Arts and Crafts Examples

In honour of my mom, here are some arts and crafts example houses from her neighbourhood. Stone porch posts with tapered top (similar to our neighbourhood) and unpainted porch trim.

Green/grey/sage siding is very common which makes me not want to do it - how about blue? Maybe without the band detail...

Cedars be gone

And we have more light and the potential for a backyard!

The Front of the House Revealed

If you haven't already read the entry 'we have a porch' you should before reading this one for the full effect....

On Friday, the trees in the front were trimmed and the house is revealed! We actually have some daylight in the original living room! You can see the park from the porch and from the upstairs bedroom! The raccoons no longer have direct access to our house! Wow!

Now that we can actually see the lines of the house the question is - if (and how) we bring back the arts and crafts flavour of this place.

Design Features

Check out these features! Painted soft pine floors upstairs and the other kind of tribute to the guy upstairs.

Asbestos Day

During our house inspection we learned that we probably had asbestos around our duct work. Apparently, it is only bad for you if it is disturbed and you are working around it daily but we decided to have it removed by a professional anyway. To us it was not only a safety issue for the people working in our house but one of future air quality (a theme you will notice).

A company came today and did a great job cleaning up the asbestos around the duct work. It was a challenging job as the duct work was not very securely attached and the place is a mess. The photo is of the old duct work on the basement floor - asbestos and all.

One thing that we did learn is that we are going to have to take a sample from the plaster in the walls and send it to a lab to see if asbestos was used in more places throughout the house - fun. We can continue on with what we are doing but the removal company may have to come back during demolition. We will see. This relates to the bigger theme of waiting to learn more about what is inside the walls.

First raccoons, now asbestos.

Curved Lines of the Porch

Try and see the curved lines.... the photo with the big white pine in the open doorway is of our front porch. This porch was obviously closed in at some point. There are curved lines in the door and in the window.

The other photos are of other curved lines we found in porches in the neighbourhood. If we end up opening up the porch and keeping those lines, this gives you an idea of what it will look like. Fun.

More Exterior Siding Examples

These are more photos from our neighbourhood. First you have the very common combo brick and siding with dormer windows. This one has a metal roof. Next you have the clean lined stucco house. The third one is a very popular house on the street with its more modern look.

If you have any suggestions about exterior siding, please feel free to comment or email. In terms of green, there isn't one clear leader. You really have to balance the issues of embodied energy, durability, etc, etc.... any suggestions on material and style?

The World of Exterior Materials/Siding

Photo #1 - our house now (dirty white aluminum)

Photo #2 - neighbourhood examples of dark and lighter brick with the typical porch and stone retaining walls

Photo #3 - arts and crafts example (our house is said to be of this style)

We have a porch !?!

An arborist came to the house today to talk to us about trees. The tree on the front corner near the street is a White Pine and apparently pretty rare to be of good health like it is in an urban area (see profile picture). Don't worry - it is safe. Next to it is a giant White Spruce, also in good health, and with a Balsam Fir next to it. The problem is - can you tell we have a front porch? The trees make the house dark in the front and block the view (not to mention provide good access for raccoons).

The option we chose is to "limb" the White Spruce to above the porch roof line. We are going to see how this works out and then decide what to do. We decided that the cost is worth it to at least try to save a 50-60 year old tree.

As for the trees in the backyard, we have two Norway Maples near the one set of neighbours and a third Norway Maple in the fence line with the other neighbours. Norway Maples are apparently invasive, foreign trees, prone to disease and weak. Based on the type of tree and their location, they are also probably ruining the neighbour's foundation. They have also created huge root knots in our back yard. The fourth tree (yes, we have a lot of big trees) is a Manitoba Maple and is leaning on our house. While this type of tree is more naturalized than the Norway Maple, it has the similar problems and obviously has to go.

At the moment, the plan is to remove all of the Maples in the backyard other than the one in the fence line. While it has an obvious disease in the form of a canker, it is straight and could stay for now. It was described as "ultimately doomed."

And don't forget about the cedars at the back - they have to go too...... I swear, we do love the environment.

