BRAINPAN LEAKAGE

The continuing saga of inherited rental property which sucks the very life from you…

For more background on the story, see Week 1 entry HERE.

And so, since I am exhausted, AND I’m already into the week 3 at Hell House, here are some pics with short explanations…

Monday – We started week 2 with knocking out a section of foundation where a crack had formed. Fortunately, it was for the most part superficial. On the left is a picture of Scuba Steve, my contractor buddy, hammer drilling so we can set rebar to pin the repair concrete to the foundation proper.

After planting the rebar into the holes, Scuba went to the “Happy Van” as we like to call it, pulled out some plywood, and anchored it to the foundation to build a form.

Then we mixed up a bunch of concrete, as if we hadn’t been mixing enough of that already for the stairs and such.

Here on the right is a picture of the concrete poured in place with plywood forms anchored in place.

We literally created a chute from a piece of cardboard so that we could pour the wet concrete directly in behind the form.

Once the soupier mix had started to set up, we took a slightly drier version of it and troweled in along the top edge of the form.

When we pulled the plywood off the foundation the next day, other than a slight color variation, you’d almost never even know there had been a crack there.

Monday – Tuesday – Wednesday: In addition to the front sump and back sump, the basement had a low spot issue. This meant it was necessary for us to jackhammer a trench into the floor in order to install a secondary floor drain. The trench was a bit over 25 feet long and terminated at the original floor drain so we could tie in.

You can see the standing water around the old water heater and the base of the furnace. When the basement flooded it completely destroyed the water heater, however the workings of the furnace were up and out of harm’s way, fortunately for us.

Scuba with the jackhammer. He ended up with several bruises AND a huge blister on his hand after two weeks of driving this thing.

The blue thing around his head is one of the coolest inventions of all time. When we were doing all of this it was fairly hot and we were sweating like the proverbial stuck pigs. The blue thing is a sponge on a rubberband. It works even better than your average headband at keeping the sweat out of your eyes. Scuba happened to have an entire bag of them and he gave me a few. I now swear by them when it comes to any work where I’ll be doing some sweating.

And, here we have the Grand Canyon…

After jackhammering and sledghammering, we had to dig the trench down to the proper depth for the pipes and the trap on the floor drain, which is why you see piles of dirt everywhere. Scuba is doing the Scuba Steve dance in the background…

I took this picture shortly after we finished the digging and had laid out all of the PVC pipes and fittings along the side of the trench for a dry fit. Fortunately, the dry fit was a success and we were able to glue it and start back filling very quickly.

The new secondary floor drain…

Ain’t it purdy?

We positioned this in the low spot near the furnace and hot water heater. Prior to this it had been necessary to run the condensation drain hose from the Air Conditioner across the floor to the center of the basement so that it could empty into the main floor drain.

Now, instead of having something to trip over, the drain hose is only a few feet long and resides in the back storage area of the basement.

Sometimes it’s the little things…

The tie in to the main…

When we originally tore out the floor, we had intended to tie in to the drain for the bar sink, however when we arrived at that point we discovered a bit of a problem, that being a footing for one of the structural piers. Therefore we had to continue several more feet to the main line.

The second line is from the aforementioned sink that used to be in the kitchenette prior to the basement flood requiring a total gut.

We left it intact complete with vent pipe, but capped it off. That way if the basement is ever redone, the plumbing is already installed.

The trench 14 bags of concrete later…

As with the pad, stairs, and foundation, we mixed and poured all of the concrete by hand using a wheelbarrow. You can’t really see it in this picture, but there is also a form with a square pad poured where the old water heater used to reside (it is moved in this pic.) The pad is where the new water heater has a perch now.

All told, between the stairs, pads, foundation, and the trench, Scuba and I (and Duane) poured something on the order of 32 bags of concrete, all mixed by hand.

Thursday – Friday: These two days saw the installation of the new hot water heater, which included an enormous amount of plumbing since the old copper was too small to meet code and specs. I didn’t photograph any of the pipe cutting, joint sweating, etc. However, it took two days to redo the plumbing, gas pipes, and venting for the water heater and furnace. Just so we have something to look at, here is the new hot water heater sitting pretty on the nice, raised pad I mentioned earlier.

All of the venting is shiny and new. When we were carrying it in, Scuba had slipped several of the fittings onto my arms. Before we ever reached the back door we had both broken into a chorus of, “Oz never did give nothin’ to the Tin Man…” Yeah, I know. We aren’t right in the head. But, we know that so it’s all good.

And, of course, each day at 5:00 PM, it was “Beer Thirty”, whereupon we would take a break for a can or two of the brew…

Scuba Steve

Swervin’ Murvin’

And finally, when Saturday rolled around, it was time to paint. All of our friends showed up to slop antique white on the upstairs walls that were ready for paint. As promised, here is a picture of The Evil Redhead on stilts, doing the cut in work in one of the back bedrooms.

The Giantess Evil Kat

This brings us to Week 3 at Hell House, and hopefully the last hell week since the tenants should be moving in this coming weekend. For a taste of just one of the things I had to tackle, courtesy of the former tenant…

More to come…

Murv

I’ve designated this entry “Part 1” because Hell Week Part 2 begins tomorrow morning at 9 AM.

