Posts: 6
Threads: 1
Joined: Jan 2011
As a long time lurker on this forum, I've come to greatly respect the huge amount of knowledge contained with the brains of it's inhabitants. Since I'm unable to find a similarly knowledgeable group over on Oahu you're ending up with my request for information.
My wife, daughter and I have just purchased a 1950s vintage single family home over on the North Shore of Oahu. It's in need a a good amount of repair as the previous owners rented it out for many years but put very little care into its up keep. There is some water damage from leaks as well a some termite damage and general wear and tear you'd expect on a house of its age.
I'd love to find a contact willing to share their knowledge of the construction and repair of this style building. My wife and I have yet to see the house in person, only pictures. We currently live in a house we build ourselves 30 years ago and aren't afraid to get our hands dirty.
Current specific questions:
What is the most likely type of wood (cedar?), dimension of wood (1X6?) and fitment (ship lap, T&G?) of the exterior walls? A section along the bathroom looks in need of replacement.
How are the exterior walls anchored to the structure? (Face nailed, hidden nailed?) What size and type of nails are appropriate? Galvanized, stainless?
Can we safely assume the the house is painted with lead based paint?
Any advice as to preparing the house for a badly needed repaint? Is complete stripping the way to go? Paint Shaver then sanding?
Any specific primer and paints you'd recommend for the wood and environmental conditions?
How difficult would it likely be to gut the waste plumbing and replumb with PVC? I'm told much of the old wast is galvanized and there are leaks.
Thanks for any help/advice you might be willing to offer.
Mahalo,
Hugh
Posts: 436
Threads: 42
Joined: Feb 2009
You've got to hire yourself a professional Home Inspector. Someone that has lots of experience with older single wall construction in Hawaii.
Because of the wind, rain and termites on the North Shore, wood homes just do not stand up well. You very well might have bought yourself a "teardown". A home that would cost more to repair than to just build a new one.
Look seriously into to rebuilding
without wood.
http://castleblock.com/Affordable_Housing/faq.html
-Veritas odium parit”(Terence 195–159 BC))-"Truth begets hatred".
Posts: 1,955
Threads: 100
Joined: Aug 2005
If you haven't been there, that's the first step
and the unions are brutal over-there,there is no Puna style do it yourself.
Posts: 6,214
Threads: 354
Joined: Feb 2006
Hugh, most of my neighbors have 50;s built homes in Keaau & they are redwood 1xs T&G, some had a lime based paint - but most were older (most likely lead) oil paint... nailed with caulk...but most do not have the 'rust bleed' that I have seen on houses sided in the 70's & 80s...do not knot if they had better nails or what the difference is..
One neighbor had luck staining with a semi-trans oil stain in the same color to hide the peeling paint.... re- stains it about yearly & now most of the older paint has self peeled (he has been doing this for over 6 years...) This will not help get rid of old lead based paint from around the house...so may not be a good idea if the house does have lead paint
Posts: 6
Threads: 1
Joined: Jan 2011
quote:
Originally posted by Cagary
You've got to hire yourself a professional Home Inspector. Someone that has lots of experience with older single wall construction in Hawaii.
Because of the wind, rain and termites on the North Shore, wood homes just do not stand up well. You very well might have bought yourself a "teardown". A home that would cost more to repair than to just build a new one.
Look seriously into to rebuilding without wood.
http://castleblock.com/Affordable_Housing/faq.html
Cagary,
The house has gone through inspection by a well respected experienced local inspector. We have received his very detailed report with pictures. This is not a house in tear down condition just one in need of some significant TLC. It's in rather surprisingly good shape for a 60 year old house that has had so little work done one it.
I understand your preference for houses without wood in such a termite intensive area but it looks like with a reasonable amount of materials replacement as well as a good deal of hard work we should have a place that might go another 20 years.
Thanks for your point of view.
Hugh
Posts: 6
Threads: 1
Joined: Jan 2011
quote:
Originally posted by Carey
Hugh, most of my neighbors have 50;s built homes in Keaau & they are redwood 1xs T&G, some had a lime based paint - but most were older (most likely lead) oil paint... nailed with caulk...but most do not have the 'rust bleed' that I have seen on houses sided in the 70's & 80s...do not knot if they had better nails or what the difference is..
One neighbor had luck staining with a semi-trans oil stain in the same color to hide the peeling paint.... re- stains it about yearly & now most of the older paint has self peeled (he has been doing this for over 6 years...) This will not help get rid of old lead based paint from around the house...so may not be a good idea if the house does have lead paint
Carey,
That's just the kind of information we're looking for. If it would be appropriate we're willing to power scrape the whole house using a HEPA vac system to go right down to bare wood. A paint job is only as good as the prep that lead up to it so we're willing to do what it takes to get to good substrate.
It really is a charming house that should have a good amount of life left in it.
Thanks for the feedback,
Hugh
Posts: 6
Threads: 1
Joined: Jan 2011
quote:
Originally posted by Seeb
If you haven't been there, that's the first step
and the unions are brutal over-there,there is no Puna style do it yourself.
Are you saying I can't replace a few boards, lay some tile or put in a new toilet and bath tub? How is a union going to stop me from doing that?
Even back here in NY we have no worries doing those sorts of things.
Hugh
Posts: 436
Threads: 42
Joined: Feb 2009
quote:
Originally posted by sciguy
quote:
Originally posted by Cagary
You've got to hire yourself a professional Home Inspector. Someone that has lots of experience with older single wall construction in Hawaii.
Because of the wind, rain and termites on the North Shore, wood homes just do not stand up well. You very well might have bought yourself a "teardown". A home that would cost more to repair than to just build a new one.
Look seriously into to rebuilding without wood.
http://castleblock.com/Affordable_Housing/faq.html
Cagary,
The house has gone through inspection by a well respected experienced local inspector. We have received his very detailed report with pictures. This is not a house in tear down condition just one in need of some significant TLC. It's in rather surprisingly good shape for a 60 year old house that has had so little work done one it.
I understand your preference for houses without wood in such a termite intensive area but it looks like with a reasonable amount of materials replacement as well as a good deal of hard work we should have a place that might go another 20 years.
Thanks for your point of view.
Hugh
Your post sounded to me like all you had done was viewed photos of the home. You didn't mention the inspection.
-Veritas odium parit”(Terence 195–159 BC))-"Truth begets hatred".
Posts: 1,955
Threads: 100
Joined: Aug 2005
quote:
Originally posted by sciguy
quote:
Originally posted by Seeb
If you haven't been there, that's the first step
and the unions are brutal over-there,there is no Puna style do it yourself.
Are you saying I can't replace a few boards, lay some tile or put in a new toilet and bath tub? How is a union going to stop me from doing that?
Even back here in NY we have now worries doing those sorts of things.
Hugh
you might not have any problem. but don't be surprised if someone comes nosing around.Technical you need a licensed contractor for any plumbing or electric. and a permit if your going to change any structural member.
