Yo Yossi

[Ishmael]

I mentioned the project I have going in your thread on demo and am starting this one separately so as not to pollute yours.

The Pic. below is the project structure, it's a 2 bedroom apt. located behind a main house on a large (1 acre) lot. the main house is in excellent condition, top to bottom rehab 3 years ago including a new roof so little to talk about there.

The apt. is a whole different story and rather than talk about what's wrong, a really long list, I'll just mention what's right. 3 out of the 4 exterior walls are solid (more on that later) as is the roof.

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Ishmael

 

[Ishmael]

The first thing that was done was to run power back to the property. I ran a 100A (220) underground back to the structure. The tie in is at the meter (after the meter) at the main house.

The large tile you see to the right of the electrical conduit covers a hole where the sewer pipe will come out.

[URL=http://s1230.photobucket.com/user/Ishmael13/media/003-2.jpg.html][IMG]http://i1230.photobucket.com/albums/ee483/Ishmael13/003-2.jpg[/URL][/IMG]

Ishmael

 

[Ishmael]

This is a pic of the breaker box/dist. panel in what will be the Kitchen. The panel is way over sized for the structure but it was part of a contractors pack and was more cost effective than a smaller panel with the breakers purchased separately.

All of the wiring is complete save the Bathroom and HVAC plant and a little tying down here and there. The reason for the re-wire is a little over a year ago vandals broke in and stole all the wiring they could conveniently get to and in the process tore up damn near every section of drywall in the place. In reality that was a blessing in disguise because after tearing all the drywall out a multitude of sins were exposed. What little wiring that remained was NOT to code..............even for 30 years ago.

[URL=http://s1230.photobucket.com/user/Ishmael13/media/004-1.jpg.html][IMG]http://i1230.photobucket.com/albums/ee483/Ishmael13/004-1.jpg[/URL][/IMG]

Ishmael

 

[Ishmael]

The rear exterior wall was a nightmare. The 2x4 studs were spliced together out of short pieces. No structural integrity at all. We had the choice of getting a bunch of jacks and tearing the entire back wall out, or building a new load bearing wall in the interior. We opted for the latter. Double sole and header plates and king studs where required. Not entirely to code, but structurally sound and a lot cheaper and less time consuming than the alternative.

[URL=http://s1230.photobucket.com/user/Ishmael13/media/006-1.jpg.html][IMG]http://i1230.photobucket.com/albums/ee483/Ishmael13/006-1.jpg[/URL][/IMG]

[URL=http://s1230.photobucket.com/user/Ishmael13/media/007-1.jpg.html][IMG]http://i1230.photobucket.com/albums/ee483/Ishmael13/007-1.jpg[/URL][/IMG]

[URL=http://s1230.photobucket.com/user/Ishmael13/media/008-1.jpg.html][IMG]http://i1230.photobucket.com/albums/ee483/Ishmael13/008-1.jpg[/URL][/IMG]

This last pic is a detail of the spliced studs we exposed when the drywall was torn out. Really bad shit for a load bearing wall.

[URL=http://s1230.photobucket.com/user/Ishmael13/media/010-1.jpg.html][IMG]http://i1230.photobucket.com/albums/ee483/Ishmael13/010-1.jpg[/URL][/IMG]

Ishmael

 

[thør]

Scabbed together studs!

Well, now you have more volume for insulation.

I've got a bale of R-19 fiberglass for 16" C-C sitting at the cabin. Unopened. You're welcome to it. Just drop by and pick it up.

 

[Ishmael]

Another huge problem with the property was the sewer line. It was originally a 3" pipe tied in at the main house. The precious owner said that the sewer never drained properly. And no wonder, there was virtually no drop from the apt. to the tie in. Civil Engineering 101 clearly states that shit flows downhill, not on the level.

The place was built on a slab so we had to get a concrete saw and cut out all of the old plumbing. When the time comes the new sewer line will be 4" pipe and we're going to run it out to the street with a little more drop than required by code.

This pic shows where we cut the slab going back to the bathroom.

[URL=http://s1230.photobucket.com/user/Ishmael13/media/005-1.jpg.html][IMG]http://i1230.photobucket.com/albums/ee483/Ishmael13/005-1.jpg[/URL][/IMG]

Ishmael

 

[Ishmael]

Scabbed together studs!

Well, now you have more volume for insulation.

I've got a bale of R-19 fiberglass for 16" C-C sitting at the cabin. Unopened. You're welcome to it. Just drop by and pick it up.

And spend money while I'm there no doubt.

Ishmael

 

[Disgustipated]

Ish is gonna be a slum lord? No way!

 

[Ishmael]

I mentioned interior load bearing walls in your thread. This place is unusual in that it has two interior load bearing walls. One that runs down the center from front to rear (on the right in the last picture of the slab cut post) and a transverse wall across half the structure. The place was built in two stages and this 'exrtra' load bearing wall is the result.

[URL=http://s1230.photobucket.com/user/Ishmael13/media/009-1.jpg.html]http://i1230.photobucket.com/albums/ee483/Ishmael13/009-1.jpg[/URL]

Ishmael

 

[Ishmael]

Further notes on interior walls. On most houses, especially with pitched roofs, the interior load bearing wall will run where the roof peak is. It's always best to ask an experienced carpenter first though.

All the other walls are just place holders. You can tear them out or move them around at will. It's messy but not all that expensive or time consuming. The sole exception is where there is plumbing. And even then if you're not on a slab it's not all that difficult or expensive. If you're on a slab be prepared for some serious work.

Ishmael

 

[HoHoBomb]

I would love to have a weekend place in Corrales.

 

[Ishmael]

I would love to have a weekend place in Corrales.

N. Valley but not Corrales. Tucked away but an easy commute to where ever you need to go, except Intel. And I can't speak for you, but I want no part of Rio Rancho.

Ishmael

 

[HoHoBomb]

N. Valley but not Corrales. Tucked away but an easy commute to where ever you need to go, except Intel. And I can't speak for you, but I want no part of Rio Rancho.

Ishmael

My last house in ABQ was near Old Town. I forgot about Rio Rancho!

I use to like Nob Hill but there seems to be an increase in crime.

 

[Ishmael]

My last house in ABQ was near Old Town. I forgot about Rio Rancho!

I use to like Nob Hill but there seems to be an increase in crime.

Old Town is still cool, Nob Hill has gone to hell, especially the closer you get to San Mateo. N. Valley is coming back big time. Good values and a lot of property with water rights. The lots are big and those 2 bdrm shacks are being replaced by two story edifices. West Mesa looks the same as it did 30 years ago, just more traffic.

Ishmael

 

[thør]

And spend money while I'm there no doubt.

Ishmael

Not much is truly free in this world.

 

[Ishmael]

Not much is truly free in this world.

No kidding, but you solicit.

Ishmael

 

[thør]

No kidding, but you solicit.

Ishmael

At least I'm open about it!

 

[Ishmael]

At least I'm open about it!

Can't argue that point. You can discuss prices with others.

Ishmael

 

[thør]

Can't argue that point. You can discuss prices with others.

Ishmael

I'm just a girl on the street.

 

[Ishmael]

I'm just a girl on the street.

'Pretty Woman.' *chuckle*

Ishmael

 

[thør]

Smooth talker.

 

[Ishmael]

Smooth talker.

Me? Nah. Just sitting here playing my guitar and teasing the groupies.

Ishmael

 

[thør]

Me? Nah. Just sitting here playing my guitar and teasing the groupies.

Ishmael

Could be worse.

 

[Ishmael]

Could be worse.

Yah, the groupies could be teasing me.

Ishmael

 

[yossi]

Oh goodness. This makes me so grateful for the cosmetic mess I've got. If be way over my head. And it wouldn't have been a pollution of my thread, but I'm glad to see the pics and I'm interested in how it'll look in the end. Much luck to you, Ish.