Contributor Blog Entry: Airing your Dirty Laundry

A Contributing Author wrote in to say: I was doing some reading on "clothes lines". Something that has been around for years and years but in some cases have become extinct. I know in most downtown cores and neighborhoods these have been outlawed. I don't understand why? What was ever so wrong with a pole and some rope, or even those folding antenna style clothes lines? In a society that just urns to hear everyone's dirty laundry no one liked seeing other peoples clean laundry?
Just as recent as this past April, the Ontario government , more so the department of Energy and Infrastructure, have made amendments to their Clothesline regulations, http://www.energy.gov.on.ca/index.cfm?fuseaction=electricity.regulations. I wonder what the "Clothesline Cops" uniform look like. It might resemble that image one thinks of when a individual runs thru a fully loaded clothesline and comes out on the other side with a bed sheet around their torso and bra on their head. And how do they ticket these offenders?, by placing a ticket on the clothesline with a wooden clothes peg? Oh well, I guess it must have been a serious issue to originally create these regulations. Thank goodness they have eased up on the restrictions.

I know during the winter months this type of energy conservation might not work but for those warmer days maybe an option. I can't remember the size of your backyard but there might be options. A company in Australia started up back in 2005 with a variety of clothes line systems, http://www.lifestyleclotheslines.com.au/home.

I know I miss the days of putting on my clothes with the smell of the outdoors, or hopping into bed with that crisp fresh feeling. Think about planting very aromatic flowers near the clothes line! Now that most detergents are with out scents and dyes this would be a great way of adding fragrance to your clothes.

The Now House Project

While the Minto EcoHome is a great example of new development, the CHMC Equilibrium initiative also sponsored a project that looked at an existing wartime home.

The Now House project has the goal of turning a 60-year-old WWII house into a near zero energy home—one that produces almost as much energy as it uses. The first Now House is located in Topham Park, Toronto. The home is a 1200 square foot, 1 1/2 storey, detached structure in a community of 200 similar homes. It was built in 1946 from plans provided by CMHC.

This is a website we will be watching for more ideas to consider incorporating into our new home (one big theme being insulation, insulation, insulation). For more information, visit: http://nowhouseproject.com/

One Idea: Drain Water Heat Recovery

With a vertical section of drain stack in the basement (from the showers, sinks, future dishwater, etc), we have the option of looking at installing a drain water heat recovery system (apparently you need at least 3 ft). We understand this to be a system where heat is recovered (50%?) from the hot water used in showers or other systems noted above. The system includes coils essentially being wrapped around the drain stack which transfer the heat from this water to then be used in preheating the new water. This can compliment the solar hot water system in the winter months or be stand alone. Obviously more research is required but in the spirit of sharing ideas in this blog, we wanted to post this information. Two suppliers were mentioned to us: PowerPipe and GFX technologies. Feel free to comment with your own feedback.

(Yes, that is a photo of our lovely basement).

Inspiration - the Minto EcoHome

We decided to visit the Minto EcoHome project to see green building systems in action. Minto built this house as part of the CMHC Equilibrium NetZero Energy initiative. Their website does a better job at describing the project but here goes:

All-off switch: a switch by the front door and plugs throughout the house that are actually green. This way you can turn off all not vital electrical circuits (not alarms or alarm clocks, etc) when you leave the house.

Solar Energy Generation: all the energy generating is sold to the grid and what is needed is bought back. The reason that they did it this way is because if you try and use it first then you need expensive battery storage.

Passive Solar window design and open concept: including slate floors that helps with heat/cooling.

Cross-ventilation and convection (ceiling fans) to promote natural air flow.

Triple pane low e-argon filled windows.

Recycled glass counter and back-splash in the kitchen with bamboo cabinets and bamboo floors throughout (cork floor in the basement).

Rainwater collection (the photo shows the downspout connected to PVC pipes directing water into the basement where it is stored in a large tank - check out the website for images of the tank in the basement): 550 gallon tank with smartsensors for irrigation and toilet flushing.

Solar air heating system: heat water that then preheats air by 25 degrees before forced air system.

Highly insulated ceiling.

Heat recovery ventilator.

Extended roof line provides shading during the summer season.

Solar hot water heating: two 454 litre storage tanks in the basement.

When we were touring the house, the majority of the other people there were asking about when houses like this will be available for sale. While a lot of the principles can be borrowed, it was clear that as this house is a demonstration project a lot of work has to be done to figure out cost and feasibility. It was great to see Minto taking the steps to make this happen.

Visit: www.minto.com/ecohome for more information.

How to Pick a Renovator

The big question of the day - how do we take on this renovation project? We know that we are not going to try and do it all ourselves considering two full-time jobs and the skill set but choosing the right approach to take is not an easy one. Full service design/build company? Bits and pieces? Take on what we can and others to help with certain areas? Considering some of the structural issues with the floors (for example), a desire to maintain the authenticity of the place (except for the kitchen cabinets in the photos which are not safe) and to avoid financial and physical pitfalls we have some decisions to make. Our contacts have been so helpful providing us with names of recommended companies and contractors, not the mention the design ideas help from friends and family. Thank you Chris for the help with the as-built drawings - a tool that will come in handy as we look at the future layout of our home.

