Haven't been around a lot

[Deleted]

Remodeling an old house and started building another, small house.

DS bought 4 lots and an old house in town. Very cheap, no foundation, poor shape. We gutted the old house, jacked it up, dug out a foot of dirt and 6" for the footer, poured it, then stemwall and set it back down all during spring break. All new insulation, wiring and plumbing, sheet rock and made all new interior trim from the old interior old growth DF sheathing boards. Jacked up the old unattached garage roof, poured footing, new studs and sheathing, rebuilt it as a carport with small storage area in the back.

Started on the new one, same floorplan, just reversed. It will have a full width front porch, part will be an airlock entry and mud room, lower roofline with a side door to a covered patio. Dug out the foundation, put down 6" of crushed rock, tamped it good, formed the footing and poured it, then the stem wall. Monday morning we set the silent floor I-beams, set even with the treated rim board on top of the stemwall with drop hangers. This makes the finished floor lower to the ground elevation so we don't have any outside steps. House looks like concrete slab on grade, except for foundation vents. Silent floor I-beams span a longer distance, only need 1 beam on post, in the middle. 11" space for insulation. 1 1/8" tongue and groove plywood, glued and screwed down with deck screws. Yesterday we finished the 2"x6" stud walls, putting house wrap and 5/8" no groove T-111 siding on while walls set on floor deck and installing the top double plate. Squared everything up and braced for the trusses. 

This morning we checked square and plumb after last nights winds, put up trusses and the 3/4" plywood roof sheathing, look outs and 2"x8" gable end and gutter boards. Friday we will lay heavy felt, flashing, grey standing seam roofing and trim. While the 2 end trusses were on the ground, we put on the 3/8" no groove T-111 and 1"x3" batten boards and set them, all prestained with cedar stain. All other trim was prestained. We will get all the blocking in the walls for cabinets, shelves and bathroom fixtures and then let house dry out before installing sheetrock. We ordered storage trusses, we can glue and screw down the 6 sheets of plywood for the floor in the attic that we put up there. After it settles we can cut the siding, install windows and doors and build the front porch. I have poured the footing for the carport so we can do that while waiting. Finish grade and install outside landscaping and pour sidewalk, driveway and lay pavers for patio....James

Will start late tomorrow, been a big couple weeks. Weather guessers called for showers last couple days, never showed up, luckily. So we hit it hard to get dried in....James

[mollymckee]

Wow, you HAVE been busy!

[oldmania]

James I read your post and now I need a nap.

[bluejeans]

Wow !!!

[mzgarden]

yikes!

[Deleted]

Been slow this morning, taking it easy. We had a few light showers overnight and this morning. Tarps are doing their jobs, no leaks. I cut the siding to install the front door, the big window in living room and the bedroom window to let some light in here. No power on site at all yet, generator and cordless tools. Tomorrow the power company will be out and put up overhead to old house. I will put up the box and mast, pull the wire today so they can tie this one over tomorrow, too. Will put in a breaker and the 2 outside outlets for temp power, then start pulling wire. Nieces husband is the plumber, he was by to make list of plumbing supplies, wants to get plumbing done Saturday. DD and DS cleaned the finished house last night. Renter was by this morning, couple last minute things, another towel bar in bath, folding ironing board in laundry and install sliding recycle/garbage center under sink. Appliances are installed today. Will move renter in tomorrow afternoon, let her settle in, will hang pictues and things Sunday afternoon. We do all of that for our renters, this gets them installed right and limits a lot of holes in the walls. Anything that is permanently attached (shelves, safety bars, etc) we buy/build what they want/need and install, stays with house. Any pictures and personal items are encouraged, we can fill those holes and repaint. We want them to feel like this is THEIR home.
We have great renters, word of mouth, we never advertize. We always have people waiting, low turnover. Each time we have a unit available, we let existing renters have first chance. All our renters are encouraged to take a tour to look at anything available. We update all rentals that get vacated, open those to existing renters first. All new units are handicap accessible so we look out for our ailing or less mobile renters first. Most of these people are like Parents/Grandparents to us and our kids. Most units are 1 bed/1 bath, but the 2 new cottages will be 2 bed/1 bath with attached garages, built with elderly couples in mind. Might build 1 this fall, we'll see. There is a couple in town, living in an old house in very poor shape. They would like a better place before winter, we would like to get them out of there, too. They want to move into one of our units so they have no upkeep. Talked about building them a new cottage on their lot, but they say it would be too much work for them to stay there, big lot and all. They want a small cottage on a small lot, small garden. We are looking at dividing their lot and building them a cottage in exchange for the other 2 lots. We have done this before, recycle some elements of their old house into a new cottage at their existing address. Then recycling the rest in the other cottages.

