House Rehab: The Door with a Hundred Runs

Yesterday was my birthday.  We planned on having dinner at a restaurant near the county seat which is also 1 mile away from the house project. As it was Monday, I long ago learned to check restaurant listings.  This restaurant was open on Mondays.  Hannah and her beau were doing some work there.  We stopped there first.

When we arrived, her beau was outside sanding baseboard trim.  We will re-use what we can, but surely some of it was going to be reluctantly re-installed (read:  bust!).  As I opened the door, I was greeted by the BIN odor.  I could tell by its strength and by the thin film on the paint mixing stick that Hannah had not mixed it up well (new gallon).  She was in the other room...I found her with the paint brush and the door with a hundred runs.  Had she been murdering someone, I could not have been more horrified (pardon the hyperbole!).

However, she, like me, has never let lack of experience or knowledge get in the way of tackling something.  That is not such a bad way to be!  After admonishing her for not mixing the paint and for applying it haphazardly, I encouraged her to focus her attention on vacuuming and wiping down the baseboard trim that Brett had been sanding.  "I'm tried of sanding, vacuuming and wiping," she complained.  I reminded her that these were unavoidable steps--it was her idea to move from stained to painted trim.  "Yes, but when you said it had to be sanded, wiped, sanded. . . . . it didn't sound like very much work."  Right.  I'll take responsibility for understatement, though I thought I made it clear that it would be much work.

Having said that, I wandered upstairs to "feel" my trim after applying the first coat of finish paint.  All that sanding and wiping, priming, sanding, wiping was evident. Beautiful and smooth.  These are the rooms that we are trying to transform.






I am a reluctant prepper/painter of these windows as they are junk.  But, they can replace these windows later--the budget rules decisions now.  For now, they are prepped for paint.  I've moved from my kitchen cabinet prep to getting the upstairs' bedrooms painted. While there is a piece of me that says it is a crime to paint wood cabinets (and it adds considerably to our work), I realize that the pine look is exceedingly dated. I want to get one room completed to get the energy of harmonic convergence working a little bit better.  I do have some of the cabinet interiors primed, and I have a first coat of paint in one cabinet--as well as the same for most of the cabinet face backs.  The ones not in such a state of repair happen to be the ones that I took home to prep.  I had forgotten about them, and I took them back to the house.

But like Hannah, I am tired of sanding, priming, sanding, vacuuming a wiping.  I feel that my fingertips are worn down from feeling the surfaces for sanding imperfections.  So putting on some fresh paint is some therapy to see both visually and tactilely the efficacy of such steps to the finished product--and to catch a much needed second wind.  The last thing we want to do is to take short cuts to compromise the finished product.  We are on a budget for dollars--not for work processes. 

It is our work processes that will make our end product look like it was not completed on a budget. That is worth remembering for most tasks in life--cooking, cleaning, accounting, painting, rocket science.   Process does matter--and in our impatience to get to the end result, we may find ourselves with an unsatisfactory outcome.  If I sound preachy, it is because I suffer from chronic impatience; accordingly, I am preaching to myself as much as anything. 

Impatience is NOT productive progress--the act of efficiently completing our work  Rather, impatience is the door of a hundred runs.  And that door of a hundred runs is a great lesson for my daughter who is fighting mightily in quelling her inherited DNA of impatience.  Sandpaper can clear most of those imperfections.

Despite our best planning (looking up the restaurant for Monday hours), failures can occur.  The restaurant was closed, so we went to a favorite Mexican restaurant. This project coupled with my birthday is reminding me that dermabrasion might have some merit!







House Rehab: Harmonic Convergence

Yesterday, I was able to get a first coat of trim paint on a window and a few door frames.  Nothing is more sickly looking than first coat primer.  It simply shouts out "poor paint job" when in fact it is just needed prep.

Before I painted, I had to putty many, many places on the windows and the frames--where they were screwed shut, where the trim was stapled, and in the gaps between the windows' rails and stiles.  Afterwards, I returned to sand every window/door + frame except for the kitchen window (screwed shut and we missed it) and one door frame so hopelessly damaged, that it needs to be replaced entirely.

The luan doors have been tossed, and I was able to find solid wood doors at the Re Source store (Habitat for Humanity).  My husband has been grousing about these because they are "carpenter" doors--meaning that a carpenter has to hang them and many do not know how to do that.  Sigh.....