Ideas range from opening it up (we all know open concept kitchen/dining rooms are the trend), to respecting the space layout as it is today. We are working on our wish list as we consider the options. What we do know is that we would consider going from four bedrooms to three (keeping two bathrooms) but not down the just two bedrooms. Natural sunlight is a huge consideration as we think about applying green building principles. One big question - what is under that siding?

Solar Opportunities

In an effort to learn about all of the various options, we had someone from a local solar energy company come to the house. With a south facing roof and all the reno work that is required, we knew that we would be a candidate for solar power. As it turns out, no emphasis is placed on residential solar energy production as it is "simply not worth it" for the scale we would be operating. However, solar hot water is an option. One panel would be sufficient for two to three people (with the option of adding a second) with a second tank required to be installed in the basement where the glycol would be to heat the water coming in from the City source in order to reduce the requirement for gas to be used to heat the water to the required level. Apparently, in the summer months solar could take care of 100% of the required water heating and 30% in the worst winter months.

We are not solar experts but this is what we learned: the panel and parts would have a 20-25 year life with maintenance required (i.e., glycol replacement) every 3 or so years; the pay back period is 12 years with a cost of about $3500 now with all of the rebates already taken off the total; there are no real roof material type limitations (metal or shingle ok); best use of water at the end of the day; the system would not be running all of the time, only when detects 16 degree difference; option for upgrade to on-demand solar (?); tough to do internal run of pipes required but it is an option if we can find a straight-run.

One of the rebates is from the Sustainable Ottawa program 'Solar H2Ottawa.' The program has funding for approximately 250 homes in the National Capital region for the installation of such systems. Visit http://www.sustainableottawa.ca/ for more information.

With so many decisions to make, solar hot water heating is high on our list but at this point not a definite feature of our new house. If we don't go with solar hot water, there is also the tankless water option. Watch for updates.

Architectural Tour

It was great to have our friend's Dad who is an architect come visit the house. After running up and down the street learning about the arts and craft style, the old original farm house with more recent upgrades, the Scottish stucco material next door and other influences, we learned that our house can be classified as primarily arts and crafts with its small scale, certain lines and exposed wood soffits (visit: www.artsandcraftshomes.com). The dining room wainscoting with tapered bottoms was of particular interest (ignore the colour), along with the rounded walls of the hall closet. In the photo, you can see the quarter door with bubble glass from the living room out into the hall and over to the dining room with the plate rail (smoke stained circles where the plates would have been and all).

It was fun to hear in his voice the potential he saw in the place. It will be interesting to see how we balance respecting the authentic nature of the house while also making it more functional and modern. We promise that we will think long and hard before we take down the kitchen wall to open up the space as it would result in a lose of the established space of this front corner room. Oh, the decisions.

Energy Audit - July 8, 2008

With a house built in the 1940s with little to no upgrades over the years, we knew that we would be eligible for a number of EcoEnergy Retrofit grants. The process starts by getting an energy audit done by a company certified by the NRC in order to establish a baseline. When the technician was setting up the blower test (by sealing the side door with a tarp and setting up the fan - the photo is not from our house but it shows you what we are talking about), he asked whether or not we had left a window open. With all of the old windows closed, this gives you an indication of the air leaks in the house and the lack of insulation. It was not a surprise to hear that if we get the work done (i.e., replace windows, seal air leaks, improve insulation) then we will be eligible for essentially all of the provincial/federal grants (up to $10,000). We have 18 months to make the improvements at which time the energy auditor comes back to retest the house. For more information, visit http://www.oee.nrcan.gc.ca/

Would you really call this gardening?

Having never really done any gardening before, our Sunday adventure should referred to using words like destruction, cleansing or survival. With the house being vacant for a while, the thistles had taken over the lawn with the help of other unidentifiable weeds and lots of little saplings. Our goal was not to start creating a new lawn/garden space right away but to start the process of taking control over the vegetation. Wild flowers are lovely but a jungle for a sidewalk is not a good way to make friends with the neighbours. The state of the eaves troughs could really be seen as the beginning of a green roof.











Pathways through the property were created, not to mention better views, as various borrowed pieces of gardening equipment were used to clear the property - thank you all.

Eight yard waste bags later (and a sore back)...

