Kitchen Nightmares: Somerville Edition

We knew that once we got started, there might be additional costs that we didn’t or couldn’t expect, especially since the plan was to tear down all the walls and expose 118-year-old structural framing.  Like clockwork, the day after the walls came down, we got the bad news: there were structural issues that would need to fixed to meet building code.

There were little things: framing around the door and window weren’t adequate.  The mystery doorway had been poorly filled in.  There was no insulation on the outer wall and the ceiling insulation was both inadequate for under a roof and not properly vented.  The main wall was uneven and needed to be leveled with plywood.  All of this was annoying, but (miraculously) included in George’s original cost.  He had budgeted for framing enhancements.

Then there was the big one.  As you can see in the picture below, our kitchen ceiling is normal height in the front of the room, then shoots up higher toward the back.  This corresponds to the upper floor ending and the ceiling reaching up directly to a lower roof, below our upstairs bathroom window.

Kitchen ceiling

Apparently, there used to be a load-bearing wall at this point holding up the upper floor and the roof above it.  Now there’s no wall and no replacement support.  While we have never had any settling or structural issue resulting from the lack of support, it doesn’t meet building codes.  Now that the walls are open and it’s visible, we have to fix it.

The fix involves putting a 9-inch beam across the room and attaching it to support columns on the sides.  Fortunately, there’s a giant wooden support on one side where the beam can be attached.  On the other side, we need a new column.  No big deal.

But now the beam will stick down into the room.  There are three inches’ worth of extraneous wood that can be removed from the existing ceiling, so we only have to lower the ceiling height by 6 inches.  Aesthetically unfortunate, but it still fits with our cabinet design.  Big sigh of relief.

The final tally: $1,900 added to a project that was already way over budget.

Pictures of the beam and new ceiling tomorrow…

Uncategorized construction, extra cost, open walls

When we originally met with our contractor, George, he advised us to let him tear down all of the plaster and drywall so that the electrical and plumbing work could be done more easily.  We’re moving the sink and cooktop and adding a lot of lighting, so in the end it would be faster and easier (and cheaper) to strip down to the studs rather than routing new plumbing, gas, and electrical lines through existing walls.

Of course, that makes for a much more radical transformation at the start of the project.  When we came home today, we didn’t recognize the room.  There was the exposed brick of the firewall between our unit and next door, the frame of an old doorway we didn’t know existed, electrical wiring sticking out all over the place, and a hole in the ceiling where we could look up and see the bottom of our bathtub in the bathroom upstairs.  The only thing left of the original room was the hardwood floor and the back door, which we’re keeping.

Our place was built in 1890 but because of renovations does not feel nearly that old, at least above the basement.  Without any walls, you can really see how old a building this is.  The wood framing looks absolutely ancient.  Lots of photos below.

But first, an update on the cat situation: by blockading the entire railing with spare shelves from the basement, we’ve managed to contain Ruskin, at least for now.  Clyde still seems able to pass through the gate at will.  No idea how she does it.

Formerly the main wall with all the cabinets. That's our screen door that they removed during construction.

More of the main wall, with plumbing and haphazard electrical wiring

Other wall, with mystery doorway on the right.

One familiar thing: the back door.

Looking up into the bathroom wall at the bathtub drain. I repaired the wall above after we had our shower leak repaired.

Protection for the hallway and dining room.

Uncategorized construction, open walls