Well, we are using these doors as they are sanded and primed and will soon be trim painted.  Granted, a pre-hung door may have been a better alternative, but these doors were our choice.  The issue with such doors  (as I understand it) is that they are heavy, and supposedly, pre-hung doors are so commonplace, that carpenters don't know how (or claim not to!) hang them.  In addition to the weight, you have to line up hinges on the frame and the door to get the door balanced.  My husband said that Tim, the carpenter - bricklayer that built most of our home with my husband has his helper stated that there was a trick.  Taping two nickels to the top of the door (tape sets) provided top clearance.  Shims underneath the bottom clearance, and then that leaves side to side...well the hinges kind of take care of one side.

To be sure, there will be much cussin' and fussin'.

The mess underneath the house was looked at by our friend.  He works with a 2-man group (of which he is #2)--a Class A contractor that regularly tackles such messes.  From my husband's description (you can tell he is finicky) it was Armageddon.  To Herb, it was, "Hell, this is not big deal."  Comforting words!  I have money in the budget to pay for this work.  The toughest thing in all of this is to convince husbando that I am not asking him to fix all of these items.

Of course, I'm painting.  The painter's tab was $1,600 so long as all surfaces were prepped and primed.  It is like vacuuming--once you have picked up everything, vacuuming is a breeze.  I want to pay someone to bring the bulldozer in and remove the crap!  After sanding, filling, sanding, priming, sanding---I want the satisfaction of putting on the top coats.  I want to witness the transformation first hand.

Though I have put a 1st paint coat on top of primer for the kitchen cabinets, painting the trim was very satisfying.  I'm using Benjamin Moore's Aura paint, in semi-gloss.  I am in love with this paint.  It is going on very beautifully.  Dale at the paint store said, "Aura makes anyone a good painter".  I believe it.

My goal this week is to have all the trim painted and to have the two upstairs bedroom walls painted. Getting some of this trim painted--erasing the ugliness of the primer--shows just how close we are to the final product.  With several projects (trim, door, kitchen cabinets) in various stages of incompleteness, both Hannah and I were a little overwhelmed.  We made a list of everything that had to be done to every room.  Checking some of those things off helped enormously--particularly since we've completed 99% of the sanding a priming.

So while $1,600  does not seem like much, it is more than 10% of the $15,000 rehab budget.  I have a little time now--and my daughter needs to learn some of these DIY skills.  I see Harmonic Convergence happening soon...that happy place where there is light at the end of the tunnel.

House Rehab: Plumbing is not for the squeemish

Hannah's and my first day on the job, we cleaned the downstairs bathroom.  I don't like cleaning my own hair out of the drain, and like it less cleaning another's.  But with girded loins and rubber gloves, I accomplished that.

Second round was to remove the vanities and toilets.  I was not part of that work detail.  The toilets were broken and needed to be replaced, and and the vanities will be painted.  Plus, the floors underneath had to be assessed.  The outside of the bathroom downstairs had much rotting wood (found when the linoleum was pulled up in the hallway).  The bathroom floor itself is 12x12 tile, which is one of the things we'd like to keep if possible.

But the toilets had to be pulled up first.  My daughter's boyfriend is a pipefitter, not a plumber (though he has a plumber card).  So he knows how to do this stuff.  Pulling the toilet up was not a happy place for him.  Tampon strings and tossed cookies.  Enough said. Clearly he had not girded his loins, and I'm quite sure he did not have rubber gloves.  My daughter was resolute.

 Women will not be outdone.

Today, more sanding, painting and Bondo bonding.  My sister is coming in from Bedford tomorrow.  My own house is a mess.






House Rehab: 1 day Hiatus

(I started writing this post yesterday evening, but did not finish it.  I had an Apple Notebook computer which I had in bed with me.  Not only was it not an ideal set up (my kids have no problems), I was tired, and found myself nodding off). 

Yesterday,  I was invited to a client's to be part of the August birthday lunches.  My birthday is Monday.  There were two others in this small office with August birthdays.  Not much of a population dispersion!  The beauty of the internet is that I can do much of my work for clients from home.  Truthfully, it becomes a little isolating, and I welcomed the face to face contact. I got lots done in a short amount of time, so that was good too!

This time in the office meant time away from the house rehab.  This client has resident experts in painting and carpentry, so I shamelessly pump them for information.  As they are busy with their paying customers, this sideline house rehab does not allow me to pinch their people!  Fortunately, I have my own resident experts. My carpenter experts who will tackle the water-works damage will be in next week.

My own interface is to be hands on enough to re-acquaint myself with time and cost of things to do for future rehab projects.  Plus, whatever I do means a paid hand does not do, and that helps my daughter out as she will ultimately pay for costs incurred.   I have a vested interest in giving her a little of my sweat equity.  Given the temperatures and the need for ventilation meaning turning off the AC, this sweat is rather profuse.  My body is still acclimating to this physical load, and my failure to finish this post that I started is a testament to how sorely needed that break was.