2 years ago, I was done with building more, but the kids and the Lord have different ideas, I guess. One a year would be nice, but we go with the opportunities, everything came together quickly on this deal. DS says he is thinking about going back to part time at school, focus on the rentals and enjoying his life out here, off grid....James

[Deleted]

Got the renter moved in Friday. Yesterday afternoon we went over and put up the things she had ready. Put the mailbox post and boxes up for all 4 lots. Planted a few plants she brought with her and put up a sun shade for her back patio. Will build 2 raised beds right off the patio, a low garden fence to keep her little dog out and put up 2 posts and wires for her berry plants out back. She also wants an apple tree in the back yard, but said her DS and her will plant it next week at her "moved in" party. Won't even let us dig the hole. Front has 2 hilled flowerbeds with decorative cedar rail fence, and a blue spruce tree. Not bad for a little over a months work. Renter made dinner friday evening, for sweetie DS and I. We sat on the patio around the firepit and talked until after dark.

Vacuumed the floor of the new cottage and put the filler on the floor friday morning. Neices Husband got the rough plumbing in Saturday, we got the wire pulled and boxes in, the inspector will be out Wednesday. Cottage needs to dry out. Here we can use green lumber to frame with, so it needs to acclimate before we sheetrock. Trusses are made with kiln dried lumber so we will sheetrock the ceiling next. Then set the wood stove and start some small fires to help get the moisture out. Windows and exterior doors are done, roof is done. Next will be the insulation contractor, walls, ceiling and crawl space. We even insulate the interior walls with fiberglass bats for sound deadening and so each room can be heated seperately. Yards are all back filled and graded. We always have a lot of plants started in pots so will slowly get foundation plantings done, lime and fertilize to plant lawns. Finish the carport, storage area and covered patio pavers. DS went to Lowes and picked up more of the decorative cedar rail fence material for out front and 3 sections of solid cedar fence for side yard to line fence, Saturday afternoon. This lot will have a Redwood tree in front, I have a nice 4' one started 3 years ago from seed....James

Taking it easy today, bad cold last week and then pollen allergies, big cold sore between lower lip and gum, sinus infection and heavy feeling on lungs. Getting better, a little shower yesterday settled the pollen some. Rode my bike over yesterday but had DS haul me back up early, when he was ready to leave.

Lots of oranges and grapefruit at the produce day friday afternoon, think I may have overdosed on them, cold sore sure hurts today. Grapefruit were so good, Harry and Davids, 3 grapefruit and 6 oranges to a box. I had a grapefruit for breakfast each day....James

[Deleted]

Got the beds built, trellis for the berries and the fence up. Move in party was Wednesday. She gave us a dinner certificate to a nice little place in town. She is happy and feels at home there.

Ceiling is up and all the insulation is done. Wiring is finished. I have been milling baseboards and trim. Sheetrocked the closets and built shelves. Sheetrocked the bathroom and kitchen walls and have the plumbing, cabinets and plumbing done. Lawn is planted and landscaping is in. Outside of cottage is finished. Moisture is still too high to finish inside yet. Carport and storage space is finished.

We have dug out the crawlspace of the next cottage, spread and tamped the rock. Poured the footing and stem wall. We will get the walls up and roof on before fall rains. DS pays as he goes, he needs a few months rent to buy material. We can finish the interior late fall and winter. He wants to get the other foundation poured this summer, landscaping done and lawns planted for fall rains. May build both cottages at the same time. First cottage will have an attached carport with storage. Second one will have attached garage as the front faces the weather.

Sweetie and I will be doing some traveling this summer so it works out nicely. We were at the beach cottage 4 days last week, came home to do chores for a friend so he could go bear hunting. They are staying at the Lake cabin. He should be home late this evening. We will be going on Sunday for late bear hunt next week. May stay 2 weeks, depends....James

[Melissa]

You need a break, you have been very busy!

[Deleted]

Last 3 weeks went fast. Bear hunt and a week of allergic reaction cut into house building, back at it hard now, except today, had other things lined up. DSs money came together to get both cottages finished this summer. The one started in last report is well along, a little finish work on trim inside and out, some painting and a lot of cleanup. Renter wanted in next week. I told them 2 full weeks on Saturday. Got the foundation poured, floor done, walls up and roof on his last one. Landscaping is done, lawn is even up, will need mowed this next weekend. I told DS move in will be late Sept for it. I need a break. I work until it gets warm, then I go back, he and DD help evenings after they get off work at 5:30 and weekends. DD and husband are the painters.

DD bought a lot 3 weeks ago, small but big enough for a small duplex. Asked when we could start, I told her next year. smile. She asked sheepishly, if we could get foundation done this summer....maybe get them dried in by fall rains. I am sure we can, both kids have summer off from school. DD has a vacation to California and Vegas mid July. DS will go with us for 10 days-2 weeks to the cabin late June to July 6th. Daughter will do chores here. All family summer vacation for everyone, 2 weeks at the beach, starts 2nd week in August. Then Sweetie and I will be off to Tahoe and the Redwoods in late Sept after they go back to school. We worked on DDs duplex foundation Sat-Sun, all formed up for concrete, mix and pour after the rains, probably Saturday so both kids can help. I will putter on DSs last cottage this week putting in windows and the patio door, front door is in. Plumbing will be done tomorrow, inspection on Wednesday, insulation contractor scheduled for Thursday for walls and crawl space, then come back sometime after sheet rock is on ceiling for attic. We (both kids) will get sheet rock on ceiling Friday evening and walls this weekend after concrete. Then the fun stuff, finish woodwork, cabinets. I do most of that myself, puttering along. Upper cabinet boxes are built, need paint inside, trim boards and base boards are nearly all shaped for installation. The old router, planer and table saw are as tired as I am. Have got to order some new blades for the planer and saw. DD wants fancy white Victorian woodwork in her cottages so need different bits for router anyway. smile. DSs cottages have been Craftsman style, plain and rustic at that. Exposed black screws, square nails, rough lumber, old barn boards, dings and scratches, some intentional, some not. I built all the cabinet boxes from barn wood, planed smooth inside and painted. Real antique clear glass doors in barn wood frames on top, Craftsman style bottom, built by a real cabinetmaker. DDs cabinets will all be built by a real cabinetmaker, same antique glass in the upper doors. Wainscot on walls and lower cabinet doors, all near bright white. Entry will be into front parlor, closet to the side, stairway straight up 1/2 way then turn. A curved stair rail continuing all the way along the front of the upstairs loft bedroom above kitchen/dining, overlooking the parlor. 3/4 bath upstairs. 1/2 bath and a separate utility behind stairs, kitchen in back. Single attached carport on each end, door into utility room from carport. Patio door, patio and gazebo in each small back yard, fence between. Around 600 sq.ft each....James

[calliemoonbeam]

Sorry for the late reply, but I just saw this, haven't been into this forum yet.  Wow James, you are one great landlord!  If I didn't have my own place here in Oklahoma, I'd beg to be put on your waiting list.  I want to move to Oregon SO bad!  Especially right now, lol, we're already up to 100 degrees here, after having been in the 60s to 70s up until a couple of weeks ago.  Getting this hot this fast tells me it's going to be a killer summer, probably into the 120s again, and with my heart condition I can barely handle the "mild" Oklahoma summers.  I studied up on places to go that would be better for me, and Oregon sounded perfect and was the place I liked the sounds and looks of the best...of course it doesn't hurt that I grew up in California (when it was still a great place to live many, many moons ago, lol) and have missed the west coast ever since.  I eagerly read anything and everything by the Oregon posters just to get a "fix", lol.     You are truly a kind and generous man and your tenants are very lucky to have you!

[Deleted]

Been slacking but busy with the builds, vacations and other projects around the homestead. Cabins are all done and renters are in. DDs duplex is all closed in, roof done, doors and windows installed and siding on. Insulation is done in walls, beamed ceiling roof and under floor, blowin in the small attic space will come later. Sheet rock is hung and painted, electrical is done and floors are down. Plumbing and fixtures done. Working on interior woodwork, cabinets are built, will install next week. Stairs and railing all installed, DD and hubby are doing all the painting and staining. I am building the patio covers and fences now. Landscaping and lawns are done, next we will lay pavers and build walls/benches. Slow last week as DD and Hubby were on vacation. I go in everyday, I, DS and DD go over the days work, I help for a couple hours and go home, they work 1/2 days. We eat there 2-3 days a week, meat on the grill and potluck when Sweetie goes with me. Easy, relaxing days, lots of visiting and planning. Been a great family summer, both kids have July off, DS 1/2 June and 1/2 August, also. We built a carport and storage for DS, a paving stone patio and fire pit with block seating benches and a picnic table in his little back yard here at the homestead. He has the best shade tree and breezes, nice to sit out there and laze the days away. DS and I have taken some days to the beach cottage, fishing and day trips up and down the coast....James