By way of making a long story semi short for those of you who have only been following the bouncing blog for a short time, back in 2003 my father passed away very unexpectedly. His estate was split between my sister and me as outlined in the will. However, a part of that estate was his house in Saint Louis which was occupied by an extended family member, and due to a handshake deal with said tenant we were unable to sell the house. Unfortunately, at the same time there was also no income whatsoever from the house due to the same handshake deal.

Never make a handshake deal. That’s all I have to say on that subject.

At any rate, eventually the extended family tenant moved out. Unfortunately, in the midst of this move the finished basement ended up flooded into oblivion making it necessary for me and 16 of my closest friends to completely gut the lower level of the house, right down to the bare cement walls.

There was plenty of other damage to the house that we had been unable to repair due to restricted access while the tenant was living there, so we have been slowly but surely working on the house getting it ready for rental. You may or may not have seen some of my tweets about yard work, cutting down trees, cleaning, repairs, etc.

Well, in recent days, if you have been following me on Facebook and/or Twitter, you have almost certainly seen me lamenting my age, physical condition, and general muscle soreness over one of the major repair projects at the inherited property we affectionately call “Hell House.”

During this I took several pics with my cell phone, and as promised I am posting a few of them here. What you will see is only about half the work we did because I forgot to photograph the trenches and drainage system we installed.

At any rate, here you have Hell Week At Hell House, Part 1 (Yes, Part 2 will be forthcoming…)

Day 1 – Tuesday 9/8 – We thought we were 20 years old again. We went at it gangbusters, as if we could do anything…

After installing new pipes, GFI outlets, outlet covers, and valves on the sump well in the front of the house we elected to begin work on the massive project of repair on the rear sump. Upon inspection it was obvious that the concrete stairs and pad needed to come out and that a new sump well needed to be dug.

(Left – My contractor buddy Steve going at the concrete pad with a jackhammer. I had already been on the stairs with a sledge.)

Day 2 – Wednesday 9/9 – Muscles we didn’t remember having were complaining. On this day we decided we were 40 years old, which was still younger than we actually are, so that’s a good thing.

Finished jackhammering out the stairs and pad, then dug hole for 20 gallon sump well. I am fairly certain that we made it all the way to New Zealand. Also dug hole on other side of retaining wall in order to connect drainage pipes to the sump.

(Right – Well installed and leveled. Wiring run set in place. Preparing to install pipes so concrete pad can be poured.)

Day 3 – Thursday 9/10 – Aches now have aches. We reached a conclusion… We were no longer 20 or even 40. We felt pretty much like we were 60. Not good, because chronologically in real life we were still younger than that.

(Left – Pad poured) We were happy campers. You can see the form set up in the 12×12 access hole for the sump well. A metal grate was set into place and recessed so that it wouldn’t be a hazard, but was installed on a lip so as to be removable for cleaning and maintenance (or eventual replacement) of the pump itself.

Day 4 – Friday 9/11 – We arrived at the house ready to work. We looked at one another and immediately knew that we had aged 20 years overnight. We were now feeling every bit of 80 years old, and moving like it too. But, there was still work to be done and we jumped into it as hard as our now ancient bodies would allow.

(Right – Other hole to New Zealand on the other side of the retaining wall)

We finished connecting all the pipes throughout the various trenches in the yard, then back filled with chat and dirt. Once the pad had cured a bit we ran a hose into the sump well and tested the operation of our handiwork – Both for satisfaction of curiosity and to be able to properly adjust the sump pump float switch. Then, we cut, assembled, and installed the stair forms. By the time that was finished it was Beer-thirty (5 PM) and we knocked off work early since it was a Friday. Still, we ended up tinkering with smaller projects that could be accomplished with a beer in one hand until much later that evening.

Day 5 – Saturday 9/12 – We were now 120 years old, and felt every bit of it. But, the end (sort of) was in sight. A buddy from KC, Duane Marshall, drove into town to help out. We mixed concrete until we couldn’t move anymore, and managed to pour the stairs.

(Left – Freshly poured stairs with forms in place)

And, what would a Brainpan Leakage entry be without an appearance by Evil Kat… Well, you see, while unloading the extra bags of concrete, Duane (who is always getting himself in trouble with E K anyway) accidentally knocked a brick off the top of the retaining wall and it plummeted into the freshly smoothed stairs just about the time Steve was standing back and inspecting his work. It was like a scene right out of the Three Stooges. Duane apologized profusely, and after all, it was just an accident. Steve took it all in stride and fixed the stairs post haste. However, we couldn’t help ourselves. We had to tell the Evil Redhead. As it happened, when we arrived back home and relayed the story to her she happened to be holding a wire coat hanger. What happened next was… Well, let’s just say that Duane ended up doing a lot of standing because he had some soreness issues when it came to sitting.

Day 6 – Sunday 9/13 – The shortest day of the job thus far, and it was a good one. Steve and I were both actually feeling like we were 50 again, which is pretty close to our actual ages. If we continue the backward trend and settle in at around 40, we’re good with that.

We removed the forms, cleaned up the stairs, and did a bit of touch up work before calling it quits for the rest of the weekend.

(Right – “Green” stairs right after removing forms and doing touch up. You can see the metal grate mentioned earlier in place on the lower pad. The landing at the top of the stairs is the original and slopes toward the yard to direct runoff away from the stairwell which is why it looks uneven. )

And there you have it… We start Hell Week 2 tomorrow with a foundation repair, and finishing on the stairs. I’ll keep you updated…

More to come…

Murv