Archive for the ‘deconstruction’ Category

Basement windows

Friday, July 23rd, 2010
Written by Marcus de la fleur

I got on a roll—the window roll, that is. And I’d better be, because there is still a lot to take care of regarding the windows…specifically the basement windows.

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Some of them are the original 100-plus-year-old windows, which are falling apart. Some have been replaced once with single pane double hung windows, but the jambs are still original, and show a lot of rot. There is nothing to salvage here. I have the privilege to rip out the entire window assembly down to the brick opening. The job involves a sawzall to cut the jambs, and a hammer, pry bar and a lot of dust.


What are we putting back into the opening? High efficiency double hung replacement windows.

I would have preferred casement or awning windows, because they usually have a lower air leakage rate and better energy performance. The problem is that both those styles open outwards, which would interfere with the exterior security guards.

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Hopper or tilt-and-turn windows would have been another option, but I couldn’t find these styles as high performance windows or at the right price point. So we are settling on the double hung which do not interfere with the guards.

Our research led us to Uniframe and Serious products, which fall within our energy performance parameters.

Once I have framed the brick opening with a new buck and once I can take the final measurements for the replacement windows, I will request pricing for both and take it from there.

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Shocked – almost literally

Tuesday, April 6th, 2010
Written by Marcus de la fleur

Cathy started to salvage the trim and baseboards on the second floor while I am still pottering around in the basement.

She suddenly pays me a visit, looking for the electrical current tester. She thinks she has found a hot wire while hammering away at a conduit that was in front of a baseboard. I laughed at her because I had all wires disconnected from the electrical panels last year. We only have a temporary outlet in the basement and on the first floor, but nothing connected to the second floor.

She went back upstairs, put the ends of two wires in question together and got a big old firework. I wasn’t laughing anymore but was grateful that she was still alive.

hot-wire-01

So what is going on? I checked the panels in the basement and again, nothing is feeding the second floor – nothing! Back upstairs, we follow the conduit through the house, leading us to a junction box in the back porch.

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We checked and the wires were hot indeed. I disconnected them right away, but still had to trace them to the outside to find the source of the current.

My jaw dropped once I realized that the wires were directly connected to the incoming 200 amp service. No circuit breaker, no nothing! I was shocked (no pun intended) and then hopping mad. Not only could someone have gotten electrocuted, but this was also a serious fire hazard!

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The previous owner of the building claimed to be a licensed electrician. All I wanted to know is what may have possessed him to install something this reckless, if he was indeed responsible for this?
Cathy pointed out that the wiring fed an outlet directly under the bedroom window.

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They must have used the outlet for a big old air conditioner window unit. Because they suck a lot of electricity, the outlet was directly connected to the incoming 200 amp service, bypassing the electrical meter. This way no one had to pay the electricity bill for air conditioning – but someone could have gotten killed.

I am still hopping mad!

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Old sewer stack

Tuesday, March 2nd, 2010
Written by Marcus de la fleur

We were very hopeful that we could reuse the existing cast iron sewer stack.

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The more we got to work deconstructing the walls and gaining access to the stack, the more flaws and breaches we discovered.

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Initially I thought we can fix those flaws. But after showing the stack to some experts and discussing the repairs, it became apparent that we would be better off in the long term if we replace it now.

Take for instance the floor joists that have been reduced to near nailers with the water closet branch cutting right through it.

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A new stack will allow us to replace the joist with a structurally intact unit and route the water closet branch around the new joist.

Another unintended but welcome advantage is that we now have more flexibility with the bathroom layout. With the existing stack, the toilet was right next to the bathroom door.

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Rather than falling onto the toilet seat upon entering the bathroom, Cathy and I prefer to move it to the other end of the bathroom.

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All right then, the old stack has to go. It now dawned on me that we are talking about 30 vertical feet of heavy cast iron pipe that has to be removed.

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I have to say, it instilled a lot of respect, if not fear. I had to promise Cathy not to remove it by myself. A very easy promise to make!

I solicited the help of Robert, who lives in the neighborhood and knows cast iron plumbing inside out. He asked for a sledge hammer and pounded away at the gaskets, starting at the top while I was holding the stack. With each broken gasket the two of us were able to carefully lift each section of pipe and remove it from the stack.

Within 20 minutes the stack was down. Really sort of anticlimactic, particularly once I saw the impressive 30 feet of stack reduced to a small pile of cast iron pipes on the floor.

sewer-stack-008

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Staircase(s)

Thursday, January 21st, 2010
Written by Marcus de la fleur

The basement appears to be the flavor of the month – let’s stick with it for a little longer. How many staircases do you need to go into a basement?

Well, we currently have three ways to get downstairs. There is a staircase directly connecting the first floor unit to the basement. There is also a ‘front door’ to the basement [LINK – Basement front door] and a rear exit through the back porch.

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That back porch is in bad shape and we plan on rebuilding it. This gives us the opportunity to improve the staircase layout as such that the first and second floor units will directly connect to the basement.

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Going back to the question of how many staircases we need to the basement, we decided that one really would do the job. And that would be the one in the new back porch. I am sorry to say, but this was the death sentence for the existing stairs leading to the first floor.

Charming as that staircase was, the good news is that we now have an extra space on the first floor, which we can now convert into a closet or pantry.

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Where did all the concrete go?

Wednesday, December 30th, 2009
Written by Marcus de la fleur

I hope you enjoyed the last post about the basement floor removal. We had fun swinging the sledge hammer busting that concrete floor. It ended up to be a lot of concrete!

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What did we do with it – other than throwing it in the back of my truck?

