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SD's new house, the practical stuff
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dpack



Joined: 02 Jul 2005
Posts: 33195
Location: yes
PostPosted: Sun Sep 24, 17 7:15 pm    Post subject:  Reply with quote    

a little time has passed and things are progressing.
although these reports are specific to this job i hope they serve as an example of a "how to" for the right ways to go about major refurb projects that can be applied to those undertaken by any of us.

my spark chums are well into first fix and should have most of that done by next weekend. layout for leccy established with the necessary bells and whistles such as heat/smoke detectors ,extractors etc .
note do you want a electric shower , if so we need to add a supply for it.

the windows are ordered from a firm who know how to measure and put in a very good price of £4.2k for 8 decent windows.
note put date on timetable as we need wet trades finished first.

the roofing chap is coming this week to sort chimney caps for 4 ,gable pointing,chimney pointing flashings and gullies along with a few slates and any odds n ends that need fixing on high such as gutter joints and popping the tv aerial/phone wires into the roof void.
note take rods and sweep em tomorrow.

the gas man will be quoting for new CH rather than just a new boiler. the existing was horrible in both layout and installation quality. he can also quote for all domestic plumbing

most of the floorboards are up for leccy and woodworm and inspection of timberwork ,structure etc, all is well with joists and etcs.
there will be a fair bit of 2nd/3rd fix carpentry ( woorms ate my skirtings etc ) but that sort of stuff is easy.

note i will get the rest of the boards up this week and drill a few holes for the sparks

note dont worry about the holes in the joists ,i will plate them as required once 1st fix wires and pipes are in , we can reuse quite a few pipe notches and wont need many new ones as the new pipe runs will go in sensible directions ( unlike the abomination of plumbing under the floors and up the walls )

the pantry walls are in the yard along with most of the plaster/render that needs to be off for the damp proofing, the old CH system is mostly out but there are a few more bits to dump.
most of the wormy wood is ready to go ,the rest will follow as it gets found and ripped out

the chimney in the kitchen is coming down this week ,note need to hire angle grinder with diamond disc to make a tidy job. as it is relatively simple and i will just do it getting the extra space in the kitchen will only cost £60 for an extra week on the breaker and a grinder + about half a big skip to lose the rubble.
this gives a rectangular kitchen about 16 ft by 9 ft which is a pretty useful size and shape

note we need to chase up bricky re front elevation and remedials to bomb damage as we need them in asap ie before damp man and wet trades.

we need to extract the staircase before damp man and reinstall either during or very soon after he finishes. spare man available but needs booking we also need materials for stairs/new support system on site

understairs floor needs examination with a distinct possibility we need to rag it out and do a proper concrete job

note ask if damp man's wet trades chaps will do a few extras and perhaps do whole house skim plaster. if not we need a spread, i could do it but i would rather not if i can avoid it.

note i need to remember to cut concrete in yard while i have grinder and breaker ready to dig a bit and fit snorkel air bricks and gully system whenever we get chance

note we have at least a 8 cu m skip's worth outside at the mo and i will add about another 4 cu m this week so a skip on friday aft/sat am is needed before we run out of space.

overall things are going well but we need to :
chase bricky so as we can get the forms for building control submitted ( note i can do the bomb damage stuff but i don't lay pretty bricks )
we need to put dates for wet trades and windows on calender so as to coordinate other tasks.
you need to decide on bathroom layout with gassy man

note in the morning first task is order grinder and find out when my hatchet saw is back from hospital ( it made a very nasty noise and stopped reciprocating but they recon they can mend it asap )

i have probably missed a few things off this report but we will get to them as and when.

Slim



Joined: 05 Mar 2006
Posts: 4865
Location: New England (In the US of A)
PostPosted: Mon Sep 25, 17 2:02 am    Post subject: Reply with quote    

that half ton of plaster we hauled out of the basement last weekend doesn't seem so bad any more!

