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Addition / Renovation

This is an outside view of the house before the addition was put on. This century home, circa 1886, also underwent extensive remodeling. The homeowner contracted for a new family room addition as well as a complete kitchen overhaul, located in the single story portion of the following photo.

After excavating for the addition, the concrete footings were formed and poured. As the addition would have a crawl space foundation, the footings are a full 48" below grade to protect them from freezing (frost line).

The pre-existing kitchen had a 'perimeter foundation' - meaning that the field stone walls extend a mere 18" below grade. To alleviate any strain on the old walls, we elected to provide 2 main beams to help support the new floor.

While the blocks were being laid, the interior alterations have gotten underway.

This view shows the kitchen area, prior to demolition. The layout for this room was commissioned in the mid 1950's, followed by a 'facelift' in the mid 1980's. The new homeowner found the area to be too cramped - so out comes the wrecking bar & hammer!

With the old cabinets & fixtures removed, the resulting space already alludes to the more open layout to come. This area of the home also included a 2 piece washroom, which will be relocated in the new addition.

The walls separating the old kitchen from the washroom & rear bedroom have been removed, and a new partition wall constructed. This will be where the bulk of the new cabinets are to be placed. The room in the back of this photo will be used as a home office.

This newspaper from 1954 was found tucked around the window openings in the kitchen. In man older houses, newspaper was used as insulation around windows and doors!

Below is a portion of newspaper with a train schedule from 1888, which was behind the wall boards. This portion shows the schedule from the Grand Trunk Railway, dated June 24 1888.

This newspaper also included a fare schedule for "Cunard Lines" steamship liners. Cunard was the company of 'Titanic' fame. A sample fare was $60 for an Atlantic crossing - New York to Liverpool.

I have always said that it is like being on an archeological dig when uncovering old houses.

This was one of two 'ancient' candy boxes located in the attic. I thought it was kind of neat to find these items. Almost like stepping back in time. . . . We later discovered a portion of 'The Toronto Daily Star', dated 1914.

With the excavation back filled, framing has begun. The floor system has been put in place and the walls erected. Note the use of 'real' spruce plywood. We never use inferior aspenite, or chip board.

Having the walls in place one can begin to imagine the room as it was envisioned through the plans. Dreams becoming reality. . . .

Framing complete & roof up - just in time for the snow! Shingles, windows & doors are next in line.

Note the use of 'house wrap'. This product provides an extra level of air and moisture barrier protection.

With the windows and doors installed, we completed the vinyl siding. The original stucco portion received styrofoam insulation and siding to match the addition. This helps to 'tie-in' the new space.

This view is looking from the old kitchen area towards the new addition. Openings have been framed into the existing walls with the use of double 2" x 10" headers. The location of these openings had to take into consideration the old style 'balloon framing' techniques, which were practiced when this structure was erected.

They say 'Sure don't build 'em like they used too! . . ' That's a good thing!

Looking towards the kitchen from the addition, we can see the partition walls separating the main living space from the new washroom & laundry facilities. With the electrical, plumbing & heating rough ins complete, the insulation can be finished. Applying drywall is the next step.

Looking from the kitchen towards the addition, one can see the direct vent, gas fireplace. This unit is thermostatically controlled and has a built in air circulating fan. The installed drywall goes a long way to giving the space a more finished look.

The use of pot lights provides the homeowner with subtle nighttime lighting, while the two skylights offer extra daylight into the room.

With the drywall finished & primed, we are ready for paint, trim, doors and flooring. This view illustrates the effect of the skylights - even in twilight hours.

The kitchen floor has received a layer of spruce plywood underlayment. This is required as a backer for the ceramic tiles, and the extra depth will accommodate a level transition to the hardwood flooring which will be in the new addition.

The finished product! The kitchen sink and appliances are positioned in such a way as to allow the 'chef' to be part of the action in the new living room. Note the under cabinet halogen lighting.

Here's a photo of the finished addition. Solid oak plank flooring was used in keeping with the flooring found in the rest of the home. The fireplace mantel was painted to better conform with the decor and one row of ceramic floor tiles placed in front of the mantel to help maintain a traditional hearth look.

This final photo shows a panoramic view of the completed addition.

Please feel free to email me with any questions you may have!