Question:

Are you thinking about building a water tank, a commercial fishing boat, a life size model of a dinosaur, or a retreat center in the remote southern California desert? Ferro-cement might just be the material of choice. It has been for others. What is Ferro-Cement?  It is a strong, low-cost, long lasting building material made from a mixture of sand and cement reinforced with wire. It is usually only 2-5 cm thick. The sand/cement mortar is applied to the wire reinforcing with a trowel, never poured like common concrete mixes. Often a form is used to provide the desired shape. Or in some cases the mortar is applied from both sides of the wire reinforcing at the same time and no form is used. Why would the builders chose Ferro-Cement construction over other methods? …… I found right away that Ferro-Cement  was a wonderful material for creative uses, in  many cases the best material at any price. There were just two problems with the use of a form.  One was that the layers of woven reinforcing wire( chicken wire), being flat, would lay together against the form. This made the wire hard to penetrate with a proper dry mortar mix. And it was not the best distribution of reinforcing wire for resulting strength.  The wire layers should be actually be near the surface on both the inside and outside faces of the mortar structure.  That is, a layer of wire against the form, and the other layer near the outside surface. That means that there must be a way of holding that layer away from the form. Then, another problem was that it is difficult to know how thick the mortar is being applied to the form. If a uniformly strong, professional looking structure was to result, the thickness of the mortar had to be controlled, especially if unskilled labor is being used. Solution:  Wavy Chicken Wire In order to deal with these problems I  invented a simple material—-common woven wire with small waves pressed into it. I call it Ferro-Form. The waves can be different sizes, the adjustable machine I built to produce this material presses waves that can range from 5-20 mm (0.2"-0.8")  high and are about 35 mm (1.3") apart from crest to crest.  In typical use the form to be used for Ferro-Cement  would have a layer of normal woven wire placed over it, then a layer of wavy Ferro-Form wire, and then another layer of flat normal wire on top.  The Ferro-Form wire will keep the two layers of flat normal wire separated, allowing the mortar to penetrate the wire layers of reinforcing. And it helps the person applying the mortar to know the thickness of the mortar being applied. Ferro-Form makes Ferro-Cement construction literally child’s play. The Ferro-Form machine can also produce chicken wire with smaller waves. This can be used where more wire reinforcing is desired without an increase in the thickness of the structure. http://ww2.green-trust.org:8383/2003/ferrocement/ — Steve Spence Subscribe to the Renewable Energy Newsletter & Discussion Boards. Read about Sustainable Technology: http://www.green-trust.org

Response:

Great article, Steve.  Well worth reading! ral

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        I remember reading in Popular Mechanics that Ferro Cement was going to be the next big thing for home boat builders. There were people talking about how cheap and easy it was. Most people never did much with it, and many of the ones who did got boats they couldn’t sell for scrap. – Hide quoted text — Show quoted text – >Are you thinking about building a water tank, a commercial fishing boat, a >life size model of a dinosaur, or a retreat center in the remote southern >California desert? >Ferro-cement might just be the material of choice. It has been for others. >What is Ferro-Cement?  It is a strong, low-cost, long lasting building >material made from a mixture of sand and cement reinforced with wire. It is >usually only 2-5 cm thick. >The sand/cement mortar is applied to the wire reinforcing with a trowel, >never poured like common concrete mixes. Often a form is used to provide the >desired shape. Or in some cases the mortar is applied from both sides of the >wire reinforcing at the same time and no form is used. Why would the >builders chose Ferro-Cement construction over other methods? >…… >I found right away that Ferro-Cement  was a wonderful material for creative >uses, in  many cases the best material at any price. There were just two >problems with the use of a form.  One was that the layers of woven >reinforcing wire( chicken wire), being flat, would lay together against the >form. This made the wire hard to penetrate with a proper dry mortar mix. >And it was not the best distribution of reinforcing wire for resulting >strength.  The wire layers should be actually be near the surface on both >the inside and outside faces of the mortar structure.  That is, a layer of >wire against the form, and the other layer near the outside surface. That >means that there must be a way of holding that layer away from the form. >Then, another problem was that it is difficult to know how thick the mortar >is being applied to the form. If a uniformly strong, professional looking >structure was to result, the thickness of the mortar had to be controlled, >especially if unskilled labor is being used. >Solution:  Wavy Chicken Wire >In order to deal with these problems I  invented a simple material—-common >woven wire with small waves pressed into it. I call it Ferro-Form. The waves >can be different sizes, the adjustable machine I built to produce this >material presses waves that can range from 5-20 mm (0.2"-0.8")  high and are >about 35 mm (1.3") apart from crest to crest.  In typical use the form to be >used for Ferro-Cement  would have a layer of normal woven wire placed over >it, then a layer of wavy Ferro-Form wire, and then another layer of flat >normal wire on top.  The Ferro-Form wire will keep the two layers of flat >normal wire separated, allowing the mortar to penetrate the wire layers of >reinforcing. And it helps the person applying the mortar to know the >thickness of the mortar being applied. Ferro-Form makes Ferro-Cement >construction literally child’s play. The Ferro-Form machine can also produce >chicken wire with smaller waves. This can be used where more wire >reinforcing is desired without an increase in the thickness of the >structure. >http://ww2.green-trust.org:8383/2003/ferrocement/

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>    I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap.

Supposedly, the smallest flaw in a ferrocement boat hull allows sea salt to migrate, eventually reaching and corroding the reinforcing iron.  Then, the hull cracks.  Some cement yachts have been "saved" by gelcoating the hull before the corrosion went too far. –Gene

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We use it a lot for water tanks. Never made a boat with it, but if it will hold water in, it will keep water out. http://ww2.green-trust.org:8383/2003/ferrocement/ Will be making a biodigester with it shortly. — Steve Spence Subscribe to the Renewable Energy Newsletter & Discussion Boards. Read about Sustainable Technology: http://www.green-trust.org

– Hide quoted text — Show quoted text -> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. >Are you thinking about building a water tank, a commercial fishing boat, a >life size model of a dinosaur, or a retreat center in the remote southern >California desert? >Ferro-cement might just be the material of choice. It has been for others. >What is Ferro-Cement?  It is a strong, low-cost, long lasting building >material made from a mixture of sand and cement reinforced with wire. It is >usually only 2-5 cm thick. >The sand/cement mortar is applied to the wire reinforcing with a trowel, >never poured like common concrete mixes. Often a form is used to provide the >desired shape. Or in some cases the mortar is applied from both sides of the >wire reinforcing at the same time and no form is used. Why would the >builders chose Ferro-Cement construction over other methods? >…… >I found right away that Ferro-Cement  was a wonderful material for creative >uses, in  many cases the best material at any price. There were just two >problems with the use of a form.  One was that the layers of woven >reinforcing wire( chicken wire), being flat, would lay together against the >form. This made the wire hard to penetrate with a proper dry mortar mix. >And it was not the best distribution of reinforcing wire for resulting >strength.  The wire layers should be actually be near the surface on both >the inside and outside faces of the mortar structure.  That is, a layer of >wire against the form, and the other layer near the outside surface. That >means that there must be a way of holding that layer away from the form. >Then, another problem was that it is difficult to know how thick the mortar >is being applied to the form. If a uniformly strong, professional looking >structure was to result, the thickness of the mortar had to be controlled, >especially if unskilled labor is being used. >Solution:  Wavy Chicken Wire >In order to deal with these problems I  invented a simple material—-common >woven wire with small waves pressed into it. I call it Ferro-Form. The waves >can be different sizes, the adjustable machine I built to produce this >material presses waves that can range from 5-20 mm (0.2"-0.8")  high and are >about 35 mm (1.3") apart from crest to crest.  In typical use the form to be >used for Ferro-Cement  would have a layer of normal woven wire placed over >it, then a layer of wavy Ferro-Form wire, and then another layer of flat >normal wire on top.  The Ferro-Form wire will keep the two layers of flat >normal wire separated, allowing the mortar to penetrate the wire layers of >reinforcing. And it helps the person applying the mortar to know the >thickness of the mortar being applied. Ferro-Form makes Ferro-Cement >construction literally child’s play. The Ferro-Form machine can also produce >chicken wire with smaller waves. This can be used where more wire >reinforcing is desired without an increase in the thickness of the >structure. >http://ww2.green-trust.org:8383/2003/ferrocement/

Response:

don’t use iron. use galvanized or some other corrosion resistant material. — Steve Spence Subscribe to the Renewable Energy Newsletter & Discussion Boards. Read about Sustainable Technology: http://www.green-trust.org – Hide quoted text — Show quoted text -> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. > Supposedly, the smallest flaw in a ferrocement boat hull allows > sea salt to migrate, eventually reaching and corroding the reinforcing > iron.  Then, the hull cracks.  Some cement yachts have been "saved" > by gelcoating the hull before the corrosion went too far. > –Gene

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>>        I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. >Supposedly, the smallest flaw in a ferrocement boat hull allows >sea salt to migrate, eventually reaching and corroding the reinforcing >iron.  Then, the hull cracks.  Some cement yachts have been "saved" >by gelcoating the hull before the corrosion went too far. >–Gene

Some buildings using reinforced concrete have a similar problem even without the salt water, just takes longer to happen.  Have heard it described as "concrete cancer". I don’t know if it can be avoided by some sort of pretreatment with the reinforcing material, such as hot or cold galvanizing, iron phosphate coating, etc.  Haven’t really looked into the issue. erniegalts [Australia] [misc.survivalism]

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> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap.

Best way to make it, and get the best results, is with a team of skilled workers. And that’s what kills the project. Getting people to work together. A similar material can be made without needing a large crew and without worrying about cracked shells. You can use electricity to plate calcium/lime to the wire form. I keep forgetting which way the polarity is supposed to go, but you use carbon on the other wire to keep it from being eaten up. The original experiment I heard about was done in the ocean, so salt water might be needed, but I’ve also heard that "alabaster" statues are made in a similar fashion in some hot springs in Turkey, and that’s not salt. The water needs lots of calcium/lime, though. I understand that the process is not especially voltage sensitive, so anything that will put out LOW VOLTAGE DC should work. A simple wind mill or hydro power source could be used, or some old photocell panels that do not put out full power any more. Set it up and walk off. Check it in a couple months. (If you have the polarity right.) Aside from anything else, this process could be used to create artificial reefs and the underwater part of breakwaters, and other structures.

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- Hide quoted text — Show quoted text ->>    I remember reading in Popular Mechanics that Ferro Cement was >>going to be the next big thing for home boat builders. There were >>people talking about how cheap and easy it was. Most people never did >>much with it, and many of the ones who did got boats they couldn’t >>sell for scrap. >Supposedly, the smallest flaw in a ferrocement boat hull allows >sea salt to migrate, eventually reaching and corroding the reinforcing >iron.  Then, the hull cracks.  Some cement yachts have been "saved" >by gelcoating the hull before the corrosion went too far. > Some buildings using reinforced concrete have a similar problem even > without the salt water, just takes longer to happen.  Have heard it > described as "concrete cancer". > I don’t know if it can be avoided by some sort of pretreatment with > the reinforcing material, such as hot or cold galvanizing, iron > phosphate coating, etc.  Haven’t really looked into the issue.

Replacement patches in concrete highways have always had rebar connecting one edhe of the patch t the existing roadway and the other side connected with smooth dowels. Some time in the last 15 years they decided to epoxy coat the iron to keep it from rusting out because they’re sitting in the middle of cold joints in the concrete and get lots of salt washing down through in the Northern latitudes.

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It’s called seacrete. http://webconx.green-trust.org/seacrete.htm — Steve Spence Subscribe to the Renewable Energy Newsletter & Discussion Boards. Read about Sustainable Technology: http://www.green-trust.org

– Hide quoted text — Show quoted text -> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. > Best way to make it, and get the best results, is with a team of > skilled workers. > And that’s what kills the project. Getting people to work together. > A similar material can be made without needing a large crew and > without worrying about cracked shells. You can use electricity to > plate calcium/lime to the wire form. I keep forgetting which way the > polarity is supposed to go, but you use carbon on the other wire to > keep it from being eaten up. > The original experiment I heard about was done in the ocean, so salt > water might be needed, but I’ve also heard that "alabaster" statues > are made in a similar fashion in some hot springs in Turkey, and > that’s not salt. The water needs lots of calcium/lime, though. > I understand that the process is not especially voltage sensitive, so > anything that will put out LOW VOLTAGE DC should work. A simple wind > mill or hydro power source could be used, or some old photocell panels > that do not put out full power any more. Set it up and walk off. Check > it in a couple months. (If you have the polarity right.) > Aside from anything else, this process could be used to create > artificial reefs and the underwater part of breakwaters, and other > structures.

Response:

A chap called Bill Kaysing, whose net searches will give you his Rocketdyne years, where he claims that Disney empire helped Uncle Sam to fake moon landings – he came up with years of research into merely coating timber hulls after some basic hole patching with ply board sheeting & timber struts on any ribs of the hull. He recommends that after completely stripping down the old vessel hull, that you could use chicken wire, or plastering mesh nailed to the hull, but NO springing between nail points. After enmeshing the hull three times, you mix a portland SR rate cement into a mortar the consistency of window putty & give the hull a couple of coats with that, using plastering tools. Then cover with damp burlap (hessian in Queens English) & keep damp for a about a week, carefully remove & allow to air cure for another 2 weeks, then gently launch into the water & inform the boat skipper to handle gently for  the first few water borne weeks. It cures well under water during this time. However, for enhanced performance of the mortar itself he suggested that adding syrene butadiene to the mixture would give considerable curing & proofing properties to his mortar mix (no wet burlap sheeting, cures in 7 days). He also went onto to make it clear that IF corrosion problems appear, then it would most probably be down to not coating the hull properly when palstering the mortar mix onto it. BTW, if appplied properly & everything is completely straight when being plastered (no stretching the mixture for the sake of finances or lacking consistency in ingredients being mixed), then you may well get problems resulting & that is where you must start to look first. However, the Italians have a f/c hulled vessel on the Italian Lakes, which is still afloat after 100 years. How many metal or timber hulled vessels can boast that life span without major hull renovation. John Locke.

– Hide quoted text — Show quoted text ->>> I remember reading in Popular Mechanics that Ferro Cement was >>>going to be the next big thing for home boat builders. There were >>>people talking about how cheap and easy it was. Most people never did >>>much with it, and many of the ones who did got boats they couldn’t >>>sell for scrap. >>Supposedly, the smallest flaw in a ferrocement boat hull allows >>sea salt to migrate, eventually reaching and corroding the reinforcing >>iron.  Then, the hull cracks.  Some cement yachts have been "saved" >>by gelcoating the hull before the corrosion went too far. > Some buildings using reinforced concrete have a similar problem even > without the salt water, just takes longer to happen.  Have heard it > described as "concrete cancer". > I don’t know if it can be avoided by some sort of pretreatment with > the reinforcing material, such as hot or cold galvanizing, iron > phosphate coating, etc.  Haven’t really looked into the issue. > Replacement patches in concrete highways have always had rebar > connecting one edhe of the patch t the existing roadway and the > other side connected with smooth dowels. Some time in the last > 15 years they decided to epoxy coat the iron to keep it from > rusting out because they’re sitting in the middle of cold > joints in the concrete and get lots of salt washing down through > in the Northern latitudes.