While enjoying a lunch, I responded to a colleague's challenge to do an 8 week weight loss.  Biggest % loser wins.  I have already dropped about 4 lbs from my immersion into this project.  Though I bemoan my physical condition, I have outlasted my 23 year old daughter on work days.

Hannah joined me for part of the day yesterday.  We washed walls down.  I was reminded that my own home could use a bit of this too!  She washed, and I rinsed.  One of the upstairs windows was completely blackened from the outside.  I managed to clear that up with the help of paint remover and fine steel wool followed by a paper towel in some Krud Cutter. That worked well too for a few places that were still tacky from grease on the cabinets.

Hannah had some afternoon appointments, so I was left with the company of The Mamas and the Papas on the CD player and some other things that I could not identify.  Mahler symphonies are not likely good work music, but I wished for something more than I had.

I set my mind that I would sand and prime all of the cabinet doors.  This is not a task I have ever done before--though I have sanded and primed plenty of trim and doors.  I treated every door like a much loved child.  I sanded, determined if there was some more grim that needed to be removed, cleaned, sanded and then wiped down with mineral spirits.

I primed the cabinets with the Zinnser's BIN.  It expressly says not to use TSP on the label.  My preference is to see an admonishment and a reason for it.  As I would say to my daughter when she was 2 years old, if you go to the river unattended and you fall in, you will turn blue and die.  You simply cannot tell a 2 year old that they will drown.  Too foreign.  You need to really spell it out with kids

I would like to see similar language on this TSP warning:  If you use TSP and this product, you may cause the world to get wobbly on its axis..etc.    I used TSP, but I figured that any residue was ameliorated by my sanding and mineral spirit wipe down.  I may be wrong.  I'll report it if I see any weirdness in the finish or if I start to grow a horn between my eyes--or even a third eye.   I also wet sanded with 320 grit waterproof sandpaper.  Let me tell you this...those cabinet faces were smoother than a baby's bottom.

I still need to sand after the priming.  And I will do so in between each top coat.  My arms are appreciating today's respite from that work.  "Wax on; Wax Off" is great for working little muscles in your arms and shoulders--and those muscles will let you know just how little work they get from ordinary life.  My body continues to respond to this work load---in a lurching, hesitant fashion--but responding nonetheless.

I went to the paint store to get paint product.  I've never used anything but Benjamin Moore, and that is what will be used on this house.  My order was a bit tedious, but the folks at the store were helpful.  My paint will be ready tomorrow. . .

And here it is tomorrow.....   I picked up my paint and had a lovely chat with the store manager.  He is one of those folks that just loves life.  He is turning fifty soon (another August birthday!), an event I assured him that he would survive.  He mentioned that his best friend died just his week.  Kidney cancer, that was operated on, but was not successful.  A reminder that grousing about turning older (or our weight, hair color, lack of hair or hair sprouting from inopportune places) is a luxury.

I have chosen to use the Benjamin Moore Aura paint.  I'm looking forward to getting some paint on the walls as soon as I get the walls in shape to put some paint on them.  Dirt. Holes.  Dirt. Gashes.  Hannah and I spackled today.  We will need to sand and spackle some more.  We used the pink that turns white when dry spackling.

I sanded down all of the primed surfaces on my cabinet faces.  I then decided to try my luck with Bondo.  Unfortunately, the can that I was given did not have the measuring cup.  I'm sure that I measured it incorrectly, and I'm pretty unhappy with my inept mixing and application.  I did sand the primer at the back of the cabinet faces and began applying my first coat of paint.  I'm using BM's Cabinet paint (though I had originally thought I would use their Advance paint.  The color is Chantilly Lace (Oh! what a magnificent off-white), and the paint is a jewel to work with.  As I'm doing the cabinet backs, I rolled that on originally and then switched to brushing.

While I was waiting to be helped in the store yesterday, I spied this wondrous tool, the Pelican Paint Bucket.  You can put your roller and your brush in it, the paint does not thicken as fast as it does in a tray AND, they make liners for it AND  it has a magnet that holds your brush in place.  I have to say that it made my job with the cabinets go so much easier.   It is stout enough to not tip over, and is well balanced in the hand. 

