thetrevproject end of November

Well theoretically at thetrevproject we are reaching an exciting time as the builders are due to be finished by the end of the first week in December.  The reality is stress levels are rising:-

Will the subcontractors turn up?😞

Will they / wont they complete😞

Christmas is coming and we want to decorate but nowhere is really finished😞

Mary is moving to live with us on 30th which means more stuff to store😟

Having said all that progress has been steady. All the areas is phase 2 have been plastered . All the ceilings are now painted as are the ceilings in bedroom 2  &  3 from phase 1 (Mary and Esme’s rooms).

The render on the outside on the south and East walls was completed. The job is not quite done though as the window reveals and porch need several coats and the weather has turned against us. You shouldn’t apply lime render below 5°C and we have had a few nights when the air temperature was 1 or 2 °C. The thing about lime is it doesn’t just dry there is a chemical reaction which occurs to adhere it to the substrate, basically it is carbonated and needs exposure to Carbon dioxide to set properly.

Did you know lime mortar was first used by the Egyptians 6000 years ago? Also there are many different grades of lime which give different hardness and drying properties. There can be different colours as well dependent on what kind of sane is mixed into it.

I love the creamy colour of our lime render. It goes a darker colour when wet as well.  We have no completion date for the remaining render as it may now have to wait until spring.

We have lost more windows to be repaired but we have got the new dining room windows back.

We also have a new back door without one inch gaps top and bottom to allow in weather and vermin.

Here we found a little structural problem – a very rotten lintel with evidence of death watch beetle infestation as well. We have inserted 3 concrete lintels to replace the old wooden one (very thick wall).

Speaking of vermin in October we were plagued by flies #rurallife. Basically the local cows attract flies. We thought they had disappeared but when we went in the loft recently we discovered they had all gone up there to over winter – where are those blooming bats when you need them. Thousands of dozy flies up in the loft is not ideal. I hope that when the loft is treated for wood worm the insecticide zaps all the flies as well.

Phase 2 was electricity free for many weeks with all electricity coming in via extension leads. This meant frantic scrabbling around at dusk to find an extension lead and lamp to light up the front door area. We also had no outside lights or lights in the laundry so torches were de rigeur. In the last week of November the “Sparkies” came and connected up most of the lights in phase 2 and the outside lights as well as the living room lights. We have no wall or ceiling lights in the living room but we have a 5 amp plug ring which is switched from near the door which allows standard or table lights to be switched on entry to the room. For some reason the switch had not been connected so we couldn’t use this system. Also 5 amp round pin plugs are hard to find which didn’t help.

Finally we erected extra scaffolding so that the chimney can be lined in preparation for the installation of a wood burner in the living room. Also the chimney needs some re-pointing.

On a non building note we had the first egg from our hens.

And now the sun rises at around 8 am I can say I am up before dawn every day and we get some interesting sunrises.

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Phase 2 at thetrevproject 16th – 30th October

The builders returned on 16th October and set about removing the old kitchen and removing the fibreboard ceilings and walls  in the old part of the house. Fibreboard is a fire hazard and we need to insulate the ceilings. Added to that it is easier to remove soft fibre board ceilings than to lift floorboards to do electrics and plumbing. There is no heating in this side of the house. As you can see below the wiring was a bit of a mess.

First however they covered the floors with “Antinox” plastic floor covering and built temporary doors to prevent too much dust getting into the rest of the house. I had insisted that better precautions were taken after our cleaning debacle.

The good news is that we haven’t found any structural issues and we have an estimated completion date of 5th December – that is 2017. There have been some issues in the past though as there is a steel “I” beam across the floor under the bath. This suggests that there was some rot under the bath at some time in the past.

Stripping went quite well and the whole area was stripped in a week and the old toilet was removed and the bath disconnected. Its an old cast iron bath which I want removed in one piece which the builders are not happy about it going to be heavy.

We have created a new door in the old kitchen wall. The heritage consultant was worried about removing historic fabric but as I expected it is a block wall so not really old. This part of the house could be as old as 1640’s but the block wall is probably 20th century.

We also have a heavy old Aga to dispose of. “Webuyanyaga.com”  (which is areal website) and similar are not interested in buying our old aga. Apparently there is no demand for really old Agas these days. Also with all the rubbish going on about diesel nobody wants an oil burner these days. (Dont get e started about the environmental damage done mining the stuff that goes into electric car batteries or child slave labour in the mines.) I believe the Aga was second hand in 1951 so its done its duty ok

We had  another hot water issue as well. The electricians came in for the strip out ad first fit and ripped everything out including the supply to the immersion heater. So a new emergency temporary supply had  to be fitted. We also lost the supply to borehole pump switch which required some detective work to find the right wires to connect together.

We can now start having visitors again so Rupert and Sara came to stay for a night along with Lola the beagle who instantly made herself at home on the kitchen window seat.

