Architectural supervision, plans where needed and preliminary inspection of several houses 150.00
Total $2,798.00
These are the actual figures for a livable and attractive country home. There are, of course, some things that await a future time for their accomplishment, but what place would be really enjoyable if there were not certain corrections and additions over which the owners could daydream and plan. We admit the figures just quoted are so low as to seem hardly credible, but they demonstrate what could be accomplished within fifty miles of New York during the summer of 1935.
The contributing causes for this happy result were that these people knew what they wanted, hunted in a section that had not been too thoroughly combed by others like themselves and, lastly, happened to be ready to buy at just the right moment when the man who owned the property was anxious to sell.
But old country residences, including structures built as taverns, private schools and the like, are not the only type of buildings that may be remodeled into acceptable homes. We have seen old barns or stables, disused sawmills, general stores, old stone buildings that once housed small industrial enterprises, and even a church of the Neo-Cla.s.sic period remodeled with distinct success.
Again, in Ma.s.sachusetts there is a former textile hamlet. The mill itself is now a community club and the workmen"s cottages, built about 1815-20, are homes for a dozen or more families where, daily, the head of the house motors to his office in an industrial city about a half-hour away. These story-and-a-half cottages, executed along simple Federal lines, are owned by the families who occupy them. They look out on a street lined with fine old elms and at the end is the stone mill with its belfry where still hangs the bell that once ruled the lives of spinners and weavers with its clanking iron tongue, morning, noon and night.
For picturesqueness, if the unconventional has a greater appeal than the more standardized type of home, remodeling an old barn into a country home has its advantages. This is particularly so if one can find either a capacious one of roughly laid ledge stone, once popular in parts of New Jersey and Pennsylvania and more rarely built in other sections, or a large hay barn with hand-hewn framework and side walls of weathered boarding. It takes only a little imagination to visualize such a building remodeled into a country home with a generous stone chimney and fireplace occupying one of the end walls of a former haymow. Invariably such remodeling includes construction of one or more wings to house dining room, kitchen, and servants" quarters as well as additional bedrooms and baths. The actual barn structure seldom lends itself to more than a living room and possibly two bedrooms.
In summer this type of country home has much to offer. It is light, airy, and s.p.a.cious; but when fall begins to indicate its arrival, unless the structure has been made nearer weather tight than is the nature of barns, life in the haymow is chill and sour. For use the year around, the old barn must be completely rebuilt with a cellar beneath for a heating plant and side walls and undersides of roof well covered with insulating material to prevent cold from entering or heat escaping. One of the most successful methods of treating the front, where once the old barn doors swung wide to admit a fully loaded haywagon, is to subst.i.tute a many-paned window of almost cathedral proportions. This lets in adequate light for what might otherwise be a dark interior. In summer it can be screened to keep out flies and mosquitoes. Through it on fair winter days, especially if it faces south or west, pours that most valuable attribute of country living, bright sunlight.
An old water-power sawmill makes an unusually attractive country home.
We know of at least one so adapted. Here the s.p.a.ce once given over to sawing logs into boards has been completely enclosed and is now the living room. On one side is a n.o.ble fireplace flanked by large cas.e.m.e.nt windows that look out on the old mill pond. Bedrooms and service quarters are located in the end sections where lumber used to be seasoned and other special work done. This unique bit of remodeling, combined with the pond as a main feature of landscape development, is both rare and enviable. Yet there are a surprising number of old commercial structures that lend themselves to remodeling into present day homes and by their very unconventionality take on added charm.
In New England there is a substantial stone building of no architectural pretensions except that width, depth, and height are distinctly related to each other. It is now a country home but it began as a small textile mill in the early days of the 19th century when the industrial revolution was just getting under way. Later, when the factory era became thoroughly established, this lone little mill was left high and dry by the tide that swept toward the larger centers and it stood untenanted for years. Finally it was retrieved by some one with vision enough to see that, with proper part.i.tions, both ground and second floors could be divided into satisfactory rooms.
Here the new owner, or his architect, had the discretion to preserve as much as possible of the past. The old mill owner"s counting room, on the lower floor, is now the library and, in almost untouched condition, is complete even to the cast-iron stove that once warmed it.
