Yep. We’re talking installing insulation in New Orleans in July. Not too much of it at this point but needed to get the exterior wall of the upstairs bathroom ready to be closed. K installed the tar paper and I started in on the insulation.
A lot has been going on — or at least it seems that way — but I’ve been too busy to post up any photos. By the time I get home, the idea of writing and uploading images just seems like too much to take on. So I will try and do a quick recap of the events since the shoring of the house.
Floor Sanding. Lots of floor sanding.
Most of it unnecessary as it turns out, but I didn’t know that at the time. I started in what will become the music room because a) the floors were in the worst condition, and b) K says this will be “my” room and so she doesn’t care if I screw up the floors in here — so long as I learn how to get it right before moving on to any other rooms.
There are so many horror stories of rookies ruining old wood floors with the old belt style sanders that I opted for the new random orbital floor sander. These are nice for Harry Homeowners because they don’t remove as much wood and therefore it is harder to screw up your floor. However, as with all efforts to protect us from ourselves, there is a trade-off. Did I mention it doesn’t remove much wood? That is the catch. And because this floor was in rough shape I really needed a belt sander to do the initial rough cut and get me to the point where I could work on the finish. But I didn’t know that and I was chicken so I spent several long nights after work following this sander around the room as it did very little. In the end, I had an amazing pain in my neck — literally — and a floor that looked decent.
K and I knew we didn’t want to polyurethane the floors since they had never had a coat of plastic on them. After a bit of research I decided on doing a pure tung oil finish. I could do a whole post on this subject but I will spare you the details. Suffice it to say that in actuality you don’t use pure tung oil — you have to thin it a bit so that it penetrates deep into the wood. That being the case, we bought a pre-mixed tung oil varnish. It went on ok but seemed a bit odd to me given what I knew about refinishing the floors.
It wasn’t until I put the second coat on and got really suspicious that I got serious about reading the label of the can. Somehow the fact that it said Tung Oil varnish on the label hadn’t really sunk in with me that perhaps there was — varnish in the mix. Not a full-on screw up but definitely a ‘learning moment’ — and a fair amount of cussing.
When I moved on to do the floor in the bath room, I started in again with Baby’s First Floor Sander. About an hour in I decided — well it wasn’t so much a decision as it was f – this. I went out and got a grown-up guy belt floor sander. I won’t kid you, there is much greater potential to screw up your floors with the belt sander. But then again, if you need to do a serious rough cut and remove some wood to get back to a level finish, this is the tool you need. 15 minutes in and voila!
As you can see, there are still some places I need to address with a smaller (hand held) belt sander but that floor sander really took the boards back down to level. And this time, I mixed my own pure tung oil with mineral spirits. Because the room is small, I just quickly put the tung oil on a rag and gave the floor a light coating. That beautiful amber tone came right out. The floor sanding isn’t done yet — I just needed to get the rough cut done so the plumber can rough-in — but even so I could almost live with this as-is.
My uncle, Bruce, was in town over the weekend. This was a great excuse to eat at some fantastic New Orleans restaurants including Cafe Degas, Crepe Nanou, and the venerable Tujague’s.
Sunday was the 6th Annual Tour de Pants mid-city bicycle pub crawl. Yes two great things that go great together: drinking and biking. I wrote about the 2006 Tour de Pants and what that meant for those of us rebuilding after the devastation of the Federal Flood. Once again it was time to put renovation on hold and connect with the wonderful friends here that keeps us doing all this crazy renovating. The first stop as always was Pal’s Lounge — soon to be our neighborhood bar once we move in.
The new stop this year was the Bayou Beer Garden which is located just off the Lafitte Greenway at the end of Bayou St. John. By the time we rolled in there bikes pretty much owned the place.
Meanwhile, back at the house, an old friend returned. Turns out the tub refinishing place was legit and the claw foot tub is back in the house awaiting installation!
So, contrary to our assumptions, getting the house shored (leveled) turned out to affordable — if painful. Although not in our budget, we decided this is one of those things that is just ‘the right thing to do’ and that this was the right time to do it. Once we install tile in the bathroom there is no going back and leveling the house.
On Wednesday, the crew from Davie Shoring showed up. The amazing thing about watching this team work is the fact that what they did is so elementary. That is not to say it is easy or doesn’t take skill. It is just that everything about what they did was straight out of a 7th grade physics text book. The art and finesse came in as they worked their way through the nuances of this particular house and its unique challenges.
What they were facing: The weight of this two story house is carried by the piers around the outside of the house (front, back, and two sides) as well as by a line of piers down the center of the building. The house has two chimneys (two stories and double sided) which have settled — but have settled less than the two sides of the house. At first blush, what needed to happen was obvious: the left and right side of the house needed to be raised back to level. A closer look, however, revealed that the front of the house was actually the high point. But, we couldn’t raise the sides up to the level of the front of the house because the chimneys were about 2″ lower than the front of the house. Raising the chimneys while possible was off the table for our budget and would damage the roof and . . . .
We discussed leaving the front of the house where it is (it has a chain wall which might be best left alone) and level the sides to the level of the chimneys.
Doug, the supervisor on the job, wasn’t too happy with that idea. He was hired to level the house and he wanted it level. So he decided to have the crew do some exploration under the front of the house. If he could sneak the front of the house down near the level of the chimneys, then he could get everything else to work out.
