Buying a house, killer garage!

[LoRollinLS]

post deleted

 

[GT89mustang]

Very nice, does that washer have a hook-up in there? That would be great to have in a garage.

 

[Piper]

i like what i can see of the calender!!

 

[autoist]

Nice old garage, except.....

I'd get rid of that 'old school fuse box' first thing! Hope that thing has grounding to every socket in the garage...

We're in the process of determining what to do with my wife's old family home - it has the same fuse box & knob & tube wiring....no ground system except at the box....the wiring is probably brittle with age and has become a fire danger. Most insurance companies require the K&T to be removed and replaced with current code specified wiring....I don't even know if it'll pass code anymore!

 

[goodfellow]

Neat!! You're more than half-way to making that place into a dream garage.

 

[Skyline]

"Killer" may be the right word unfortunately. That place is an electrical fire waiting to happen. You are definately in for a total re-wire. Just take a look at the way some of the fixtures are wired. There are exposed wires all over. Fixtures that should be hard-wired with extension chords running to nearby incadescent fixtures. You may need to rip much of the interior sheetrock out to do the wiring....or you're going to be using a lot of conduit. As far as the fuse panel, autoist is probably right...you may not qualify for homeowner's insurance with a panel like that. It will certainly give you an excuse to tell the wife that you have no choice but to do a "This Old Garage" remodel. Gut it and upgrade everything. I just hope what's on the surface is not an indication of what lies below.

 

[e-tek]

"Killer" may be the right word unfortunately. That place is an electrical fire waiting to happen. You are definately in for a total re-wire. Just take a look at the way some of the fixtures are wired. There are exposed wires all over. Fixtures that should be hard-wired with extension chords running to nearby incadescent fixtures. You may need to rip much of the interior sheetrock out to do the wiring....or you're going to be using a lot of conduit. As far as the fuse panel, autoist is probably right...you may not qualify for homeowner's insurance with a panel like that. It will certainly give you an excuse to tell the wife that you have no choice but to do a "This Old Garage" remodel. Gut it and upgrade everything. I just hope what's on the surface is not an indication of what lies below.

Looks like it's been "waiting to happen" for about 70 years!!!

 

[marty_p]

Buddy, it's definitely a keeper, and it has worlds of potential.

A serious "man land" could be created without a lot of $$$

 

[LoRollinLS]

Buddy, it's definitely a keeper, and it has worlds of potential.

A serious "man land" could be created without a lot of $$$

Thanks, i think so too.....

"Killer" may be the right word unfortunately. That place is an electrical fire waiting to happen. You are definitely in for a total re-wire. Just take a look at the way some of the fixtures are wired. There are exposed wires all over. Fixtures that should be hard-wired with extension chords running to nearby incandescent fixtures. You may need to rip much of the interior Sheetrock out to do the wiring....or you're going to be using a lot of conduit. As far as the fuse panel, autoist is probably right...you may not qualify for homeowner's insurance with a panel like that. It will certainly give you an excuse to tell the wife that you have no choice but to do a "This Old Garage" remodel. Gut it and upgrade everything. I just hope what's on the surface is not an indication of what lies below.

I agree that the hanging wires are not cool, the fuse panel is actually in good condition, i love how everyone these days are scared to death of em, it cracks me up because as long as the backbone of wiring is solid (and it is quite solid) then the panels are actually as durable as newer breaker systems only more expensive due to having to buy fuses. There is no sheet rock but there is styrofoam insulation up there, i will probably be replacing that with OSB. No wife here so I won't have to have excuses to upgrade the home or garage! Oh and this is Tennessee, there is no problem getting insurace with a fuse panel!

Neat!! You're more than half-way to making that place into a dream garage.

I can't wait!

Nice old garage, except.....

I'd get rid of that 'old school fuse box' first thing! Hope that thing has grounding to every socket in the garage...

We're in the process of determining what to do with my wife's old family home - it has the same fuse box & knob & tube wiring....no ground system except at the box....the wiring is probably brittle with age and has become a fire danger. Most insurance companies require the K&T to be removed and replaced with current code specified wiring....I don't even know if it'll pass code anymore!