NorthernMonkeyGirl



Joined: 10 Apr 2011
Posts: 4308
Location: Peeping over your shoulder
PostPosted: Mon Sep 25, 17 6:45 am    Post subject: Reply with quote    

By "wet trades", you mean plumber, plasterer...literally anything messy/liquidy?

dpack



Joined: 02 Jul 2005
Posts: 33195
Location: yes
PostPosted: Mon Sep 25, 17 8:06 am    Post subject: Reply with quote    

in this example wet trades means brickwork, damp proof render and plastering which are wet and messy ( in another context it might mean something very different this is not the place to discuss the Steele dossier )

thinking of brickwork the remedial stuff to the rotten lintel/ front elevation and bomb damage to the party wall/front elevation need fixing before the 23rd oct and the quote we just got seems rather high.
this mornings job is to seek alternative quotes from competent folk before we give somebody what is imho a sweet little job.
if i had the tower and props in a lock up, a strong lad and a half decent brick layer on site i would just do it but i've not been kitted up for the brickwork since the 90's, the bomb damage stuff i could do easily (and might have to if i cant improve the price we have so far.)

grrrr what a way to start a monday, that's building works hey ho .

dpack



Joined: 02 Jul 2005
Posts: 33195
Location: yes
PostPosted: Mon Sep 25, 17 10:23 am    Post subject: Reply with quote    

the extremely good builder who did tt's loft conversion is popping over to site 2 pm to have a look at the remedial brickwork jobs

the chaps mending my demolition saw are going to call back with a triage report this aft, grinder will arrive today here or there so things are getting back on track.

tis monday again but it has become a normal monday for this sort of thing

wellington womble



Joined: 08 Nov 2004
Posts: 14851
Location: East Midlands
PostPosted: Mon Sep 25, 17 8:15 pm    Post subject: Reply with quote    

I am rapidly going off houses. I can't get a flipping builder until April to do about a fortnight's work and building control won't come out and sign it off anyway. Bloody house.

Your sounds a lot more productive, Dpack.

dpack



Joined: 02 Jul 2005
Posts: 33195
Location: yes
PostPosted: Mon Sep 25, 17 10:31 pm    Post subject: Reply with quote    

sort of ,i did manage to get a really good builder round today to quote for some of the brickwork stuff and he can do it in the timeslot required.
the one who took 10 days to quote put in a "i dont really want the job" price and didnt quote to the specs given so he ain't working on this

the render is nearly all off but i still need to demolish a chimney (from the top) and get some more floorboards up and drill some holes for the sparks and and and and over the next few days.

my saw is dead, just after i bought it two new batteries and the "new" ex display model one to replace it was only $84 including shipping but might arrive between the 4th and 16th oct which is a bit late as i need one now.

at least i have use of a beasty 110v disc cutter to go with the breaker so i can get on with quite a few things.

dpack



Joined: 02 Jul 2005
Posts: 33195
Location: yes
PostPosted: Sat Nov 04, 17 3:07 pm    Post subject: Reply with quote    

a while has passed and quite a bit has been done

tanking and render for damp done
most render done ie the wall that used to have a chimney on it
some render to do. eg over the signed off ties for the bomb damage ,various making good patches and maybe a few bits of flattering

stairs mended, refitted and no longer supported by a few rather tired and nervous woodworm they now sit fastened with some rather over engineered timber and hardware to a 6" concrete slab with full dpm and a deep hardcore base .
quite a bit of concrete was shoved into voids under the original hall floor with a big stick which might help a bit with stabilising old and new

the structural timber across the hallway under the stairs will form the core of a rather complex combo of stair support, door frame top , a stair width wall top and a place to attach various ,aligned, wonky and slopey bits of wood and plaster, all at slightly different angles, on both sides of the new kitchen door wall stairs junction

by removing a bit of clutter( well a chimney and some walls and a few odds and ends) from the kitchen was wise, it now has at least twice the useful space, it looks nicer, will make a proper centre of the home kitchen and as a bonus probably has a fairly full set of original quarry tiles( my preference would be refloor with proper concrete etc but a mix and match wonky floor can look ace and work ok )

most windows in, now the front lintels, arch and brickwork are sorted the last two can go in on tuesday then building control will sign em off to go with the other ones as done and fine.
kitchen window now on a new sill at the proper height for a kitchen sink rather than creating a fly moat as the previous one did.

much of the electrics are done in terms of time but we need to get them moving on some lights and getting first/2nd fix complete asap

collectively we have removed about 25 cu M of skipable stuff and attached a bit under 7000 kg of materials if thi counts the water in the wet trades mixes along with moving stuff from place to place a lot of lifting etc is now done.
playing about with sticks, plaster and fittings is much more civilised but i do have a liking for using demolition tools and first fix mending methods to provide the bones for a refurb.

i have forgotten some stuff that is done and about 30 items that need doing next so more news will follow , it has been rather nice taking it easy and doing "normal" stuff for a few days but i have almost recovered from first fix much like the house has and so it is time to get the prewinterval/ weather critical stuff done and be ready for a burst of 2nd/3rd fix stuff in january

ps the firm that did the remedial brickwork to the front are ace, having a chat with their pals who spread might be a good option.

