Dominion Traditional Building Group 6625 Wilson Road, Marshall, VA 20115 Phone: 540 326 1882 info@traditionalbuilders.net July 13, 2016 Property: Presqu Isle Address: 8183 Fox Groves Road Remington, VA 22734 Property Owner (s): Josh Millson Martula Contact Information: josh.millsonmartula@gmail.com 540.272.1071 www.presquisle.com
Introduction: Aubrey Von Lindern, by way of the Stone House Foundation, provided our contact information to the property owner in the hope that we would be able to an estimate for stabilization work (primarily masonry and roofing; possibly indows and doors) for two circa 1820 brick slave quarters located on the property. As part of our initial site assessment we took measurements with which to produce basic scale drawings of the two buildings. These would be used for our more detailed follow up assessment and as a reference for any future planning/work that takes place on the buildings. We made plans to include David Logan, owner of Vintage Inc., at our follow up visit to the property. Vintage specializes in historic woodworking and building techniques. On June 13th, 2016, Tim Winther, Mike Ondrick, and David Logan met to conduct a detailed survey of the two slave duplexes. On July 13th, 2016, Tim Winther of DTBG met with the owners to present the first draft of this report. The amended report is as follows.
Table of Contents: 1. University of Mary Washington Report 2. Introduction to Recommendations 3. Recommendations 4. Duplex 2: (duplex closest to main house) Masonry 5. Duplex 1: (duplex farthest from main house) Masonry 6. Additional Thoughts/Questions 7. Woodworking
Introduction to Recommendations: Duplex 1 will refer to the duplex closest to the main house. Duplex 2 will refer to the duplex farthest from the main house. The pricing and recommendations that we are providing is based on visible and or known needed repairs. It would be impossible to provide thorough recommendations and pricing without being able to take some steps that would require some financial outlay from the owners. We would propose that these steps be taken in a way that will in part contribute to lessening additional damage to the buildings, more specifically to Duplex 2. Please keep in mind with regard to pricing that we generally work from a higher initial number to account for any unforeseen conditions. We would regard this as a working document that can be used by both DTBG and the owner to establish a set scope of work and budget. It is important to have a complete understanding of the buildings conditions and the owners end result for the buildings before developing a budget, schedule and complete scope of work. We would always look for efficiencies to keep costs down. Owner input of their objectives is critical to this process. Recommendations: Duplex 2: Masonry Before starting any repair work the overall condition of the building must be known in order to prioritize the scope of work. In a building of this condition it is most important to stop the structure from deteriorating further. In the case of this building, we would start by removing the vegetation from around the east, west, and north walls. This work would include the removal of the shrubs and their root systems.
We would hand dig along the foundation walls to uncover and cut any roots that may be making their way through the foundation and walls. We would use a mini excavator to clear the root mats around the perimeter of the building. We would improve the drainage away from the building at grade. This action would cease any further damage from the roots and allow us to properly assess the condition of the foundation wall. At the east and west walls and the interior partition that runs between them; there is overwhelming evidence of rising damp issues. This is evidenced by the decay of the bricks located at and a bit above the floor line of the building at the interior. We would recommend at some point installing a perimeter drain around the east, west and north walls. During this installation any repairs to the foundation could be made and the exterior brick below grade parged. Until the root clearing portion of work is completed the cost of these potential repairs is unknown. At a minimum the vegetation must be dealt with to prevent further damage. We would suggest removing the addition that is attached to the original building during or after this phase of work. The owners have expressed an interest in this being done as part of their final vision for the building. Combining this activity with the vegetation removal phase would create a cleaner environment in which to assess the building and complete the repairs. 1. Remove the addition from the east side of the building. 2. Using a mini excavator and by hand digging; remove all the vegetation and roots from around the building at the east, west, and north walls. 3. Remove the vine that has grown up the east side of the building and now engulfs the chimney stem at the north gable. Any needed repair work below grade could take place at this time or in the future. Removal of Addition: Price includes disposal: Not To Exceed: $10,600.00
Removal of Vegetation/Roots from exterior walls and removal of vine at chimney stem: Estimated Cost: $6,700.00 Installation of Perimeter Drain: Estimated Cost: $2,200.00 Parging of below grade exterior foundation surfaces following any needed foundation repairs: Estimated Cost: $2,800.00 At some point the majority of the interior plaster is going to need to be removed. It is mostly unsound. There are areas that at a minimum must be removed to facilitate needed brick repairs. The ceilings need replacement as well. Removing both the plaster and the ceilings would allow for a proper assessment of the buildings structure. There is now no way to assess the interior foundation at the crawl space or the roof framing at the attic. At a minimum we suggest removing enough flooring and ceiling to gain access to these areas. Any interior plaster could be removed as needed to perform visible repairs. Removal the plaster and ceilings from the two rooms making up the original duplex: Estimated Cost (including disposal): $10,300.00 Work to gain access to the attic and crawl space would be billed hourly.