Converting buildings originally designed for other uses may take a still different course. A house, too small in itself for present day use, can form the nucleus of a country home. A most attractive place in Maine was so a.s.sembled. There were two or three other buildings on the property which were shifted from their original locations by jacks and rollers and skillfully joined to the little house to form wings.
By clever rearrangement of rooms and shifting or removal of part.i.tions, the a.s.sembled group became large enough for the new owner"s uses.
Even a modern structure, designed originally for some branch of agriculture, can be converted into an excellent house if an architect is inclined to undertake the necessary contriving of plans and builders can be found who will follow his directions. Several years ago, a man was bitten with the urge to raise chickens according to the latest scientific methods of artificial lighting and forced feeding.
For this he built a substantial structure with steam heat, electric lights, and other elaborate provisions. Being nurse maid to thousands of chicks ranging from a week old to the proper size for broiling was a strenuous job. Further, the creatures developed all sorts of maladies not provided for in the book and the mortality was so high that the project was finally abandoned.
The building stood vacant for some months until it came to the notice of a resourceful young architect. He measured, sketched, and drew plans. Now, what was once a factory for the raw material of broiled chicken is an attractive and compact Cape Cod cottage. Because of site and accessibility, the original building had to be dismembered and moved about two hundred feet. When re-erected according to the plans provided, the result bore little resemblance to the original box-like structure except that the floor s.p.a.ce was the same.
Some country homes begin as week-end retreats. Then the habit of being in the country two or three days grows on the family until they see no reason for living in the city except for an occasional overnight ordeal with a stuffy hotel room. To make the average week-end shack a permanent home calls for material expansion. Double-deck bunks have been installed to provide adequate sleeping quarters; and for a limited time they find it fun to cook, eat, and live in one large room. But, when the house is used seven days a week, such condensation is anything but practical. So the establishment must be enlarged. This can be done with ease, especially if the original plans were drawn with such a change in mind. That is, the original structure now becomes the living room, while new wings and additions provide the much needed s.p.a.ce for service quarters and conventional bedrooms and baths.
But the week-end place is not always built particularly for the purpose. Many times it is a very small farmhouse acquired cheaply and made usable at a minimum of time and money. When the decision is reached to convert it into a home of larger proportions, whether one realizes it or not, the plan of campaign follows the plan of no less a person than George Washington. Mount Vernon was not always a mansion but was the result of consistent enlargement. When Washington inherited it from his half-brother, Lawrence, it was a story-and-a-half hunting lodge of eight rooms. Then he married Martha Custis, richest widow in the Virginia colony; and, to have a home suitable for her, he had the roof raised and the house made full two stories.
Shortly before the outbreak of the American Revolution, he planned two wings. The first was that at the south end with library on the ground floor and master bedroom for Colonel and Mrs. Washington on the second. As the revolt against the British crown progressed, the construction of the north wing lagged somewhat but was worked on intermittently. This, the banquet hall, when finished became one of the n.o.blest private residence rooms in America.
Washington, however, did not leave these steps in the enlargement and renovation of his erstwhile hunting lodge entirely to professionals.
Whether away fighting in the French and Indian Wars or directing the course of action of the Continental Army, he never forgot what was happening at his country seat. His correspondence is full of minute directions regarding the finishing of certain rooms or of such injunctions as, "I beg of you to hasten Lamphire about the addition to the north end of the house; otherwise you will have it open, I fear, in the cold and wet weather." When the Revolution was fought and won, the Washingtons returned, not to a Mount Vernon that was a stranger to them, but to the country home they had so carefully planned. This specific planning by the owner, now as then, has definite bearing on whether the house will be yours or just a beautiful structure, perfect in all its appointments but totally lacking the impress of the owner or his family.
Several years ago, a man and his wife acquired one of the early Dutch farmhouses of the New Jersey back country. They had long wanted just such a place and having taken possession, they summoned an architect, an interior decorator, and a landscape architect. A few days were spent with them inspecting house and grounds. Then the new owners left on a winter cruise around the world. Their final injunctions were to the effect that next May they would return and would expect everything done. They did and everything was complete. The old house was perfect.