House Tour

Thank you to our friends who braved an "as-is" house tour on the first Saturday night. We wanted to show the place in its original condition before any alterations started.

Some of the original features include: thick door trim and tall baseboards, hardwood floors throughout (other than vinyl with brick print in the "octagon"), plaster walls and old doorknobs (some still with keys) with a beautiful original heavy front door. The lighting fixtures include gold wall sconces, a metal chandelier, stain glass fixtures and a outside light with an oakleaf pattern. We have our own ironing board cupboard in the kitchen with plenty of old windows. As one friend said, our next while will be all about "above ground archaeology." One thing that we do know is that the house was bought in 1956 for $15,000 by the previous owners....

Closing Day and Our Tenants - July 3

Keys in hand for our first place together, we enter our house... the smell of cigarette smoke and a lived in home doesn't makes us question the purchase - nothing a coat of paint can't take care of. While there are a lot of decisions to be made, the potential for this house is obvious.

Upstairs though, we find ripped up toilet paper on the floor of the bathroom. Yes, the bathroom was not in a good state at the showing but something was up. Then we noticed that the screen on the front bedroom window was pushed in (check out the paw prints). The windows had been left open after the showing to air the place out. Soon eyes were seen peering out around the door of the knee wall. Luckily we found an animal control company that would come to the house that night. However, with the raccoons having made a home within the floor of the second storey and the ceiling of the first, traps were required (with sardines of course) to lure the critters out overnight. At 6:30am the next day, we went back to check the cages. Two raccoons had moved in! While we no longer have tenants in our home, the reminder of their stay is very evident. Some research online shows that we need to get someone in to remove the contaminated insulation in the walls as cleaning it out poses a challenge. There is nothing like a good adventure for our first night.

Before Closing - June 2008

With the house being vacant since March, they gave us only the month of June for the closing. Other than an awesome trip out west to visit family (including a little layout/reno brainstorming), our time was dedicated to obtaining a good mortgage rate and finding insurance. Even with knob and tube wiring not being very popular with some insurance companies, we were able to get insurance for the property (thankfully). Kind words from friends and family about our upcoming adventure helped us stay on track and not have second thoughts about what we had taken on.

One fun surprise was a hello to the new neighbours leading to an invite to an upcoming block party. BBQs on front lawns and good food with supportive words - not bad.

How it all began - May/June 2008

We were not looking for a house just yet but when the for sale sign was spotted on a favourite street the idea was planted on a Friday afternoon. After a mosquito/rain infested overnight camping trip, Erin was invited to join us at a Sunday showing without a realtor in hand. We explored a house that not only had character but authentic elements of an original home - smoke stained walls, grimy kitchen and all. While the idea that it "needed a little work" was clear, the house had so much potential with its unique layout (with 4 bedrooms, 2 bathrooms) and incredible location.

After it sank in over brownies and a few phone calls, Sunday night was spent wide awake trying to figure out if this was even a possibility. With bids due Monday afternoon, the advice of a realtor was to secure the only time spot for a house inspection on Monday morning. Phone calls with parents reminiscing about a old house on Albert St in K-town and excel spreadsheets seeing if the numbers worked filled our brains.

The house inspection Monday morning was as expected - knob and tube wiring to be removed, some galvanized pipes, new roofs, old windows but new furnace/ac and the list goes on. While the house was said to be owned by one family only around 1950s, the existence of a poured foundation in acceptable condition and the knob and tube wiring made the age of the house questionable. All we did know is that little upgrades had been made over the years.

Considering all of the work to be done, one low bid was made in the morning with the only condition being the ability to rebid if someone else entered the game later in the day. This was done standing in steel-toed boots in a filthy kitchen on break from overseeing the installation of watermains/sewers on a nearby street with the other half in meetings in Sarnia (talk about trust!). A couple hours later the phone rang and one of the other 20 people that did a showing on the weekend decided to bid. 15 minutes was all we had to decide if an increased bid was going to be submitted. After scrolling through the cell phone to find someone to call, the "sounding board" himself was found in K-town. A new bid was placed with 5 minutes to go (a number based on no available information on what the other person would be submitting - talk about pressure).

Standing under a tree in the rain, the phone rang 20 minutes later and the house was ours. Apparently, having the house inspection done helped and we only outbid the other by a small margin! The papers were signed instantly and with one party still away at a meeting and out of contact, patience was to be had waiting to be able to tell them about our new home a few hours later.

Saw on a Sunday - bought on a Monday! Wow.....