budget–you’ll go back with plaster. Awesome! Others, us included, choose drywall (and insulation.)

Furthermore, when plaster has been compromised by water there may be other water-related damage that can only be found by stripping the plaster, like rotted framing (I just found a rotten 4×6 sill plate–it’s bark mulch.)

Cracks and Holes. Cracks and holes don’t necessarily mean the entire field of plaster has to go. You can re-attach plaster that’s not too far gone with screws and large washers (I also use truss-head screws) and skim coat the crack with joint compound, paper tape or gauging plaster. The key here is to make sure you’ve re-attached the loose plaster so the crack doesn’t re-occur.

For plaster that has been locally undermined by water–say under a window–step one is to repair the leak. I’ve repaired plaster with several coats of joint compound or gauging plaster. Sometimes removing loose plaster and “plugging” it with a piece of wallboard is a good way to speed up the application of compound.

Decision Tree Rule Of Thumb. True preservationists don’t like it when I say this, but carpenters a hundred years ago would have used plywood and nail guns if they had them.

They would have used drywall too.

The reality is that while plaster–from a purely performance standpoint–is generally better than drywall it is umpteen times more labor intensive and expensive to install putting it so far out of reach of many homeowners that while nice, it’s not a branch on the decision-tree that can be reached.

My place on the preservation arc is that I want to create the right blend of budget, performance, insulation, and execution such that I can keep what’s great about my old home but–like anything that thrives as times change–help it evolve so that it stands the test of the next hundred years.

Old House Holidays

Thanksgiving is next week, and for me the Thanksgiving Parade in New York has always meant the start of the Holiday Season. I will soon see holiday lighting up in the small town I live in, the town’s decorations on the main road which passes through, and the individual homes decorated for the season. I confess I really enjoy it, and always have. There is something special about the season, regardless of your beliefs, and it always seems magnified when I drive down a street or road, and see old houses decorated for the holidays.

Don’t get me wrong, I think the holiday season is terrific no matter where you celebrate it, even if you are far from home. But for some reason, when I think of the holidays a picture comes to my mind of quaint towns with old houses, and horses pulling sleighs, candles in windows, and a decorated tree in the town square.

When I see an old house decorated for the holidays a couple of things come to mind. I think about a family that has worked all year keeping that old house looking its best, or doing restoration projects around the house, and now they are going to have some time to relax with family and friends, and simply enjoy the old house for the season. I also think about how many holiday seasons that old house has provided provided a home for families to gather, in my area many homes are well over a hundred years old. Decorations have changed over time, and so have the families in many cases, but there will still be good food and conversation, laughter and love, and the old house will provide memories of one more holiday season.

I have been lucky enough to spend the holidays in old houses for many, many years. There have been a few exceptions during that time, and while I still enjoyed the season, it never seemed quite the same. I never felt the warmth that an old house seems to bring to the season. Perhaps it’s all in my mind, but that’s just me. I tend to think though, that most people who have had the opportunity to spend the holiday season in an old house may agree with me, there is just something special about it that newer houses can’t seem to duplicate. So, everyone who lives in an old house take some time over the holidays to relax, and enjoy the season and your home. I hope everyone else enjoys the holiday season, too, and gives some thought to spending next year’s holidays in an old house.

Historic Home Saved

I recently wrote about the two old houses in Berkeley, California that belonged to the University of California. Most of my blog entries have been about families purchasing old houses to make them their homes, but another good method for saving old houses is for organizations to purchase them. The University of California appeared to have used at least one of the old houses for offices, unfortunately the need for expansion has caused them to go in a different direction.

James Madison University in Harrisonburg, Virginia has expanded considerably over the last 20 years, and they have purchased many old houses in proximity to their campus to use as university offices. After purchasing the houses, they restored them to their former splendor to showcase the house, and the university. Many towns and counties also purchase old houses to use as offices. In many cases the old houses had historical significance in the area, and it was a way to save and restore them. Organizations interested in history often purchase and restore houses to use as their offices, or simply to put on display for the public to enjoy. Old houses in commercially zoned areas make good professional offices with a little work, and are a big improvement over the vanilla office buildings that were springing up everywhere prior to the downturn in the economy.