Known Repairs Duplex 2: North Gable Wall: Owing to the pronounced bulge in this wall and the condition of its chimney and corners at the east and west walls we believe that this wall needs to be taken down and rebuilt. This would include the chimney and firebox. If during the dismantling of the wall we are able to save portions of the wall that are worth saving, we would do so. This work would include cleaning the salvaged brick for reuse, separating the exterior brick from the interior brick and preparing adjacent surfaces for rebuilding. A compatible lime based mortar, color matched to the original would be used. Some stabilization or upgrade of the chimney base below grade may be required. This work might add up to $2,000.00 to the cost of rebuilding this wall. Please bear in mind that we are estimating the costs to the worst case. We would endeavor to leave intact as much of the original building fabric as possible. Teardown and rebuild of the north gable end wall to include chimney and firebox: Estimated Cost: $45,400.00 West Wall: There are two windows at this wall. Both require rebuilding above and below them. This work should be done in conjunction with the removal of the windows for replacement or repair. This wall requires repointing along its base. The majority of the work is located toward the north end of the building. All work would be done using compatible lime mortar, color matched to the original. Estimated Cost: $6,985.00
South Gable Wall: The parapet and top corners of this wall need to be removed and rebuilt. The chimney stem needs to be rebuilt. There is a crack that needs to be stitch repaired and repairs to the lower corners need to be made. All work would be done using compatible lime mortar, color matched to the original. Estimated Cost: $14,355.00 East Wall: The arch above the door needs to be rebuilt. There are areas of spot pointing that should be done. This wall would be better assessed following the removal of the porch. There may be some filling in of brick or patching that needs to take place following this work. This pricing only reflects repairs made to the areas of the wall that are exposed and not covered by the porch. Estimated Cost: $2,000.00 Building Interior: Masonry The biggest issues facing the interior of the building are the rising damp damage found at the east and west walls and the interior partition that runs between them and the condition of the plaster. A further investigation of the crawl space and some plaster removal is needed to properly assess the issues involving the rising damp. Understanding the cause of this problem would be the first step. Knowing what the owners desire for a finished wall appearance would dictate the method of repair. This can be priced following a more detailed survey of the crawl space and the exterior foundation walls below grade.
We have previously outlined our thoughts regarding the condition of the interior plaster. As this does not play a part in the structural integrity no pricing for the interior wall finishes are given other than the cost to remove the existing plaster. Allowances for Budgeting Duplex 2: Foundation Repairs below grade: This work would include the removal of any roots that have penetrated the foundation walls, the replacement of any decayed bricks and any repointing needed below grade. Estimated Cost: $5,300.00 Crack Repairs to interior walls behind plaster: This work would account for any crack repairs found following the removal of the interior plaster. Estimated Cost: $1,920.00 Repair to damage at interior partition wall due to rising damp issues: Estimated Cost: $5,700.00 Installation of three coat lime plaster to two rooms making up the original rooms of the duplex: Estimated Cost: $15,760.00
Duplex 1: Masonry Known Repairs Duplex 1: North Gable Wall: This wall appears to be in good shape. The low areas of the wall shows signs of having had some brick replacement and repointing with modern mortar. These areas are to the exterior of the damaged interior wall at this location. The moisture trapped by the modern mortar is the likely culprit for the increased decay of the interior bricks in these areas. We would recommend cutting out this modern mortar and replacing it with a compatible lime mortar, color matched and struck to match the original. Estimated Cost: $2,695.00 West Wall: Repairs need to be made to the eave, the top of the wood framed opening beneath the porch and at the base of the concrete pad. Estimated Cost: $1,650.00 South Gable Wall:
