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The landscaping continues. The bottlebrush trees that were planted in July '09 are growing well. The cedar elm looks to be in the 'fall' phase... I hope.
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| Front view |
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| Side view |
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| From the back, I've installed a metal edging around the rose garden... will cover in mulch. |
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We ordered another set of spandrels to complete that aspect of the exterior look, matching those on the front porch. They are poplar with cypress rails, 13.5" high.
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| These are a great accent feature, adding to the Victorian look and easy to install. |
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| Landscaping along this side of the house is almost complete, just waiting for things to grow... |
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| We removed the group of hackberry trees that were next to the house and decided on a cedar elm, 100 gallon container...(tree on left). They typically will grow to 50 or 60' high and almost the same width, providing shade for the back side of the house and yard. |
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| We have planted bottle brushes to act as a privacy fence in the future. These will grow to 10 to 12' high and 8' wide. The 25 gallon pots (x10) required the holes to be dug using a 18" auger bit on a Bobcat. |
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We moved in September of '08, while continuing to work around the typical final details. Almost all of the trim is finished, painting too. We moved our last pieces of furniture from the 'country house', and have made great progress with both hardscaping and landscaping.
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| The crew from Perez Concrete pours the foundation for the front parking area and walkway. |
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| Just thought I'd put this one in as a refresher to help visualize the before and after. This is a rear view of the original 1860's house prior to the rehab... |
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| The front view after landscaping and spandrels in progress |
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| Decided to use a "muster" pattern for the front walkway using rectangular and square pavers. |
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| Perez concrete crew in action |
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| The spandrelles really finished off the look on the house. |
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| Pre landscaping but with new walkway and parking spot. NOTE: stamped concrete. |
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| A view of the finished walkway in backyard- Arizona desert rose flagstone |
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| Starting off the "rose garden" in rock-hard soil takes serious tools. Notice the gas-powered hydraulic posthole digger, "a marvelous piece of equipment", saved hours of back breaking work!! |
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We moved into the home, settling in, fine-tuning a few things along the way and working with landscape designers...
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| Fireplace/big-screen combo |
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| The animals are right at home. |
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| The dining room and into the 'parlor', through the pass through window. We will be finishing the trim around it soon in 2009. |
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| Looking toward the kitchen, and island cooktop |
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Although we are living in the house there is still the seemingly endless detail work. Trimming around the windows, and caulking everything prior to painting. Then window sill treatment and curtains... I don't even like the sound of the word. Our first estimate came in at almost $9,000!!
I've include a few pics on this post of some other areas...
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| The wooden mantle was the original from one of the rooms in the old house. After stripping 5 layers of old paint and revealing the oak underneath, we figured out a way to utilize it . I've include phoebe in there for perspective. |
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| Baseboards add much to the finished look. |
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| The walk-in shower floor tile is natural stone. |
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| Dual topmount sinks and the Danze faucets |
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I'll be updating this site shortly, as we are finishing the baseboard installation and window sills.
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The floors are finished and the all-important 'Aga' stove has finally been delivered and installed. Weighing in at 350 lbs, it was crucial to ensure no damage to the wood floor, or the stove.
We are now nearing the all-important phase of deciding what pieces of furniture to move into the '1860's Texas rehab'...
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| The floors are finished, and the 6 inch baseboard will be next. |
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| The long leaf pine floors look great. |
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| The Aga delivered from Homewerks in San Antonio |
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| The vintage look of the Aga Legacy |
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| The selections of cabinet wood, granite, floor wood and stain mix great! |
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The hardwood floor is finally down and stained. We chose the Honduran pine, and a dark walnut stain, which we feel will compliment the ceiling and cabinet colors, as well as the interior wall color.
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| Alex with Cinar Interiors of Boerne begins to apply the dark walnut to the refinished floor. |
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| Photo images don't really capture the dynamic look of the grain brought out by the stain. |
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| The floors prior to final sanding
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| Angle view |
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| More stain |
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Finally we have permanent support under the roof of the "veranda." And I'll order 30 ft of 2 x 12, 1 x 6 and 1 x 5 to complete the beam.
All toilets, sinks and plumbing trim are installed. We are still waiting on the master tub installation which should happen today.