So, while families and individuals purchase old houses to use as homes, and I believe this is the best way to preserve old houses and their memories, if this doesn’t seem to be an option there are other avenues to try. If you belong to an organization or club that is looking for space or offices, you might suggest a big old house nearby that would be perfect with a little work. If you are aware of an old house that is sitting empty that may be of some historic significance to your county or town, bring it to the attention of local historical societies, or mention it at local council meetings. A county or town that needs additional office space might find that the public is more sympathetic to using an old historic house for those purposes, rather than voting funds for a new building. Or, the next time you are visiting some professional in a strip center, and they mention that they have outgrown their space, mention that big old house that is sitting empty, and just waiting for a new owner.

Home prices seem to be continuing to decline throughout most parts of the country. The First Time Home Buyers Tax Credit has been extended, and expanded, to allow current homeowners a $6500 credit if they have lived in their current home at least 5 years. It sounds like a great time to purchase an old house, and it is.

If you are considering buying an old house, and I hope you are, don’t rush into the purchase. Yes, there is a deadline on the tax credit, and prices might start edging up again, but don’t rush into a purchase without

Don't Let This Happen to You

knowing exactly what you are getting in to. New homes go through local jurisdiction inspections prior to receiving an occupancy permit, and even then, some items are missed depending on how thorough the inspectors were. Old houses are a completely different animal. Many were built before inspections were conducted by trained professionals, and during the old house’s lifetime, many changes may have been made that can cause structural damage or safety issues.

Prior to committing to purchase, it is always best to have a home inspector check the house out–an inspector who is familiar with old houses and their construction. From a financial standpoint, this makes sense because that old house you’ve fallen in love with may require an immediate input of cash that wipes out your tax credit savings, and beyond. But more important, it is a good idea to get a home inspection to ensure your family’s safety.

You may think you know enough about construction to inspect the old house yourself, or maybe you have a friend who claims to be a construction expert. However, don’t take a potentially expensive or dangerous chance. I have been around home building for the last 25 years, and have lived in old houses since 1967. If I was thinking of purchasing an old house, I would hire a professional old house inspector. Sometimes a second set of eyes sees things the first set of eyes misses, and a professional old house inspector looks at items objectively, rather than with eyes that have fallen in love with the whole house and don’t see the potentially dangerous or expensive issues.

By all means, purchase that old house and make it your home. It will have character and personality that a new home might never achieve. Just make sure you take your time, get the old house inspected, and go into the purchase knowing exactly what you are getting.

Here in Part Two of our bathroom remodel, we talk about the bun that makes that beefy patty look and taste real yummy–trim details. For me, trimming a tub includes more than what my eight year old daughter refers to as “curly wood.” It’s about how a tub feels when you get in there and how long the details stay detailed as Calgon takes you away.

Bathroom Remodeling: Step #1

Step 1 of dropping a tub into its rough-framed pedestal is trimming the rim, or top plate of your little stud walls (which should be dead-level left-right/front-back.) The top rim of the tub settles onto these trim boards. If you want to go wood (budget-friendly I hasten to add) and stay true to some old-house materials and trim vernaculars Douglas Fir or Western Red Cedar 1-by are durable, attractive choices. I recommend priming and/or finishing all 6 sides–that includes cut ends–before final fastening. Some other choices are marble, granite or soapstone. Another great choice is PVC 1-by. It works like wood, but lasts like stone. Not for all old house purists I realize, but well worth a look in my mind.