Actually every socket is grounded, not just neutral tied to ground grounded either! I tested it all myself as well as did the professional home inspector and I am an electrical engineer so I'll have no problem taking care of the electrical stuff, but thanks for the pointers guys. I appreciate it!

i like what i can see of the calender!!

lol

Very nice, does that washer have a hook-up in there? That would be great to have in a garage.

Fortunately there is a 220V single phase outlet in the garage, but the washer will not be hooking up to it, there is plenty room in the house for that thing, its just there till the current owners move out.

 

[jerk_chicken]

Hah, when I was a kid, I had a fuse box for my side of the house in my closet. The house was pretty long, so essentially, it was somewhat divided to have a couple independent plumbing, heating, and electrical systems.

One thing of note: I hope you got the owner's permission to post pics of the inside of what's still their home (while they are still in legal residence) on the on the internet.

As far as the place goes, it looks real good, and that's a great idea for a wood stove. I'm sure I'm going to use that idea in the future. Doesn't have to be a high dollar, or even new one to go in the garage.

 

[LoRollinLS]

Hah, when I was a kid, I had a fuse box for my side of the house in my closet. The house was pretty long, so essentially, it was somewhat divided to have a couple independent plumbing, heating, and electrical systems.

One thing of note: I hope you got the owner's permission to post pics of the inside of what's still their home (while they are still in legal residence) on the on the internet.

As far as the place goes, it looks real good, and that's a great idea for a wood stove. I'm sure I'm going to use that idea in the future. Doesn't have to be a high dollar, or even new one to go in the garage.

If those pics are on the real estate websites allover the web, I don't think the owners will mind.

 

[jerk_chicken]

Ok, then no biggie.

 

[RbrtAWhyt]

Cool space. I'm sure you will love it. On the fuse panel, that looks like the one in my parents house...

 

[GeorgiaHybrid]

Guys,

Something to remember. LoRollinLS is in TN and most counties do not have a lot of "code" to screw with. In my home county in GA, you need to have a perk test for a septic system and the EPB will have a look at the circuit breaker wiring. That's it.

No "building permit", no "inspectors", no "code", just build it. If if burns down, it's your problem. If your builder did it, pay him a visit with a baseball bat. In some of our rural counties, if you could not get insurance on a house with a "fuse box", over half of the homes would be without insurance.

Now, do I think that is OK? NO. I had my mother-in-laws house re-wired to a circuit breaker box 5 years ago. They retrofitted a ground wire to the outlet at the same time. Her house was built in 1932, had old fiber wrapped wiring (replaced with romex) and had never had a problem. As long as the wiring is sound and the outlets are grounded, a fuse will protect just as well as a circuit breaker.

There are some things that have been noted that I would fix (exposed wiring, nuetral feed, etc.) but all in all, a nice project garage to start with.

 

[mrb]

take care in removing the old fuse box, as some of them are lined with asbestos.

if you manage to get that old frank adams panelboard out without destroying it i might buy it from you

 

[Skyline]

if you could not get insurance on a house with a "fuse box", over half of the homes would be without insurance.

The issue is not for existing homes with existing insurance. This is only an issue if you buy an older home or want to change insurance companies. Since most homeowner's insurers are national carriers, their underwriting guidelines don't vary from state to state on something like this. I have seen people denied insurance for just this issue, and these folks (with fuse boxes and older wiring), have had a great deal of difficulty obtaining insurance. Another issue, is that each individual broker has their book of business loss ratios carefully monitored by each carrier they work with, so even if a carrier will work with you, it could be hard to find a broker who wants your business.

If the OP has a good source set up for their insurance...that's just great. Then it is not a problem, (he's already stated his intent to remedy the issues going forward). I just know that many people don't even start thinking about insurance until they are ready to close, and sometimes that can be a mistake.

 

[T56 Impala]

I could work with that! Nice old school look to it. As you mention, you know it needs some work. That's half the fun IMO. For the fuse box, well, I would simply cut the wires in the wall and leave it in place. Looks cool IMO. Add a new breaker style in a hidden location and do a re-wire. Pre paint the OSB before you install it. You will save yourself a TON of headaches!

