New Grass Cometh

At last we have some new grass!!! We didn’t mange to get a hose from our neighbours yet but we we’ve been lucky with wet weather which looks like continuing.

We managed three strips, though in pictures three and four it looks like the guide rail to the left is rising up at the end. Next time I’ll tie a line between the two ends to check. This can always be corrected at a later date. 

The third segment slopes down towards the house and you can see from picture five that I made a new form for this section which has a curve to it. At some point this will be supported near the house by some sort of wall but we haven’t worked that out yet.

The section at the back was planted two weekends ago, next section last weekend and the closest yesterday. There is still work to be done at the upper left of the garden but is was raining today (Sunday) so we worked in doors.

I think my dad would have been quite pleased with how we did 🙂

In pictures three and four Aimee is doing a penguin walk over the area before seeding which helps to compact the loose soil. By the way the landscaping rake (the blue one) is very useful for putting down new lawns.

Good news, “Stop Work” notice removed

So it looks like there was some confusion over the front wall/ foundations, which is the small 4″ high wall you see in the following two photos:

The issue with this wall was that the building inspector had never seen the foundations for this (this work was done by a previous owner), and didn’t know that there was a decent footing underground. The following picture shows these foundations before they were covered up (right-hand side of photo by the green ply).

This morning both our builder Thomas and architect Dave both rang up the building department, sending them pictures and architecture plans etc. and that seemed to resolve the issue. I think there was also some mention of how the house was being shored up, so I think Thomas beefed that up and also fenced off the area.

Building of this block wall should now recommence on Monday 🙂

By the way seeing the house like this I was wondering how it would look if that room was all glass, okay it’s not going to happen but it would give the building an interesting appearance.

STOP WORK (font: Monotype Century Schoolbook, so this is serious)

Nice surprise this evening when I found a “Stop Work” notice on our door, it was posted today. Thomas and Matt were here today so probably posted after they left. I know I’m joking about this but I’m sure building inspectors do a good job and are just protecting us by making sure no corners are cut in the building process.

I thought it might be how vulnerable the house looks, held up by just a few wooden structs, but when I got back home I looked up the code, “Article IRC 2015, section 403.1” and you can see from one of the photos that it’s to do with the foundations. Not sure what’s going on here so I’ll ask the builder Thomas and our architect Dave Toder.

Just to give you some understanding of what’s going on in the pictures, the wall on the side of the house was the wall that collapsed (eleventh photo), was rebuilt and then had to be demolished (wasn’t up to code) and is now to be rebuilt. The wall at the front was demolished years ago by some previous owner who had started a foundation wall, but gave up, subsequently leaving it shored up with timber and plywood (last but one photo).

Anyone spot the cute Jensen Healey someone parked outside our house?

You reap what you sow and water

Last weekend we dug, tilled and raked the soil but then got frustrated working out the levels. This time we made a decent leveling gig which spanned a good portion of the garden. The first strip was quite a bit of hard work as it required a fare amount of soil to be shifted but the second strip proved to be a lot easier. We did manage to sow grass seed on the first strip and we used a combination of Scott’s Kentucky bluegrass and Perennial ryegrass. That added up to a total of 14 lbs of grass seed which does seem a lot, however we followed this lawn sowing video and I think visually we got the same spread of seeds. We also applied some lawn fertilizer in the process. By the way the grass seed is blue in colour and I have no idea why.

We didn’t sow the second strip as we had run out of grass seed and also the light was failing. We also need to go back next week and grade the bank to the left and the section by the garage before we sow.

We timed packing up our gear on Sunday pretty well as the sky opened as we were putting away the last tools. If you read our last post you’ll know that we don’t have any running water and that means we can’t water the seeds so we are hoping that we will get enough rain for them to germinate. We are also hoping that one of our neighbours will let us run a hose from their house, so fingers crossed on that weather/neighbour front.

This is the current weather forecast for the week.

Rain on Wednesday, Thursday and the following Monday and Tuesday.

Lawn preparation. 8th – 9th June, 2019

Lawn preparation. 23rd June, 2019

Lawn preparation

Out of the many, many things that need to be done on house and garden we decided that we would try to put part of the garden to grass. Main reason for this is that we don’t want to have to weed it a third time and we were also planning a Disaster Mansion party for Aimee’s birthday in June (anyone reading this is invited †) so we thought it might be nice to get the garden looking a bit better. Alas the grass won’t be ready by then, but at least it won’t be some huge mass of weeds.

We plan to do the lawn in two parts, the first will be the flatish area at the back and the second will be the sloping side area.

It’s not the best time to sow a lawn, but we’ll have to make do, also we don’t have any running water in the house so watering it will be either an act of God (i.e. it rains lightly every day) or we’ll see if one of our adjacent neighbours will lend us a hose and water. I’m hoping a neighbour can help us out as we have already forked out $90 on grass seed and fertilizer and it would be a shame if it came to nothing.

