old house
Last Post 06 Jan 2011 08:40 PM by matteo. 6 Replies.
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Dave64User is Offline
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29 Dec 2010 09:13 AM
i am buying a house pretty nice actually built in 1940 by prisoners (kinda strange i thought) poured basement foundation is fieldstone house has limited wiring no insulation funace is in the kitchen with no ventalation throught the house....so the project starts next summer (btw got the house for 50k has 2 acres and a wonderful view) now i was going to renovatate the house one room at a time so we could live in it starting with the living room gut the room entirely foam insulation (which type i dont know yet ) totally rewire it then use drywall ...in a house of this age im looking to go green on everything....but being a novice to green ...i was wondering what would you all suggest for heating, water heating,wiring,insulation, and as for wiring should i go with a higher than spec wiring? the fireplace will be overhauled and used. how do you all feel about ceiling fans? well anyhow the house will be completely redone looking for ideas or your opinion on how you would do this,ill probably do most of this solo ...except for the breaker box (which breaker box is a good 200 amp breaker box?) ill have a electrician from the job put one in...and furnace ..i think i can put the ductwork in...my whole plan is to set this house up for retirement so bills will be minimal...water heater..inline or part of the heating systems...tons an tons of questions and im sure you fellas and ladies have tons an tons of ideas ....thanks all god bless an happy holidays
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29 Dec 2010 09:45 AM
one word...research.  The net is full of mostly great advice and resources.  I would recommend you learn about all things in all of the areas you mentioned.  Read forums, watch youtube videos of it being completed. 
I can not remember all of your questions....but, for a few....
your location will be a deciding factor on how much and what you should install in most of your questions.
foam: spray on open and closed foams are expensive, but probably the best option for renos unless you plan on residing.  If you are residing, definitely consider putting exterior XPS on first.  Again, how much is based on your location. Cost savings you could do a wet or dense spray cellulose as well.  Wont be as tight, but still better then batts.
Wiring can be DIY and with enough research, is not too hard at all.  However do it right. Pull permits, get inspections.  This is for your own safety. 
200 amp service is pretty standard for most new homes today.  Anything from square D is pretty solid,  You probably want to make sure you have around 40 spaces for proper circuiting and expansion space. I like to run lights on 15 amp breakers and outlets for the same room on a separate 15 amp breaker but use 12/2 wire.  This allows me to swap out the $5 15a breaker to a 20a later if I find I need more power to that room.
Furnace, again, depends on your location.  HP and split furnace units are typical around here, or straight split ac/furnace units.  Also ERV/HRV, hole home humidification and dehumidification, filtering, etc are also nice to install.  Installing duct work is not hard, however it is extremely critical you have the right sized ducts feeding the spaces and the right sized returns.  If might be worth your money to have someone design a correct system and you install it.
Ceiling fans are great. I have them in almost every room.  I recommend them.
I do not remember your other questions, but good luck on your project!
Bob IUser is Offline
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29 Dec 2010 10:37 AM
Are you planning to redo the siding or not? That may affect the insulation suggestions.
Bob Irving<br>RH Irving Homebuilders<br>Certified Passive House Consultant
Dave64User is Offline
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29 Dec 2010 01:33 PM

house has new siding,new steel roof,new windows,location mideastern tennessee ,i agree the wiring wont be difficult...great idea to get sombody to lay out a ventilation system for me,just ask a heating contractor?ooooooh ya been studying alot ive got the wiring an drywall figured out having a problem with insulation one company quoted me 2000 dollars just to insulate a 18x14x8 room myself heck i was just buying the materials an such an diy...so im looking at other options since ill have all the walls open id like to go with the best insulation...stay warm an cool in my old age
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03 Jan 2011 11:59 PM
The best insulation as was mentioned above is spray, but not cheap.
Matt GUser is Offline
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04 Jan 2011 06:54 AM

You say you haven't bought it yet, so:

1) do a home inspection (or have one done) to ascertain exactly what the condition of the home is. Most often, finding the right inspector and paying for the service is money well spent, even for building professionals.  If you don't hire someone, compile (or find on the internet) an extensive checklist to address all aspects of the home.   For example, some questions that need to be answered are:  What condition are the well and spetic in (if applicable)?  Is there significant hidden termite and/or moisture damage?  Is the foundation and structure itself in reasonable condition, or is it litterly ready to fall down having 2x4 20' rafters or is one corner sinking onto soft soil?

2) Make a list of each major item that needs to be redone and formulate a budget for each based on research - not just wild guesses.  The basis of the task list will be the home inspection report.  Prudence would dictate that these first 2 items will be completed before even buying the house.  Renovating a house can easily be expensive as building a new home, and you need to be sure you know what you are getting into - money wise.  This will also help you define your rather large task and slice it down into smaller manageable tasks.  Really, you are going to need significant liquid funds available to proceed with this project - unless you AND YOUR FAMILY are willing to live like you are in the 1940s for years until the bulk of the project is complete.  This step will also help you determine if this particular house really has the bones that are worthy of the huge task at hand.  

2.1) Do your research and come up with an overall plan that includes what each wall system, floor system and roof system will consist of.

3) Weather proof (water proof) the exterior of the house and renovate whatever exterior items are not sound - i.e. roof, siding, foundation, etc.  If you have water intrusion you will just be throwing away time and money by doing interior improvements that may get damaged by moisture.

4) Do your plumbing, HVAC and electrical renovations each as a separate project and in their entirety to bring these thee items up to current code.  Pretty much in that order too - based on what feasibility each of those trades has in placing their fixtures and supporting systems.  For example, if you place wiring in the way of where a toilet pipe needs to go, you will be redoing your wiring work and wasting time and money.

5) RE insulation, be aware that if you want to use spray foam insulation, it isn't really a DIY friendly project because of the equipment required.  There are DIY kits available, however to get the complete job done, these may be as expensive as getting a pro to come in and "knock it out" all at once. You will pay a SIGNIFICANT premium if you have a foam contractor come back several times to do one or 2 parts (rooms) of the house at a time - because of equipment setup and cleaning charges.  If you use foam insulation it will make a significant impact toward transforming an old drafty structure to a modernized and comfortable home.  If you use fiberglass insulation the task can be done 'piece-meal' but the end result won't be as "snug and secure" as the spray foam route.  Be aware though that spray foam may be 2x the cost of fiberglass or cellulose insulation.  Also be aware that often an insulation contractor can insulate a house for the same $ or slightly less $ than you can buy the fiberglass/cellulose material for.

6) Then start your room by room restoration.

Some general thoughts re using forums like this one to get information:  Once you have a general plan in place, limit your posts to one topic or a few related questions.  You will find that when you ask a large number of questions you will only get maybe about 1/2 of them answered.  Spend some time formulating your questions so that all the pertinent information is provided and make an effort to leave out extra, unneeded comments or text.

Lastly, using sentences that start with capitol letters and end with punctuation, usually a period or question mark make your text much easier decipher.  It is generally accepted that sentences are preceded with 2 spaces.  Paragraphs are used to set apart major topics and are often preceded with a blank line.   To not heed these items will cause you to loose a percentage of your target knowledge base from the start.

matteoUser is Offline
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06 Jan 2011 08:40 PM
Wow. Very well-planned. Not bad for an old house. The house interiors are updated and fixed periodically.
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