There are some areas of this wall that have been repointed using modern mortar. These have been lightly applied and would be fairly easy to remove. We recommend their removal and replacement with compatible lime mortar. At the parapet, there is some amount of repointing that needs to be done. We would recommend cleaning this area with a biocide to kill the growth of mold there. Estimated Cost: $5,060.00 East Wall: Areas of this wall have been repointed with modern mortar. There is some brick replacement that needs to be done at the top of the wall at the north end. We recommend removing the modern mortar and replacing it with a compatible lime mortar. Estimated Cost: $6,270.00 The most critical of the exterior work on this duplex would be that to the two gable walls. Building Interior: Masonry In the north room of the duplex, the area of brick above the door needs to be rebuilt. There is brick replacement and rebuilding that needs to take place at the right side of the firebox and at the right side north gable wall. This is the area at which modern mortar repairs have been done to the exterior of the wall. We would perform these using compatible lime mortars. Estimated Cost: $3,080.00 At the center partition between the north and south rooms of the original building, there is substantial brick decay at both sides of the door between the two rooms. We would want to investigate the condition of the foundation in the crawl space prior to making a recommendation
and estimating the cost of the repairs. The final finish of the wall would also factor into the decision making process here. Allowances for Budgeting Duplex 1: Removal of the plaster and ceilings from the two rooms making up the original duplex: Estimated Cost (including disposal): $10,300.00 Repair to damage at interior partition wall due to rising damp issues: Estimated Cost: $5,700.00 Crack Repairs to interior walls behind plaster: Estimated Cost: $1,920.00 Installation of three coat lime plaster to the two rooms making up the original walls of the duplex: Estimated Cost: $15,760.00 Additional Thoughts: Duplex 1 requires much less overall work than Duplex 2. There are some repairs that we have recommended that are not critical for the long term longevity of the building. These would primarily be some of the repointing work. The damage to the interior north gable wall of this building is evidence that it should at some point be removed and replaced with compatible mortar.
Duplex 2 has some issues that need to be addressed much sooner than later. The vegetation needs to be dealt with permanently. The roots need to go. The vine going up the roof to the chimney stem needs to be killed. We would not attempt to remove the vine until the work on the north gable wall took place. It is most likely that the vine has rooted itself throughout the masonry here. Attempting to remove it may dislodge masonry and create an unsafe condition. We would suggest placing this item at the top of the priorities list. This work would also provide an opportunity to assess the condition of the foundation. Operable Chimneys: At our last meeting we discussed making the chimneys operable. The chimney located at the gable wall of Duplex 2 would be rebuilt during reconstruction and so pricing is needed. We don t truly know the overall condition of the interiors of the other three. The chimney stem at the other gable end of this duplex needs to be rebuilt. This pricing has been included. What remains are unknowns as it relates to the interiors. For budgetary considerations, I would expect to spend no more than $3,000.00 each to perform whatever repairs would be needed to make them operable.
Tuesday, July 19, 2016 Vintage, Inc. David Logan 600 North Loudoun Street Winchester, VA 22601 Tim Winther by email Re: Pricing categories and estimates for Presqu Isle Dear Tim, As placeholders, I did some rough estimates below, making many assumptions: 1. Phase I, detailed in previous letter: $7500 2. Windows and doors: removal, restoration, reinstallation: $30,000 jambs, sashes, wavy glass. 3. Flooring removal and floor structure repairs, reinstallation, and floor finishing: $35,000. 4. Heart pine flooring, 1500 square feet: $22,000. 5. Ceiling and roof structure repairs: $12,000. 6. Painting, interior: $7500. I am assuming that we will use historic paints, like milkpaint and/or linseed oil based paints. 7. Painting, exterior: $5000. 8. Hardware, hinges, locks: $5000. 9. Roof repairs and painting: The roof looks sound to me. It needs some flashing attention, followed by scraping and painting. $10,000. 10.Guttering. 1/2 round galvanized. $6000. The total above comes to $140,000. Please recognize the rounding, and know that there are many decisions that we will make together that affect these figures, both up and down. Sincerely, David Logan