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| This is basically the final look of the garage. All that remains will be painting of the rolling door and the cedar beam. |
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| Toto toilet taped 'till we gotta go. |
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| The guest bathroom being outfitted by Kendall County Plumbing with Danze trim. |
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then concrete poured completing the driveway and veranda porch. Ed Perez and crew began working on Monday morning and finished pulling forms this afternoon.
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| We will continue the driveway pour into the veranda area along the side of the garage. A typical 4" slab 3000psi and 3/8 re-bar. |
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| Ed and his crew ensure the roof supports will hold until the 6x6 posts are set. |
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| Curved steps lead from the driveway down into the yard. |
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| The view from the street... the posts will be set on Friday. |
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Concrete work. We will be paving the area in front of the garage and under the shed roof... (8 feet x 30 feet), and installing four 6x6 cedar posts for support. We've also painted (primed) the 1x4 door trim... about 40 pieces in all in preparation for the door installation which should happen this week..
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| Oh, I almost forgot to mention the folks from Plan It Granite began to install the countertops in the kitchen. |
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| They will be fabricating on site Monday morning, finishing the kitchen and bathroom vanity. |
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| We chose Lapidus, a grade four, in the kitchen because of the dynamic activity in the stone and earth tones. |
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| Cinar Interiors will be doing floor and tile work, subway in the guest bath here. |
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| Looking for an 'old time' look... |
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| The 1x4 primed door trim waiting to find its place around the 8-ft. interior doors. |
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Slowly but surely , the numerous tasks and phases are occurring, although not at a pace we would like. Issues like back ordered tile selections, delays on granite installation, lack of quality pattern 122 - 1 x 6 ceiling boards, and the decision to pave the porch under the shed roof have all contributed to a snail's pace going forward.
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| We reluctantly say a sad farewell to the 'dumpster'... NOT! Finally we can begin to reclaim the backyard. |
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| The guys from NH Electric work diligently on an installation of an antique carriage light on the front porch. |
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| The pattern 122 1 x 6 x 16 footers await their positions on the ceiling of the family room. I ended up purchasing twice as many as it took for the job due to bowed and warped boards... although I hand-picked what I thought were 'good' lumber. |
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| A considerable change was in store for the look in the family room. |
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| Working their way up to the peak where a cedar beam will join the seam. |
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| Looking O.K. so far. |
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| The beam goes up and a ceiling fan will be installed at center. |
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| A tight fit but sure pulls it all together in this room. |
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| The folks from PODS have loaded the 'pod'... a very handy way to achieve temporary on site storage. All of the salvaged wood is now on racks in the garage for future use of some sort. |
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The pace has quickened a bit as we continue to push things along. Still not quite to schedule but close and we're saving a little money compared to anticipated costs.
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| "Boracho" texture finish being applied. |
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| Sprayed on and hand-trowelled will be the finished look. |
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| Sweat Equity! Preparing to paint. |
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| Ready and waiting for the painting. |
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| "Kakopeli" Dave spraying on "Stable Hay" Yellow. |
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| 12 foot ceilings! |
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| Finally, knotty alder spice-bronze kitchen and family room cabinets gets installed... granite shows up tomorrow for templating. |
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| More cabinets... messy rooms. |
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| Action! |
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| Corner fire-baked farmers apron-front kitchen sink required on-site build of frame/support... looks great! |
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The drywall installation is on-going... big changes in the interior! More photos to follow.
We will have to refer to the electrical layout to ensure no electrical outlets were inadvertently covered.
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| Finally we will get to see the walls as 'rooms' and not framed areas... The exposed brick will remain just that on this wall |
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| With the addition of 2x4's, insulation and drywall these walls should be virtually sound proof. |
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The all important and space defining phases of insulation and drywall have begun. We are "pushing" our schedule, hoping to close on or around 1 August.
Several issues have occurred almost simultaneously... one involving the order of the garage door, the other related to the order of the interior doors and another concerning the window sills in the "old house."
The garage door orders were somehow 'lost' at the manufacturer, Clopay, and will now take an additional three weeks before delivery. They have agreed to discount the cost by $100.00, to offset one month's POD rental.
The interior door order was not submitted, probably an oversight on my part, but has now been "pushed through," at BFS. We expect the doors to be delivered sometime around July 10th.
