Rental House to Garage/Workshop

[Riverfarm]

During the last few years it became apparent that a rental house we've had on the farm needed some foundation work...LOTS of foundation work. The previous owners built the house in the early 70's.

House is on the right in the distance in the picture.

Unfortunately, they also had a basement put in. I say unfortunately because the house is right next to a tobacco pond and the vast majority of the water shed from the front fields drains around the house into the pond. Ouch.

The last few years had been hard on the foundation and we've looked at repairing the cracks, etc., but the separation is getting worse. Repair estimates far exceeded the ROI from renters.

So, what to do?

Key is we want to keep the lot permitted for an apartment, so whatever we do will include living space. I'm still looking at potential designs to incorporate living space and work shop storage. So many of the design here have really been inspiring. There is a lot to think about.

But in the interim, we're taking the old house down.

 

[Riverfarm]

Taking the House Apart

I contacted a good friend of mine who is an Amish builder in the area. We've worked together on many projects in the past.

His crew came and stripped all the aluminum siding from the house and I took it to be recycled...the price per pound was over $4.00.

The windows were bought by Harry for a project he has. All cabinets, sinks, counters, etc. throughout the house were bought by a member of his crew who will be building a house this summer.

The local Habitat for Humanity folks came out and took away all appliances...they were great. I didn't touch a thing.

As you can see in the pictures, the bricks and any trim support for eaves, etc., was taken or will be. Even the carpet was recycled.

I am storing the HVAC unit for the new place but the ducting was sold, as was all the copper piping from the house.

 

[Riverfarm]

What Next?

So, I've got a house shell and little else.

I contacted the local Volunteer Fire Department and asked if they needed a place to train live fire. They were out in about 20 minutes!

They will do a controlled burn of the house, starting with rooms and then taking the structure all the way down to the foundation.

Three week ago they came out for the first training evolution: simulated attic fires and rescue.

 

[Riverfarm]

Some More Pictures

 

[Riverfarm]

So, last week my son asks me if he and his buddies can use the house, which is idle for the next three weeks or so, for PAINTBALL!!!

Why not?

It was rainy and cold, but they had a gas defending the house, attacking the house and being 16. They staged out of my workshop and played for at least 6 hours. I refereed.

 

[Riverfarm]

A few more

I'll post more as the house is burned, the foundation is trimmed and filled and the new slab is formed. I am still up in the air concerning design and have really been pouring through threads here admiring the craftsmanship, designs and attention to detail.

There are some talented folks here. Unfortunately, I'm not one of them. I love to work on machines. My skills as a carpenter are limited to a strong back and willingness to work.

More, soon.

 

[strnge]

Awesome!

 

[ssathre]

So, last week my son asks me if he and his buddies can use the house, which is idle for the next three weeks or so, for PAINTBALL!!!

Why not?

It was rainy and cold, but they had a gas defending the house, attacking the house and being 16. They staged out of my workshop and played for at least 6 hours. I refereed.

That is just the coolest thing ever. I wish I could have been there, even though I am a few decades past 16.

Good luck on the build!

 

[Riverfarm]

I've had some time this week, working from home while my kids are on Spring Break, to give the build some thought.

As always, picking through the build threads has been extremely informative.

In Maryland, especially in the area on the Potomac I live, I've got to stay near the square footage of the last structure, which includes sidewalks, porches, etc.

The old house with all the rules bent a little to my way of thinking is about 2200 - 2400 sq ft. all in all up.

I don't want to build just a rectangle pole building to cover the lot.

The Geobarns website sparked some thought, as did any number of metal building sites.

So, I think I am going to find a way to attached a pole barn to a smaller, more interesting structure, one for the shop, one for a one bedroom apartment.

 

[JC23]

You'd better watch out, Riverfarm!

I saw some Garage Ninjas sneakin' aroung yer property.

 

[smokeythebearguy]

I don't know if you know this, but when you donate your house to the fire department for training or a live burn, the value of the house can be written off on your taxes as a donation to the fire department.

 

[Riverfarm]

I do. It did play a part in the thought process...something others can think about on CJ if it applies.

Best.

 

[jktruck150]

Thats a good way to get rid of a house instead of just plowing it down and dumping the remains in a landfill.

 

[Riverfarm]

Yesterday was burn day! Very professional, well run event. I was extremely impressed with the young volunteers and their leadership. They spent at least three hours doing room burns, basement burns and in-depth training before they let it go.