I reminded Hannah what a big job it is to have to paint these cabinets.  But they will look very classy and elegant when done.  Here are some of the color swatches that I put together for wall and trim colors.  The Chantilly Lace is quite versatile. It will be used with the other colors as trim--










House Rehab: Henry

The house has been suffering from water works.  It is so wet under the house, that my husband has forbidden the water to be turned on.  That makes it tough to complete my wall washing.  I continued to prime wood surfaces, and I painted one of the nasty subfloors.  I used Kilz, and it took a full gallon to paint one room.  Mark had it in the garage shelf, and I thought it a good opportunity to compare it with Zinnser BIN.  I thought I had another gallon of product.  I did not.  My local salvage store had BIN at 23.99 a gallon which is significant savings.  I bought 4 gallons in addition to the 2 that already had.  I may have to use more than one coat on the urine stained subfloor.

My husband in the meantime was tackling the water works damage.  From the first floor foyer, he sawed through the subfloor to create a more advantageous place to work and view.  He did not like what he saw.  Several of the joists are spongy, and it appears that the framing was less than substantial in some places--specifically, some load that is not being borne by the joists.  He started ripping out saturated insulation, and in doing so discovered more spongy wood.  Also, he found a dryer vent that was rotted, and ineffective.  Accordingly dryer exhaust (hot, moist air) was circulating freely underneath.

Everything is fixable, but we will leave the balance of the job to the professionals--some things are just worth paying for, and this is one of them.  I have money in the budget for this.

After working from the front of the house from the airy upper floor, we went to the back of the house crawl space entry to remove insulation.  Wet insulation is no fun.  Mark was underneath grumbling and mumbling about the shape of the insulation when he backed out quickly.  Apparently, he had literally pulled the rug out from Henry.  Henry is the black snake underneath the house.  I'm not sure why I named him Henry--it is a benign name.  You will remember that Henry is the snake that belongs to the his former skin that I spied underneath the house when my husband had me crawling under there (he's on the phone giving me instructions) to turn the water back on and turn off the pump from the panel.  He was also assuring me that any snake was long gone.  Our home inspector found him.  Then Mark pulled his insulation rug from under him.

We covered the upstairs dryer vent and ensured that the cover on the subfloor cut away had no cracks.  Henry doesn't need to venture upstairs.  Today, there will be some a plumber and a pipefitter. Hopefully, they can get enough work done so that I can get a faucet feed at least and the damaging spray can be capped off.  I'm hoping that Henry escapes so that he does not surprise our handy guests!

Rehab (House): Priming

The house has dark stained trim and dark luan doors.  While the doors can be tossed out (and the busted holes in them are a testament to the turbulence in that household) the trim will be cleaned, primed and painted.   My daughter (22) was helping me.  My instructions were to carefully prep the windows which involved using a deglosser and a steel wool pad.

While I was painting, I was lecturing about the importance of prepping the finish.  Specifically, any trash that was left on the surface was a blemish that paint could not cover up.  She started out well and finished badly.  She then wanted paint.  Our painting was simply putting primer on these "cleaned" surfaces.  I was using a roller to speed the process along with a brush to fill in the crevices.  I gave her some instructions--less is more when it comes to this coat.  I told her that I would come behind her and paint the crevices.

 Her less was not adequate coverage, so I suggested to her that she should stop and let me do it.  She yielded easily knowing that she was not doing a good job.   She acknowledged that she was very tired and sore from the previous day ripping nails from trim. Working while overly tired does not yield good results.

My husband came later in the day as their work is on summer hours for Friday.  There is a huge problem underneath the house caused by a perniciously pervasive water works caused by oxidized copper pipes.  I'm not sure how they did not run the well dry given how much water leaks from the bathroom as well as the water underneath the house.

In addition to the oxidation issue and the water spraying underneath the house, the front steps have settled causing rain water to flow from the stoop to underneath the house.  The band board is suspect in that area and their are two joists that have seen their final days.  There is also a high spot on the top end, that is likely caused from some of the settling where the joists are weak.

Mark put a floor jack underneath to support the area--gently he was cautioned by a bricklayer friend as it may cause drywall to crack.  The stoop will need to be jackhammered out and re-poured.  Naturally, the joists will have to be replaced.  We have elected to let our contractor friend do that work.  Some aggravation is worth doing yourself--other aggravations (this one!) are worth paying others to do.  Mark also ripped out the soaked insulation.  There was much cussin' and fussin' accompanying this task.

A day's worth of priming the dark trim has given a glimpse of how much lighter things will look when finished.  There is still much to do to include the pine cabinets' deglossing.  An expert painter (professionally) has suggested Wil-bond. I'm debating between stripping and sanding v using this.  I applied another deglosser, but I still feel like there is too much residue on the cabinet to get a clean finish.    I may go into empirical mode and try both ways--I have lots of cabinets to do so there is not problem with getting a sample size.

Off to put Kilz on the subfloors that supported the nasty carpet.