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| Batten style insulation will be used throughout both old and new areas. They used two layers of 11 -R in the walls of the 2 "old" rooms. |
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| They knocked out the insulating in about 6 hours, and made it look easy. |
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| The duct work of Tri County air over the ceiling of the family room. |
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| The application of R-22 (R-11 x 2) should be plenty, as these walls will be 12 inches thick after the sheetrock is applied. |
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The project is now nearing the 6th month of construction. The roofers, River City Roofing of San Antonio are almost finished. A four-day start to finish, 24-ga. gavalume standing seam .
Electricians busy inside and out, probably another full day. The garage is pending, the bid.
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| The look and durability of a metal roof is worth the extra investment. |
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| The ridge vents need to be installed, and trim paint to the porch finished. |
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| NH electric pulling wire... |
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| Jen Weld front replacement windows in the 1860's house allow us to keep the original casing on the inside. |
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| The look from inside, with a slight inward lean visible on that old wall... |
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| The garage and shed roof under the galvalume metal. |
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Just additional looks of the colors we chose. I'm sure that after the porch columns (front and side) are on and the metal roof installed it will all come together . We hope.
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| The color combination seems to work together quite well. |
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| Once the new windows are installed into the 1860's house and trimmed out, the overall look will be complete. Sorry about the rotation. |
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| The arbor will come off of the rear door, left of the tree. |
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| The 8-foot columns for the side porch are on site waiting to be installed. The roofing company may start as early as tomorrow... The weather has been unusually hot, even for Texas,99 degrees today. |
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| This is the corrected view... not! |
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| OK finally... yeesh. |
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The look of the 1860's house has seen its first major transformation in over 140 years as a new color was applied.
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| The base coat is on, trim coat should follow today or tomorrow. |
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| Hope to have the porch columns by tomorrow. That will balance out the look. |
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| The trim paint will go around all of the doors and windows. Thats a lot to be considered, but it should look great. |
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| Finally we can move forward with the metal roof, done by River City Roofing of San Antonio. |
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The front porch is finally beginning to take shape... we've encountered some scheduling issues and/or "who's going to show up today " and finish the framing and start other phases, but we seem to be regaining momentum.
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| The garage is nearly complete... garage door is on order. Building the porch under the shed roof will be a weekend project. |
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| Prep for painting is moving forward... |
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| The front porch looks similiar to the original... |
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| The framers will finish this today... along with a few changes inside and the plumbers should be on site today. |
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NH Electric of Boerne walked through the locations of lights, switches, cable outlets, etc... meanwhile the garage is taking shape and framing inside the two rooms of the 1860's house is almost complete.
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| The garage construction is moving along quickly, and the addition porch roof should happen tomorrow. |
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| The rolling "barn style" door will cover this opening. |
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| The exterior doors are now installed. |
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| The old house has a bit of a lean, as visible next to the vertical 2x4s. |
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Several things are happening, not all of them good. The framers have begun to apply the Hardie siding, and construct the fireplace/chimney frame. Two windows have not arrived yet, one was mis-sized and the other we had to change to accommodate the utility sink. We hope they, along with the doors, will arrive this week.
The original roof company has determined that they misjudged the roof size and also due to increased metal prices, have increased their cost to roof by about $4,000. This has us concerned, and we are rebidding the metal roof.
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| Hardie siding on the dining room side and under the porch. |
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| The connection of the "new" construction to the "old" at the dining room. |
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| Need to figure out who is going to do the roof. |
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During the past two and a half weeks, we've had Cinar Interiors remove the tile and install wood flooring in our current home. We chose a Honduran pine and have to say we are very pleased with the new look.
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| I've included a few pics of the transition from tile to wood flooring in our current home. |
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| Noise was a major component in removal of the tile, as well as the sanding of the new wood. |
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| Phoebe was sequestered in the computer room... most of the time. |
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| All of the furniture had to be removed, and in spite of plastic draped everywhere, the dust managed to find its way onto everything. |
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| The stain. |
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| The rehab project is continuing along close to the scheduled timeline. |
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| Roof rafters and solar board decking are now in place. |
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| Basically to the point of being "dried in," as most of the windows are now in. The doors should be in next week. |
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| Soffit and fascia is on and the old tin roof will be completely removed next week. |
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| Inside of the 1860's as some of the roof is removed. Wondering how many years since daylight has shown through this roof... |
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| This is where the new roof ridge will join the old. |
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Working the ridge beam and gables, and tying into the 1860's roof.