Last edited by dpack on Sat Nov 04, 17 7:41 pm; edited 1 time in total

gz



Joined: 23 Jan 2009
Posts: 5944
Location: Ayrshire, Scotland
PostPosted: Sat Nov 04, 17 6:50 pm    Post subject: Reply with quote    

looking forward to photos...

dpack



Joined: 02 Jul 2005
Posts: 33195
Location: yes
PostPosted: Sat Nov 04, 17 7:48 pm    Post subject: Reply with quote    

next time im there i will do some "mid term "ones.

ta for the reminder, i have some before and some during rip out but now would be good

dpack



Joined: 02 Jul 2005
Posts: 33195
Location: yes
PostPosted: Thu Jan 18, 18 8:11 pm    Post subject: Reply with quote    

time passes things get done.

near end of internal first fix , into second fix/making good

it got a bit complicated as doing stuff showed up stuff that needed doing but i think we have run out of unexpected choices of surprise from an extensive but now known potential menu.

anyway engineering bricks, stainless steel and assorted setting chemical mixtures are my friends
almost all wires etc in place, half pipes in place, timber and plaster ongoing

not too bad considering winter(val)and the unknowns

i will do pictures of this stage.

juggling assorted diaries," desirability" and a budget is something that can be a bit tricky
notes to the bold:
if you have not done this sort of thing before make sure you pay a lot of attention to all three factors and keep an open mind regarding how to solve practical or administrative problems

a combo of decay, bomb damage, some top quality historic mistakes and what could kindly be described as despicable acts here and there is interesting to identify and remedy. most of that is sorted with just a few bits to still do

the new layout is ace and will work very well for most households,

at the mo i am wondering how to stretch the budget to a month or so of a willing/capable minion to get them moved in( if not finished) within an 8wk window.
a combo of " barnraising" and "we want to do some of it " covers some stuff but there are plenty of things a minion and me can do that they cant and subbying in costs too much. i will work on that thought

Mistress Rose



Joined: 21 Jul 2011
Posts: 9104

PostPosted: Fri Jan 19, 18 9:07 am    Post subject: Reply with quote    

Remembering our first house, built about 1870, the failures started with the build. They didn't understand damp courses and fire walls and it got worse from there. Swear some of the internal walls were built after a visit to the pub they were so curved.

dpack



Joined: 02 Jul 2005
Posts: 33195
Location: yes
PostPosted: Fri Jan 19, 18 9:12 pm    Post subject: Reply with quote    

bathroom ready for plastering, with a floor, a new ceiling (under the old split level and saggy one) and wires and pipes and stuff.
that means once the spreading is done the plumbing tails can be raised, mist coat to the walls/ceiling and then a proper waterproof floor can be laid ready for all the nice shiny bits of bathroom and boiler
other rooms are available for plastering but there is still a lot of smallish ( and a couple of largish ) tasks to do before the last thing is ready for skimming .

most of the electrics are done and there are only a few bits of in the voids plumbing to do.

i'm playing with sticks next to create a few wall surfaces and sort out the downstairs wood floors for something to stand on and make sure these ones stay dry and well ventilated unlike the ones they are replacing

it still looks messy unless you remember the cm of dust in the kitchen ( sitting on several cubic meters of rubble )

Slim



Joined: 05 Mar 2006
Posts: 4865
Location: New England (In the US of A)
PostPosted: Sat Jan 20, 18 11:19 am    Post subject: Reply with quote    

Do you waterproof with a paint on membrane, similar to "redguard" here in the U.S.?

dpack



Joined: 02 Jul 2005
Posts: 33195
Location: yes
PostPosted: Sat Jan 20, 18 6:31 pm    Post subject: Reply with quote    

not me .

imho good plaster, well planned ventilation and heating helps a lot
in the uk climate let it breathe is often the best bet regarding damp in bathrooms although oil based eggshell paint can be handy if condensation is inevitable(un heatable walls etc)

i do back high water areas with waterproof board*, marine ply as a substrate for tiles or polymer is ace.
the floor will be sealed vinyl so as any floods go down the stairs and avoid the electrics and kitchen (i have seen too many oopsies that start in a bathroom)

* given chance i will line the entire bathroom in marine ply or waterproof mdf and then tile it

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