The answer is YES (you can)!
One of the fun things we've been doing this summer is working on a remodeling project with some friends. They have a large shed in their yard that's been neglected and leaking for years and together we're transforming it into a creative space. It's been fun to gather once a week and have a day of chatting, demolishing, reconstructing, considering and seeing something new and exciting come out of the old shell.
It's years since Shawn and I have remodeled anything. While this undertaking is a strictly "for fun" project rather than work, it brings back memories of our previous projects and a chance to compare and contrast them. Our first remodeling project was in a condo and almost doesn't count. We were so green around the gills that one of our most hilarious memories of that project involves doing work on the bathroom plumbing without turning off the water first, thus creating a fully functioning indoor replica of Old Faithful. Our real trial and learning process came on our first home, which turned out to be a rat infested shambles and had to be stripped to the bones before coming back as, in many ways still, our favorite house.
For anyone with the desire to build from scratch, a remodel may sound like a nightmare and not even be on the consideration list. But what if you are really weighing out the pros and cons of both? Here are some thoughts...
Remodeling can be a great project to undertake if you are unable to secure a lot loan or building loan, which typically carry higher interest rates and can be difficult to get in the first place. Remodeling can also be an ideal choice if you live in a place where fixer uppers are reasonably priced to start with. When we acquired our first one, it was what we could afford. Houses in the Seattle area, even back at the "turn of the century" were out of our reach and Point Roberts, where we came, had lots of houses with good bones at rock bottom prices (though at the time, they didn't seem so rock bottom to our youthful budget!). We had dreamed of building, but hadn't done our research into the financial prerequisites of the process, so a renovation was ideal for us. Nowadays, even in our little town, the cost for a remodel is more prohibitive given the amount of work that can be required. The cost of labor has gone up a lot as the building trades have become busier all around. If you are doing all the work yourself, out of desire or necessity, as we were, this may not be a hindrance. But if you are working full time and need to hire out most of the work, you might want to keep that in mind. Bear in mind too that if you are not (yet) experienced, things will take longer than you expect. Frankly, we've got a pretty solid background in many aspects of the building process and things STILL take longer than expected! Remodeling jobs are notorious for uncovering more than you expect to find. While you might start out the demolition work for the day with the intention of having the drywall back up by evening and doing the mudding and patch work the next day, who knows what you'll find when the job gets started! A leak, a wiring fault, wood that needs shoring up or replacing...these are all typical things that almost anyone tackling renovation work of any scale will tell you they encounter all the time. So keep time and expenses on your list of things to be aware of.
Another thing to keep in mind...along with remodels not necessarily being cheap to start, you may also encounter additional work and expense in terms of bringing your remodeling project up to speed with current code conditions. This may not be an issue in your particular jurisdiction, as counties, cities and towns all over the country take a variety of approaches to implementing code, so be sure to check into it. You may also want to keep in mind that if you intend to sell the property again at some point, you may be required to obtain required permits, have inspections performed along the way and get a final stamp from your building department showing the job was completed to current requirements. I mention this because in one place the we lived, people wanting to put their house of 20 years on the market keenly rued never getting their final building permit when they undertook their building project. In order to sell the home, they needed a final inspection on file - and now, they were required to meet not the code of 20 years back, but current code! You can imagine the language emanating from the mouth of the recipient of that unfortunate bit of information.
What are the pros of the remodeling undertaking? I have always liked that the property might have a more settled appearance...such a lot of work goes into excavating a fresh piece of land...clearing, digging, backfilling...it can take a long time for landscaping to get the lived in look of an extant property. If you can get the property at a good price, you might have the option of inheriting a nice lot of piece of land this way...in my experience - we have entered the age where the best is already taken and much of what we are building on today isn't the most choice (in terms of slope, sun, drainage and other factors). So a remodel could really let you buy a nice spot. If you are wanting a certain location, it might be your only option, as well. I'm thinking of urban areas, for example, where there may be no empty lots available. In this case, you might still be able to build from scratch if you were willing to buy a property and demolish it. There's expense involved there, but if budget isn't an issue or your budget covers those factors adequately, it can be a good option to remodeling.