Keep us posted.

Oh, get an old service station light to hang over the door outside!

 

[Frank Elson]

That's a superb garage... and it's nice to see so many members offering safety suggestions on the electrics.

We're looking at the moment, I just ignore the house and look at the garage or, in many cases at the space available for a garage. And here in the UK nothing comes close to what you have there. Enjoy it.

 

[LoRollinLS]

I could work with that! Nice old school look to it. As you mention, you know it needs some work. That's half the fun IMO. For the fuse box, well, I would simply cut the wires in the wall and leave it in place. Looks cool IMO. Add a new breaker style in a hidden location and do a re-wire. Pre paint the OSB before you install it. You will save yourself a TON of headaches!

Keep us posted.

Oh, get an old service station light to hang over the door outside!

Thanx man, i want some of the barn style lights outside, I do have a redlight i could put up somewhere, once i repaint the fixture itsself.

 

[HOTFR8]

As per your heading I think you are correct. A killer garage. Pull it down and build a decent one.

To side track the topic a little I once heard of an inspector that failed a place like that and on departure he turned to the person who was looking to buy it and said "I recall wiring this place many years ago and mind you the wiring codes are a lot stricter now".

 

[autoist]

The issue is not for existing homes with existing insurance. This is only an issue if you buy an older home or want to change insurance companies. Since most homeowner's insurers are national carriers, their underwriting guidelines don't vary from state to state on something like this. I have seen people denied insurance for just this issue, and these folks (with fuse boxes and older wiring), have had a great deal of difficulty obtaining insurance. Another issue, is that each individual broker has their book of business loss ratios carefully monitored by each carrier they work with, so even if a carrier will work with you, it could be hard to find a broker who wants your business.

If the OP has a good source set up for their insurance...that's just great. Then it is not a problem, (he's already stated his intent to remedy the issues going forward). I just know that many people don't even start thinking about insurance until they are ready to close, and sometimes that can be a mistake.

Absolutely true about Tennessee rural areas! The old farmhouse I'm dealing with is in east Tennessee - the only codes I have to worry about are for the new septic system (the old one was built of concrete blocks from the 40's or 50's)...electricity is still hooked up to the house primarily to run our cattle electric fences.

However, when my mother-in-law died, her insurance company wouldn't write a new policy on the house in my wife's name & couldn't extend her mother's policy because the house was now in my wife's name......my insurance company required a physical inspection by one of their people &, after it, they also refused to insure it. So, I'm sitting with a big old farmhouse without insurance!

...as long as the backbone of wiring is solid

IMO the backbone of an electrical system isn't the fuse box, it is the wiring itself & all the associated connections.

...&, I'm sure you checked to ensure the neutral & ground buses aren't connected to one another as is the case in many of those old boxes? And that you opened a few plugs & switches to ensure they all had a ground wire?

But, I do wish you luck and a safe, enjoyable workspace.

 

[LoRollinLS]

IMO the backbone of an electrical system isn't the fuse box, it is the wiring itself & all the associated connections.

...&, I'm sure you checked to ensure the neutral & ground buses aren't connected to one another as is the case in many of those old boxes? And that you opened a few plugs & switches to ensure they all had a ground wire?

But, I do wish you luck and a safe, enjoyable workspace.

Exactly what you quoted me saying "...as long as the backbone of wiring is solid," meaning the wiring is the backbone......

Yes I did check to ensure that the neutral and ground buses aren't connected to one another.

 

[LoRollinLS]

As per your heading I think you are correct. A killer garage. Pull it down and build a decent one.

To side track the topic a little I once heard of an inspector that failed a place like that and on departure he turned to the person who was looking to buy it and said "I recall wiring this place many years ago and mind you the wiring codes are a lot stricter now".

Thank you for the intelligent response!?! "Killer" meaning cool, not killer literally. Sorry bro but i probably dont have the money to "pull it down and build a decent one", this one is already better than decent. If you can't be a bit nicer then don't respond.



I have already explained the electrical situation and what i am going to do to fix it, I don't need ******* responses and suggestions, there is nothing further to discuss.

 

[Steve V.]

