Timber Framers Guild Forums General General Forum Questions someone to evaluate an old cape

I am buying a property in Wilton, Maine with an 1800's high posted cape on it. The house hasn't been lived in for 10 years but it looks like it has good bones. I would like to move it from its present location near the road to a new foundation 2000 feet up the field. I am trying to find a structural engineer or someone with enough experience looking at old timberframes to look at it for me to let me know if the structure is worth saving. I would hate it to be a teardown, someone cared for the house once upon a time and it looks like it was well crafted. Anybody know someone who is local to central Maine or willing to come here who has the knowhow?

Hi Micheal,

Ask a local building mover to look at it. I assume you do not need to have it disassembled to move it.

What do you want the finished product to be like? An old house with wood storm windows or a modern house that looks old?

Jim

I have called a couple of structural movers and plan on having them look at it. The real question is if it is worth moving.

I am guessing bids to move it are going to come in at $15,000 to $22,000 ballpark and I'd hate to spend the money unless someone with more knowledge than me can look at it and tell me the house and especially the frame is worth moving.

As far as the end product goes: I am not a purist when it comes to trying to restore the house to its exact former qualities. I would like to try and keep the exterior apperance that of a farm house because that is the vernacular that fits the setting. (I'll need to tear off the vinyl siding someone put on it.) I certailny would like a modern set of insulation, heating, plumbing and foundation systems. A more modern layout with more open first floor is also a goal. I had always planned on having a timber framer local to the area cut us a modern timber frame and finish it ourselves but we just found this site we love and the old house is on it. I just need to figure out if the house is worth saving or if I abandon it and start from scratch. I'd like it to be worth saving for the sake of preserving an old house but I have to consider financial realities too.

I guess I worry that the structural mover's buisness is moving houses not telling me if the house is worth moving. Am I wrong on that one?

You are right that it is hard to find objective information.

Speaking of having people look at houses, I have sold a few houses and the buyers hired building inspectors to look at the houses. It is amazing to me to see what an inspector will pick up on and what big issues they can miss completely. A thorough building inspection cannot be completed in an hour and takes some specialized tools.

If you are willing to spend $500 maybe an engineer or highly experienced building inspector is worth it.

Jim

Jim,

I guess in the big scheme of things $500 is relatively small change compared to the cost of moving the house so you are probably right.

So the question is do you (or does anyone else reading this) happen to know of an engineer or inspector with enough timber frame knowledge to help me out on this. Thanks for your thoughts Jim

Michael

Hi Michael, I'm in Southern Maine and I did something similar a few years back. We were given an old house on the condition that it be moved. We don't have the exact age of the house, we're guessing it's 150-200 years old. We moved it about a half mile down the road onto property we owned. Cost to move the house was about $17K. It is tough to get an objective opinion on the condition of an old house. A builder mover would probably have a good idea, but in their desire to get your business, they might not give you the straight scoop. I had taken a timber framing course after we bought the house and built a small timer frame barn. I wish I had taken the course before we bought the house. There are definitely some things that I would have done differently. You need to consider the condition, spacing and size of the timbers. It's likely some (or maybe all) of the sills will need to be replaced. Timbers in the roof should be inspected closely. Joinery is important (although if it is poor the house wouldn't be standing all this time). I don't know that I'd trust the average house inspector for something like this. You also need to be concerned about lead paint and asbestos. I don't want to scare you, but you definitely need to have a good idea of what you're getting into before you make a decision.

Thanks Joe, I appreciate your words. I know the sills, Girts and joists are all wonderbread toast at this point. It is just a question of the value of the structure from the posts up. Your reminder about lead paint and asbestos is sobering. I suspect that to get the kind of energy efficiency I am looking for I will end up needing to replace much of the wall structure anyway. Of course once I am there I basically have the frame and maybe the fireplaces/chimneys as the only thing I am really salvaging... I just have to admit that I am not nearly knowlegeble enough to pretend I can evaluate this thing properly. One kind Timberframer has offered to take a peak at it, anybody else out there want to see what this thing looks like?

Hi Michael

Just a few notes on this topic,

If I were you what I would do is this:

If you really like the look of the old home I suggest having a good set of plans produced, and take the 17 or 20 grand and build anew frame
NH

Believe me I have thought of what you are suggesting NH. You are almost certainly correct. I could draw the plans up myself in short order and that will probably be what happens but I have the impression that getting someone to cut and raise said frame would cost me a bit more than 17 or 20 grand. Please correct me if I am wrong on that one. I would love to be wrong. A good framer deserves and expects to be paid for his or her work and this is a 24x34 high posted cape with a 18x30 L. It isn't an enormous job for most of you guys but I didn't think anyone was cutting and raising something like that for that kind of money.

I also have always had trouble throwing away stuff that still works and perhaps that is foolish at times. A pretty good framer built this place and I'd love to honor his work by saving it. I am probably being overly sentimental and economics will probably win out but I feel like I should at least try and see if it can be used.

I'll take your thoughts as a vote for a new frame over the old. Thanks for the input NH.