Hot Off the Press! Doing our final review on the rental units. Take a look: 2261-zeiss-lofts-phase-1-10-6-16-review
Okay, not really destruction, but selective removal of wooden components for use in the future. I missed updating last week, so the pictures below will show two weeks worth of work.
On a side note, we picked up a new tool that it bonkers fun to use! I wish we had bought this way back at the beginning! The Air Locker AP700 is the best tool I’ve found to remove nails! It has an air actuated piston that punches the nail back out of the wood. On thin lumber, it will shoot the nail out of the wood, across the room, bounce off the wall, and come back to hit you in the chest. Don’t ask me how I found this out. Oh, and make sure you’re not aiming the board towards your feet or… crouch area. We’ll chalk these up to OTJ training. On thicker lumber (2x), it will punch a driven nail out so you can grab it with the crowbar. All you need is a little bit of the nail sticking out of the bottom so you can aim and pull the trigger. Anyone planning on recycling lumber, I highly recommend you get this little guy. We picked ours up off Amazon for under $60.
I started where we left off with the porch ceiling/floor. I still can’t believe this structure was/is still standing with the original rafters/joists in place. The best I can guess is these have to be over 100 years old. All the ends where they connect into the wall are heavily rotted and only being held in place by luck. The hard part here is working over an existing shop that is in operation. As you can see, our renters, Mr. & Mrs. Kulow operate two business below. On is Mr. Kulows wood working office and the other is Mrs. Kulow Chiropractic office. Trying very hard not to drop anything on their heads!
A special thanks to the Tavary family for all their help! Once again, they have been more than helpful in this project. We never could have gotten this far with out their help!
By the end of these last two weeks, I would say we’ve removed 2/3rds of the apartment flooring and 2/3rds of the old ceiling/flooring structure.
Under the front room flooring, we’ve had some good news and some bad news. Good news is that “sometime” in the past (guessing before 1930’s) structural steel columns & beams & a big 9×9 solid wood center beam were added to the flooring structure.
This has really beefed up the structure, to the point that (I believe) we will pass the structural review by the licensed engineer without having to add anything to the floor. Still waiting on that report. Based upon those findings, I put together a quick sketch (Floor Joist Details ) on how I thought I could finish out the ceiling below and the floor above. And now for the bad news (maybe, still researching). After running it by our Architect, she had to say the dreaded words “fire code”. She is doing the research, but believes that their can not be non-sprinkled voids between two different zones. So, we may have to rip the ceiling off of Mr. & Mrs. Kulows place and attach it directly to the floor joists. I broke the news to Mr. & Mrs. Kulow and they were quite happy to work with me on this. Currently they have a drop ceiling in place, and would be happy to have the extra 3 feet of vertical height and insulated structures to limit their HVAC bills! It actually could become quite a design feature with the structural steel beams showing.
That’s all the news that’s fit to print. Here’s some pictures for your viewing pleasure:
From existing to missing!
Slowly this floor is coming up. We’ve finally learned how to remove it quickly without causing major damage. Would you believe the sledgehammer is the answer?
And for last, I leave you with cuteness overload!
My lovely wife more than happy to stop by Chip & Joanna Gains place (Magnolia Market) in Waco, TX to peruse and pick up some clothing. As readers may remember, we tried to get their show Fixer Upper to come down and do our project. Unfortunately, they declined our request, as they did not want to leave their base in Waco.
Saturday was a family day, with Dance recitals for our daughter and a birthday party for our eldest son, so I was only able work at the Loft on Sunday. Started at 8 am trying to get to the cool part of the day, but it was no use. The Texas heat is upon us for now, with a big touch of the Gulf Coast Humidity, making the upstairs one big sweat bath. I did get some accomplished, but had to take lots of breaks and gallons of water to survive. Hopefully we get a cool weather break soon.
The only cool find I discovered was an old 1940s lighbulb fixture still wired into the knob and tube wiring system.
Sunday I worked on the back porch rooms. When we pulled up the flooring, we discovered the structure to be dangerously rotted. We will have to pull all the wooden floor and flooring structure down and build it back up properly. It appears that the back porch was “fixed” in 1999, based upon the date stamps on the newer lumber pulled up, but it was only a BandAID.
As you can see in the next few pictures, I have to first pull up the 2x12s, then take out the 2×6 “old ceiling” sloped rafter and then take out the 2×6 “old ceiling” joist. Under that is a 2×4 ceiling joist with 1×8’s nailed at a spacing for old acoustic tile (now missing). All of these are tied together with vertical nailers and cross bracing between the old 2×6 joists. The 6 sections I removed took me 8 hours. I left the 2×4 ceiling to be removed from the downstairs.
We’re going to try and salvage as much of the 2x6s as possible, as they appear to be old growth lumber, judging on how heavy the beams were trying to pull them out. And of course we will reuse the 2x12x18′ beams. Reuse and recycle, that’s the game on this project. Not only to be a little bit green, but most important for me, to save money!
Speaking of saving money, if anyone has these type of 4x8x2 red bricks, please send them my way. We have a lot of holes in the brick walls that need filled in. Many Thanks in Advance!
And Finally, here are the after pictures, kindly taken by my eldest:
I forgot I had these and wanted to share. When we were doing the due diligence of the property, one of the in town Architects, Ben Boettcher, was kind enough to search his company’s archives. It would appear that his company, BBA Architects LP, formed when Ben purchased it from Travis Broesche, the local State of Texas Registered Architect in Brenham. These drawings were done in 1937, and made a proposal on updating the exterior of the building to the standards of the day. A few of the proposals were done in the down stairs sections (Bathrooms for sure) that I can see. Unfortunately, the building was updated again in the 70s, and we may have lost the transformation to the ravages of time. Only one entry remains the same, and that is the entry to the stairs on the front elevation. You can find the drawing below as well as a PDF file with more details here: 1937 Zeiss Building Construction Documents
We got our first Rent Check today!