Its furnishings were all genuine antiques of the period. The grounds had been graded, trimmed, and polished. Gardens, shrubbery, and hedges were just right, but the final effect was as impersonal as a demonstration model.
In a year or two, this property was sold to a golf club and its former owner bought another place and moved right in. Nearly two years were spent consulting and working with an architect and workmen, supervising a garden or two, and in buying antiques, a piece at a time. His second attempt at country living was not as sophisticated nor did it approach the museum standards of the former; but, when completed, it had that prime essential of any home, it reflected the character and personality of its owners.
LOOKING AN OLD HOUSE IN THE MOUTH
[Ill.u.s.tration]
_CHAPTER VI_
LOOKING AN OLD HOUSE IN THE MOUTH
Buying an old house is a good deal like selecting a horse. Having found an animal of the desired type and breed, the question arises, "Is it sound of wind and limb?" Houses nearing or past the century mark also have their spavins and these should be recognized by the prospective buyer. He can thus form some estimate of how extensive replacements are needed, even on first inspection. This is of prime importance since it has direct bearing on the worth of the house.
Whether built of stone, brick, or wood, such structures may have rafters, sills, and main beams so decayed that new ones must be added.
The foundation may need rebuilding and door and window frames may be so weathered that they also must be replaced. Beware of a house where floors slope and side walls are out of plumb. This means extensive shoring which is slow and expensive.
For a truly pessimistic report on the health of an old place turn to a trusted carpenter or contractor. He congenitally dislikes old buildings and will point out all defects with ominous head shakings and subtle suggestions for new building. In this way the prospective buyer will know the worst, painted at its blackest. Somewhere between it and the rosy view of the real estate agent will lie the truth.
Therefore, it is well to do some inspecting independently. Knowledge of what are the weak spots in old houses and where to look for them will save much time and effort in the initial stages of house hunting.
The skeleton of an old house is akin to that of a modern steel structure. Hand-hewn timbers, morticed and pinned together, take the place of riveted steel beams. Since a timber frame is subject to rot, either dry or damp, one of the first places to look for unsoundness is the sills (the beams which rest on the foundation and into which are set floor joists, corner posts, and other main uprights). It is a simple matter to give them the jack-knife test at intervals of two or three feet. Stick the blade in as far as possible. Then try to turn it around. With a sound beam this cannot be done. If there is dry rot, the beam will often crumble under a slight pressure of the fingers.
Go over the sills on the north side of the building first. Here there is less sunlight and snow remains longer. Consequently decay from excessive moisture is not unusual. Roof rafters and plate beams (the long timbers on which the lower ends of the rafters rest) should also be knife-tested since long neglected leaking roofs eventually result in their decay. Unsound corner posts and other uprights connecting sills and plate beams are harder to detect since they are concealed between the outside boarding and interior plaster. Note the walls themselves and the corner boards extending vertically from foundation to eaves. If a corner of the house is enough out of plumb to be visible to the eye, or if the corner boards are loose, examine further as it may indicate decay beneath.
With brick or stone houses, the walls themselves carry the weight of the roof and so have no vertical timbers. If the walls are out of plumb it means that the foundations are either gone or are in need of major repair. Whether a house is of brick, stone or wood, there is one further place for knife testing--the ground floor joists. Cellar dampness may have taken its toll.
The fact that a sill, joist or other timber is unsound does not mean that the house is beyond repair. Many old houses with all their sills gone and some other princ.i.p.al beams no longer serviceable have been restored, but the necessity of such steps ought to be realized in advance and the cost taken into consideration. It is far from pleasant to discover that one has unwittingly bought the bill of expense this type of replacement means. "Let the buyer beware" generally rules in the selling of old places, and the purchase of a knife and an hour or two of poking its point into the princ.i.p.al timbers may save time and money later.
"The next time I buy an old house to put a new frame into, you"ll know it," was the heartfelt declaration of a man who left his knife at home when he went house hunting. "The owner and the agent knew the sills and beams were rotten but didn"t think it necessary to mention the fact. What I didn"t see wouldn"t hurt me until after I had bought the place and begun repairs. Then I learned plenty about decayed timbers and the cost of replacing them."