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> >>> I remember reading in Popular Mechanics that Ferro Cement was >>>going to be the next big thing for home boat builders. There were >>>people talking about how cheap and easy it was. Most people never did >>>much with it, and many of the ones who did got boats they couldn’t >>>sell for scrap.

I built a plastic boat and added twin keels these were constructed  of iron blocks on a steal sole plate keel bolts welded to the sole plates covered with chicken wire about four layers as I remember these were fixed to the boat and then coated with the cement mix. These keels were as good as new when the boat was scrapped thirty odd years later due to the plastic hull failure.

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> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap.

Best way to make it, and get the best results, is with a team of skilled workers. When younger i thought about a cement build a number of times and studied it quite deeply. Had the skill but little time or cash to commit to the project, pros and conns are :- lasts well very little maintainace do not even have to paint if happy with cement finish low build cost in comparison with other methods. cons are labour intensive  very heavy, needs careful consideration in design like waterproof bulkheads  just in case of collision give you time to think and take action same with steel suppose. Needs a lot more sail area to push it forward and engine  for that matter.

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> Supposedly, the smallest flaw in a ferrocement boat hull allows > sea salt to migrate, eventually reaching and corroding the reinforcing > iron.  Then, the hull cracks.  Some cement yachts have been "saved" > by gelcoating the hull before the corrosion went too far. > –Gene

Yes you get rust dribbles once sealed they give no more trouble. one problem with this construction is there should be a permanent earth plate below water line of adequate size, without this a lightening strike burns out all the chicken wire just like a fuse blowing. A catamaran built in this material would be a dead duck, a cat should be made of light weight materials taking advantage of the fact it does not need ballast to right itself. and making it surf.

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- Hide quoted text — Show quoted text -> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. > Best way to make it, and get the best results, is with a team of > skilled workers. > When younger i thought about a cement build a number of times and studied it > quite deeply. > Had the skill but little time or cash to commit to the project, pros and > conns are :- lasts well very little maintainace do not even have to paint if > happy with cement finish low build cost in comparison with other methods. > cons are labour intensive  very heavy, needs careful consideration in design > like waterproof bulkheads  just in case of collision give you time to think > and take action same with steel suppose. > Needs a lot more sail area to push it forward and engine  for that matter.

I think there are quite a few concrete hull boats fishing the Gulf of Alaska.  I remember one getting stuck on the north jetty of the Columbia about 20 years ago.  I think it was about a 120 footer.  The Salvage Chief parted cables right and left trying to pull it off the mud.   Eventually the river sucked it down.   The square/cube law makes heavy hulls a better payback for big boats than small boats.  I suppose it would be the same for buildings.  Wasn’t the King Dome ferroconcrete? — http://home.teleport.com/~larryc

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Question:

Are you thinking about building a water tank, a commercial fishing boat, a life size model of a dinosaur, or a retreat center in the remote southern California desert? Ferro-cement might just be the material of choice. It has been for others. What is Ferro-Cement?  It is a strong, low-cost, long lasting building material made from a mixture of sand and cement reinforced with wire. It is usually only 2-5 cm thick. The sand/cement mortar is applied to the wire reinforcing with a trowel, never poured like common concrete mixes. Often a form is used to provide the desired shape. Or in some cases the mortar is applied from both sides of the wire reinforcing at the same time and no form is used. Why would the builders chose Ferro-Cement construction over other methods? …… I found right away that Ferro-Cement  was a wonderful material for creative uses, in  many cases the best material at any price. There were just two problems with the use of a form.  One was that the layers of woven reinforcing wire( chicken wire), being flat, would lay together against the form. This made the wire hard to penetrate with a proper dry mortar mix. And it was not the best distribution of reinforcing wire for resulting strength.  The wire layers should be actually be near the surface on both the inside and outside faces of the mortar structure.  That is, a layer of wire against the form, and the other layer near the outside surface. That means that there must be a way of holding that layer away from the form. Then, another problem was that it is difficult to know how thick the mortar is being applied to the form. If a uniformly strong, professional looking structure was to result, the thickness of the mortar had to be controlled, especially if unskilled labor is being used. Solution:  Wavy Chicken Wire In order to deal with these problems I  invented a simple material—-common woven wire with small waves pressed into it. I call it Ferro-Form. The waves can be different sizes, the adjustable machine I built to produce this material presses waves that can range from 5-20 mm (0.2"-0.8")  high and are about 35 mm (1.3") apart from crest to crest.  In typical use the form to be used for Ferro-Cement  would have a layer of normal woven wire placed over it, then a layer of wavy Ferro-Form wire, and then another layer of flat normal wire on top.  The Ferro-Form wire will keep the two layers of flat normal wire separated, allowing the mortar to penetrate the wire layers of reinforcing. And it helps the person applying the mortar to know the thickness of the mortar being applied. Ferro-Form makes Ferro-Cement construction literally child’s play. The Ferro-Form machine can also produce chicken wire with smaller waves. This can be used where more wire reinforcing is desired without an increase in the thickness of the structure. http://ww2.green-trust.org:8383/2003/ferrocement/ — Steve Spence Subscribe to the Renewable Energy Newsletter & Discussion Boards. Read about Sustainable Technology: http://www.green-trust.org

Response:

Great article, Steve.  Well worth reading! ral

Response:

        I remember reading in Popular Mechanics that Ferro Cement was going to be the next big thing for home boat builders. There were people talking about how cheap and easy it was. Most people never did much with it, and many of the ones who did got boats they couldn’t sell for scrap. – Hide quoted text — Show quoted text – >Are you thinking about building a water tank, a commercial fishing boat, a >life size model of a dinosaur, or a retreat center in the remote southern >California desert? >Ferro-cement might just be the material of choice. It has been for others. >What is Ferro-Cement?  It is a strong, low-cost, long lasting building >material made from a mixture of sand and cement reinforced with wire. It is >usually only 2-5 cm thick. >The sand/cement mortar is applied to the wire reinforcing with a trowel, >never poured like common concrete mixes. Often a form is used to provide the >desired shape. Or in some cases the mortar is applied from both sides of the >wire reinforcing at the same time and no form is used. Why would the >builders chose Ferro-Cement construction over other methods? >…… >I found right away that Ferro-Cement  was a wonderful material for creative >uses, in  many cases the best material at any price. There were just two >problems with the use of a form.  One was that the layers of woven >reinforcing wire( chicken wire), being flat, would lay together against the >form. This made the wire hard to penetrate with a proper dry mortar mix. >And it was not the best distribution of reinforcing wire for resulting >strength.  The wire layers should be actually be near the surface on both >the inside and outside faces of the mortar structure.  That is, a layer of >wire against the form, and the other layer near the outside surface. That >means that there must be a way of holding that layer away from the form. >Then, another problem was that it is difficult to know how thick the mortar >is being applied to the form. If a uniformly strong, professional looking >structure was to result, the thickness of the mortar had to be controlled, >especially if unskilled labor is being used. >Solution:  Wavy Chicken Wire >In order to deal with these problems I  invented a simple material—-common >woven wire with small waves pressed into it. I call it Ferro-Form. The waves >can be different sizes, the adjustable machine I built to produce this >material presses waves that can range from 5-20 mm (0.2"-0.8")  high and are >about 35 mm (1.3") apart from crest to crest.  In typical use the form to be >used for Ferro-Cement  would have a layer of normal woven wire placed over >it, then a layer of wavy Ferro-Form wire, and then another layer of flat >normal wire on top.  The Ferro-Form wire will keep the two layers of flat >normal wire separated, allowing the mortar to penetrate the wire layers of >reinforcing. And it helps the person applying the mortar to know the >thickness of the mortar being applied. Ferro-Form makes Ferro-Cement >construction literally child’s play. The Ferro-Form machine can also produce >chicken wire with smaller waves. This can be used where more wire >reinforcing is desired without an increase in the thickness of the >structure. >http://ww2.green-trust.org:8383/2003/ferrocement/

Response:

>    I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap.

Supposedly, the smallest flaw in a ferrocement boat hull allows sea salt to migrate, eventually reaching and corroding the reinforcing iron.  Then, the hull cracks.  Some cement yachts have been "saved" by gelcoating the hull before the corrosion went too far. –Gene

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We use it a lot for water tanks. Never made a boat with it, but if it will hold water in, it will keep water out. http://ww2.green-trust.org:8383/2003/ferrocement/ Will be making a biodigester with it shortly. — Steve Spence Subscribe to the Renewable Energy Newsletter & Discussion Boards. Read about Sustainable Technology: http://www.green-trust.org

– Hide quoted text — Show quoted text -> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. >Are you thinking about building a water tank, a commercial fishing boat, a >life size model of a dinosaur, or a retreat center in the remote southern >California desert? >Ferro-cement might just be the material of choice. It has been for others. >What is Ferro-Cement?  It is a strong, low-cost, long lasting building >material made from a mixture of sand and cement reinforced with wire. It is >usually only 2-5 cm thick. >The sand/cement mortar is applied to the wire reinforcing with a trowel, >never poured like common concrete mixes. Often a form is used to provide the >desired shape. Or in some cases the mortar is applied from both sides of the >wire reinforcing at the same time and no form is used. Why would the >builders chose Ferro-Cement construction over other methods? >…… >I found right away that Ferro-Cement  was a wonderful material for creative >uses, in  many cases the best material at any price. There were just two >problems with the use of a form.  One was that the layers of woven >reinforcing wire( chicken wire), being flat, would lay together against the >form. This made the wire hard to penetrate with a proper dry mortar mix. >And it was not the best distribution of reinforcing wire for resulting >strength.  The wire layers should be actually be near the surface on both >the inside and outside faces of the mortar structure.  That is, a layer of >wire against the form, and the other layer near the outside surface. That >means that there must be a way of holding that layer away from the form. >Then, another problem was that it is difficult to know how thick the mortar >is being applied to the form. If a uniformly strong, professional looking >structure was to result, the thickness of the mortar had to be controlled, >especially if unskilled labor is being used. >Solution:  Wavy Chicken Wire >In order to deal with these problems I  invented a simple material—-common >woven wire with small waves pressed into it. I call it Ferro-Form. The waves >can be different sizes, the adjustable machine I built to produce this >material presses waves that can range from 5-20 mm (0.2"-0.8")  high and are >about 35 mm (1.3") apart from crest to crest.  In typical use the form to be >used for Ferro-Cement  would have a layer of normal woven wire placed over >it, then a layer of wavy Ferro-Form wire, and then another layer of flat >normal wire on top.  The Ferro-Form wire will keep the two layers of flat >normal wire separated, allowing the mortar to penetrate the wire layers of >reinforcing. And it helps the person applying the mortar to know the >thickness of the mortar being applied. Ferro-Form makes Ferro-Cement >construction literally child’s play. The Ferro-Form machine can also produce >chicken wire with smaller waves. This can be used where more wire >reinforcing is desired without an increase in the thickness of the >structure. >http://ww2.green-trust.org:8383/2003/ferrocement/

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don’t use iron. use galvanized or some other corrosion resistant material. — Steve Spence Subscribe to the Renewable Energy Newsletter & Discussion Boards. Read about Sustainable Technology: http://www.green-trust.org – Hide quoted text — Show quoted text -> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. > Supposedly, the smallest flaw in a ferrocement boat hull allows > sea salt to migrate, eventually reaching and corroding the reinforcing > iron.  Then, the hull cracks.  Some cement yachts have been "saved" > by gelcoating the hull before the corrosion went too far. > –Gene

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>>        I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. >Supposedly, the smallest flaw in a ferrocement boat hull allows >sea salt to migrate, eventually reaching and corroding the reinforcing >iron.  Then, the hull cracks.  Some cement yachts have been "saved" >by gelcoating the hull before the corrosion went too far. >–Gene

Some buildings using reinforced concrete have a similar problem even without the salt water, just takes longer to happen.  Have heard it described as "concrete cancer". I don’t know if it can be avoided by some sort of pretreatment with the reinforcing material, such as hot or cold galvanizing, iron phosphate coating, etc.  Haven’t really looked into the issue. erniegalts [Australia] [misc.survivalism]

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> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap.

Best way to make it, and get the best results, is with a team of skilled workers. And that’s what kills the project. Getting people to work together. A similar material can be made without needing a large crew and without worrying about cracked shells. You can use electricity to plate calcium/lime to the wire form. I keep forgetting which way the polarity is supposed to go, but you use carbon on the other wire to keep it from being eaten up. The original experiment I heard about was done in the ocean, so salt water might be needed, but I’ve also heard that "alabaster" statues are made in a similar fashion in some hot springs in Turkey, and that’s not salt. The water needs lots of calcium/lime, though. I understand that the process is not especially voltage sensitive, so anything that will put out LOW VOLTAGE DC should work. A simple wind mill or hydro power source could be used, or some old photocell panels that do not put out full power any more. Set it up and walk off. Check it in a couple months. (If you have the polarity right.) Aside from anything else, this process could be used to create artificial reefs and the underwater part of breakwaters, and other structures.

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- Hide quoted text — Show quoted text ->>    I remember reading in Popular Mechanics that Ferro Cement was >>going to be the next big thing for home boat builders. There were >>people talking about how cheap and easy it was. Most people never did >>much with it, and many of the ones who did got boats they couldn’t >>sell for scrap. >Supposedly, the smallest flaw in a ferrocement boat hull allows >sea salt to migrate, eventually reaching and corroding the reinforcing >iron.  Then, the hull cracks.  Some cement yachts have been "saved" >by gelcoating the hull before the corrosion went too far. > Some buildings using reinforced concrete have a similar problem even > without the salt water, just takes longer to happen.  Have heard it > described as "concrete cancer". > I don’t know if it can be avoided by some sort of pretreatment with > the reinforcing material, such as hot or cold galvanizing, iron > phosphate coating, etc.  Haven’t really looked into the issue.

Replacement patches in concrete highways have always had rebar connecting one edhe of the patch t the existing roadway and the other side connected with smooth dowels. Some time in the last 15 years they decided to epoxy coat the iron to keep it from rusting out because they’re sitting in the middle of cold joints in the concrete and get lots of salt washing down through in the Northern latitudes.