That's not a carport, it's a beer drinking porch. A little fixing up and that garage will be alright. I like it.

Steve

 

[GeorgiaHybrid]

That's not a carport, it's a beer drinking porch.

There's a reason I always liked folks from Texas..... Before the beer comes out, it would also make a Jim Dandy shooting line. I wonder if he could add a backstop downrange from garage?

 

[nissan_crawler]

As per your heading I think you are correct. A killer garage. Pull it down and build a decent one.

To side track the topic a little I once heard of an inspector that failed a place like that and on departure he turned to the person who was looking to buy it and said "I recall wiring this place many years ago and mind you the wiring codes are a lot stricter now".

Tear a garage down because wiring needs work? Christ, throw up some pvc and you can have it rewired in a weekend. Plus, it's easy to change after.

 

[LoRollinLS]

There's a reason I always liked folks from Texas..... Before the beer comes out, it would also make a Jim Dandy shooting line. I wonder if he could add a backstop downrange from garage?

Actually neither of those are far from the truth, the carport will double as a beer drinking porch and I have considered putting a shooting range up on the other side of the garage, it won't be a long range by any means but still fun.

 

[burleymike]

I would rather have that fuse box than the death trap FPE box sitting in my laundry room. I only have one more circuit to move off the FPE box to the new panel, then I can sleep better.

I guess I am lucky because when we got insurance they took a few pictures of the exterior and left. If they had seen the wiring in my barn they probably would have run. It is little more than a bunch of extension cords taped together. That is my next project.

 

[kvom]

My mother's house, currently for sale in FL. was built in 1925, and has as fusebox. Since it hasn't caught fire in 84 years I feel that the danger is overstated. That said, it will need to be rewired before a new owner can get homeowner insurance.

 

[autoist]

Man, if you're happy & have a plan - go for it....we'll all second guess you & ask stupid questions based on our experiences & current projects/problems that we're facing.....but, in the end we're all trying to build the best garage we can that fits our budgets & needs. Sometimes asking those questions helps you or the person asking them - or somebody who just reads & wonders about their garage.

Good luck & keep the photos/information coming.

 

[Bigger Hammer]

Electrical items aside, I'd look very seriously at that sturdy joist. I have no idea what that I beam is holding up or what was hanging on it at some point, but the wood beam was obviously not strong enough as it looks like it is sagging quite a bit right at the point where the beam is attached.

I'd suggest checking the entire structure thoroughly so that the ceiling doesn't cave in and kill you while you're rewiring the panel.

 

[rinny_tin_tin]

Once a fire starts in this thing, it will progress fast - especially with all that drop down expected from the Styro. Too many opportunities for fire - good thing its detached. Hope this doesn't reflect the construction of the main dwelling.

 

[billfish111]

Looks great, It would have been easier to upgrade yours instead of tearing down and building new like I did. You can always add a new panel and surface mount any needed outlets or voltage and even leave that one for looks. Also you may want to cover the foam for better fire proofing. OSB/plywood and 5/8" dry wall will give you a one hour rating. Also drywall looks clean and helps to reflect the light if you are wrenching at night Most house fires happen in the kitchen or the garage (electrical, flammable liquids,kids etc.) Take your time and plan for future needs that will be a great place.

 

[beardking]

Actually neither of those are far from the truth, the carport will double as a beer drinking porch and I have considered putting a shooting range up on the other side of the garage, it won't be a long range by any means but still fun.

Ummm, need a room mate?? i never knew how good I had it as a kid when our trip to the shooting range consisted walking out to the front (covered and screened in) porcha and shooting at the targets that were ALWAYS hung up in the back pasture (just had to make sure to miss the propane tank ).

It may have issues, but you seem to be well aware of what does and doesn't need to be addressed. Wish I was so lucky (or maybe I should say, financially sound) as to have something like this.

Keep us updated on how the sale goes and how the upgrades go.

 

[HOTFR8]

Thank you for the intelligent response!?! "Killer" meaning cool, not killer literally. Sorry bro but i probably dont have the money to "pull it down and build a decent one", this one is already better than decent. If you can't be a bit nicer then don't respond and go fVck yourself.