I have heard some interesting comments from people who wanted to remodel but found that they could build more cheaply and better by starting from scratch. Don't underestimate this as being applicable to your situation. In general, my feeling is that starting from the ground up is almost always better. Not always, but almost always. Here are some simple reasons why. First and foremost is that you can build a better house - one up to current codes and beyond in terms of energy efficiency, window technology. Plus, you can design to meet your specific needs rather than attempt to bend an extant property to your wishes...A well designed and built home can last you many many years with no surprises or further uncovering of weird wiring, wonky plumbing or any other disasters in the wings (or walls, as the case may be). Your remodel might include none of those things, but it is easier to build mold resistant structures from the start, for example, than to try and effectively rid of home of it after the fact. While most remodeling programs emphasize uncovering fantastic old moldings, tin ceilings, or nearly mint Douglas Fir strip flooring with amazing inlay during the course of renovations, they perhaps should also focus on revelations like mold issues, moisture damage, wiring faults and slipshod plumbing hacks undertaken by the previous owners. Those are far less exciting, but far more likely to be uncovered than a frescoed ceiling. Take it from me! Not only did we uncover a particle board subfloor when we pulled up the hideous blue and green shag carpet from our remodel, but we also found that a sink had been leaking from the adjoining room for at least a decade, spreading rot in all directions. This necessitated not just sealing the particle board with a sturdy primer throughout as we had hoped, but getting roofing demolition shovels from a contractor friend and tearing out every last inch of the miserable stuff. Talk about fun. It is important to look at a potential project with an eye unbiased enough to assess it for what it is. Looking under the house you are considering is more important than checking out the street view. It may disabuse you of false notions of how wonderful a potential property is, as well. Or let you know how something that looks utterly horrible might really be a good candidate for a remodel. It's amazing how a sow's ear can be turned into a silk purse, and my warnings to the contrary are not meant to say that this can't be the outcome.
Those are just some random thoughts on the process of remodeling in comparison with building from scratch. I will also be the first to tell you that building or rebuilding anything at all, comes with varying interactions with despair and elation. It's a rewarding but challenging process that teaches much, sometimes gently and sometimes unforgettably. Give your choice some thought, as the right decision is made when you have fully considered your options, needs, wishes and budget. If you cover all those bases, you'll be making the right decision, no matter the bumps in the road.
Even a small house takes a lot of plywood
It’s been a couple of weeks since our last progress report, so let me catch up…we had the very fine experience of finishing our plywood work on the roof! It went surprisingly well and Shawn was pretty comfortable up on the roof using his harness and ropes. We are still very pleased that we are not doing the shingling! We met with the man doing our roofing and it’s possible that it will be started late next week, which would be wonderful. There’s eventually a certain level of discomfort that comes from knowing your roof is only sort of on. In fact, eventually doesn’t really come into it. It’s just not fun to not have your roof on as the season gets older and September approaches. So we are looking forward to that good day when the roof is on! We also built many of the upstairs interior walls so that nearly everything inside is ready for eventual finishing.
Our first framing inspection
We took a couple of days off after finishing the roof work, they flew past and we were quite busy during them, but it was enjoyable to see friends and get to celebrate the milestone a bit. This week has been a bit of a blur. We had our first major inspection on Monday and it was successful. We were able to get approved to paper the house and also got clearance to move on with our insulation.
Preparing for insulation
Shawn is going to use the Scandinavian wall technique we used for insulation last time. This is a relatively simple but rather ingenious way of approaching insulation for better efficiency. The cavities of the walls are left entirely for insulation because the builder lays 2 by 2 furring strips across the insulated cavities in which to run wires. Plumbing (using pex lines) can be tucked against the insulated wall behind the furring strips without ever breaking the cavity. An added bonus is that wiring and plumbing are more accessible should they need to be. The 2 by 2’s offer enough protection for the wiring that you don’t have to worry about nailing into them. There also ends up being lots of anchor to screw in drywall or whatever you choose to panel your interior walls with. Once we satisfied the inspector that we had planned out our plumbing, venting and wiring in such a fashion that we wouldn’t obscure it by insulating, he was fine with giving us the go ahead. So we met with an insulation firm here and are in the process of getting bids on an insulation job using spray foam and either Roxul or Eco Batts. The spray foam will be very helpful to us in the upstairs ceiling cavities where we only have a 2 x 8 rafter to work with.
30# Felt, a rain screen, and other odds & ends
This week after our inspection we got busy papering the house, finishing the four main walls and still considering how to paper the dormers. Then we installed rain screens over the paper on the walls which was a great way to use up nearly every last scrap of our half inch plywood. We cut them into two inch wide strips and nailed them over the wall studs all the way up the house. They’ll be a great surface for nailing our siding onto and will keep a lot of plywood out of the dump. We also finalized our window order and got that placed. Windows should be arriving in the first couple of weeks of September which is naturally very exciting. The prospect of being dried in is really something we’re looking forward to! Our time has also been occupied with finishing up small jobs around the house that will make things ready for both the roofing job and the insulation. That includes putting in collar ties, ceiling catches and wall catches were needed for drywall, and framing off the chase for the propane stove pipe to head up and out of the house. We met with someone at a fireplace store and have nearly decided on the propane stove we’ll be installing, so are preparing for that as well. Roofing has been ordered and should be delivered early this week.
This week’s work will focus on continued small jobs and prep for the roofers. We need to finish mapping out where the plumbing stack will come out the roof and prepare for that. We also will tackle the dormer papering and perhaps will begin the garage door installation and get started on priming and painting the trim material for the decorative water table and corner trim on the house. It’s getting to be time to order our siding as well. All in all, there will be lots of small jobs that we’ll continue to tie up as we prepare to dry in the house for the season…hope you will continue to join us on the blog. Thank you for reading along!