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It’s called seacrete. http://webconx.green-trust.org/seacrete.htm — Steve Spence Subscribe to the Renewable Energy Newsletter & Discussion Boards. Read about Sustainable Technology: http://www.green-trust.org

– Hide quoted text — Show quoted text -> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. > Best way to make it, and get the best results, is with a team of > skilled workers. > And that’s what kills the project. Getting people to work together. > A similar material can be made without needing a large crew and > without worrying about cracked shells. You can use electricity to > plate calcium/lime to the wire form. I keep forgetting which way the > polarity is supposed to go, but you use carbon on the other wire to > keep it from being eaten up. > The original experiment I heard about was done in the ocean, so salt > water might be needed, but I’ve also heard that "alabaster" statues > are made in a similar fashion in some hot springs in Turkey, and > that’s not salt. The water needs lots of calcium/lime, though. > I understand that the process is not especially voltage sensitive, so > anything that will put out LOW VOLTAGE DC should work. A simple wind > mill or hydro power source could be used, or some old photocell panels > that do not put out full power any more. Set it up and walk off. Check > it in a couple months. (If you have the polarity right.) > Aside from anything else, this process could be used to create > artificial reefs and the underwater part of breakwaters, and other > structures.

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A chap called Bill Kaysing, whose net searches will give you his Rocketdyne years, where he claims that Disney empire helped Uncle Sam to fake moon landings – he came up with years of research into merely coating timber hulls after some basic hole patching with ply board sheeting & timber struts on any ribs of the hull. He recommends that after completely stripping down the old vessel hull, that you could use chicken wire, or plastering mesh nailed to the hull, but NO springing between nail points. After enmeshing the hull three times, you mix a portland SR rate cement into a mortar the consistency of window putty & give the hull a couple of coats with that, using plastering tools. Then cover with damp burlap (hessian in Queens English) & keep damp for a about a week, carefully remove & allow to air cure for another 2 weeks, then gently launch into the water & inform the boat skipper to handle gently for  the first few water borne weeks. It cures well under water during this time. However, for enhanced performance of the mortar itself he suggested that adding syrene butadiene to the mixture would give considerable curing & proofing properties to his mortar mix (no wet burlap sheeting, cures in 7 days). He also went onto to make it clear that IF corrosion problems appear, then it would most probably be down to not coating the hull properly when palstering the mortar mix onto it. BTW, if appplied properly & everything is completely straight when being plastered (no stretching the mixture for the sake of finances or lacking consistency in ingredients being mixed), then you may well get problems resulting & that is where you must start to look first. However, the Italians have a f/c hulled vessel on the Italian Lakes, which is still afloat after 100 years. How many metal or timber hulled vessels can boast that life span without major hull renovation. John Locke.

– Hide quoted text — Show quoted text ->>> I remember reading in Popular Mechanics that Ferro Cement was >>>going to be the next big thing for home boat builders. There were >>>people talking about how cheap and easy it was. Most people never did >>>much with it, and many of the ones who did got boats they couldn’t >>>sell for scrap. >>Supposedly, the smallest flaw in a ferrocement boat hull allows >>sea salt to migrate, eventually reaching and corroding the reinforcing >>iron.  Then, the hull cracks.  Some cement yachts have been "saved" >>by gelcoating the hull before the corrosion went too far. > Some buildings using reinforced concrete have a similar problem even > without the salt water, just takes longer to happen.  Have heard it > described as "concrete cancer". > I don’t know if it can be avoided by some sort of pretreatment with > the reinforcing material, such as hot or cold galvanizing, iron > phosphate coating, etc.  Haven’t really looked into the issue. > Replacement patches in concrete highways have always had rebar > connecting one edhe of the patch t the existing roadway and the > other side connected with smooth dowels. Some time in the last > 15 years they decided to epoxy coat the iron to keep it from > rusting out because they’re sitting in the middle of cold > joints in the concrete and get lots of salt washing down through > in the Northern latitudes.

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> >>> I remember reading in Popular Mechanics that Ferro Cement was >>>going to be the next big thing for home boat builders. There were >>>people talking about how cheap and easy it was. Most people never did >>>much with it, and many of the ones who did got boats they couldn’t >>>sell for scrap.

I built a plastic boat and added twin keels these were constructed  of iron blocks on a steal sole plate keel bolts welded to the sole plates covered with chicken wire about four layers as I remember these were fixed to the boat and then coated with the cement mix. These keels were as good as new when the boat was scrapped thirty odd years later due to the plastic hull failure.

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> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap.

Best way to make it, and get the best results, is with a team of skilled workers. When younger i thought about a cement build a number of times and studied it quite deeply. Had the skill but little time or cash to commit to the project, pros and conns are :- lasts well very little maintainace do not even have to paint if happy with cement finish low build cost in comparison with other methods. cons are labour intensive  very heavy, needs careful consideration in design like waterproof bulkheads  just in case of collision give you time to think and take action same with steel suppose. Needs a lot more sail area to push it forward and engine  for that matter.

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> Supposedly, the smallest flaw in a ferrocement boat hull allows > sea salt to migrate, eventually reaching and corroding the reinforcing > iron.  Then, the hull cracks.  Some cement yachts have been "saved" > by gelcoating the hull before the corrosion went too far. > –Gene

Yes you get rust dribbles once sealed they give no more trouble. one problem with this construction is there should be a permanent earth plate below water line of adequate size, without this a lightening strike burns out all the chicken wire just like a fuse blowing. A catamaran built in this material would be a dead duck, a cat should be made of light weight materials taking advantage of the fact it does not need ballast to right itself. and making it surf.

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- Hide quoted text — Show quoted text -> I remember reading in Popular Mechanics that Ferro Cement was > going to be the next big thing for home boat builders. There were > people talking about how cheap and easy it was. Most people never did > much with it, and many of the ones who did got boats they couldn’t > sell for scrap. > Best way to make it, and get the best results, is with a team of > skilled workers. > When younger i thought about a cement build a number of times and studied it > quite deeply. > Had the skill but little time or cash to commit to the project, pros and > conns are :- lasts well very little maintainace do not even have to paint if > happy with cement finish low build cost in comparison with other methods. > cons are labour intensive  very heavy, needs careful consideration in design > like waterproof bulkheads  just in case of collision give you time to think > and take action same with steel suppose. > Needs a lot more sail area to push it forward and engine  for that matter.

I think there are quite a few concrete hull boats fishing the Gulf of Alaska.  I remember one getting stuck on the north jetty of the Columbia about 20 years ago.  I think it was about a 120 footer.  The Salvage Chief parted cables right and left trying to pull it off the mud.   Eventually the river sucked it down.   The square/cube law makes heavy hulls a better payback for big boats than small boats.  I suppose it would be the same for buildings.  Wasn’t the King Dome ferroconcrete? — http://home.teleport.com/~larryc

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Question:

I am considering buying a neighbor’s home, it is probably beyond repair, it costs nothing to look. question is; how do you get a loan to buy it and fix it up? any ideas? thanks. g. — "An eye for an eye, leaves the world Blind."  Gandhi

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> I am considering buying a neighbor’s home, it is probably beyond repair, > it costs nothing to look. > question is; how do you get a loan to buy it and fix it up? > any ideas? > thanks. g.

1) Go to bank/mortgage guy and get a loan 2) Go to realtor and buy house 3) Go to hardware store and buy tools & supplies. -Tim

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– Hide quoted text — Show quoted text ->> I am considering buying a neighbor’s home, it is probably beyond repair, >> it costs nothing to look. >> question is; how do you get a loan to buy it and fix it up? >> any ideas? >> thanks. g. >1) Go to bank/mortgage guy and get a loan >2) Go to realtor and buy house >3) Go to hardware store and buy tools & supplies. >-Tim > No, you miss the point.  It can take many thousands of dollars to fix up a > house that has been neglected for many years.  A mortgage for the house > will only cover its purchase, not the additional money needed to improve > the property.  So a person could buy the fixer upper, but still have no > money to do the repairs.  What to do?

Home improvement loan? -Tim

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– Hide quoted text — Show quoted text ->> I am considering buying a neighbor’s home, it is probably beyond repair, >> it costs nothing to look. >> question is; how do you get a loan to buy it and fix it up? >> any ideas? >> thanks. g. >1) Go to bank/mortgage guy and get a loan >2) Go to realtor and buy house >3) Go to hardware store and buy tools & supplies. >-Tim > No, you miss the point.  It can take many thousands of dollars to fix up a > house that has been neglected for many years.  A mortgage for the house > will only cover its purchase, not the additional money needed to improve > the property.  So a person could buy the fixer upper, but still have no > money to do the repairs.  What to do?

Add a 2.5) get a >100% 2nd to cover improvements, and refinance when done. Home Depot also does home improvement loans up to $30k that aren’t 2nds. Banks also do construction/update loans that go over 100% of current appraisal, don’t they?  But I don’t know if they release funds to anyone other than a licensed & bonded GC? If bad enough, a HUD 203(k) loan might be another option. http://www.hud.gov/offices/hsg/sfh/203k/sfh203kc.cfm talks about it.  Again, don’t know if the homeowner can get funds, or if they’re only released to contractors.  Requires that you intend to occupy the home as well. thanks, –randy

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>Home improvement loan? > You’ve obviously never purchased property,

wrong >  taken out a home improvement > loan,

wrong > or have any knowledge on lending institutions.

wrong again. > A lender isn’t going > to lend money on a piece of property that has no equity.  And most lenders > will not allow another lender to place a lien on a house, where the first > lender is the primary lien holder.  Hey, maybe the guy should go to several > banks in the area, get loans on the same property, and then everybody is > happy, right?  WRONG!  You can’t get blood from a turnip, and you can’t get > a loan on a property that was just purchased.  You also can’t get a > mortgage on a property for more than its appraised value.  So if anybody is > contemplating buying a fixer-upper, they better just have a lot of cash in > the bank.

Then use something else for collateral. -Tim

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> Add a 2.5) get a >100% 2nd to cover improvements, and refinance when done. > Home Depot also does home improvement loans up to $30k that aren’t 2nds. > Banks also do construction/update loans that go over 100% of current > appraisal, don’t they?  But I don’t know if they release funds to anyone > other than a licensed & bonded GC? > If bad enough, a HUD 203(k) loan might be another option. > http://www.hud.gov/offices/hsg/sfh/203k/sfh203kc.cfm talks about it.  Again, > don’t know if the homeowner can get funds, or if they’re only released to > contractors.  Requires that you intend to occupy the home as well.

In this area, at least, they’re called "rehab" loans. The max loan ammount is based on the expected market value of the home after the rehab. When the rehab is complete, you refinance to a standard mortgage. They’re like a construction loan, but for an existing house. You generally have to have a fairly solid plan (scope, estimates, etc), before they’ll approve a rehab loan. — David Wallis

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> In this area, at least, they’re called "rehab" loans. The max loan > ammount is based on the expected market value of the home after the > rehab. When the rehab is complete, you refinance to a standard > mortgage. They’re like a construction loan, but for an existing > house. You generally have to have a fairly solid plan (scope, > estimates, etc), before they’ll approve a rehab loan.

In this area, we have mortage brokers practically lined up at the door wanting to write us $100, 000 checks to cash any way we please (exotic vacations are given as an example). -Tim

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>No, you miss the point.  It can take many thousands of dollars to fix up a >house that has been neglected for many years.  A mortgage for the house >will only cover its purchase, not the additional money needed to improve >the property.  So a person could buy the fixer upper, but still have no >money to do the repairs.  What to do?

1. Use credit cards or other lines of credit. 2. Pay for the repairs with cash. 3. Take out another loan against the house. Banks will let one borrow more    than the appraised value if it can be demonstrated that the finished    product will be worth more. Dimitri

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>Home improvement loan? > You’ve obviously never purchased property, taken out a home improvement > loan, or have any knowledge on lending institutions.  A lender isn’t going > to lend money on a piece of property that has no equity.

Nonsense.  Don’t virtually all construction loans fall into that category? Then there’s things like a HUD rehab loan that is based on the expected new value, not the current value.  Likewise this product from Wells Fargo: http://www.wellsfargo.com/per/mortgage/tips_tools/faqs/loan_desc/refi…. jhtml (not affiliated other than a customer).  Not to mention 107% and 125% LTV loans, such as this these: http://www.eloan.com/s/show/125homeloan (again, not affiliated).  Plus Home Depot does home improvement loans that are not tied to a piece of property at all ($30k max, not affiliated). >And most lenders > will not allow another lender to place a lien on a house, where the first > lender is the primary lien holder.

?  This sounds like a normal 2nd to me.  I must not be understanding you. >You can’t get blood from a turnip, and you can’t get > a loan on a property that was just purchased.

Sure you can, but interest rates will suck. >You also can’t get a > mortgage on a property for more than its appraised value.

Sure you can, but interest rates will suck. > So if anybody is > contemplating buying a fixer-upper, they better just have a lot of cash in > the bank.

That is, of course, the most prudent choice in many, if not most, occasions. (well, some fixers are perfectly livable as they stand, so that’s a different matter) Thanks, –randy

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> I am considering buying a neighbor’s home, it is probably beyond repair, > it costs nothing to look. > question is; how do you get a loan to buy it and fix it up? > any ideas? > thanks. g.

You might want to check with your local goverment agencies (HUD, City development office etc) and see if they have any special rehab loan programs available.  I’m not positive, but a construction loan might work as well.

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> > In this area, at least, they’re called "rehab" loans. The max loan > ammount is based on the expected market value of the home after the > rehab. When the rehab is complete, you refinance to a standard > mortgage. They’re like a construction loan, but for an existing > house. You generally have to have a fairly solid plan (scope, > estimates, etc), before they’ll approve a rehab loan. > In this area, we have mortage brokers practically lined up at the door > wanting to write us $100, 000 checks to cash any way we please (exotic > vacations are given as an example).