Whatever you choose, install the rim trim and let dry before dropping the tub in. Also, as Mies van der Rhoe said “God is in the details” and one important detail is to make sure your rim trim cantilevers the wall cladding at least ½ inch. In other words, if you’re using 1/2 inch bead board cladding and a ¾ inch horizontal transition strip, the rim trim should cantilever the top plate 1 3/4 inches. Skimp on this detail and you’ll see why Mies is devilishly mis-quoted.

Bathroom Remodeling: Step #2

Step 2 is much less detailed but no less important. The tub must be set in a “wet bed.” And by wet bed here we’re talking a 60-pound bag of concrete. Some contractors substitute a 5-gallon bucket of joint compound here but I accept no substitute. I’m going for rock-solid connection here. Mix up the mud, shovel in, then wiggle the tub into position.

Bathroom Remodeling: Step #3

Step 3 is to apply the wall cladding. In our case it was bead board. PVC is a good, authentic looking, long-lasting choice for bead board. The PVC I have used looks real and, once painted you can’t tell it from wood. Then add your base, shoe, and transition strip under the rim-trim.

Note: while suitable for other areas of the house–and tempting due to low cost–MDF moldings will eventually get wet and then that’ll be all he wrote.

Bathroom Remodeling: Step #4

Step 4 is caulk. I have had excellent luck with DAP Dynaflex products all over the house.

Bathroom Remodeling: Step #5

Step 5 is to paint. Semi-gloss or high-gloss is recommended for all bath applications.

And that’s all he wrote–for this installment anyway.

A few people who used the First Time Home Buyers Tax Credit to purchase an old house wrote in after that post, and I was really glad to hear that it was helping people. I recently

read that the National Association of Realtors is estimating that as many as 350,000 families bought homes through August because of the Tax Credit. I know that most of the homes that were purchased using the Credit were not old houses, but I’m sure that some of them were, and that some young families were able to take an old house and make it a home.

The extension of the Credit is to April 30, 2010. Buyers must sign a Purchase Agreement by that date, and must close on the home by June 30, 2010. An added bonus to the extension is that the Credit is opened up to purchasers who already own a home, and have lived in it for at least five years. If potential home purchasers meet those requirements, and any others that are in the extension, they may be able to take a $6500 tax credit. I won’t get into all of the criteria and fine print of the Tax Credit, if you are thinking about using it check with an accountant, or the IRS, to make sure you can qualify for it.

As I mentioned I am excited, I believe this Tax Credit is something which helps young families get started as homeowners. It is a great feeling when you finally become a homeowner, and have your own home to make family memories in. If some of the houses which are purchased are old houses then so much the better. I would really enjoy it if other people who have used this Tax Credit to purchase an old house, or plan to with the extension, wrote in and told us about it.

Of course the big job and cost is moving them, and having a location for them to go to. To someone who hasn’t been involved in the moving of a house before the project might seem to be too large to undertake, and more than likely cost prohibitive. I mentioned that I had been involved in the moving of a home in the past, and as long as you kept various factors in mind such as hiring a good contractor and the route that would be used for the move, it was possible to undertake a successful move and not go broke while doing it.

I happened to come across an article that shows what is possible if someone falls in love with an old house and wants to save it. The story is similar to the situation in Berkeley, this was an old house that needed to be moved or it would be demolished. The house was near Baltimore, Maryland, and this couple decided they wanted to save the home. They bought it for a dollar. They hired a contractor to move the old house, placed it on a piece of property they have, built a foundation for it, and had it lowered into place. This couple gave the old house a new life.

The house is a work in progress. They are restoring it as they have time, but it already has regained some of what its original splendor must have been, and the old house will live on for many more years. I think it is human nature that we enjoy something much more when we know we worked hard to accomplish a feat that many considered impossible and were reluctant to undertake themselves.

I believe this couple will feel that sense of satisfaction for the rest of their lives, that they were involved in saving an old house that deserved being saved. I also believe that anyone who saves those houses in Berkeley will feel the same sense of satisfaction, and hopefully after reading about this couple in Baltimore will realize what is possible if you put your mind to it.