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The original structure was sound
condition structurally. It is a beautiful home that can be preserved by
addressing areas with the cooperation between the Architect, the
Contractor and most importantly the Homeowner. SD Atelier Architecture
was solicited to review the present homes conditions for water, air
infiltration and utilities. We also reviewed with the Homeowner possible
cost saving opportunities with each proposed option.
EXTERIOR-
The entire structure needs to be painted to preserve the wood. Clipboard
siding - wide trim along the base of the home needs to be replaces due
to moisture and have allowed rodent access. These areas also need to be
replaced and painted.
ADDITIONS -
The kitchen and Florida room have extremely low roof rise and will cause
snow and ice build-ups which will leak and will cause water damage, mold
and decay where attached to the original structure. Roof lines should be
raised, insulation installed and proper venting to prevent this
situation and preserve the original structure in this area.
The kitchen addition also has
severe floor and foundation problems. Correcting all of these problems
one at a time and remolding may not be as cost effective as removing the
existing structure and beginning again with a structure that suits the
Homeowner's needs.
BASEMENT-
The condition of the foundation seems to be fine on the main structure,
but has proved to prevent water leaks, so areas of possible concern have
been covered. Basement and crawl space under additions have not been
insulated. This is a major heat loss situation and will cause the heat
to run continually during cold seasons.
ELECTRIC WIRING -
There have been some updating of the electrical, but this is an area of
concern. There is old BX metal sheathed and cloth coated wire besides
the new 14/2. At areas of intersection, the old wire through moisture
and years of conducting electricity. The wire erodes and thins. At these
areas possible melting or shorting can occur before a breaker will pop,
causing a potentially dangerous situation. Further evaluation is
definitely necessary in this area.
PLUMBING AND HEATING -
In this area new additions have been made, coupled with old pip and
heating units. The only real problems are in the basement where a vent
needs to be installed, because methane is being vented into the cellar
at a PVC junction. Bathrooms in the entire home need to be checked for
leaks around the tubs and lavatories, where apparent water damage to
ceilings below indicates a problem. The heat plant while old does not
necessarily need to be replaces, but insulation can be a major savings.
Changing you heat system without insulating will not give any
significant savings and if the homeowner is happy with the present heat
system, insulation is the key.
1ST AND 2ND FLOORS -
Minor repairs in this area can be addressed. Stress cracks in the
plaster, water damage from faulty plumbing in the bathroom areas and
general water damage in additional locations can all be solved and
repaired. Both renovations can be further evaluated to the extent of
damage after the removal of the damage ceiling below. Attention should
be given to the areas because they will only get worse and water damage
spreads by running along the joists to the areas not yet damaged.
ATTIC -
The first project to be addressed in my opinion for inhabitant safety is
bat removal for many reasons. After this is accomplished, insulation
should be installed, since there is not any, and also proper venting.
This is a major heat loss area and will add comfort. In addition add
savings be reducing ice build-ups, which damages roof slate and causes
leaking which damages the structure. |