Righ – those are the guys who need "protection" from "unfair" bankruptcy laws. Sheesh! — David Wallis

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Do some homework.  Many times the sellers of such houses have an emotional investment that exceeds the value of the house.  Research advice includes: 1.  Getting a Comparative Market Analysis (CMA) for the subject area (analize future value) 2.  Have the subject house appraised to estimate value in current condition.  Appraisal cost varies, but estimate at lease $300.00 for the service. 3.  Have it inspected by licensed home inspector or architecural engineer.  (reveals faults not obvious to most consumers(ie asbestos, obsolete electrical and plumbing, termite or other infestation damage, etc), and can provide estimates for needed repairs.  Cost roughly the same as an appraisal. 4.  Check public records at your courthouse.  The value of the lot is separate from the value of the structure.  Keep in mind if the structure is razed, you will also have debris removal fees and possibly hazardous material clean up. 5.  Title search for liens against the property.  Some examples are first, second, third mortgages, mechanics or tax liens, and judgments. If you and the seller can agree on a realistic price, are any of the following an option: 1.  Owner financing:  Suitable if there are no liens or judgments, does not have to be long term, payments can be structured under 15 to 30 year terms, with a balance due from 1 to more years.  (Sets a monthly payment as if you were paying over 15 to 30 years, but requires payment in full at the end of the contract, usually 1 to 5 years)  This would lock you in, but require monthly payments to the seller and make refinance or payment in full within 1 year to whenever the demand clause is set. 2.  Construction or Rehab loans, (check at a bank or local mortgage company)  Usually higher interest rate than conventional mortgage may require a "balloon payment" after the repairs have been performed (will probably result in application fees and also require an appraisal.  If you previously had an appraisal, it may not be accepted by the prospective lender due to lender contracts with local appraisors or feared prejudiced because you contracted the appraisal. 3.  Neighborhood revitalization projects 4.  Restoration Project qualified by historic or age. Payment calculators are available on-line to compare fees, penalties, interest, and term. Insurance premiums are higher if the property is unoccupied or insured as construction.  This also limits certain coverages. There are many options available, if you really want the project.  At the least start with the CMA and public records at the courthouse. Then consider the inspection.  This will save you money and aggravation.  Contracts should be approved by an attorney and properly recorded. – Hide quoted text — Show quoted text – > I am considering buying a neighbor’s home, it is probably beyond repair, > it costs nothing to look. > question is; how do you get a loan to buy it and fix it up? > any ideas? > thanks. g.

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> Righ – those are the guys who need "protection" from "unfair" > bankruptcy laws. Sheesh!

Exactly– pure stupidity to use those most of the time.  But used properly this would make a good construction loan– IF you thought the final value of the property was worth it AND you could afford the payments. -Tim

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>The only reason I’m thinking of buying a fixer is because I have the >money to pay cash for both the house and the repairs. >My little problem is that I don’t know what to offer…. >Yes, I’ll have it inspected, and have something in the contract that >will let me back out if the appraisal is below my offer. >I’m a first time home buyer, this is all new to me.

You can’t have your cake and eat it too. Its a free country, but IMHO a 1st time buyer, who needs and wants the security of an appraisal contingrency and an inspection, should NOT be buying a fixer.  At least, NOT if one expects to get a "deal" on it. A fixer is for people with their own knowledge of construction, cost and value, who can eyeball the project themselves, figure out how much it will cost them to fix it (may be more, less or the same as the Realtor or inspector estimates, and even then there can be surprises), and how much they think it will be worth in the end, and then is prepared to tell the whole world to go screw, this is my project and I can do it no matter what anyone else says. An Appraiser is NOT a construction estimator.  The Appraiser will need someone else’s figures on how much the repairs are worth, IF that is the method of appraisal (value finished less cost to repair, including discount for PITA).  HOWEVER, if there is an identifiable market for fixers, the house may simply be compared to other crappy houses, and then won’t appraise for squat. Sounds like what you really "need" is an appraisal of the house *as if* repaired, then you need a figure for the cost of repairs so that you can subtract it.  But the problem is, neither of those figures is an exact science! I have had several total fixers (price of renovations exceeded the purchase price of the property) and (back then, 20 years ago) made plenty of money on them.  It is how I got started in business.  If I had relied on any bank, appraiser or contractor to tell me whether to proceed, I would not have done any of the projects.  But then *only* $12k in repairs is so minor, I would hardly consider it a fixer, so maybe we are in entirely different ballparks. -v.

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>… The figure of 12k is about the same as the difference >between the highest county tax assessment value minus the current list >price of the house.  12k is about twice the difference between the >highest price ever paid for the house, minus the current list price.

None of that is really determinative of what the house is worth today, as is.  I am always struck by the faith people seem to put in to assessments, while at the same time others question appraisals, into which much more individual effort and time is put. There is no telling that the county is "correct" as to their assessment.  Most counties have about 5 minutes of personnel time and only a few dollars in budget, for each property that they must generate a value for.  No offering formula that relies on assessed value, be it percentage of or off, or fixed dollar below or above, is reliable. Also, the sales history needs to be adjusted for time and condition. If the prior sale(s) were at a different condition, or a different time, then you can’t really go anywhere by "twice the difference". You’d need to buy a more ‘normal’ house, if you want more certainty as to what is the "right" amount to offer.  If you lowball this one, maybe you will get it, and maybe you won’t, but do you really want it? -v. -v.

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Question:

I am considering buying a neighbor’s home, it is probably beyond repair, it costs nothing to look. question is; how do you get a loan to buy it and fix it up? any ideas? thanks. g. — "An eye for an eye, leaves the world Blind."  Gandhi

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> I am considering buying a neighbor’s home, it is probably beyond repair, > it costs nothing to look. > question is; how do you get a loan to buy it and fix it up? > any ideas? > thanks. g.

1) Go to bank/mortgage guy and get a loan 2) Go to realtor and buy house 3) Go to hardware store and buy tools & supplies. -Tim

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– Hide quoted text — Show quoted text ->> I am considering buying a neighbor’s home, it is probably beyond repair, >> it costs nothing to look. >> question is; how do you get a loan to buy it and fix it up? >> any ideas? >> thanks. g. >1) Go to bank/mortgage guy and get a loan >2) Go to realtor and buy house >3) Go to hardware store and buy tools & supplies. >-Tim > No, you miss the point.  It can take many thousands of dollars to fix up a > house that has been neglected for many years.  A mortgage for the house > will only cover its purchase, not the additional money needed to improve > the property.  So a person could buy the fixer upper, but still have no > money to do the repairs.  What to do?

Home improvement loan? -Tim

Response:

– Hide quoted text — Show quoted text ->> I am considering buying a neighbor’s home, it is probably beyond repair, >> it costs nothing to look. >> question is; how do you get a loan to buy it and fix it up? >> any ideas? >> thanks. g. >1) Go to bank/mortgage guy and get a loan >2) Go to realtor and buy house >3) Go to hardware store and buy tools & supplies. >-Tim > No, you miss the point.  It can take many thousands of dollars to fix up a > house that has been neglected for many years.  A mortgage for the house > will only cover its purchase, not the additional money needed to improve > the property.  So a person could buy the fixer upper, but still have no > money to do the repairs.  What to do?

Add a 2.5) get a >100% 2nd to cover improvements, and refinance when done. Home Depot also does home improvement loans up to $30k that aren’t 2nds. Banks also do construction/update loans that go over 100% of current appraisal, don’t they?  But I don’t know if they release funds to anyone other than a licensed & bonded GC? If bad enough, a HUD 203(k) loan might be another option. http://www.hud.gov/offices/hsg/sfh/203k/sfh203kc.cfm talks about it.  Again, don’t know if the homeowner can get funds, or if they’re only released to contractors.  Requires that you intend to occupy the home as well. thanks, –randy

Response:

>Home improvement loan? > You’ve obviously never purchased property,

wrong >  taken out a home improvement > loan,

wrong > or have any knowledge on lending institutions.

wrong again. > A lender isn’t going > to lend money on a piece of property that has no equity.  And most lenders > will not allow another lender to place a lien on a house, where the first > lender is the primary lien holder.  Hey, maybe the guy should go to several > banks in the area, get loans on the same property, and then everybody is > happy, right?  WRONG!  You can’t get blood from a turnip, and you can’t get > a loan on a property that was just purchased.  You also can’t get a > mortgage on a property for more than its appraised value.  So if anybody is > contemplating buying a fixer-upper, they better just have a lot of cash in > the bank.

Then use something else for collateral. -Tim

Response:

> Add a 2.5) get a >100% 2nd to cover improvements, and refinance when done. > Home Depot also does home improvement loans up to $30k that aren’t 2nds. > Banks also do construction/update loans that go over 100% of current > appraisal, don’t they?  But I don’t know if they release funds to anyone > other than a licensed & bonded GC? > If bad enough, a HUD 203(k) loan might be another option. > http://www.hud.gov/offices/hsg/sfh/203k/sfh203kc.cfm talks about it.  Again, > don’t know if the homeowner can get funds, or if they’re only released to > contractors.  Requires that you intend to occupy the home as well.

In this area, at least, they’re called "rehab" loans. The max loan ammount is based on the expected market value of the home after the rehab. When the rehab is complete, you refinance to a standard mortgage. They’re like a construction loan, but for an existing house. You generally have to have a fairly solid plan (scope, estimates, etc), before they’ll approve a rehab loan. — David Wallis

Response:

> In this area, at least, they’re called "rehab" loans. The max loan > ammount is based on the expected market value of the home after the > rehab. When the rehab is complete, you refinance to a standard > mortgage. They’re like a construction loan, but for an existing > house. You generally have to have a fairly solid plan (scope, > estimates, etc), before they’ll approve a rehab loan.

In this area, we have mortage brokers practically lined up at the door wanting to write us $100, 000 checks to cash any way we please (exotic vacations are given as an example). -Tim

Response:

>No, you miss the point.  It can take many thousands of dollars to fix up a >house that has been neglected for many years.  A mortgage for the house >will only cover its purchase, not the additional money needed to improve >the property.  So a person could buy the fixer upper, but still have no >money to do the repairs.  What to do?

1. Use credit cards or other lines of credit. 2. Pay for the repairs with cash. 3. Take out another loan against the house. Banks will let one borrow more    than the appraised value if it can be demonstrated that the finished    product will be worth more. Dimitri

Response:

>Home improvement loan? > You’ve obviously never purchased property, taken out a home improvement > loan, or have any knowledge on lending institutions.  A lender isn’t going > to lend money on a piece of property that has no equity.

Nonsense.  Don’t virtually all construction loans fall into that category? Then there’s things like a HUD rehab loan that is based on the expected new value, not the current value.  Likewise this product from Wells Fargo: http://www.wellsfargo.com/per/mortgage/tips_tools/faqs/loan_desc/refi…. jhtml (not affiliated other than a customer).  Not to mention 107% and 125% LTV loans, such as this these: http://www.eloan.com/s/show/125homeloan (again, not affiliated).  Plus Home Depot does home improvement loans that are not tied to a piece of property at all ($30k max, not affiliated). >And most lenders > will not allow another lender to place a lien on a house, where the first > lender is the primary lien holder.

?  This sounds like a normal 2nd to me.  I must not be understanding you. >You can’t get blood from a turnip, and you can’t get > a loan on a property that was just purchased.

Sure you can, but interest rates will suck. >You also can’t get a > mortgage on a property for more than its appraised value.

Sure you can, but interest rates will suck. > So if anybody is > contemplating buying a fixer-upper, they better just have a lot of cash in > the bank.

That is, of course, the most prudent choice in many, if not most, occasions. (well, some fixers are perfectly livable as they stand, so that’s a different matter) Thanks, –randy

Response:

> I am considering buying a neighbor’s home, it is probably beyond repair, > it costs nothing to look. > question is; how do you get a loan to buy it and fix it up? > any ideas? > thanks. g.

You might want to check with your local goverment agencies (HUD, City development office etc) and see if they have any special rehab loan programs available.  I’m not positive, but a construction loan might work as well.

Response:

> > In this area, at least, they’re called "rehab" loans. The max loan > ammount is based on the expected market value of the home after the > rehab. When the rehab is complete, you refinance to a standard > mortgage. They’re like a construction loan, but for an existing > house. You generally have to have a fairly solid plan (scope, > estimates, etc), before they’ll approve a rehab loan. > In this area, we have mortage brokers practically lined up at the door > wanting to write us $100, 000 checks to cash any way we please (exotic > vacations are given as an example).

Righ – those are the guys who need "protection" from "unfair" bankruptcy laws. Sheesh! — David Wallis

Response:

Do some homework.  Many times the sellers of such houses have an emotional investment that exceeds the value of the house.  Research advice includes: 1.  Getting a Comparative Market Analysis (CMA) for the subject area (analize future value) 2.  Have the subject house appraised to estimate value in current condition.  Appraisal cost varies, but estimate at lease $300.00 for the service. 3.  Have it inspected by licensed home inspector or architecural engineer.  (reveals faults not obvious to most consumers(ie asbestos, obsolete electrical and plumbing, termite or other infestation damage, etc), and can provide estimates for needed repairs.  Cost roughly the same as an appraisal. 4.  Check public records at your courthouse.  The value of the lot is separate from the value of the structure.  Keep in mind if the structure is razed, you will also have debris removal fees and possibly hazardous material clean up. 5.  Title search for liens against the property.  Some examples are first, second, third mortgages, mechanics or tax liens, and judgments. If you and the seller can agree on a realistic price, are any of the following an option: 1.  Owner financing:  Suitable if there are no liens or judgments, does not have to be long term, payments can be structured under 15 to 30 year terms, with a balance due from 1 to more years.  (Sets a monthly payment as if you were paying over 15 to 30 years, but requires payment in full at the end of the contract, usually 1 to 5 years)  This would lock you in, but require monthly payments to the seller and make refinance or payment in full within 1 year to whenever the demand clause is set. 2.  Construction or Rehab loans, (check at a bank or local mortgage company)  Usually higher interest rate than conventional mortgage may require a "balloon payment" after the repairs have been performed (will probably result in application fees and also require an appraisal.  If you previously had an appraisal, it may not be accepted by the prospective lender due to lender contracts with local appraisors or feared prejudiced because you contracted the appraisal. 3.  Neighborhood revitalization projects 4.  Restoration Project qualified by historic or age. Payment calculators are available on-line to compare fees, penalties, interest, and term. Insurance premiums are higher if the property is unoccupied or insured as construction.  This also limits certain coverages. There are many options available, if you really want the project.  At the least start with the CMA and public records at the courthouse. Then consider the inspection.  This will save you money and aggravation.  Contracts should be approved by an attorney and properly recorded. – Hide quoted text — Show quoted text – > I am considering buying a neighbor’s home, it is probably beyond repair, > it costs nothing to look. > question is; how do you get a loan to buy it and fix it up? > any ideas? > thanks. g.

Response:

> Righ – those are the guys who need "protection" from "unfair" > bankruptcy laws. Sheesh!

Exactly– pure stupidity to use those most of the time.  But used properly this would make a good construction loan– IF you thought the final value of the property was worth it AND you could afford the payments. -Tim

Response:

>The only reason I’m thinking of buying a fixer is because I have the >money to pay cash for both the house and the repairs. >My little problem is that I don’t know what to offer…. >Yes, I’ll have it inspected, and have something in the contract that >will let me back out if the appraisal is below my offer. >I’m a first time home buyer, this is all new to me.

You can’t have your cake and eat it too. Its a free country, but IMHO a 1st time buyer, who needs and wants the security of an appraisal contingrency and an inspection, should NOT be buying a fixer.  At least, NOT if one expects to get a "deal" on it. A fixer is for people with their own knowledge of construction, cost and value, who can eyeball the project themselves, figure out how much it will cost them to fix it (may be more, less or the same as the Realtor or inspector estimates, and even then there can be surprises), and how much they think it will be worth in the end, and then is prepared to tell the whole world to go screw, this is my project and I can do it no matter what anyone else says. An Appraiser is NOT a construction estimator.  The Appraiser will need someone else’s figures on how much the repairs are worth, IF that is the method of appraisal (value finished less cost to repair, including discount for PITA).  HOWEVER, if there is an identifiable market for fixers, the house may simply be compared to other crappy houses, and then won’t appraise for squat. Sounds like what you really "need" is an appraisal of the house *as if* repaired, then you need a figure for the cost of repairs so that you can subtract it.  But the problem is, neither of those figures is an exact science! I have had several total fixers (price of renovations exceeded the purchase price of the property) and (back then, 20 years ago) made plenty of money on them.  It is how I got started in business.  If I had relied on any bank, appraiser or contractor to tell me whether to proceed, I would not have done any of the projects.  But then *only* $12k in repairs is so minor, I would hardly consider it a fixer, so maybe we are in entirely different ballparks. -v.

Response:

>… The figure of 12k is about the same as the difference >between the highest county tax assessment value minus the current list >price of the house.  12k is about twice the difference between the >highest price ever paid for the house, minus the current list price.

None of that is really determinative of what the house is worth today, as is.  I am always struck by the faith people seem to put in to assessments, while at the same time others question appraisals, into which much more individual effort and time is put. There is no telling that the county is "correct" as to their assessment.  Most counties have about 5 minutes of personnel time and only a few dollars in budget, for each property that they must generate a value for.  No offering formula that relies on assessed value, be it percentage of or off, or fixed dollar below or above, is reliable. Also, the sales history needs to be adjusted for time and condition. If the prior sale(s) were at a different condition, or a different time, then you can’t really go anywhere by "twice the difference". You’d need to buy a more ‘normal’ house, if you want more certainty as to what is the "right" amount to offer.  If you lowball this one, maybe you will get it, and maybe you won’t, but do you really want it? -v. -v.

Response:

Question:

I’ve decided to remodel my existing home and I’m looking for recommendations on financing. I’ve thought of three. … The first is to cash-out refinance and use the cash from my equity. The problem, or better yet, the question is…do you think a bank appraiser would appraise a home where in a $245k – $279k area for $350k? I need about a $279 loan to pay off my existing mortgage and have the appropriate cash to remodel. However, as you see above, $279 is the top of the price range for comparable homes sold nearby, and is actually what I’m sure I can get for mine. I know this may sound like a stupid question, but with this crazy real estate market in the NorthEast, I’m thinking anything is possible. Do you think a bank appraiser would raise the appraisal to sell me the loan by "broadening" the comparables to a larger/higher priced radius? The second option is a home equity loan. However, I think I’d be dealing with the same issue as the first option, because I’d be relying on my equity.Also, the rates seem less favorable than other choices. The third and final option, is to take out a construction loan to remodel my home. This I want to avoid, but it may be the only route I can go. I see this option as more risky because my mortgage rep says I can lock in on the currently historical low rates, but the rate will float and cap at a percent higher or lower. This can cost me considerably more if the rates rise an entire percent while I have my "floating" lock. I also will have more fees. Is this a common option for what I’m looking to do, and do you recommend I go this route over options 1 & 2? Thanks for taking the time to read this.

Response:

- Hide quoted text — Show quoted text – > I’ve decided to remodel my existing home and I’m looking for recommendations > on financing. > I’ve thought of three. … > The first is to cash-out refinance and use the cash from my equity. The > problem, or better yet, the question is…do you think a bank appraiser > would appraise a home where in a $245k – $279k area for $350k? I need about > a $279 loan to pay off my existing mortgage and have the appropriate cash to > remodel. However, as you see above, $279 is the top of the price range for > comparable homes sold nearby, and is actually what I’m sure I can get for > mine. I know this may sound like a stupid question, but with this crazy real > estate market in the NorthEast, I’m thinking anything is possible. Do you > think a bank appraiser would raise the appraisal to sell me the loan by > "broadening" the comparables to a larger/higher priced radius? > The second option is a home equity loan. However, I think I’d be dealing > with the same issue as the first option, because I’d be relying on my > equity.Also, the rates seem less favorable than other choices. > The third and final option, is to take out a construction loan to remodel my > home. This I want to avoid, but it may be the only route I can go. I see > this option as more risky because my mortgage rep says I can lock in on the > currently historical low rates, but the rate will float and cap at a percent > higher or lower. This can cost me considerably more if the rates rise an > entire percent while I have my "floating" lock. I also will have more fees. > Is this a common option for what I’m looking to do, and do you recommend I > go this route over options 1 & 2? > Thanks for taking the time to read this.

You could do a rehab loan, which would appraise your house for what it would be worth after the renovations are complete.  You would pay a slightly higher interest rate, but not astronomical.  If you take out a 2nd, and your home does not appraise for enough, you could be faced with getting an over equity loan (up to 125% of your home value). Those loans have pretty high rates.  It might be worth it to try the appraisal as is, then choose your program based on the value that the appraiser gets.  I have an appraiser that only charges $250, but he is only in MD. www.loansbyjosh.com

Response:

Question:

I’ve decided to remodel my existing home and I’m looking for recommendations on financing. I’ve thought of three. … The first is to cash-out refinance and use the cash from my equity. The problem, or better yet, the question is…do you think a bank appraiser would appraise a home where in a $245k – $279k area for $350k? I need about a $279 loan to pay off my existing mortgage and have the appropriate cash to remodel. However, as you see above, $279 is the top of the price range for comparable homes sold nearby, and is actually what I’m sure I can get for mine. I know this may sound like a stupid question, but with this crazy real estate market in the NorthEast, I’m thinking anything is possible. Do you think a bank appraiser would raise the appraisal to sell me the loan by "broadening" the comparables to a larger/higher priced radius? The second option is a home equity loan. However, I think I’d be dealing with the same issue as the first option, because I’d be relying on my equity.Also, the rates seem less favorable than other choices. The third and final option, is to take out a construction loan to remodel my home. This I want to avoid, but it may be the only route I can go. I see this option as more risky because my mortgage rep says I can lock in on the currently historical low rates, but the rate will float and cap at a percent higher or lower. This can cost me considerably more if the rates rise an entire percent while I have my "floating" lock. I also will have more fees. Is this a common option for what I’m looking to do, and do you recommend I go this route over options 1 & 2? Thanks for taking the time to read this.

Response:

- Hide quoted text — Show quoted text – > I’ve decided to remodel my existing home and I’m looking for recommendations > on financing. > I’ve thought of three. … > The first is to cash-out refinance and use the cash from my equity. The > problem, or better yet, the question is…do you think a bank appraiser > would appraise a home where in a $245k – $279k area for $350k? I need about > a $279 loan to pay off my existing mortgage and have the appropriate cash to > remodel. However, as you see above, $279 is the top of the price range for > comparable homes sold nearby, and is actually what I’m sure I can get for > mine. I know this may sound like a stupid question, but with this crazy real > estate market in the NorthEast, I’m thinking anything is possible. Do you > think a bank appraiser would raise the appraisal to sell me the loan by > "broadening" the comparables to a larger/higher priced radius? > The second option is a home equity loan. However, I think I’d be dealing > with the same issue as the first option, because I’d be relying on my > equity.Also, the rates seem less favorable than other choices. > The third and final option, is to take out a construction loan to remodel my > home. This I want to avoid, but it may be the only route I can go. I see > this option as more risky because my mortgage rep says I can lock in on the > currently historical low rates, but the rate will float and cap at a percent > higher or lower. This can cost me considerably more if the rates rise an > entire percent while I have my "floating" lock. I also will have more fees. > Is this a common option for what I’m looking to do, and do you recommend I > go this route over options 1 & 2? > Thanks for taking the time to read this.

You could do a rehab loan, which would appraise your house for what it would be worth after the renovations are complete.  You would pay a slightly higher interest rate, but not astronomical.  If you take out a 2nd, and your home does not appraise for enough, you could be faced with getting an over equity loan (up to 125% of your home value). Those loans have pretty high rates.  It might be worth it to try the appraisal as is, then choose your program based on the value that the appraiser gets.  I have an appraiser that only charges $250, but he is only in MD. www.loansbyjosh.com

Response:

Question:

anyone know which ceiling fans are better hunter or casablanca? Also, where can i buy them online? I just installed two ceiling fans from home depot they were hampton bay. Both motors hum. so i’m taking them back.

Response:

Previously, mid787 wrote in misc.consumers.house: > anyone know which ceiling fans are better hunter or casablanca? Also, where > can i buy them online? I just installed two ceiling fans from home depot > they were hampton bay. Both motors hum. so i’m taking them back.

In my experience, the Hunters that are made in the USA are great, but the Hunters that are made elsewhere are crap. They used to publish a table showing what fans were made where, but I don’t know if they still do. I have had good luck with all Casablancas.

Response:

Hampton Bay is crap. Hunter used to be much better — they used to *all* be manufactured in the US.  Now, as someone else pointed out, many of them are manufactured outside the US, and they’re really not very good.  If you go to the store to look at Hunters, it should say somewhere on the outside of the box (perhaps on the bottom) where each fan was manufactured (you can probably assume that all fans with a particular model number were manufactured in the same place — you don’t need to check all of them if you find one from outside the US).  Think twice before buying one from outside the US. Casablanca fans are great, definitely many steps above Hampton Bay or Hunter, but they cost significantly more. The Casablanca in our bedroom is completely silent.  The old hunter fan in our living room (it was in the house when we bought it 5+ years ago) is also completely silent.  The Hunter we just bought and installed in one of our other bedrooms and the Hampton Bay we installed a few of years ago in a third bedroom both make noise, the Hampton Bay more so than the Hunter. In short, if you’re willing to spend the extra money, you’ll be much happier with Casablanca.

Response:

> anyone know which ceiling fans are better hunter or casablanca? Also, where > can i buy them online? I just installed two ceiling fans from home depot > they were hampton bay. Both motors hum. so i’m taking them back.

No experience with Hunter or Casablanca, but I had my landlord install Hampton Bay 42" fans ("The Littleton", I think) where I lived previously on the recommendation of Consumer Reports, and was so impressed with their quietness that I bought 3 Hampton Bay 52" fans ("Pulsar") for my current home.  I have two installed in bedrooms, and one awaiting some other renovations to my living room ceiling. I can’t detect any hum at all, even at the highest speed. Ed

Response:

>anyone know which ceiling fans are better hunter or casablanca? Also, where >can i buy them online? I just installed two ceiling fans from home depot >they were hampton bay. Both motors hum. so i’m taking them back.

We have two Hunters in our house, and they’re both quiet.  The fan in the LR (big fan, cathedral ceiling) was installed during construction 4 years ago.  It’s perfectly quiet–in fact, it is so quiet that we keep forgetting to turn it off.  The one in the MBR is a bit smaller (same width but smaller motor and lower cfm).  We put it in last year, and it is *almost* silent (there is a very faint sound, but you really have to listen for it and it’s masked by all the other household sounds).  No complaints about either one from us.  My husband wants a fan for his "study", and we’ll probably get another Hunter. C. Brunner

Response:

Question:

anyone know which ceiling fans are better hunter or casablanca? Also, where can i buy them online? I just installed two ceiling fans from home depot they were hampton bay. Both motors hum. so i’m taking them back.

Response:

Previously, mid787 wrote in misc.consumers.house: > anyone know which ceiling fans are better hunter or casablanca? Also, where > can i buy them online? I just installed two ceiling fans from home depot > they were hampton bay. Both motors hum. so i’m taking them back.

In my experience, the Hunters that are made in the USA are great, but the Hunters that are made elsewhere are crap. They used to publish a table showing what fans were made where, but I don’t know if they still do. I have had good luck with all Casablancas.

Response:

Hampton Bay is crap. Hunter used to be much better — they used to *all* be manufactured in the US.  Now, as someone else pointed out, many of them are manufactured outside the US, and they’re really not very good.  If you go to the store to look at Hunters, it should say somewhere on the outside of the box (perhaps on the bottom) where each fan was manufactured (you can probably assume that all fans with a particular model number were manufactured in the same place — you don’t need to check all of them if you find one from outside the US).  Think twice before buying one from outside the US. Casablanca fans are great, definitely many steps above Hampton Bay or Hunter, but they cost significantly more. The Casablanca in our bedroom is completely silent.  The old hunter fan in our living room (it was in the house when we bought it 5+ years ago) is also completely silent.  The Hunter we just bought and installed in one of our other bedrooms and the Hampton Bay we installed a few of years ago in a third bedroom both make noise, the Hampton Bay more so than the Hunter. In short, if you’re willing to spend the extra money, you’ll be much happier with Casablanca.

Response:

> anyone know which ceiling fans are better hunter or casablanca? Also, where > can i buy them online? I just installed two ceiling fans from home depot > they were hampton bay. Both motors hum. so i’m taking them back.

No experience with Hunter or Casablanca, but I had my landlord install Hampton Bay 42" fans ("The Littleton", I think) where I lived previously on the recommendation of Consumer Reports, and was so impressed with their quietness that I bought 3 Hampton Bay 52" fans ("Pulsar") for my current home.  I have two installed in bedrooms, and one awaiting some other renovations to my living room ceiling. I can’t detect any hum at all, even at the highest speed. Ed

Response:

>anyone know which ceiling fans are better hunter or casablanca? Also, where >can i buy them online? I just installed two ceiling fans from home depot >they were hampton bay. Both motors hum. so i’m taking them back.

We have two Hunters in our house, and they’re both quiet.  The fan in the LR (big fan, cathedral ceiling) was installed during construction 4 years ago.  It’s perfectly quiet–in fact, it is so quiet that we keep forgetting to turn it off.  The one in the MBR is a bit smaller (same width but smaller motor and lower cfm).  We put it in last year, and it is *almost* silent (there is a very faint sound, but you really have to listen for it and it’s masked by all the other household sounds).  No complaints about either one from us.  My husband wants a fan for his "study", and we’ll probably get another Hunter. C. Brunner

Response:

Question:

My girlfriend and I live in the central Ohio area.  She is considering buying a house in an area of the city where the housing stock is mostly 1850’s-1910’s vintage.  I would like to find some appropriate online & print sources of info on what to look for (and look OUT for) when buying and renovating such houses.  She would like to return the home to something resembling original condition.  Any suggestions? Thanks, Robert

Response:

> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is > mostly 1850’s-1910’s vintage.  I would like to find some appropriate > online & print sources of info on what to look for (and look OUT for) > when buying and renovating such houses.  She would like to return the > home to something resembling original condition.  Any suggestions?