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| A view from the back of the house... three gables total on this end. |
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| Some limbs were removed to allow room for the trusses. I think there will be ample shade provided by the surrounding trees. |
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| The attic space is considerable, plenty of room for the air handler. |
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| The old metal roof will be replaced, but additional rafters will be needed to meet code. |
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Posted to 1860s-Texas-Rehab-New-Constr by Dave in Boerne, TX
on 4/22/2008 12:53:24 PM
The all-important framing continues... with the crew working on the roof section. The 6x14 beam is in place, at 11 feet up. Unfortunately, I couldn't be there to observe their efforts in placing it.
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| The 12/2 roof/ceiling pitch increases to 12/8 over the family room. |
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| 6x6 posts will be under the beam, on either side of the island cook-top. |
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| Framing is moving along well, rain last night, but that's the only rain we've had in a month. |
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| Looking towards the dining room area. |
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| Kitchen area... the ceiling will be slightly sloped down to the porch. |
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| This beam (6x14x22ft) will be at 11 feet up, above the island/breakfast bar kitchen area. That's Phoebe for perspective purposes. |
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Posted to 1860s-Texas-Rehab-New-Constr by Dave in Boerne, TX
on 4/15/2008 10:05:54 PM
Tomorrow will be one week's worth of framing, with most of the perimeter walls framed and some door and window headers roughed-in. Door heights and window openings are set and the windows/doors should arrive in about a week. The Texas weather has cooperated and we expect more of the same for the rest of the week.
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| Kitchen wall being set. |
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| We've tried to leave as many trees intact, although today I had to remove a few branches to give room for the overhang off of the roof. |
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| Another load of lumber was delivered today... the framers commented that it never fails that the stuff you need is always on the bottom. |
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Framers from Carl Powell Properties of San Antonio/Boerne begin the all-important framing. Buie lumber dropped the first takeoff and the new portion is beginning to take shape.
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| Positioning of the bottom plate needs to be exact for everything to work. |
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| The 11-ft. ceilings seem tall at this stage. |
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After the slab was poured, we had time to begin the selection of the plumbing fixtures.
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| The guest bath sink. |
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| Master tub that's supposed to bubble, "like champagne." Well, we'll see... |
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| Kitchen pull-out type faucet. |
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| The kitchen sink. |
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| This old cast-iron sink that we've been lugging around will finally have a home. (We're actually building the house around it...) |
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| Extensive masonry work is needed to re-enforce the old mortar. |
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| No need to create that "dated" look, as the new masonry seems to blend in just fine. |
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Posted to 1860s-Texas-Rehab-New-Constr by Dave in Boerne, TX
on 3/26/2008 10:45:57 PM
The trucks from Ingram Readymix showed up right on schedule. The level of activity on the street was considerable... but soon it all began to come together in a sort of organized chaos.
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| The concrete from the first of 7 trucks begins to flow into the footers. No pumper was needed and helped keep the cost contained. |
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| The experienced "hands-on" guys worked getting the mix spread across the foundation... making a tough job look easy. |
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| The morning was overcast and almost cool, ideal for the pour. |
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| Almost finished and the garage will be next. |
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| This form will be used to support stringers below the front porch. |
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The folks at SlabCo have almost wrapped up the steel rebar necessary and the pour is scheduled for tomorrow at 0800 hrs.
After some anxious moments involving the "form survey," setbacks and zoning issues, we are OK to go.
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| Most of the steel is tied in and the plumbers will follow up, running the waterlines. |
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| Gilbert watches while his partner finishes setting the form for the shower pan. |
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| Kendall Plumbing, busy laying in the "hot and cold." |
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| While all of this was going on, the folks from the Boerne Utility Dept. tied into NH Electric's temporary power tree. |
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I thought while we've had a lot of attention paid to the back of the project, it would be a good time to show the front of the house from several different views.
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| This house was built in 1862 in Boerne, Texas. It was known as a Sunday house in that it offered a place for folks to stay while in town for the weekend shopping and attend church. |
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| Here's a view from the corner. We plan to have one of the two rooms a parlor the other as the guest bedroom. |
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| 1862 meets 2008. |
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| This view reveals the below-grade limestone block foundation supporting the brick house. The footer goes to a depth of 3 feet. |
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| The trenching and bagging for foundation requires both man and machine. |
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| Power being disconnected to brick house -- eliminating hazardous conditions. |
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| Not uncommon in antique homes such as this! |
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Plumbers get an early start at roughing-in the drains.