 

[Riverfarm]

Some more shots.

Plans for the new shop are coming together! Getting the foundation of the old house filled is next.

 

[Bib Overalls]

Interesting thread. I like the way you saved or recycled everything of value.

 

[ishiboo]

Some more shots.

Plans for the new shop are coming together! Getting the foundation of the old house filled is next.

Must be union volunteer firefighters... sitting having their contract-mandated 15 minute break as the house burns

 

[Sawbladz]

I love how this build is starting. Congrats on making good use of the structure before knocking it down.

 

[Pneuking]

Good use of the help.

 

[slimpickins]

Good idea with the volunteer training. Looks like a few trees got a bit singed in the process. What's next?

 

[Kevin54]

Kudos to you for recycling, donating, and allowing the use for training Very beneficial way of getting rid of unwanted items and helping others at the same time.

Looking forward to seeing the upcoming design and build pics

 

[nonhog]

Cool stuff! love the "demo" can't wait for the "build".

 

[moss9994]

If there is an award for the most action packed house demo you get my vote.

 

[firebird 97]

Like the idea of letting the fire department burn it to the ground. Question was that Leonardtown Fire department?

 

[Riverfarm]

Like the idea of letting the fire department burn it to the ground. Question was that Leonardtown Fire department?

It was the Leonardtown Fire Department. As I wrote before, I was very impressed with their professionalism. That and their cool stuff Are you from this area?

As always when in the planning stages of a project, I'm going through any number of designs and iterations...and learning Sketchup.

More to follow.

 

[Riverfarm]

This has been an interesting week of planning. My wife and I have been working through a number of scenarios for the next phase.

We sat down and really worked through the needs of the farm, long and short term, what assets need to come into play, best use of storage and on and on.

Before we bought this place in the early 90's, it had been a tobacco farm, very typical of Maryland. But it had been fallow for many years, so much so the barns were all covered in vines, the drainage ditches and the fields were rife with ficus, etc.

So. In the first thumbnail is an old google earth picture of all the farm structures. The rental house is gone but everything else is there and upgraded from when the photo was taken.

It became clear to us that what we really need is storage of farm "rolling stock": trailers, dump trailer, horse trailer, etc. Second attachment.

While we are still working the details, here is where I think we are going:

- Fill in/grade the rental house foundation and hold tight for a few years. Build a nice one or two bedroom small house along the geobarns ethos. Make it wooden on the exterior: the last thing we need here is another metal barn.

- Bring the old tobacco barn into the mix by concreting the floor and building the shop there. It is 38' x 50' and is largely underemployed.

- Extend the shop barn with an overhang and park equipment there.

The old, large tobacco barn pics are the rest of the attachments.

 

[Riverfarm]

The key is I do have a shop already, but need a lot more space for working on tractors, cars, etc.

The first few attachments are exterior shots and some interior pictures of the barn I'm planning on adding to the back of for storage of equipment. The darker room was what they used to call the "stripping room", a small space for stripping tobacco leaves for selling. I use it now for keeping all the stuff that makes a small farm operate.

Our whole notion has been, "pay as you go" with the farm. The staging of upgrades fits much better into our almost 20 year efforts!

 

[Riverfarm]

Last post for now, I promise As always, thanks to GJ for inspiration, thought provoking builds and a level of craftsmanship I'm aiming for.

Some exterior shot of the barn I'm going to add a shed row on to for equipment storage. I measured all my stuff and need approximately 23' overhang to cover everything. Also, 9' in height. I parked my truck for scale.

The neat thing is that the shed row will nearly match with the end of the OTB.

 

[gts340]

You deserve a pat on the back for allowing the fire department to train with your house. The experience is hard to come by and that training may save their life and your someday. I think you can get a tax write off for that also!

 

[firebird 97]

It was the Leonardtown Fire Department. As I wrote before, I was very impressed with their professionalism. That and their cool stuff Are you from this area?

More to follow.

Not from the area but was stationed there twice for a total of 8 years . My exwife and kids are still in the area calf. area just before the bridge. Yes Leonardtown has a good team.

 

[Riverfarm]

Not from the area but was stationed there twice for a total of 8 years . My exwife and kids are still in the area calf. area just before the bridge. Yes Leonardtown has a good team.

I understand. I am a retired Navy pilot who was first stationed here in 1988. I did my last tour here and decided to stay