After the timber frame, consider the exterior. The foundation will probably need some "pointing-up," that is, replacement of mortar in the joints or cracks. The question is, how much? Will it have to be a complete job? Has frost worked such havoc that some sections must be re-laid?
If the cellar indicates standing water during heavy rains, drainage must be provided. Notice whether any cellar windows have been closed.
Countrymen are p.r.o.ne to do this as a cheap and easy method when the framework gets beyond repair. Replacing stoned-up windows is not expensive or difficult but just one more thing which must be done.
Notice the extent of the cellar. Old builders sometimes did only a partial job of excavation because of economy. Such a cellar was ample for storing root crops, preserves, and hard cider in the days before furnaces. It may be wise to complete the work of excavating. Do not expect to find cellars under wings and sheds. It was never the practice. If they are to be converted to uses for which excavation is desirable, this is another item for the adding machine.
With the foundation and its needed repairs noted, begin appraising the condition of the walls and roof. Sometimes a shingle roof will be found in good order or at most have one or two minor leaks which can be repaired. More often an entire new roof is needed and, in extreme cases, new boarding beneath. As with sills, roofs sloping to the north and east are more apt to be out of repair and for the same reasons.
If door and window frames are so loose that they can be lifted out of the side walls, the situation is serious. Putty and paint are of no avail. Rebuilding them is essential. It is extravagant business trying to heat a house with wind whistling in around doors and windows.
If the fabric of the side walls is of shingle, clapboard, or other types of wood, is the material sound enough to warrant repainting or must it be renewed? The object of paint is to close the small cracks and preserve the wood. An old house that has gone many years without painting will absorb much more than a new one, but it is surprising what can be accomplished with two or three coats of paint on siding so weathered as to seem worthless. Besides, a new exterior robs an old house of some of its charm, so preserve the old if possible, architects, carpenters, and contractors to the contrary.
Where walls are of stone or brick, the mortar of the joints has probably so disintegrated under wind and rain that repointing is indicated. Also, frosts may have heaved individual stones or disintegrated bricks so they must be reset. Expect this in places where down-spouts have leaked for years. If the walls have settled badly, lintels or sills of doors and window openings may be cracked and need renewing. Sometimes an old house has exterior walls of plaster. These are both picturesque and rare. Patch cracks and spots where it has come loose from the lath. Old plaster has a texture and patina that modern stucco cannot simulate, so preserve it if possible.
Indoors, there are many things to be observed and appraised but fireplaces come first. A country home without facilities for open fires is as uninviting as one without trees and flowers. Expect to find the fireplaces disused and closed with fireboards or bricks.
Sometimes the mantels have been removed and new flooring laid over the hearthstones. Some detective work around the logical locations will tell whether fireplaces have been torn out or just concealed. If mantels are missing, look for them in the attic or on the rafters of a shed. More than one fine old mantel has been rescued from such a hiding place. We know of one fireplace complete with crane and iron cooking utensils that reposed for fifty years or more behind an unsuspected opening covered with lath and plaster.
Where original fireplaces have been torn out and chimneys intended only to serve stoves put in place, two courses are open. The more costly is rebuilding chimney and fireplaces according to indications of original dimensions. The alternative is a Franklin stove, a combination of stove and fireplace, which can be installed and connected to the existing chimney at a very moderate expense.
Incidentally, the chimneys of an old house should be examined carefully. Built in the days before separate flues and flue tiles, their mortar may have lost its binding strength and so a smoke test is advisable. Close all fireplaces except one and start a lively fire in it. When it is well under way, toss on some sc.r.a.ps of roofing paper.
Then cover the top of the chimney. If there are any fissures in the chimney, your eyes and nose will leave you in no doubt. You cannot mistake the pungent odor of burning tar and its bluish smoke is easy to see. Trace these to the points where they leak from the chimney and mark the spots. Complete examination will tell whether repointing will suffice or whether rebuilding is necessary.
The condition of the plaster on walls and ceilings of rooms can be easily appraised. It is reasonable to expect cracks and that some of it will be so loose as to need replacing. Removing it all and starting afresh, however, is only advisable where a house has reached about the last stages of disrepair.