Within a couple minutes, the team had jacks under the front of the house and were removing coursing of brick. They were able to drop the front of the house about an inch and a half. At that point they knew they could make the rest of the numbers work and were ready to work on the sides. Because of the size of the house, they used two bottle jacks between each set of piers.
When they were ready to lift the house, each man worked two jacks and they counted the pumps as they raised the house to ensure an even lift and to minimize damage to the interior finishes. Watching this was my favorite part of the operation. They knew to a fairly accurate degree how many pumps it would take to move the house 5/8″ or 1-1/8″.
As they worked their way around the house, they checked their progress with a digital version of a water level. By the end of the day, the house was once again level (mostly — there were certain compromises that one has to make with old houses that are set in their ways). The crew shimmed and pinned the house so they could return in the morning and rebuild the piers and chain wall.
Before the work started, I was afraid that I we would spend the money for the leveling and it wouldn’t make much of a difference. Once they started working and the house began creaking and moaning and plaster began to crack I wanted to stop them and send everyone home. But by the end of the day I could not have been happier.
Remember the window that started it all? The one that was so out of plumb that we couldn’t repair the sash without ruining it?
The proof is in the pudding:
It is a bit hard to see in the image above, but if you look closely at the apron of the window you will see a diagonal pencil line. That was the line that the carpenter put there using a level before the house was shored. That is how far off of level this window was. Seeing that little bubble nestled in between the two lines of that glass tube confirmed that we made the right decision and that we had a damn good team working with us. Thanks guys!
This morning did not begin well. A meeting with one of our contractors who is also a structural engineer. The topic of discussion: Is the house sinking into the swamp? Or does it just appear that way?
We already knew we had a rotten sill along the front wall of the house and so repairing that is in the budget and already underway.
However, any time you build a large, heavy house on unstable alluvial soil there is a chance that physics can come into play. Apparently physics is having a blast at our place.
For those of you who don’t live in an historic city located in a flood plain, I should probably note that a perfectly straight and level house in New Orleans is the exception to the rule. All our houses lean a little this way, settle a bit that way. So when you get a home inspection, the general rule is that as long as no portion of your floor is more than 5″ higher or lower than any other portion of your floor we call it normal.
Our mistake was asking a carpenter to go through all the windows in the house, ensure that none of them are leaking, weather strip them, and re-hang them so that they are all operational. Everything went fine until the carpenter came to this window.
What you see with this window — and its cousin directly above it on the second floor — is that the window has racked so that one corner is substantially lower than the other. The finish carpenter working on the windows rightly pointed out that if we “fix” the window to accommodate this extreme rack, we will have one weird looking window.
However, fixing the rack is no easy undertaking.
The super-duper right thing to do is probably to call in a shoring company to lift the entire house, level it, rebuild the foundation, and then drop the house back. That is probably $50,000+ (K says last time she checked for one of her clients it was about to $70,000 but that was closer to the Federal Flood so maybe people aren’t quite so busy these days).
The New Orleanian thing to do is to fill the gap in the window with an old washcloth, stick a plant in front of the window, and call it a day.
In between these two extremes is a sea of gray that swirls around the general idea of gently lifting that corner of the house to remove a portion of the rack while keeping an eye on the side wall of the house to make sure you don’t then rack all those windows and create a bigger problem than the one we started with.
I’m leaning towards the idea of crafting a wood insert to fill the space at the bottom of the window, adding on to the top sash to fill that gap, and then painting it all out so that the casual observer doesn’t notice. While it doesn’t address the underlying issue, it does have the advantage of not destroying the original wood sashes. Then if in the future we – or the next owner – decide to undertake the leveling, the patched in pieces of wood can be uninstalled and the house can be made whole again; nothing has been destroyed in a hack-fix.
Then again, maybe the washcloth and potted plant is the way to go.
This evening I finished removing the sticky tile from the wood floor in the upstairs bathroom. Then it was back to the kitchen where I finally got up the last of the luan plywood and sticky tile.
The highlight of the evening was seeing the first of the old window sashes painted and ready for a reinstall.
That and finding a very small prayer book with a card inside providing the times for the Holy Week Services at St. Anthony’s Church at Canal and St. Patrick Sts. . . . for 1939.
This city never lets you forget that you don’t really own anything here — you are just lucky enough to be the caretaker for brief moment in time.
Picked up a mattress tonight that will live in the guest room but for now now will also allow us to sleep at the house when we are too exhausted to drive home.
Most of the evening, however, was spent back in the kitchen. K & I removed the sink and the final set of floor cabinets as well as most of the upper cabinets. Of course this meant uncovering mounds of roach droppings and not an unsubstantial number of dead roaches.
Then it was back to pulling up the sticky tile and luan sub-flooring to get back to the old hardwood floors. A hellish task given the ungodly number of nails they used to secure the luan sheets.
For the most part the floors look good although we did uncover a small area patched with newer yellow wood. Most of that will eventually end up back under a cabinet so I’m not too concerned. Still better than sticky tile!
Just finished watching episode 1 of ‘Treme’ with a great group of friends. Most of us lived through that Fall of 2005 here in New Orleans.
To the credit of the shows writers and producers, everyone agreed that they really got it right. Parts of it felt almost documentary and brought back some strong memories.
Browsing my image archive from that time — I was actually looking for something completely unrelated — I came across this image from October 15th, 2005. Of course, I love the fact that K is wearing her Treme T-shirt: the neighborhood, not the show.