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| The all important rough-in of the drains. Because we are within the city limits, all work must be to code and inspected before moving on to the next phase. |
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| Kendall County Plumbing has it all under control... tying into the city system about four feet below grade. |
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| A little gravel bedding finishes up the pipe work and all that's left for today is to water test the joints. |
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| The all important setting of the forms. |
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| The area comprising the new slab will be approx. 1,500sq. ft., and an additional 600 sq. ft. for the garage. |
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| And 6-9 yard loads of gravel delivered. |
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Photos
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| The guys from Joel Ballard and Dirt Dobber wondering if even this is the right tool for the job. |
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| Keith of K & K Construction in Boerne,TX, finding out that this chunk of concrete wasn't going down without a fight. |
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| Plan "C"... Kieth Yasko of K & K Construction returns with another backhoe from Thomas Rentals in Boerne, TX. |
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| The ramhoe is noisy but gets the job done! |
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| The crew from Dirt Dobber of Boerne, TX. removing the last couple of loads. |
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The walls are finally down, salvageable wood sorted and the haul-off is underway. Today should be interesting as the concrete slab and subflooring are supposed to go.
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| We will salvage a section of hardwood flooring. This area will eventually be the dining room. |
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| The view before it all goes away. |
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| The house as it originally stood in the 1860's. |
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| The code enforcement folks stopped by claiming that since we had no demolition permit, we needed to stop the demo. I told him that my understanding was that since we were rebuilding on the same footprint that we didn't need one. They are "checking" on it... said they'd call back but never did... hmmmm. |
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De-constructing the "new" section of the house has begun. It's moving along on schedule, considering the workers are basically dismantling it piece by piece. What wood we don't keep will no doubt find someone interested in putting it to good use.
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| Demo has begun, V-crimp roof is the first to go... will be replaced with 24-ga. standing seam metal. |
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| We plan to salvage as much wood, windows and the old v-crimp metal as we can. |
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| The ship-lap siding is gone, exposing the backside of the long-leaf pine bead board interior walls. |
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| This will...(should), be gone by this Friday. Today's weather was perfect... almost 80 and sunny all day, tomorrow's high is supposed to be in the lower 50's and rain. |
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Dave in Boerne, TX
1 forum post
and
3 journal entries
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3/1/2008 |
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"Expect it to always take longer than you think." Finally
funding is behind us and we are ready to 'git 'er done. We have a
16' POD to utilize as a storage for the salvageable material. Demo crew
is scheduled to begin early next week.
Evidence of a transient's presence consisted of an empty 6-pack of
beer, wrapper of a loaf of bread and processed meat wrapper -- probably
spent the night after that feast. |
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Posted to 1860s-Texas-Rehab-New-Constr by Dave in Boerne, TX
on 12/24/2007 10:38:41 PM
Nothing new due to holidays... expect to resume funding and follow-up w/subs after the first.
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Posted to 1860s-Texas-Rehab-New-Constr by Dave in Boerne, TX
on 12/15/2007 1:45:10 PM
These are views of the current house, December, 2007.
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| This is a view of the original house, constructed of double-course adobe-fired brick, sitting atop a limestone foundation block. |
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| This is a view from inside, toward the exposed interior brick, (actually the exterior wall of the original house). This will later become the kitchen/dining area. |
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| The rear view shows what will be demolished. The footprint will remain, and an additional 400 sq. ft. will be constructed. Total H/C expected to be around 1,950 sq. ft. |
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The remaining bids on flooring and framing should be in this week. We anticipate groundbreaking early '08, with the ETO (estimate time to occupancy) at 6 months, May of '08. I hope to add photos in the upcoming days to put a visual perspective into this journal.
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| This is a view of the original house, constructed in 1862. Building material is adobe-fired brick, on site sitting on limestone foundation block. |
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| The interior that will remain intact will consist only of the brick structure. |
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| This view of the house shows what will be demo'd... and will be replaced with new construction, 1,100 sq. ft. Total final H/C sq. ft. will be approx. 1,850. |
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