Main entry area, showing kitchen and ceiling - damaged roof beam is next to the light fixture.
Living room - with fire place and pellet stove...and the great windows!
Master bedroom, with the ceiling beams and vents for natural ventilation. They are installed in all parts of the house.
I’ve alluded to a number of projects – it’s typical to have a bunch whenever you are moving into a new house. With the Hawksbill Cabin, however, there are some unique issues to deal with.
The only disclosure from the previous owner was roof issues. If you look at the September 1 entry you’ll see that there are some sagging or depressed areas in the tarred part of the roof – the older part of the house. Turns out that there are three historic roofs still installed in the place…an original shingle roof, a second shingle roof installed over the old one, and a third roof over that, the corrugated metal one that is currently visible.
So a new roof becomes project one, and we obtained an escrow allowance to deal with it. Project two: the sagging roof section is a symptom of a beam that is damaged and needs replacing. Hypothesis is that the previous owner knew about this and planned to do something about it, just didn’t get to it. Our inspector discussed it in her report, it is something we got additional escrow to deal with.
By the way, I've included some interior photos with this post, to show the charm of the place and give an idea of the construction. There are a host of others projects to come… some more of a cosmetic nature, some interdictions related to the battle of the species, and some still undiscovered.
Here’s a partial list of all we are considering (I can hear my friend Stan Andersen laughing now!):
Get rid of old freezer in the shed.
Relocate dryer vent from under the house.
Install new gutters.
Gas line at rear eave to be secured.
Flashing to be installed where lower siding shingles (to right of rear door) are deteriorating.
Masonry on terraces: level and relay existing brick patio on upper terrace.
Repoint stone retaining walls where cracked.
Electrical: install GFCI recap/3-prong outlets.
Relocate ground wire to exterior.
Deal with drain condition at rear door? Add protection/covering to threshold?
Seal moist area on rear wall of stone portion of house.
Recaulk windows.
Replace damaged wood on front window in addition. (If wood painted, save piece so I can get color match for paint.) Repair needed on other windows?
Insulate water lines.
Remove loft in livingroom.
Replace flue top/add chimney cap.
Add new sliding louvered doors to large closet in addition hallway.
Rescreen small porch off master bedroom. Check if new screens needed in vents.
Add bolts to ramp on small side porch.
Install new exterior light fixtures? Globe to cover bear bulb in closet?
Secure kitchen counter top. Add anti-tip bracket to range.
Replace vent fan in kitchen?
Install carbon monoxide detectors and add additional smoke detectors. Replace batteries in existing smoke detectors.
Have septic field emptied (Sills Septic Service 540-743-5027).
Restain/seal cedar shingles (need recommendation for what to use). Need to nail or better affix to wall?
Apply sealer to wood frame at window in large bathroom
Replace two cracked floor tiles in large bathroom if possible
Replace AC units and electric heating units. (Short term, change filters in existing AC units.) Wall heating unit in dining area doesn’t work.
Install new ceiling fans
Examine insulation and beams under addition. Replace insulation. (Do in cold weather to avoid critters.) Replace lattice with lattice with a frame. Make sure portion of lattice can be easily removed to allow access under addition. Coat beams with some kind of waterproofing if not pressure treated? Replace skirt at rear corner that’s rotted.
Remove decorative mirrors from wall in master bedroom.
Regravel driveway.
Install damper in fireplace.
The Pool…
Reroof garage and fix electric problems.
Rebuild brick grill.
Trim trees and bamboo especially near garage.
Tear down lean-to at rear of small shed.
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