The second week of the strip out, well actually the start of the refit as we were installing battens and insulation, coincided with or anniversary of moving down to Cornwall. Right on cue our first visitors to Cornwall came to visit a year after our arrival. Mark, Clare, Kezzy and Jake Heasman came to visit on my first day in the house before the removal men or Louise arrived. They came again during half term by coincidence on the exact anniversary of last years visit. Needless to say they noticed a big change in the house.

Our first six weeks in the house the weather was idyllic – extremely warm for October. This year the rain has finally abated and we are starting to dry out. Lets hope for a dry autumn.

 

 

 

Bank Holiday update 2

Lots going on in the house at present but the visuals are not that great so I thought I would start with a picture of our nearest beach since it is still Bank Holiday week. Lantic Bay is 5 minutes in the car and a short walk and on Bank Holiday Monday it was stunning see below.

The previous time we went to the beach there was one other person on the beach (sun was not shining).The downside is the 300 odd steps back up the cliff on the way out.

Also thought I would show some of our new neighbours – we are surrounded by pasture.

Well it’s a story of 2 fireplaces to tell. First the one in what will be our bedroom which is going to be blocked up. You can see it needed a bit of a sweep. The hearth is so small I don’t know what use is ever was.

The second is the fireplace in the living room which was about 45cm by 60 cm. We opened it up and found not one but two more fireplaces behind it. There’s work to be done here.

Some progress in the ensuite now. We are ready for the plumbing with floor and wall tiles installed. Electric first fix done.

We have also lost two windows – how careless.  🤣🤣 They are sash windows and have been removed to be taken away to be repaired. Its a listed building consent requirement, we cannot replace only repair. They are due back the end of the second week in September when the next 3 will be removed.

Thinking back, do you remember the cottage?

Well we have done some work in there as well. The Kitchen splash back has been ordered and partly installed. (ran out of tiles and Topps Tiles only had 2 in stock!).

Coming up next week.

Kitchen work top fitting

and hopefully radiators

book the cooker commissioning.

plus who knows what

The Trev Project First week in July

This is the beginning of July update. It’s a bit late but here is the first week of July update any way.

After a quiet week last week some visible progress this week despite the rain.

First of all the heritage roof light went in to the cottage on Monday. What you may ask is a heritage roof light – well basically an expensive one that is supposed to look in keeping with the period of construction. It was specified due to the Grade II listing but why we needed a special one who knows. It is incredibly heavy so we do get something for our money  and it does look very good.  It goes in the kitchen which is in the middle of the cottage and gives a nice lot of light in the middle of the building.

Unfortunately on Tuesday the heavens opened and the roofers disappeared. We couldn’t open up the roof while it was pouring with rain.

We installed the 4th window as well and the internal sills were installed on all of them. We were therefore able to finish the internal insulation and plaster board and we are ready for plastering . Then we are able to get on to finishing  – well we still need glass in the windows and the handles etc.

We have ordered the floor tiles as well for install after the plastering is complete.

In the main house we made the decision to go for new floor boards. There were not enough reclaim boards around  and we need to make progress. We have bent over back wards and further to preserve joists and beams despite the fact it would be cheaper and easier to have replaced the lot. There is still a lot of rotten wood worm riven timber in place. It has all been treated but rot is a fungus and spores are notoriously difficult to kill so you can’t be sure it won’t recur at some point. We just have to try and avoid damp conditions (see and earlier post) and hope we are ok. The picture below is the new floorboards acclimatising – they need to be stored for about a week in the place where they are to be installed to prevent shrinkage or expansion etc.

The structure in bedroom 1 & 2 complete we turned our eyes to bedroom 1. Visually much less rotten but a nice surprise awaited. The wooden lintel above the living room was totally rotten – see picture below. We were already going to install a steel to support the window but now we have to install a second concrete lintel to replace the rotten wooden one. You can see below the very rotten one which should have been as big as the slightly rotten one next to it.

The pictures below are a bit dark but you can see the supports and steel work required to keep the living room ceiling together while the steel reinforcement is installed

 

Another big step forward was the arrival of electricians for the first fix in the main house. This is all the underfloor wiring in phase 1 (the foot of the “L” i.e. bedroom 1,2, & 3 ensuite lounge and new kitchen) off the repair. This is anticipation of new floor boards being laid in the next week.

The collateral from this is that we are very short of space for storing things and our kitchen is taking up a lot of space in the hall way.  This makes it very difficult to check the new kitchen which has arrived but we have identified that a sink is missing so there is a lot of backwards and forwards going on to find out why and where etc.

Another big change is that we have more residents now. Kate and Josh have arrived with the twins so we have even less room for storage. They have only brought one car load of stuff with them and we will collect their belongings in a few weeks.

Also there is a bat house update – the swallows have moved in and the chicks are doing well. I reckon these little beauties are worth about £1000.00 each!!!

Installing New Steel to Reinforce the rotten Wood @ TheTrevProject

Installing New Steel to Reinforce the rotten Wood

Since our last update there has been some significant progress although we are now in a bit of a hiatus. Due to illness etc. we are down to one builder on site the last couple of days.  We have been blessed with some fantastic weather with Britain (but not Cornwall) officially making it to heat wave status. We had the hottest summer day since 1976 at 35.6°C – hot by British standards but places like Singapore get that temperature about 7 months a year.