I had laid lawns from scratch at my parents house years ago so it took me a while to remember what to do. The rough steps that we will take are:

  • Weed the entire area to be grassed.
  • Dig over the area by hand.
  • Till the area.
  • Rake over the area to start to get an idea of grading.
  • Decide on the levels and set up some level lines.
  • Make a leveling jig and get to work leveling.
  • Penguin walk over all the leveled soil, rake lightly to remove foot prints.
  • Sow seed and rake lightly again.
  • Water regularly.

Each of the above steps is also accompanied by, removing old roots and stones as you go along and we have lots of stones and roots.

A few weeks ago we placed one of our old roof tarps over a patch of garden to kill the weeds. This is a great way to kill the weeds if you have the time and three to four weeks later the tarp was removed and everything was dead. We dug that patch last weekend which took us pretty much both Saturday and Sunday, albeit having a latish start on both days.

We didn’t have time to tarp the rest of the garden so we used our Dragon weed torch which is basically a small propane flame thrower. It seemed to do the trick and I did keep my eye out for poison ivy, which incidentally seems to have been pretty much eradicated from our garden :-).

Next was the tilling and a tiller is such a great piece of garden equipment and within a few minutes, hand dug soil becomes beautiful loose soil. My Dad had a Mantis tiller which was a real trooper, light weight, easy to handle and start so we picked up one on Craigslist last year for a little under half price.

This past weekend was Memorial day (three day weekend) and by the end of Sunday we had weeded, dug and tilled all that we had planned. By the way the pile of bricks to the left are old Hutton bricks which are from our old chimney stack. We’re saving them for something, perhaps a fire pit.

Doesn’t freshly tilled soil look good? It even smells good!

I have to say that the work was pretty hard, lots of bending etc. and by Sunday we were feeling pretty beat. Picking up stones was my least favourite. Luckily, in addition to swimming I had started Crossfit at Aimee’s gym, Kingston Athletics and that really kicks your butt!

Monday came and it was time to start grading it. First off we sat for a while and looked to see what were the natural gradients of the garden, which was sloping towards the garage as well as towards the house. We faffed about trying to rake but it was hard to read level of the land, which I think was due to the surface being roughish soil and half was in shade. In the end I remembered what my dad used to do:

  • Setup some level lines (taught strings between hammered in posts).
  • Install a couple of guide rail planks (placed 10′ apart) which lay just underneath the string and are parallel to the string and themselves.
  • Drag a plank over/between the two guide planks to pull away the excess soil, giving you a pretty decent level (think of it as scraping the froth off a beer).

We started with 10′ guide planks, but it was frustrating work, the planks were really too short and the wooden stakes to hold them up kept breaking from all the hammering in. In the end we maybe did 3 sections before giving up and going to buy better supplies.

Our new guide rails will be 24′ long and possibly longer. Ideally our guide rails would span the whole width of the lawn so in two to three passes we could get that section beautifully leveled. I also bought twenty 24″ metal stakes to hold the guide planks in place. I really wanted to buy these square stakes which were US made, but shipping was over $100. Instead I ordered some round ones from the local box store, which I think are also US made.

Our plan eventually for the garden is all about having beautiful lines and gradients, something like Opus 40 but 75% lawns/flower beds and 25% stone walls and paths and maybe a hint of Lombard Street (San Francisco). We are in the early stages of the design but we hope this will be a masterpiece. Currently we are collecting ideas.

The video is a bit long. I did put a clock in the back so you could judge time passing, but it was too far away for the camera to read, next time, I’ll place it nearer.

By the way we didn’t dig up anything interesting and the only things of interest was one small plastic t-rex and elephant, two glass marbles and one old brass hose nozzle which may be useful.

We’ll continue with the lawn next weekend. Shame we didn’t manage to get the grass seed down last weekend as the weather has been pretty damp this week.

† Party warnings:

  • Please do not fall:
    • through the floor
    • off the balcony
    • down a ditch
    • off the roof
  • We have no loo, but have a bucket and spade and soft loo paper

New wall to come down

Okay this may be a little confusing, in total we have now had two walls collapse which reminds me of a joke, how many ears does Captain Kirk have? Back to walls, we had the wall on the left collapse last year and more recently the one on the right decided it was only fair to do the same.

A month or so ago we had the wall on the left fixed which including demo of the old wall which unfortunately wasn’t cheap, luckily the Iron Bank of Braavos was understanding.

New construction should be up to code and the new section of the wall has really good footings. I would say the footings probably went 4 foot below where the existing foundation wall stopped especially at the front corner. It looked a good solid job.

Again look at the fill, it looks like sand, feels like sand and it is sand.

The small door in the third picture was the original doorway into this room but as we now have a new larger doorway we will probably just make this some sort of storage space or make it into a Harry Potter bedroom.

Here you see the final concrete block wall and all looks fine.

