This project is a 120-year-old structure that we did a complete remodel on. Starting back on June 30th, 2019, once the interior demolition was complete we spent several months working on the final design and trying to foresee the hiding troubles lying ahead.
After the design was complete we began repairing the structure. This included excavating around the foundation down to footers to reapply foundation sealant, installing a drain tile system at the foundation base, and a gutter drain system on the surface to ensure this basement will continue to remain dry for many years to come. The structure also required installing over 39 feet of I-beam in the basement to support the 100-year-old sagging joist spanning across the center of the home. We also placed a new septic system and add three egress windows in this dirt work/foundation repair stage.
With the floors now straightened it was time to begin the interior framing. The interior structure of this house is actually 2 different buildings put together with an addition added to it. The two buildings that were combined both originated from the early 1900s with the third addition added sometime in the late ’60s. This made the framing a challenge on several levels. The largest challenge of them all was creating a new stairwell from the basement to the rooms-in-attic second floor.
That stairwell restructured the support of the roof straight down to the basement floor creating safe and easy access to the rooms-in-attic second floor. This was a key factor in the design, all calculations and designs were done in-house and on-site.
The rest of the framing included restructuring floors, moving several walls, adding header supports over all load bearing window and door openings. All existing door openings were widened to a 36″ width to make the first floor ADA accessible. While completing all that we installed Bayer Built doors manufactured here in SD and Anderson 100 series Fibrex windows.
With the interior restructured and structural issues addressed. We completely stripped everything off the exterior, asphalt shingle roof, cement stucco, and the original 4″ lap that was underneath. Once repairing all exterior rot and installing a 24″ aluminum flashing layer over the foundation to framing. We resided it in the closest sized engineered LP Smart Side lap siding to match the original siding and bring the exterior back to a period-correct finish with a 50-year life expectancy. Then capped it all off with a 50-year BridgerSteel Roof including a lifetime color warranty.
Frame and foundation structurally sound, exterior dried-in, and special trades finished installing new plumbing, electrical, and forced-air HVAC system. It was time to move on to the insulation. We recommended spray foam insulation to the client for 2 reasons. To seal the 100-year-old buffalo board wall sheeting and for maximum thermal value in the second story ceiling/roof. With the roof frame thickness of 4 inches and no venting space, it was the only way to achieve the thermal value, and the vapor barrier needed to finish as a non-vented roof. The result is air-tight exterior walls with an R-21 thermal value ensuring this house will be comfortable on all floors for another 100 years.
With the drywall hung, taped, and textured we immediately painted the walls to seal in the fresh texturing. For the design, we suggested a “skip trowel” texture. This texture has a very similar look to lath and plaster antique wall finish. This really captured the character of the home with its original age, but still has the beauty of a new home.
With walls finished it was a mad dash for completion. Despite the rush, we refused to overlook any details. Quality is never sacrificed at B-Mike Contracting because our only product is the best we can do, (which is pretty dang good if you ask me).
We completed all finish carpentry (doors, baseboards, window cases, stairs rails, cabinetry installation, countertop installation, crown molding, and closet systems), flooring, painting, tiling, and appliance installation with our team. All while working side by side with the plumbing, electrical, and HVAC subcontractors ensuring everything came together perfectly. I LOVE the way it turned out, and so does the homeowner.
Bradley “Mike” Mikkelson –
“Looking back over all the other projects I’ve completed, this project is my favorite. I love restoring old things into new and functional pieces of art. That’s how this house feels to me, like art. Every nail, 100-year-old piece of lumber, every brush stroke meticulously placed to create a master piece. I’ll be thankful to have personally completed this project for the rest of my life.”
To see the video walk-through of this project you can visit our Facebook page, B-Mike Contracting.