Whole Home
PROJECT PORTFOLIO
1860 Dutch Colonial Revival
This 1890 home had a burst plumbing pipe on the third floor which caused extensive damage to 6 rooms. Since a renovation was already in the planning phase, the clients decided to have an accelerated start.
Before
The original scope of work included the removal of one out of three 50' chimneys to make way for a new kitchen and expanded interior space, which was facilitated by the removal of a 24' interior structural wall. However, since the flood impacted adjacent spaces (a sitting room, powder room, living room, master bedroom, master bathroom, laundry room), the clients decided to drastically expand the scope and renovate the entire residence.
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During Construction
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After Completion
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After
The new scope expanded beyond the aesthetic to include all new plumbing systems, hydronic floor heat for the first floor and master bath, all new electrical and 4 zones of cooling.. Further, the low head height basement was excavated 24" to provide 8' room height. It included a new sub-slab drainage system with french drains, insulation and a concrete slab.
In addition to the work behind the walls, extensive structural repair and reinforcement occurred. A 1990's renovation of the kitchen placed an oversized island in the mid-span of the rough sawn 2x10 joists, which caused over 3" of sag in the floor. The joists were removed and upgraded to 2x12 LVL's, doubled up to support the weight of the new island. The kitchen was opened up to an adjacent family room, which required structural beams in two locations; a 20' engineered LVL beam to support a staircase that had settled over time and a 26' steel beam which carried the primary load of 2 floors and slate roof.
Aesthetically, faux mahogany beams were removed, which revealed secondary ceilings in the kitchen, dining and living rooms. Once removed, the original plaster crown mouldings were discovered, which led to a full restoration process. Segments were cast locally into 8' lengths, which were fastened to the new plaster ceilings and walls. Once secure, each butt and mitre joint were blended by hand using jute and plaster. The result was a seamless finish which will not expand or contract with the changing seasons.
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