First major issue was to do the preparation for the installation of the structural steel. Basically we are a listed building so we are obliged to keep a much old structure as possible. In our case we have to keep some old joists and an old beam. The beam is severely rotted and damaged by woodworm etc.  So we have to fit steel beams either side of the main beam and bolt all of them together. The beam is approx. 300mm x 200mm, or at least it should be. In reality some of it is only 60% of that size. Surprisingly though the middle of the beam is still incredibly hard. It made it very difficult to drill a hole through the beam to fit large threaded rod between the steels.

So we lifted the steels up through the window.

     

We then had to clear the area where the steel was to be anchored and install a steel I beam lintel in the outer wall. The inner wall had to be hollowed out and a hard pocket installed to rest the steel on. To do this the ends of all the joists had to cut off. They were pretty rotten any way so it was a good move. But then as part of the LBC (Listed Building Consent) we had to retain the old joists and bolt a new one alongside each old one! This meant chiseling out a pocket in the inner beam as well.

Having done that the joists on the other side of the beam had to be cut and a steel place on the other side of the beam. Straight forward as we had already done it once. The difficulty was drilling a hole from one side of the beam through to the other side to tie the two steels and the wooden beam together. As the drill started in soft semi degraded wood and then hit rock hard oak in the middle it was kicked off of straight meaning it came out 10 – 20 mm off straight on the other side so it didn’t line up with the hole in the steel.

We had to put new joists alongside some every bent originals as you can see from the photo below. You can see also that some joists have been repaired up to 3 times before.

Then we discovered that there were issues on the wall side. A couple of joists were totally rotten so they had to be discarded.

 

The other issue was that some of the joists rested on a wooden lintel – which of course was rotten. With some well judged stone work we overcame the issues.

We are now ready to install floorboards in bedroom 2 and 3 but not bedroom 1 were we still have some steel work to install. Since we are an old listed building we have to try to install reclaimed floorboards. We have saved some but many of the floorboards removed were so rotten and riddled with wood worm that we had to burn them.

We also discovered that we have been very lucky not to have been burned down. There were numerous dead mice (desiccated) under the floor boards when we lifted the floor. We have now discovered that in a lot of places the mice had chewed the plastic insulation away and there were bare wires in several places.

 

Whilst this was going on the plumber arrived. He removed the old boiler (second-hand in 2014 and it was in excess of 20 years old), disconnected and drained the heating. A new element was installed in the hot water tank so we can be sure of hot water. We also removed several radiators.

 

Mid June Building Update TheTrevProject

Building Update at TheTrevProject

We have had a lot going on in the last couple of weeks since the last update – at least that is what the stage payment request tells me. There isn’t much visual to report on though but that might change for next week’s update.

So up to the beginning of this week we had the walls in the cottage completely insulated and they are basically ready for plastering now. You can see Alfie checking out the cladding below.

We finally got a response to our structural queries (to be fair Peter was on holiday and we did get a response from him so that is quite good). So the concrete lintel was removed from the cottage and a steel one installed higher up so we can now fit in our bifold doors.

  

We also have an answer to structural issues in the main house so that work is progressing as I write. Lost more to report on that next week.

Another step forward is the erection of scaffolding for the “heritage conservation roof light windows”. Basically expensive Velux type windows for the cottage kitchen and ensuite bathroom.

What has been highlighted though is how much lighter and more airy our front entrance is now. Below are two pictures showing the current light open access compared to the overgrown dark oppressive access in 2015 (we had already done quite a bit of cutting back of plant life when the photo was taken). Quite apart from the darkness all the vegetation is not good for the walls as it encourages damp. The dead leaves also block gutters which leads to damp and even wall collapse.

You can see also that the vegetation has been massively reduced by looking back into the building.

First June Update on the Trev Project

TheTrevProject update

Just a short update today as it is a only a couple of  days since the last update. I noticed that we have very few humans in our blog so here is a little video of the inside of the cottage.

There is a bit of progress in the cottage this week we were away including first fit of the plumbing. We also had a large eucalyptus tree removed. I was sorry to miss this as it was quite a technical removal. The crown was removed using ropes and pulleys without touching the building below despite half the tree overhanging the building. The trunk was left long and then removed by a block and pulley system using a 4×4 vehicle 30 metres away. I can thoroughly recommend our tree surgeon Richard Heyward (http://www.treesurgeoncornwall.com/) he has done several jobs for us and always done a very good job.Where the tree once stood is now a plinth for the oil tank for the cottage.

 

 

 

 

 

 

 

 

 

The very large root ball was also cut in half and removed, you can see Fred sitting the next to the two halves of the root ball below.

There is also a plinth for the oil combi boiler which will be outside. This is for safety (no carbon monoxide risk in side the building) and space saving.

We are still slightly frustrated by being held up by structural engineering requirements . The engineer is currently on holiday so we can’t expect any progress for a while.