Rehab (House): Day 2

Pulling up the carpet on the steps yielded this 'house physics' lesson:  the dirt trapped on the steps reduces exponentially for each step that you go up.  Pictured left is three such steps and you can visually see the difference.  If I were a complete goob, I would have swept and weighed it and presented to you a comparative chart.  Don't think that the thought did not cross my mind.

The carpet covered the steps entirely, even to the point of covering the outside corner.  I have no idea why such pains were taken to cover that way other than the carpet would have had to be bound on an exposed in.  Anyway, the results were enough to remind me that I will never have carpet in my home.  If you live in the city and your feet don't touch the earth all day, then this is not a problem.  In the country, your feet are on the ground, accordingly, your feet bring that ground into your home.  In New Kent, we have this lovely, fine silt....great for your your garden, but as you can see, it becomes a permanent guest in your home (and you could conceivably grow a garden in your carpet).

The carpet was easy enough to pull up once released from the carpet tack strip.

Carpet removal tip:  after pulling it free from the tack strip, fold it over on itself.  Using a box knife, cut the back (it is easier than the front) it in 3-4' strips and then roll up for easy removal. Throw the tack strips in the middle of one of your rolls for scratchless removal.

The nice thing about a body and its muscles (and muscle memory!) is that it responds quickly to a work load.   My second day of removing tack strips yielded a tackless room in almost 15 minutes.  That efficiency was helped by a rolling work seat pictured right.  Mine is a Craftsmen that my husband had forever.  This one is from Northern Tool.  They have a higher end model that actually has a beverage holder.  When I broke my foot, I found this little guy indispensable for scooting around when I needed my hands for such valuables as coffee and food.
After my first session of tack strip removal, it occurred to me that this stool could come in handy.  In addition to the tack strips, I had to remove the staples.  Some of them were beaten down so much (though still had the carpet padding tufted in) that I resorted to using a scratch awl and a small nail pull. Using the little hammer side of the nail pull, I could tap the scratch awl underneath the staple.  More often than not, only one end was released.  Grab the recalcitrant side with the nail pull or needle nose pliers and you are rid of your stable.  In one room, where the carpet had been moistened (by God knows what and how often) the staples were rusty.

You can see, then, the beauty of this little rolling cart.  Your tools are right in front of you, you are not on your knees, and you are easily rolling.  If you had the souped up model, your beverage of choice would be at your side. Perhaps for a man, using such a stool would be unmanly.  We women are practical, and we would never be bothered by such thoughts other than how to best accomplish the task at hand using whatever resources we had available.  I should mention....safety glasses.  These staples can fly up, so protect your eyeballs.

Now we come to climax of the post (put food/drink away!) which is where I unveil the carpet.....




Every room in the house sported carpet that looked like this on the backside.  The subfloor is also stained, and the edging in some places moldy/crumbly.

I plan to install engineered hardwood.  Engineered hardwood seemed to be a middle ground in quality between laminate and solid wood flooring.  Remember that I'm working with a very strict budget.  Also, (I must get this dig in) since my husband reminded me that I'm no spring chicken at 50, that rooster's
cock-a-doodle-do is 5 years older than I am, I want to get a floor that doesn't require the back-breaking, hernia/hemorrhoid-inducing work involved with putting those floors down.  Granted, it is easier with a pneumatic nailer.  But it is still work nonetheless.

It was about 26 years ago when he and I were putting the red oak floors down.  It was August in Virginia.  I was laying the flooring out for him and then wiping his sweat off the boards.  Gosh...what a miserable job.  But doing it that way was the only way we were going to afford putting hardwood in our home.  Otherwise, with our animals, we would have carpet that looked like the above!


I purchased my flooring from WoodFloorsPlus.  You can visit them here.  I found a Robina floor on close out.  It is $1.99 per sqf (v $4-5+ at other sites) and fortunately they had enough of it for my job.  It is in gunstock, which is a much darker color than my daughter originally wanted.  It appears to have a nice locking system--one that will help the job go more smoothly.  There is NO warranty with this product.  At less than 1/2 the typical (not inflated retail) price, I understand that.  In consulting with my daughter, she agreed that she would forgo color over quality.  I also ordered DIV Floor Muffler.  WoodFloorsPlus has it at $30 per 100sqf roll.  That is the cheapest price that I could find anywhere.

What I love about WoodFloorsPlus is that the are gimmick free.  No ultra-inflated retail prices that are slashed to "your price".  I felt that I could buy confidently.  They also shipped the flooring almost for free. I've not received it yet, and I'll give a report on that.

I am now moving to wall washing to prep for painting.  Stay tuned, and thanks for stopping by.