Fine from the inside that is. In the following first picture you can see the wall of the house above isn’t actually sitting on the wall, rather, it’s between 3 – 6″ inward. Aimee and I aren’t builders, but we both thought this wasn’t right and pretty much every one who looked at it thought it was an odd thing to do including our architect and the structural engineer (who had come to look at the other wall).

Eventually after a conversation with Thomas and our architect, Dave Toder it was decided that the wall should be torn down and rebuilt, this time with 12″ concrete blocks, instead of the 8″ thick blocks. Turns out that Thomas our contractor had used a masonry guy he hadn’t used before. Thomas said he would do the rebuild himself.

So how many ears does Kirk have? Three, the left ear, the right ear and the final frontier.

C’est une longue pipe

After much non-existent research I have reconstructed the clay pipe from fragments we’ve found during numerous archaeology digs at Gill House.

This pipe was very probably used by Mrs. Gill as she sat on her fancy porch, drinking her fancy wine.

The Daffodils are out

Last week was a bit of a stressful roller coaster, but luckily things are now settling down and the house is reasonably safe.

The daffodils we planted last year with friends Colin, Tim and Lauren are now out and more are sprouting. Later this year we will plant even more and add some clumps of tulips to the mix as well.

By the way, after a long absence, the ground hog is back, I saw him last week disappear into a new hole he/she made.

Shoring up complete

Shore up is now complete. Took three of us most of Friday to do it. The hard part was screwing in the huge 6″ lag bolts into the hard old timbers of the house.

We sistered up both sides of each floor joist with 2″x8″ lumber and then bolted each floor joist, either side to the rim beam, with some very heavy duty “L” brackets. These brackets will be permanent and add extra strength to the house for the future.

The header of the framing wall is 3 x 2″x10″, the uprights are 4″x6″ and the base plate is 2 x 2″x8″. After hammering the uprights in place we blocked the uprights top and bottom so they won’t move. All in all very sturdy. The diagonal piece is doing nothing, just needed somewhere to put it.

Thank you again Derrick (wearing the red ear defenders) and John Paul (wearing the head lamp).

Disaster Mansion still stands

The house is still standing and I kid you not this could have been disastrous. The ground by the foundation wall running up by the drive was dug away last weekend to access the old sewer pipe and to install a french drain. In the process the trench was dug below the foundation wall (which was very shallow) by a good foot in parts.

All was fine for most of the day and looking at it, the wall just seemed to descend to the bottom of the trench, however towards the end of the day, a huge chunk of what I thought was wall fell away, leaving the wall unsupported. It wasn’t wall that fell away, it was the soil beneath the foundation wall. This is when the cracking started.

I don’t know where my mind was that day, I wasn’t doing the majority of the trench work that day, but that said, I was in charge.

On Monday Matt Alexander a structural engineer kindly came over to look at the house. He thought that the house should be first shored up and then the middle section of wall should be underpinned before being removed and replaced with a new wall, then we should underpin all the other walls, even those unaffected due to the shallow nature of the walls as this would prevent any future issues. Matt suggested we get our architect to draw up proper engineering plans and to that end we met with Dave Toder this afternoon to discuss details.

Tomorrow (Friday), Derrick and his friend John Paul have kindly offered to help shore the place up to make sure that if the wall does fail further, then the house will still be safe. Thank you Derrick and John Paul.

It was good talking to Matt as he did say that he had seen a lot worse and that the silver lining was that we had exposed a future potential issue and this is an ideal time to fix these sort of issues. The trouble with fixing foundations on a finished house is that sometime the house will flex slightly when it’s being shored up leading to cracks in plaster and tile work etc. We have no plaster or tiles so we don’t have to worry about this, also we have no tidy garden or driveway that we don’t mind digging up. That gave me a little consolation but I’m really annoyed with myself for letting this happen.

In this set of pictures everything was all fine and the first three was Aimee and I working on the trench the weekend before. By the way we had started on this trench last year but we had to stop when the ground froze. In the other pictures you can see my helper Al, who if there was ever an Olympic medal for digging, would get a gold.

This second set is where things started to go wrong, the damp soil looked just like the damp wall above it so I wasn’t really noticing that we were digging so much away. I just thought that as we’re on a slope, then bottom of the wall would also slope down. It wasn’t until a huge chunk of soil fell away that we realised that we had dug too far and that was a little too late as very soon, you could hear lots of strange sounds, a bit like rain actually and then we noticed the cracks and the thick bluestone window plinth snap. I have to admit it was a tad stressful. We shored it up as best we could inside and out and then went to call our friend and advisor Derrick.

As it turns out the sewer pipe (which you can see in the first set of pictures) is below the foundation wall so the wall would have had to been underpinned, but had we done this correctly we wouldn’t have needed to replace the wall $$$.

This is the second wall that collapsed, the same thing happened on the other side of the house. We weren’t responsible for this but it’s interesting that it sounded the same – rain drops.

By the way thank you for all of you that send supportive emails.

In the words of Captain Mainwaring: