11/15/2019 by Ray Wiese 0 Comments
Victorian Kitchen Renovation Provides Structural Surprise
Our firm always has a few hurdles to jump when we meet perspective clients. First, we have to perform the process of due diligence where we prepare detailed specifications based on what the client wants. Then, we get the budget drafted with painstaking detail and closely look at the existing conditions to understand what sort of trauma we will find when we open up those walls, or truly close in on the level of finishes desired for the project.
Before we get the honor of working with our future fans, we have to present the budget, which requires showing people what it will cost in reality- and not some estimate full of errors or omissions. Since most of our clients are laypersons to the remodeling industry, education is the key component when you are looking to renovate your home, and that should come in the form of a number.
Poor quality carpentry is usually evident on the outside; however, we just opened a renovation project in Newton to find that walls in the rear of the home were removed that were actually structural. On the inside, the kitchen cabinets were dated, but pretty good quality… and the home was loved by the former occupant who was elderly and wanted to stay, so a bath was added in the 90’s with the kitchen renovation. What we found when we did the demo was appalling. In one room where an undersized beam was located we had already planned “surgery” because we could see the dipping floor. The area where the new kitchen is being moved to, the previous workers had actually just arbitrarily removed a bearing wall to make way for a shower and the only thing holding up the bedroom floor above was a nonstructural wall below. While arguably this wasn’t an imminent danger issue, the floor and ceiling had settled 2 ½” because someone wanted to save $500 on a major renovation (probably not the owner).
If you look at the picture you can see that all the lightly colored floor joists are brand new and all we have to do is connect the old and new. This was at no additional cost to the owner because we had anticipated this when we opened up the ceiling in a few spots to see what we would have to deal with before they signed the agreement. While having a permit won’t guarantee a quality job (building officials are zoning enforcement agents and public safety officials), it would have saved this structure and potential disaster because building inspectors wouldn’t have allowed this to pass muster.
Coming soon….… we are going to jack up this ceiling in Sherborn and see what happened to cause a 3 inch dip in the ceiling- look at the crown molding.