Having just sold an 1850’s vintage house in Maine that my wife and I tried to rehab (I should be a little more positive, but I can’t), my wife (and I) would probably tell you that my favorite saying during the whole process was         "The only thing that works in an old house is the owner" I’d second the recommendation for www.oldhousejournal.com.  Note that site is IN NO WAY to be confused with the show "This Old House" on PBS.  That show can be watched for the "Holy sh*t, those folks have more money than brains" aspect and the occasional comedy clip, but -DO NOT- view it as reality… Bruce — When you’re dodging bullets, it’s hard to do long term planning. – Charlie Plum

Response:

> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions?

You might want to check out Old House Chronicle (www.oldhousechronicle.com). We’re a volunteer-based, on-line publication by old house owners for old house owners.  Lots of how tos and discussion about how to make decisions about what to do with your old house and then how to do it. Kari–managing editor, http://oldhousechronicle.com

Response:

says… > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

   Well, I would definately pay for an inspection, and an appraisal before I would think about buying a home this age. There are a lot of decent houses in this age bracket, and I’ve bought 2 of them. I was really glad I paid for an inspection on the two I *didn’t* buy!

Response:

what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus.

– Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

Oooh!  I attended Ohio State in the early 70’s, and lived in a great old (probably turn of the century, maybe up through the 20’s) duplex in what was then a not very nice part of town, but now I understand it’s quite the fashionable place to be. It was a block and a half south of the medical school, and I believe the address was 1467 Michigan Ave.  Any of you familiar with that area now? P.S.  I now own a small 1917 Craftsman bungelow in Seattle, have had it for 11 years, love it.  (I’d really wanted this older Victorian, but couldn’t afford it.)  I had it professionally inspected before moving in: the previous owner had updated most of the wiring and some of the plumbing, and for the most part left it to me in excellent condition.  It survived our 5.8 earthquake of last year unscathed, unlike some of the newer brick houses on my block.  There is always something to do, but isn’t that true of any age house? – Hide quoted text — Show quoted text -> what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus. > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & > print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

– —   "Poodles are space aliens who think they’ve disguised    themselves as dogs."  - Paghat the Ratgirl                      

Response:

Find a different girlfriend quickly!!! Seriously, restoring an old house can take a lifetime of work and two lifetimes of money.  Give it lots of thought beforehand.   The end result can be great, but getting there ain’t half the fun!! Everything will take orders of magnitude more time and more money than you originally think.  This house project  could be your entire leisure life.  Every project you start will will uncover new "challenges". Are you willing to make this level of commitment?  If you can’t do it right, don’t do it.   – Hide quoted text — Show quoted text ->My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

Response:

This could be a nightmare, or a fabulous house when your’e done with it. Unless any updating has been done already, don’t even move in after closing. Living in an old house that needs lots of work can be very demoralizing. Been there done that. Stay where you are or rent for a year, and gut the whole thing down to studs, joists and subfloor. Rip out all plumbing and electrical. Now you have a clean slate to work with. You can move walls, redo plumbing, electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you have no idea what is lurking behind the walls that may bite you in the heinie later. You will find that it is cheaper to do it this way than to live in the house and try and do it piecemeal. The end result will be better also, as EVERYTHING will be new. The only problem with this approach is that you need to pay for the renovation that first year. I don’t know what kind of downpayment your’e thinking of putting down, but if it is a good amount, consider taking out a 1 year ARM with 5% down. This leaves you with at least the down payment in hand to hopefully finance the renovation. Once your’e done with the renovation, you can refinance with a 20 year or whatever. Hope that helps, Lukas – Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

I’ve been upgradingl "this old house" for over ten years now, and I wish I’d had that advice before I moved in. I agree with Lukas; Live somewhere else. Tear out all the lath & plaster. Do the electrical/plumbing/insulation Re-sheet-rock. Then, move in. <rj> – Hide quoted text — Show quoted text – >This could be a nightmare, or a fabulous house when your’e done with it. >Unless any updating has been done already, don’t even move in after closing. >Living in an old house that needs lots of work can be very demoralizing. >Been there done that. >Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later. >You will find that it is cheaper to do it this way than to live in the house >and try and do it piecemeal. The end result will be better also, as >EVERYTHING will be new. >The only problem with this approach is that you need to pay for the >renovation that first year. I don’t know what kind of downpayment your’e >thinking of putting down, but if it is a good amount, consider taking out a >1 year ARM with 5% down. This leaves you with at least the down payment in >hand to hopefully finance the renovation. Once your’e done with the >renovation, you can refinance with a 20 year or whatever. >Hope that helps, >Lukas > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & >print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

We moved into a similar home 29 years ago, it’s still not done. It takes your time, your life, and strains big time a relationship. If the "repairs" are cosmetic, you’ll do them, only to find that someting deep inside fails – now what?  tear out all your beautiful surface work? If you’re planning on reselling, do it quick and fast. If you’re planning on living there the rest of your life so to speak, live elsewhere, gut it, do it up completely from the inside out.  You’ll find that that is faster and more longer lasting.                   = Robert – PS  Beware of knob and tube electrical.  Especially added in plumbing, galvanized pipe, old cast iron drain pipes all like to fail with time. Galvanized pipe rust out clogging.  Rust out bursting (slowly failing first over a period of years).  Sewer drain pipes like to rust out leaking inside the walls.  That’s why you gut, inspect, replace, THEN do your cosmetic fixes. >My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

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Response:

>My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions?

My suggestion is, unless you have a large contractor budget or a lot of construction skills and a LOT of time, start with something simpler.  I think I’m almost ready to tackle a Vic or Queen Anne but I’ve been building up to it for years, starting with rehabbing apartments, then downtown NYC lofts, then a Brooklyn townhouse. Victorians offer a whole different set of challenges because of their wood construction (dry rot, bugs), draftiness, frequent structural problems, steep roofs and especially the heavy detailing.  A fixer-upper Vic can be _very_ expensive to rehab well. If you’ve never rehabbed a house before, give my little photo archive a visit: www.magpie.com/house Steve Manes, Brooklyn, USA www.magpie.com

Response:

>Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later.

Gut a Vic?  That’s a friggin crime!  The charm of these old houses is the wealth of architectural detail they contain.  You renovate them. You work around them.  You bring them back to their original glory. You don’t chuck it in the dumpster.  If all you’re going to do is gut it, save yourself a lot of time and money and buy something built in the 1960s. Steve Manes, Brooklyn, USA www.magpie.com

Response:

Bob-My friend currently rents in a former single family on Hunter in Victorian Village which has been cut up into 3 apartments.  She started looking in the VV area, but we are gradually branching out a bit.  Today for example, we looked at a place on Oak in Old Town East, listing for ~$237K. I do like the area there around Parsons, especially the "comunity feel", but I must confess the neighhborhood seems a bit less safe than VV.  It was nice, in need of some work but basically sound, though it seemed a bit steep, since we found an similar (though somewhat smaller) place on 2nd west of Neil for $249K which was in much better overall condition, all new mechanicals, nice paint, beautiful new kitchen etc., even has a new 2 car garage in back, plus a more desirable area.  Do you have any suggestions on good local resources for our search? Robert

– Hide quoted text — Show quoted text -> what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus. > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & > print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

>My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions?

My suggestion is, unless you have a large contractor budget or a lot of construction skills and a LOT of time, start with something simpler.  I think I’m almost ready to tackle a Vic or Queen Anne but I’ve been building up to it for years, starting with rehabbing apartments, then downtown NYC lofts, then a Brooklyn townhouse. Victorians offer a whole different set of challenges because of their wood construction (dry rot, bugs), draftiness, frequent structural problems, steep roofs and especially the heavy detailing.  A fixer-upper Vic can be _very_ expensive to rehab well. If you’ve never rehabbed a house before, give my little photo archive a visit: www.magpie.com/house Steve Manes, Brooklyn, USA www.magpie.com

Response:

>Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later.

Gut a Vic?  That’s a friggin crime!  The charm of these old houses is the wealth of architectural detail they contain.  You renovate them. You work around them.  You bring them back to their original glory. You don’t chuck it in the dumpster.  If all you’re going to do is gut it, save yourself a lot of time and money and buy something built in the 1960s. Steve Manes, Brooklyn, USA www.magpie.com

Response:

says… > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

   Well, I would definately pay for an inspection, and an appraisal before I would think about buying a home this age. There are a lot of decent houses in this age bracket, and I’ve bought 2 of them. I was really glad I paid for an inspection on the two I *didn’t* buy!

Response:

what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus.

– Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

Oooh!  I attended Ohio State in the early 70’s, and lived in a great old (probably turn of the century, maybe up through the 20’s) duplex in what was then a not very nice part of town, but now I understand it’s quite the fashionable place to be. It was a block and a half south of the medical school, and I believe the address was 1467 Michigan Ave.  Any of you familiar with that area now? P.S.  I now own a small 1917 Craftsman bungelow in Seattle, have had it for 11 years, love it.  (I’d really wanted this older Victorian, but couldn’t afford it.)  I had it professionally inspected before moving in: the previous owner had updated most of the wiring and some of the plumbing, and for the most part left it to me in excellent condition.  It survived our 5.8 earthquake of last year unscathed, unlike some of the newer brick houses on my block.  There is always something to do, but isn’t that true of any age house? – Hide quoted text — Show quoted text -> what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus. > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & > print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

– —   "Poodles are space aliens who think they’ve disguised    themselves as dogs."  - Paghat the Ratgirl                      

Response:

Find a different girlfriend quickly!!! Seriously, restoring an old house can take a lifetime of work and two lifetimes of money.  Give it lots of thought beforehand.   The end result can be great, but getting there ain’t half the fun!! Everything will take orders of magnitude more time and more money than you originally think.  This house project  could be your entire leisure life.  Every project you start will will uncover new "challenges". Are you willing to make this level of commitment?  If you can’t do it right, don’t do it.   – Hide quoted text — Show quoted text ->My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

Response:

This could be a nightmare, or a fabulous house when your’e done with it. Unless any updating has been done already, don’t even move in after closing. Living in an old house that needs lots of work can be very demoralizing. Been there done that. Stay where you are or rent for a year, and gut the whole thing down to studs, joists and subfloor. Rip out all plumbing and electrical. Now you have a clean slate to work with. You can move walls, redo plumbing, electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you have no idea what is lurking behind the walls that may bite you in the heinie later. You will find that it is cheaper to do it this way than to live in the house and try and do it piecemeal. The end result will be better also, as EVERYTHING will be new. The only problem with this approach is that you need to pay for the renovation that first year. I don’t know what kind of downpayment your’e thinking of putting down, but if it is a good amount, consider taking out a 1 year ARM with 5% down. This leaves you with at least the down payment in hand to hopefully finance the renovation. Once your’e done with the renovation, you can refinance with a 20 year or whatever. Hope that helps, Lukas – Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

I’ve been upgradingl "this old house" for over ten years now, and I wish I’d had that advice before I moved in. I agree with Lukas; Live somewhere else. Tear out all the lath & plaster. Do the electrical/plumbing/insulation Re-sheet-rock. Then, move in. <rj> – Hide quoted text — Show quoted text – >This could be a nightmare, or a fabulous house when your’e done with it. >Unless any updating has been done already, don’t even move in after closing. >Living in an old house that needs lots of work can be very demoralizing. >Been there done that. >Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later. >You will find that it is cheaper to do it this way than to live in the house >and try and do it piecemeal. The end result will be better also, as >EVERYTHING will be new. >The only problem with this approach is that you need to pay for the >renovation that first year. I don’t know what kind of downpayment your’e >thinking of putting down, but if it is a good amount, consider taking out a >1 year ARM with 5% down. This leaves you with at least the down payment in >hand to hopefully finance the renovation. Once your’e done with the >renovation, you can refinance with a 20 year or whatever. >Hope that helps, >Lukas > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & >print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

We moved into a similar home 29 years ago, it’s still not done. It takes your time, your life, and strains big time a relationship. If the "repairs" are cosmetic, you’ll do them, only to find that someting deep inside fails – now what?  tear out all your beautiful surface work? If you’re planning on reselling, do it quick and fast. If you’re planning on living there the rest of your life so to speak, live elsewhere, gut it, do it up completely from the inside out.  You’ll find that that is faster and more longer lasting.                   = Robert – PS  Beware of knob and tube electrical.  Especially added in plumbing, galvanized pipe, old cast iron drain pipes all like to fail with time. Galvanized pipe rust out clogging.  Rust out bursting (slowly failing first over a period of years).  Sewer drain pipes like to rust out leaking inside the walls.  That’s why you gut, inspect, replace, THEN do your cosmetic fixes. >My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

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Response:

My girlfriend and I live in the central Ohio area.  She is considering buying a house in an area of the city where the housing stock is mostly 1850’s-1910’s vintage.  I would like to find some appropriate online & print sources of info on what to look for (and look OUT for) when buying and renovating such houses.  She would like to return the home to something resembling original condition.  Any suggestions? Thanks, Robert

Response:

> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is > mostly 1850’s-1910’s vintage.  I would like to find some appropriate > online & print sources of info on what to look for (and look OUT for) > when buying and renovating such houses.  She would like to return the > home to something resembling original condition.  Any suggestions?

Having just sold an 1850’s vintage house in Maine that my wife and I tried to rehab (I should be a little more positive, but I can’t), my wife (and I) would probably tell you that my favorite saying during the whole process was         "The only thing that works in an old house is the owner" I’d second the recommendation for www.oldhousejournal.com.  Note that site is IN NO WAY to be confused with the show "This Old House" on PBS.  That show can be watched for the "Holy sh*t, those folks have more money than brains" aspect and the occasional comedy clip, but -DO NOT- view it as reality… Bruce — When you’re dodging bullets, it’s hard to do long term planning. – Charlie Plum

Response:

> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions?

You might want to check out Old House Chronicle (www.oldhousechronicle.com). We’re a volunteer-based, on-line publication by old house owners for old house owners.  Lots of how tos and discussion about how to make decisions about what to do with your old house and then how to do it. Kari–managing editor, http://oldhousechronicle.com

Response:

>My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions?

My suggestion is, unless you have a large contractor budget or a lot of construction skills and a LOT of time, start with something simpler.  I think I’m almost ready to tackle a Vic or Queen Anne but I’ve been building up to it for years, starting with rehabbing apartments, then downtown NYC lofts, then a Brooklyn townhouse. Victorians offer a whole different set of challenges because of their wood construction (dry rot, bugs), draftiness, frequent structural problems, steep roofs and especially the heavy detailing.  A fixer-upper Vic can be _very_ expensive to rehab well. If you’ve never rehabbed a house before, give my little photo archive a visit: www.magpie.com/house Steve Manes, Brooklyn, USA www.magpie.com

Response:

>Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later.