I have already explained the electrical situation and what i am going to do to fix it, I don't need ******* responses and suggestions, there is nothing further to discuss.

Sorry you took my comments the wrong way. I also see no need for your comments but given we misunderstood each other I will just ignore it. Please make sure you post photos of your fix of the problem. I have seen places a lot worse than yours and yours does have character.

 

[LoRollinLS]

Man, if you're happy & have a plan - go for it....we'll all second guess you & ask stupid questions based on our experiences & current projects/problems that we're facing.....but, in the end we're all trying to build the best garage we can that fits our budgets & needs. Sometimes asking those questions helps you or the person asking them - or somebody who just reads & wonders about their garage.

Good luck & keep the photos/information coming.

Will do, thanks!

Electrical items aside, I'd look very seriously at that sturdy joist. I have no idea what that I beam is holding up or what was hanging on it at some point, but the wood beam was obviously not strong enough as it looks like it is sagging quite a bit right at the point where the beam is attached.

I'd suggest checking the entire structure thoroughly so that the ceiling doesn't cave in and kill you while you're rewiring the panel.

Thanks, I'll have a look at it.

Once a fire starts in this thing, it will progress fast - especially with all that drop down expected from the Styro. Too many opportunities for fire - good thing its detached. Hope this doesn't reflect the construction of the main dwelling.

Looks great, It would have been easier to upgrade yours instead of tearing down and building new like I did. You can always add a new panel and surface mount any needed outlets or voltage and even leave that one for looks. Also you may want to cover the foam for better fire proofing. OSB/plywood and 5/8" dry wall will give you a one hour rating. Also drywall looks clean and helps to reflect the light if you are wrenching at night Most house fires happen in the kitchen or the garage (electrical, flammable liquids,kids etc.) Take your time and plan for future needs that will be a great place.

Thanks for the suggestions, i am definitely going to remove the styro and have a look at the wiring in the ceiling. I have a couple roof leaks to fix as well. I will then probably reinstall the styro and my plans are to cover it in OSB and paint it white of course.

Ummm, need a room mate?? i never knew how good I had it as a kid when our trip to the shooting range consisted walking out to the front (covered and screened in) porcha and shooting at the targets that were ALWAYS hung up in the back pasture (just had to make sure to miss the propane tank ).

It may have issues, but you seem to be well aware of what does and doesn't need to be addressed. Wish I was so lucky (or maybe I should say, financially sound) as to have something like this.

Keep us updated on how the sale goes and how the upgrades go.

Thats why I like this place, thanks, will do.

Sorry you took my comments the wrong way. I also see no need for your comments but given we misunderstood each other I will just ignore it. Please make sure you post photos of your fix of the problem. I have seen places a lot worse than yours and yours does have character.

Its all good man, it happens. I will def post more pics, it will take some time, but will be much better in the end.

 

[LoneGunman]

Look at the snobs come out of the woodwork in this post. I am the first one to bring up code, right Rinny ? One thing all the people talking about code are forgetting is he is not subject to todays code even if there is a code in his area. I am an electrician and I would have no problem having a fuse box providing the wiring is in decent shape as he OP has said it is. Anyone who fears a a fuse box because it's a fuse box is clueless. I'd rather sleep in a house with a fuse box than a house with FP or Zinsco breakers.

 

[LoRollinLS]

Amen...

 

[wrigh003]

Wow, there are some nervous people in here. Yeah, it's old. Yeah, the wiring needs to be addressed, maybe even have a few bucks spent on an update. If the new owner is happy, be happy for him. Maybe the structure isn't 150% engineered, but I seriously doubt it's going to fall down. It's an old barn. There are thousands like it all over the place, and they usually give ample warning before they fall over.

Geez, some people.

OP- I'm from TN, and now live down in AL. Codes? What codes? So long as you know what you're getting into (and it sounds like you do) or have some way of figuring it out as you go along, nothing wrong with an old barn. Looks cool as-is, keep posting as you fix it up.

 

[LoRollinLS]

yes sir, this house and barn are in TN, AND in a rural area, like you said there are NO codes. I'll def keep you guys updated, thanks.