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While researching Construction Waste Management (CWM) options, I compiled a list of various recyclers. I found my go-to places for deconstruction debris (WasteBox, Inc.), scrap metals and clean wood debris (which is turned into wood chips).

A few weeks back, when I was getting masonry supplies for the parapet repair at the Illinois Brick Company on California, just north of I-55, I noticed their neighbor across the street, Lindahl Brothers, Inc. They have a huge pile of old concrete in their yard, which was the give-away that they run a concrete recycling facility.

Mine and any other concrete received is crushed, sorted and sieved, turning it into aggregate that can be re-used in construction. Eventually I will need some aggregate for the new basement slab. If I get my materials here, I may end up re-using the very concrete that we removed.

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As prices for scrap metal fluctuate, so does the cost for recycling concrete. If nobody is buying the aggregate, the concrete pile gets bigger and the cost for dropping off concrete for recycling goes up. If the aggregate ‘flies of the shelves’, you may even be offered a buck to deliver your concrete for recycling.

I was very happy to get charged as little as $15 per truckload. It made the whole operation rather affordable.

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Basement floor demo

Monday, December 28th, 2009
Written by Marcus de la fleur

It is nice to have plans for the new basement floor. But we are still a distance away from installing it. We first have to rip the old floor out.


Most of the floor was covered with an old, crumbling, two inch thick concrete slab, which was easy to remove with a small sledge hammer and a pick axe.

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This was all good, with the exception of one corner that had a newer, good, stiff, four inch deep concrete slab.

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One of the previous building owners must have installed this section not too long ago. It required a much bigger sledge hammer and a lot more muscle. Thank god that we had both handy! Particularly a lot of muscle thanks to our friends that lend us a hand.

Thank you so much to

  • Carlos
  • Drew
  • Jason
  • Ryan
  • Scott

For all their help!

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From jungle to scrap yard

Sunday, November 22nd, 2009
Written by Marcus de la fleur

The radical clear cut through our utility jungle made me feel really good – maybe because of the radical and liberating nature of the work. The clear cut left us with a big and very heavy pile of truncated pipes and fittings, now merely reminiscent of the formerly impressive utility jungle.

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As part of the overall construction waste management (CWM), all cast iron, ferrous and nonferrous piping, as well as wiring was separated and is destined for the scrap yard.

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We repurposed our pickup truck for the day to haul the ferrous (and not so ferrous) harvest to the scrap yard for its final milling?

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A nice side benefit of this ferrous management work: It generated enough income to pay for two tanks of gas for the truck.

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Parapet

Sunday, November 8th, 2009
Written by Marcus de la fleur

The first chimney is down. We have another one, but that is in better shape and has less water damage. This cannot be said for the parapet. The coping tiles are patched together and don’t really keep the water out of the masonry. The subsequent saturation of the brick work led to freeze-thaw damage and a lot of loose bricks, which led to even more water getting into the wall and more freeze-thaw damage.

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Once I took the coping tiles off, I found that the first layers of brick work had disintegrated in many parts.

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I don’t know what kept stuff from falling down. May be it was the weeds growing in the cracks or the countless bird nests holding things sort of together?

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We have to break the vicious cycle of water entry, saturated masonry and freeze-thaw damage – and we have to break it right now – before winter hits.

First step: Dissemble all loose masonry from the parapet in preparation for rebuilding.


Once done, I noticed that from the street side our building looks like it got hit by a bomb.

parapet-04

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Chimney

Wednesday, November 4th, 2009
Written by Marcus de la fleur

Reuse is an important piece in our sustainable rehab puzzle. It starts with the reuse of an existing building structure, i.e. the two flat we bought. Although we have a lot of work turning it into an energy efficient building, we value the embedded energy and resources in the structure. But we need to protect it if we want to reap the benefits of that energy and resources for years to come.

While researching insulation option, I came across some very interesting moisture management facts that apply to our common brick masonry shell.  A sense of urgency began to grow – rapidly! We realized that we need to fix all obvious points of water entry in the brick walls prior to winter – and winter has begun knocking at the door.

In general, our brick walls are in good shape. The problem areas are limited to the parapet and chimney. Let’s start with the chimney:

chimney-03

As you can see, points of entry for water are abundant. At the bottom, towards the waterproofing, these points could be described as wide open gateways:

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Water has been getting into the masonry structure for a number of years – a number of winters. The freeze-thaw damage and subsequent disintegration of the masonry has not only amplified the water entry problem but made the whole chimney rather unsafe.

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Don’t lean against it, or I will need to pick you and the chimney up in the yard. (You know what? You may not even need to lean against it…)

The thing has to come down, very quickly, but on my terms and in a controlled way – and not by me or somebody else sneezing while standing next to it.


Do we need to rebuild the chimney? Any furnaces or boilers we consider are high efficiency, direct vent models. So the answer is no. No rebuilding, just have to take it down.

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Clear cutting the utility jungle

Sunday, September 13th, 2009
Written by Marcus de la fleur

Do you recall the utility jungle in the basement with the incredible myriad of wiring, venting pipes and other plumbing?

utility-jungle

We have been looking at this tangled web for a while wondering what to do with it. I finally caved, pulled out the wire cutters, pipe wrenches and Sawzall and started to clear-cut my way through that jungle – no mercy – except for the cast iron sewer lines and vents, which are in good shape and fit for reuse.

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This became an important and pressing task. Just take a look at those bathroom floor joists with all the water damage and rot. I am sort of surprised that they haven’t fallen down yet. There are three of them that I need to replace. But – I first had to clear-cut my way through that utility jungle to get to this job (and the joists).

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