Gut a Vic?  That’s a friggin crime!  The charm of these old houses is the wealth of architectural detail they contain.  You renovate them. You work around them.  You bring them back to their original glory. You don’t chuck it in the dumpster.  If all you’re going to do is gut it, save yourself a lot of time and money and buy something built in the 1960s. Steve Manes, Brooklyn, USA www.magpie.com

Response:

says… > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

   Well, I would definately pay for an inspection, and an appraisal before I would think about buying a home this age. There are a lot of decent houses in this age bracket, and I’ve bought 2 of them. I was really glad I paid for an inspection on the two I *didn’t* buy!

Response:

what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus.

– Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

Oooh!  I attended Ohio State in the early 70’s, and lived in a great old (probably turn of the century, maybe up through the 20’s) duplex in what was then a not very nice part of town, but now I understand it’s quite the fashionable place to be. It was a block and a half south of the medical school, and I believe the address was 1467 Michigan Ave.  Any of you familiar with that area now? P.S.  I now own a small 1917 Craftsman bungelow in Seattle, have had it for 11 years, love it.  (I’d really wanted this older Victorian, but couldn’t afford it.)  I had it professionally inspected before moving in: the previous owner had updated most of the wiring and some of the plumbing, and for the most part left it to me in excellent condition.  It survived our 5.8 earthquake of last year unscathed, unlike some of the newer brick houses on my block.  There is always something to do, but isn’t that true of any age house? – Hide quoted text — Show quoted text -> what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus. > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & > print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

– —   "Poodles are space aliens who think they’ve disguised    themselves as dogs."  - Paghat the Ratgirl                      

Response:

Find a different girlfriend quickly!!! Seriously, restoring an old house can take a lifetime of work and two lifetimes of money.  Give it lots of thought beforehand.   The end result can be great, but getting there ain’t half the fun!! Everything will take orders of magnitude more time and more money than you originally think.  This house project  could be your entire leisure life.  Every project you start will will uncover new "challenges". Are you willing to make this level of commitment?  If you can’t do it right, don’t do it.   – Hide quoted text — Show quoted text ->My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

Response:

This could be a nightmare, or a fabulous house when your’e done with it. Unless any updating has been done already, don’t even move in after closing. Living in an old house that needs lots of work can be very demoralizing. Been there done that. Stay where you are or rent for a year, and gut the whole thing down to studs, joists and subfloor. Rip out all plumbing and electrical. Now you have a clean slate to work with. You can move walls, redo plumbing, electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you have no idea what is lurking behind the walls that may bite you in the heinie later. You will find that it is cheaper to do it this way than to live in the house and try and do it piecemeal. The end result will be better also, as EVERYTHING will be new. The only problem with this approach is that you need to pay for the renovation that first year. I don’t know what kind of downpayment your’e thinking of putting down, but if it is a good amount, consider taking out a 1 year ARM with 5% down. This leaves you with at least the down payment in hand to hopefully finance the renovation. Once your’e done with the renovation, you can refinance with a 20 year or whatever. Hope that helps, Lukas – Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

I’ve been upgradingl "this old house" for over ten years now, and I wish I’d had that advice before I moved in. I agree with Lukas; Live somewhere else. Tear out all the lath & plaster. Do the electrical/plumbing/insulation Re-sheet-rock. Then, move in. <rj> – Hide quoted text — Show quoted text – >This could be a nightmare, or a fabulous house when your’e done with it. >Unless any updating has been done already, don’t even move in after closing. >Living in an old house that needs lots of work can be very demoralizing. >Been there done that. >Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later. >You will find that it is cheaper to do it this way than to live in the house >and try and do it piecemeal. The end result will be better also, as >EVERYTHING will be new. >The only problem with this approach is that you need to pay for the >renovation that first year. I don’t know what kind of downpayment your’e >thinking of putting down, but if it is a good amount, consider taking out a >1 year ARM with 5% down. This leaves you with at least the down payment in >hand to hopefully finance the renovation. Once your’e done with the >renovation, you can refinance with a 20 year or whatever. >Hope that helps, >Lukas > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & >print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

We moved into a similar home 29 years ago, it’s still not done. It takes your time, your life, and strains big time a relationship. If the "repairs" are cosmetic, you’ll do them, only to find that someting deep inside fails – now what?  tear out all your beautiful surface work? If you’re planning on reselling, do it quick and fast. If you’re planning on living there the rest of your life so to speak, live elsewhere, gut it, do it up completely from the inside out.  You’ll find that that is faster and more longer lasting.                   = Robert – PS  Beware of knob and tube electrical.  Especially added in plumbing, galvanized pipe, old cast iron drain pipes all like to fail with time. Galvanized pipe rust out clogging.  Rust out bursting (slowly failing first over a period of years).  Sewer drain pipes like to rust out leaking inside the walls.  That’s why you gut, inspect, replace, THEN do your cosmetic fixes. >My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

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Response:

My girlfriend and I live in the central Ohio area.  She is considering buying a house in an area of the city where the housing stock is mostly 1850’s-1910’s vintage.  I would like to find some appropriate online & print sources of info on what to look for (and look OUT for) when buying and renovating such houses.  She would like to return the home to something resembling original condition.  Any suggestions? Thanks, Robert

Response:

> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is > mostly 1850’s-1910’s vintage.  I would like to find some appropriate > online & print sources of info on what to look for (and look OUT for) > when buying and renovating such houses.  She would like to return the > home to something resembling original condition.  Any suggestions?

Having just sold an 1850’s vintage house in Maine that my wife and I tried to rehab (I should be a little more positive, but I can’t), my wife (and I) would probably tell you that my favorite saying during the whole process was         "The only thing that works in an old house is the owner" I’d second the recommendation for www.oldhousejournal.com.  Note that site is IN NO WAY to be confused with the show "This Old House" on PBS.  That show can be watched for the "Holy sh*t, those folks have more money than brains" aspect and the occasional comedy clip, but -DO NOT- view it as reality… Bruce — When you’re dodging bullets, it’s hard to do long term planning. – Charlie Plum

Response:

> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions?

You might want to check out Old House Chronicle (www.oldhousechronicle.com). We’re a volunteer-based, on-line publication by old house owners for old house owners.  Lots of how tos and discussion about how to make decisions about what to do with your old house and then how to do it. Kari–managing editor, http://oldhousechronicle.com

Response:

Question:

My girlfriend and I live in the central Ohio area.  She is considering buying a house in an area of the city where the housing stock is mostly 1850’s-1910’s vintage.  I would like to find some appropriate online & print sources of info on what to look for (and look OUT for) when buying and renovating such houses.  She would like to return the home to something resembling original condition.  Any suggestions? Thanks, Robert

Response:

> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is > mostly 1850’s-1910’s vintage.  I would like to find some appropriate > online & print sources of info on what to look for (and look OUT for) > when buying and renovating such houses.  She would like to return the > home to something resembling original condition.  Any suggestions?

Having just sold an 1850’s vintage house in Maine that my wife and I tried to rehab (I should be a little more positive, but I can’t), my wife (and I) would probably tell you that my favorite saying during the whole process was         "The only thing that works in an old house is the owner" I’d second the recommendation for www.oldhousejournal.com.  Note that site is IN NO WAY to be confused with the show "This Old House" on PBS.  That show can be watched for the "Holy sh*t, those folks have more money than brains" aspect and the occasional comedy clip, but -DO NOT- view it as reality… Bruce — When you’re dodging bullets, it’s hard to do long term planning. – Charlie Plum

Response:

> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions?

You might want to check out Old House Chronicle (www.oldhousechronicle.com). We’re a volunteer-based, on-line publication by old house owners for old house owners.  Lots of how tos and discussion about how to make decisions about what to do with your old house and then how to do it. Kari–managing editor, http://oldhousechronicle.com

Response:

says… > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

   Well, I would definately pay for an inspection, and an appraisal before I would think about buying a home this age. There are a lot of decent houses in this age bracket, and I’ve bought 2 of them. I was really glad I paid for an inspection on the two I *didn’t* buy!

Response:

what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus.

– Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

Oooh!  I attended Ohio State in the early 70’s, and lived in a great old (probably turn of the century, maybe up through the 20’s) duplex in what was then a not very nice part of town, but now I understand it’s quite the fashionable place to be. It was a block and a half south of the medical school, and I believe the address was 1467 Michigan Ave.  Any of you familiar with that area now? P.S.  I now own a small 1917 Craftsman bungelow in Seattle, have had it for 11 years, love it.  (I’d really wanted this older Victorian, but couldn’t afford it.)  I had it professionally inspected before moving in: the previous owner had updated most of the wiring and some of the plumbing, and for the most part left it to me in excellent condition.  It survived our 5.8 earthquake of last year unscathed, unlike some of the newer brick houses on my block.  There is always something to do, but isn’t that true of any age house? – Hide quoted text — Show quoted text -> what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus. > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & > print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

– —   "Poodles are space aliens who think they’ve disguised    themselves as dogs."  - Paghat the Ratgirl                      

Response:

Find a different girlfriend quickly!!! Seriously, restoring an old house can take a lifetime of work and two lifetimes of money.  Give it lots of thought beforehand.   The end result can be great, but getting there ain’t half the fun!! Everything will take orders of magnitude more time and more money than you originally think.  This house project  could be your entire leisure life.  Every project you start will will uncover new "challenges". Are you willing to make this level of commitment?  If you can’t do it right, don’t do it.   – Hide quoted text — Show quoted text ->My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

Response:

This could be a nightmare, or a fabulous house when your’e done with it. Unless any updating has been done already, don’t even move in after closing. Living in an old house that needs lots of work can be very demoralizing. Been there done that. Stay where you are or rent for a year, and gut the whole thing down to studs, joists and subfloor. Rip out all plumbing and electrical. Now you have a clean slate to work with. You can move walls, redo plumbing, electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you have no idea what is lurking behind the walls that may bite you in the heinie later. You will find that it is cheaper to do it this way than to live in the house and try and do it piecemeal. The end result will be better also, as EVERYTHING will be new. The only problem with this approach is that you need to pay for the renovation that first year. I don’t know what kind of downpayment your’e thinking of putting down, but if it is a good amount, consider taking out a 1 year ARM with 5% down. This leaves you with at least the down payment in hand to hopefully finance the renovation. Once your’e done with the renovation, you can refinance with a 20 year or whatever. Hope that helps, Lukas – Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

I’ve been upgradingl "this old house" for over ten years now, and I wish I’d had that advice before I moved in. I agree with Lukas; Live somewhere else. Tear out all the lath & plaster. Do the electrical/plumbing/insulation Re-sheet-rock. Then, move in. <rj> – Hide quoted text — Show quoted text – >This could be a nightmare, or a fabulous house when your’e done with it. >Unless any updating has been done already, don’t even move in after closing. >Living in an old house that needs lots of work can be very demoralizing. >Been there done that. >Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later. >You will find that it is cheaper to do it this way than to live in the house >and try and do it piecemeal. The end result will be better also, as >EVERYTHING will be new. >The only problem with this approach is that you need to pay for the >renovation that first year. I don’t know what kind of downpayment your’e >thinking of putting down, but if it is a good amount, consider taking out a >1 year ARM with 5% down. This leaves you with at least the down payment in >hand to hopefully finance the renovation. Once your’e done with the >renovation, you can refinance with a 20 year or whatever. >Hope that helps, >Lukas > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & >print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

We moved into a similar home 29 years ago, it’s still not done. It takes your time, your life, and strains big time a relationship. If the "repairs" are cosmetic, you’ll do them, only to find that someting deep inside fails – now what?  tear out all your beautiful surface work? If you’re planning on reselling, do it quick and fast. If you’re planning on living there the rest of your life so to speak, live elsewhere, gut it, do it up completely from the inside out.  You’ll find that that is faster and more longer lasting.                   = Robert – PS  Beware of knob and tube electrical.  Especially added in plumbing, galvanized pipe, old cast iron drain pipes all like to fail with time. Galvanized pipe rust out clogging.  Rust out bursting (slowly failing first over a period of years).  Sewer drain pipes like to rust out leaking inside the walls.  That’s why you gut, inspect, replace, THEN do your cosmetic fixes. >My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

—–= Posted via Newsfeeds.Com, Uncensored Usenet News =—– http://www.newsfeeds.com – The #1 Newsgroup Service in the World! —–==  Over 80,000 Newsgroups – 16 Different Servers! =—–

Response:

>My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions?

My suggestion is, unless you have a large contractor budget or a lot of construction skills and a LOT of time, start with something simpler.  I think I’m almost ready to tackle a Vic or Queen Anne but I’ve been building up to it for years, starting with rehabbing apartments, then downtown NYC lofts, then a Brooklyn townhouse. Victorians offer a whole different set of challenges because of their wood construction (dry rot, bugs), draftiness, frequent structural problems, steep roofs and especially the heavy detailing.  A fixer-upper Vic can be _very_ expensive to rehab well. If you’ve never rehabbed a house before, give my little photo archive a visit: www.magpie.com/house Steve Manes, Brooklyn, USA www.magpie.com

Response:

>Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later.

Gut a Vic?  That’s a friggin crime!  The charm of these old houses is the wealth of architectural detail they contain.  You renovate them. You work around them.  You bring them back to their original glory. You don’t chuck it in the dumpster.  If all you’re going to do is gut it, save yourself a lot of time and money and buy something built in the 1960s. Steve Manes, Brooklyn, USA www.magpie.com

Response:

Bob-My friend currently rents in a former single family on Hunter in Victorian Village which has been cut up into 3 apartments.  She started looking in the VV area, but we are gradually branching out a bit.  Today for example, we looked at a place on Oak in Old Town East, listing for ~$237K. I do like the area there around Parsons, especially the "comunity feel", but I must confess the neighhborhood seems a bit less safe than VV.  It was nice, in need of some work but basically sound, though it seemed a bit steep, since we found an similar (though somewhat smaller) place on 2nd west of Neil for $249K which was in much better overall condition, all new mechanicals, nice paint, beautiful new kitchen etc., even has a new 2 car garage in back, plus a more desirable area.  Do you have any suggestions on good local resources for our search? Robert

– Hide quoted text — Show quoted text -> what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus. > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & > print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

>My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions?

My suggestion is, unless you have a large contractor budget or a lot of construction skills and a LOT of time, start with something simpler.  I think I’m almost ready to tackle a Vic or Queen Anne but I’ve been building up to it for years, starting with rehabbing apartments, then downtown NYC lofts, then a Brooklyn townhouse. Victorians offer a whole different set of challenges because of their wood construction (dry rot, bugs), draftiness, frequent structural problems, steep roofs and especially the heavy detailing.  A fixer-upper Vic can be _very_ expensive to rehab well. If you’ve never rehabbed a house before, give my little photo archive a visit: www.magpie.com/house Steve Manes, Brooklyn, USA www.magpie.com

Response:

>Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later.

Gut a Vic?  That’s a friggin crime!  The charm of these old houses is the wealth of architectural detail they contain.  You renovate them. You work around them.  You bring them back to their original glory. You don’t chuck it in the dumpster.  If all you’re going to do is gut it, save yourself a lot of time and money and buy something built in the 1960s. Steve Manes, Brooklyn, USA www.magpie.com

Response:

says… > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

   Well, I would definately pay for an inspection, and an appraisal before I would think about buying a home this age. There are a lot of decent houses in this age bracket, and I’ve bought 2 of them. I was really glad I paid for an inspection on the two I *didn’t* buy!

Response:

what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus.

– Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

Oooh!  I attended Ohio State in the early 70’s, and lived in a great old (probably turn of the century, maybe up through the 20’s) duplex in what was then a not very nice part of town, but now I understand it’s quite the fashionable place to be. It was a block and a half south of the medical school, and I believe the address was 1467 Michigan Ave.  Any of you familiar with that area now? P.S.  I now own a small 1917 Craftsman bungelow in Seattle, have had it for 11 years, love it.  (I’d really wanted this older Victorian, but couldn’t afford it.)  I had it professionally inspected before moving in: the previous owner had updated most of the wiring and some of the plumbing, and for the most part left it to me in excellent condition.  It survived our 5.8 earthquake of last year unscathed, unlike some of the newer brick houses on my block.  There is always something to do, but isn’t that true of any age house? – Hide quoted text — Show quoted text -> what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus. > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & > print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

– —   "Poodles are space aliens who think they’ve disguised    themselves as dogs."  - Paghat the Ratgirl                      

Response:

Find a different girlfriend quickly!!! Seriously, restoring an old house can take a lifetime of work and two lifetimes of money.  Give it lots of thought beforehand.   The end result can be great, but getting there ain’t half the fun!! Everything will take orders of magnitude more time and more money than you originally think.  This house project  could be your entire leisure life.  Every project you start will will uncover new "challenges". Are you willing to make this level of commitment?  If you can’t do it right, don’t do it.   – Hide quoted text — Show quoted text ->My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

Response:

This could be a nightmare, or a fabulous house when your’e done with it. Unless any updating has been done already, don’t even move in after closing. Living in an old house that needs lots of work can be very demoralizing. Been there done that. Stay where you are or rent for a year, and gut the whole thing down to studs, joists and subfloor. Rip out all plumbing and electrical. Now you have a clean slate to work with. You can move walls, redo plumbing, electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you have no idea what is lurking behind the walls that may bite you in the heinie later. You will find that it is cheaper to do it this way than to live in the house and try and do it piecemeal. The end result will be better also, as EVERYTHING will be new. The only problem with this approach is that you need to pay for the renovation that first year. I don’t know what kind of downpayment your’e thinking of putting down, but if it is a good amount, consider taking out a 1 year ARM with 5% down. This leaves you with at least the down payment in hand to hopefully finance the renovation. Once your’e done with the renovation, you can refinance with a 20 year or whatever. Hope that helps, Lukas – Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

I’ve been upgradingl "this old house" for over ten years now, and I wish I’d had that advice before I moved in. I agree with Lukas; Live somewhere else. Tear out all the lath & plaster. Do the electrical/plumbing/insulation Re-sheet-rock. Then, move in. <rj> – Hide quoted text — Show quoted text – >This could be a nightmare, or a fabulous house when your’e done with it. >Unless any updating has been done already, don’t even move in after closing. >Living in an old house that needs lots of work can be very demoralizing. >Been there done that. >Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later. >You will find that it is cheaper to do it this way than to live in the house >and try and do it piecemeal. The end result will be better also, as >EVERYTHING will be new. >The only problem with this approach is that you need to pay for the >renovation that first year. I don’t know what kind of downpayment your’e >thinking of putting down, but if it is a good amount, consider taking out a >1 year ARM with 5% down. This leaves you with at least the down payment in >hand to hopefully finance the renovation. Once your’e done with the >renovation, you can refinance with a 20 year or whatever. >Hope that helps, >Lukas > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & >print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

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We moved into a similar home 29 years ago, it’s still not done. It takes your time, your life, and strains big time a relationship. If the "repairs" are cosmetic, you’ll do them, only to find that someting deep inside fails – now what?  tear out all your beautiful surface work? If you’re planning on reselling, do it quick and fast. If you’re planning on living there the rest of your life so to speak, live elsewhere, gut it, do it up completely from the inside out.  You’ll find that that is faster and more longer lasting.                   = Robert – PS  Beware of knob and tube electrical.  Especially added in plumbing, galvanized pipe, old cast iron drain pipes all like to fail with time. Galvanized pipe rust out clogging.  Rust out bursting (slowly failing first over a period of years).  Sewer drain pipes like to rust out leaking inside the walls.  That’s why you gut, inspect, replace, THEN do your cosmetic fixes. >My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

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Response:

My girlfriend and I live in the central Ohio area.  She is considering buying a house in an area of the city where the housing stock is mostly 1850’s-1910’s vintage.  I would like to find some appropriate online & print sources of info on what to look for (and look OUT for) when buying and renovating such houses.  She would like to return the home to something resembling original condition.  Any suggestions? Thanks, Robert

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> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is > mostly 1850’s-1910’s vintage.  I would like to find some appropriate > online & print sources of info on what to look for (and look OUT for) > when buying and renovating such houses.  She would like to return the > home to something resembling original condition.  Any suggestions?

Having just sold an 1850’s vintage house in Maine that my wife and I tried to rehab (I should be a little more positive, but I can’t), my wife (and I) would probably tell you that my favorite saying during the whole process was         "The only thing that works in an old house is the owner" I’d second the recommendation for www.oldhousejournal.com.  Note that site is IN NO WAY to be confused with the show "This Old House" on PBS.  That show can be watched for the "Holy sh*t, those folks have more money than brains" aspect and the occasional comedy clip, but -DO NOT- view it as reality… Bruce — When you’re dodging bullets, it’s hard to do long term planning. – Charlie Plum

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> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions?

You might want to check out Old House Chronicle (www.oldhousechronicle.com). We’re a volunteer-based, on-line publication by old house owners for old house owners.  Lots of how tos and discussion about how to make decisions about what to do with your old house and then how to do it. Kari–managing editor, http://oldhousechronicle.com

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>My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions?

My suggestion is, unless you have a large contractor budget or a lot of construction skills and a LOT of time, start with something simpler.  I think I’m almost ready to tackle a Vic or Queen Anne but I’ve been building up to it for years, starting with rehabbing apartments, then downtown NYC lofts, then a Brooklyn townhouse. Victorians offer a whole different set of challenges because of their wood construction (dry rot, bugs), draftiness, frequent structural problems, steep roofs and especially the heavy detailing.  A fixer-upper Vic can be _very_ expensive to rehab well. If you’ve never rehabbed a house before, give my little photo archive a visit: www.magpie.com/house Steve Manes, Brooklyn, USA www.magpie.com

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>Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later.

Gut a Vic?  That’s a friggin crime!  The charm of these old houses is the wealth of architectural detail they contain.  You renovate them. You work around them.  You bring them back to their original glory. You don’t chuck it in the dumpster.  If all you’re going to do is gut it, save yourself a lot of time and money and buy something built in the 1960s. Steve Manes, Brooklyn, USA www.magpie.com

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says… > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

   Well, I would definately pay for an inspection, and an appraisal before I would think about buying a home this age. There are a lot of decent houses in this age bracket, and I’ve bought 2 of them. I was really glad I paid for an inspection on the two I *didn’t* buy!

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what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus.

– Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

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Oooh!  I attended Ohio State in the early 70’s, and lived in a great old (probably turn of the century, maybe up through the 20’s) duplex in what was then a not very nice part of town, but now I understand it’s quite the fashionable place to be. It was a block and a half south of the medical school, and I believe the address was 1467 Michigan Ave.  Any of you familiar with that area now? P.S.  I now own a small 1917 Craftsman bungelow in Seattle, have had it for 11 years, love it.  (I’d really wanted this older Victorian, but couldn’t afford it.)  I had it professionally inspected before moving in: the previous owner had updated most of the wiring and some of the plumbing, and for the most part left it to me in excellent condition.  It survived our 5.8 earthquake of last year unscathed, unlike some of the newer brick houses on my block.  There is always something to do, but isn’t that true of any age house? – Hide quoted text — Show quoted text -> what part of town, I bought a 1909 Craftsman in Olde Town East, Columbus. > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & > print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

– —   "Poodles are space aliens who think they’ve disguised    themselves as dogs."  - Paghat the Ratgirl                      

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Find a different girlfriend quickly!!! Seriously, restoring an old house can take a lifetime of work and two lifetimes of money.  Give it lots of thought beforehand.   The end result can be great, but getting there ain’t half the fun!! Everything will take orders of magnitude more time and more money than you originally think.  This house project  could be your entire leisure life.  Every project you start will will uncover new "challenges". Are you willing to make this level of commitment?  If you can’t do it right, don’t do it.   – Hide quoted text — Show quoted text ->My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

Response:

This could be a nightmare, or a fabulous house when your’e done with it. Unless any updating has been done already, don’t even move in after closing. Living in an old house that needs lots of work can be very demoralizing. Been there done that. Stay where you are or rent for a year, and gut the whole thing down to studs, joists and subfloor. Rip out all plumbing and electrical. Now you have a clean slate to work with. You can move walls, redo plumbing, electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you have no idea what is lurking behind the walls that may bite you in the heinie later. You will find that it is cheaper to do it this way than to live in the house and try and do it piecemeal. The end result will be better also, as EVERYTHING will be new. The only problem with this approach is that you need to pay for the renovation that first year. I don’t know what kind of downpayment your’e thinking of putting down, but if it is a good amount, consider taking out a 1 year ARM with 5% down. This leaves you with at least the down payment in hand to hopefully finance the renovation. Once your’e done with the renovation, you can refinance with a 20 year or whatever. Hope that helps, Lukas – Hide quoted text — Show quoted text -> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

I’ve been upgradingl "this old house" for over ten years now, and I wish I’d had that advice before I moved in. I agree with Lukas; Live somewhere else. Tear out all the lath & plaster. Do the electrical/plumbing/insulation Re-sheet-rock. Then, move in. <rj> – Hide quoted text — Show quoted text – >This could be a nightmare, or a fabulous house when your’e done with it. >Unless any updating has been done already, don’t even move in after closing. >Living in an old house that needs lots of work can be very demoralizing. >Been there done that. >Stay where you are or rent for a year, and gut the whole thing down to >studs, joists and subfloor. Rip out all plumbing and electrical. Now you >have a clean slate to work with. You can move walls, redo plumbing, >electrical, heat/AC ducting, etc., properly. Unless you gut the thing, you >have no idea what is lurking behind the walls that may bite you in the >heinie later. >You will find that it is cheaper to do it this way than to live in the house >and try and do it piecemeal. The end result will be better also, as >EVERYTHING will be new. >The only problem with this approach is that you need to pay for the >renovation that first year. I don’t know what kind of downpayment your’e >thinking of putting down, but if it is a good amount, consider taking out a >1 year ARM with 5% down. This leaves you with at least the down payment in >hand to hopefully finance the renovation. Once your’e done with the >renovation, you can refinance with a 20 year or whatever. >Hope that helps, >Lukas > My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & >print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions? > Thanks, > Robert

Response:

We moved into a similar home 29 years ago, it’s still not done. It takes your time, your life, and strains big time a relationship. If the "repairs" are cosmetic, you’ll do them, only to find that someting deep inside fails – now what?  tear out all your beautiful surface work? If you’re planning on reselling, do it quick and fast. If you’re planning on living there the rest of your life so to speak, live elsewhere, gut it, do it up completely from the inside out.  You’ll find that that is faster and more longer lasting.                   = Robert – PS  Beware of knob and tube electrical.  Especially added in plumbing, galvanized pipe, old cast iron drain pipes all like to fail with time. Galvanized pipe rust out clogging.  Rust out bursting (slowly failing first over a period of years).  Sewer drain pipes like to rust out leaking inside the walls.  That’s why you gut, inspect, replace, THEN do your cosmetic fixes. >My girlfriend and I live in the central Ohio area.  She is considering >buying a house in an area of the city where the housing stock is mostly >1850’s-1910’s vintage.  I would like to find some appropriate online & print >sources of info on what to look for (and look OUT for) when buying and >renovating such houses.  She would like to return the home to something >resembling original condition.  Any suggestions? >Thanks, >Robert

—–= Posted via Newsfeeds.Com, Uncensored Usenet News =—– http://www.newsfeeds.com – The #1 Newsgroup Service in the World! —–==  Over 80,000 Newsgroups – 16 Different Servers! =—–

Response:

My girlfriend and I live in the central Ohio area.  She is considering buying a house in an area of the city where the housing stock is mostly 1850’s-1910’s vintage.  I would like to find some appropriate online & print sources of info on what to look for (and look OUT for) when buying and renovating such houses.  She would like to return the home to something resembling original condition.  Any suggestions? Thanks, Robert

Response:

> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is > mostly 1850’s-1910’s vintage.  I would like to find some appropriate > online & print sources of info on what to look for (and look OUT for) > when buying and renovating such houses.  She would like to return the > home to something resembling original condition.  Any suggestions?

Having just sold an 1850’s vintage house in Maine that my wife and I tried to rehab (I should be a little more positive, but I can’t), my wife (and I) would probably tell you that my favorite saying during the whole process was         "The only thing that works in an old house is the owner" I’d second the recommendation for www.oldhousejournal.com.  Note that site is IN NO WAY to be confused with the show "This Old House" on PBS.  That show can be watched for the "Holy sh*t, those folks have more money than brains" aspect and the occasional comedy clip, but -DO NOT- view it as reality… Bruce — When you’re dodging bullets, it’s hard to do long term planning. – Charlie Plum

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> My girlfriend and I live in the central Ohio area.  She is considering > buying a house in an area of the city where the housing stock is mostly > 1850’s-1910’s vintage.  I would like to find some appropriate online & print > sources of info on what to look for (and look OUT for) when buying and > renovating such houses.  She would like to return the home to something > resembling original condition.  Any suggestions?

You might want to check out Old House Chronicle (www.oldhousechronicle.com). We’re a volunteer-based, on-line publication by old house owners for old house owners.  Lots of how tos and discussion about how to make decisions about what to do with your old house and then how to do it. Kari–managing editor, http://oldhousechronicle.com

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