Time to hit the accelerator

Last week it looked like not much happened.  In fact, an awful lot did, but as seems to be the theme with this project, it’s all background preparation that won’t be on display when the house is the finished.

Pete and his team moved onto the front of the roof and hit some issues.  Apparently most roofers will start with the back of the house, because it gives you a good idea of what to expect, there are generally fewer features to deal with, and it gives you a chance to get a feel for the roof and get into the swing of how it slates so when you come round to the front there should be no nasty surprises.  That’s how Pete’s always done it and it’s served him very well.  My roof, however, decided to be difficult.  So since Pete had very sweetly bought me my own hard hat (apparently I have to write BOSS on it in permanent marker!) I got my brave pants on (I don’t do heights) and went up for a look.

hard hat selfie

The roof, as is traditional round here, has cement skews (the vertical slabs you can see at each end of the roof on pictures of it).  Now, if you’re a sensible roofer, you slate under the skew a little bit so there’s no gap that water can get into.  Remember when we took off all the panelling in the bedrooms and found that the gable ends were running wet and thought it was the chimneys?  It wasn’t…

156 armadale - outside - 14 156 armadale - outside - 12

Yes, those sarking boards are absolutely rotten.  To add to that, it seems that no-one had ever bothered to take the previous liners off – they had to remove eight layers of tar paper and some of the old asbestos cement tiles (which would have been the cause of the diamond pattern you can see in this layer).

156 armadale - outside - 13

And then they got to the dormers.  Now, you’d think that it might be sensible to use the same width of skew on the top of the dormer as the sides, right?  Apparently not.

156 armadale - outside - 11

This is causing Pete all types of headache, because that tiny little triangle of wood behind the vertical skew needs making watertight somehow.  It was previously slated, but the slates bulged out where they met the cement and it had just been packed with mortar to try and keep the rain out, which hadn’t worked (we did wonder why we pulled out a few old towels from behind the panelling in one of the bedrooms!).  He’s currently thinking he might just do some fancy leadwork there instead, but was considering his options over the weekend, so may have a clearer idea tomorrow.

As the sarking boards were tinder-dry, Pete asked me if I could take a wander down about 9pm and just check that the house wasn’t on fire, because they’d been using diamond-tipped blades on the skews (they wore out two doing the back of the house!) and although they’d soaked everything in water before starting, sparks had been flying and he wanted to make sure one hadn’t smouldered.  No smoke and no flames, but a rather beautiful evening.

156 armadale - outside - 20

Over the weekend, Mick got up on the scaffolding and started cleaning the old paint off the dormers in preparation for painting them.

156 armadale - outside - 17 156 armadale - outside - 16 156 armadale - outside - 15

He found a green layer, which might have been a primer or they might once have been green, which makes me happy, because I’ve gone for a green front door and will have green gates 🙂  Rain stopped play before he could do much on the second one, so here’s the comparison shot:

156 armadale - outside - 18

Good view from up there, but no whales today, sadly.

156 armadale - outside - 19

The really great news is that we have David the joiner tomorrow!  I’m not sure how many days we’ve got him for, but quite frankly I’ll take what he can give me and be grateful at the moment.  He asked us if we’d got timber already, which we hadn’t, but obviously getting it ourselves would save on his time and we have an account at the same place he would have got it from, so Mick was dispatched into town with the truck to buy what David needed.  Turns out you can’t get 24 lengths of 3×2 on top of a Mitsubishi L200… 12 left it bouncing in a rather spectacular manner, even on its toughened suspension, so Mick had two rather careful drives home and now as well as all the insulation and floor packed into the living room, we have 24 lengths of wood in the hall.

156 armadale - hall - 3

The plan was that David would start upstairs with the front Velux for Pete, then do the framing for Dougie to run cables into.  Mick and I would fit insulation in the evenings, thus gradually emptying out the living room for David to work in.  Which would have worked beautifully if it wasn’t for the fact that Mick is away from Tuesday to Friday!  I think what we’ll do is just move the insulation panels into the rooms they’ll be installed in as David finishes each one, which will hopefully free up enough space for him to work round.

In theory, we should have five on site tomorrow – do you think we’ve catered enough??  It’s getting like the Great British Bake-Off in our kitchen at weekends!

baking - sausage rolls shortcake

Demolition Sunday

A phone call this morning from Dougie the Electrician, to go through the list I’d sent him of what I thought I wanted, electrics-wise, in each room.  In the main he agreed and of the things I’d asked his opinion on, thought that putting a connection to the satellite dish and a wired internet connection into each bedroom was a good plan, but as it was going to be a rental, wouldn’t bother with wiring the place for sound.  He also suggested that I put a smoke detector into each bedroom instead of just the hall and landing, which I thought was a good idea, as I’m sure legislation will eventually require it (at the moment, hall and landing would be sufficient for a three-bedroom self catering cottage).  He’s now going to price everything up and get a quote back to me.

I’ve had to work today 🙁 so Mick headed down the road to destroy a bit more house.  The internal doors are now all removed, ready to be thrown into the back of the truck and driven south (probably to Nairn, I need to get a quote) for stripping back to the original wood.

156 armadale - misc - doors

We wanted to see what was behind those enormous window sills in the living room and kitchen, wondering if we could get enough space in the kitchen one to put the table there. So he broke open the living room one today and this is what he found:

156 armadale - living room - 3

Lots of breezeblocks, which must have been put in when the window was enlarged in the ’80s, but see those two blocks on either side?  The *perfect* size for two small window seats – another job for David the Joiner, I think!  Boxed in with some nice oak, a comfy padded seat on the top and a coaster on the windowsill for a coffee mug or a glass of wine, it’s going to be a nice spot to sit and enjoy the view.

Then he moved into the kitchen and broke out the pantry cupboard.

156 armadale - kitchen - 2

156 armadale - kitchen - 1

It’s amazing what a difference just taking off the door and removing the shelves has made, the room looks so much bigger.

The jigsaw puzzle

It’s struck me today that project managing this is a little bit like doing a jigsaw puzzle.  You find the odd piece or two that go together and gradually you work out how it all fits together.

The heating engineer came round this afternoon and delivered the good news that (a) the boiler is a combi boiler and (b) it’s in pretty good shape and doesn’t need replacing.  Hooray!  The hot water feed from it hasn’t been connected up, seems that Ethel and John simply used the Rayburn and the hot water cylinder upstairs, which means that’s a closed circuit and we can simply disconnect it from the header tank, drain it and take it all out.  Does mean I have to find another use for my saved mirrored door, but I’m glad of the extra space in the bedroom.

So I’m starting to piece the timetable together like a logic problem.  Pete is replacing the roof and needs the joiner (who’s the only major trade I’ve not yet spoken to) to enlarge the existing Veluxes and cut the new ones, which will depend on us having stripped the panelling in the relevant areas.  He’ll also need the stonework person to patch the harling into the spots where the fascia boards are being removed, who’ll also need to patch up the spot where the electrician is moving the mains power cable.  The electrician needs to work with the joiner if any cabling needs running up the new studwork behind the plasterboard.  The heating engineer needs to put the underfloor heating down and install the woodburner and hearth before the joiner lays the wood floors.  The joiner is the one we’re going to need the most flexibility from, I think, in terms of popping back and forth.  Fortunately he’s the one who lives closest!

The starting point

“Let’s start at the very beginning, a very good place to start…”

I thought it was important to take photos and videos before we did anything, so when we get completely bogged down mid-project and feel like it’s never going to end, we can look back and see how far we’ve come.  Thanks to our broadband speed it has taken nearly five hours to upload an 11-minute video(!) so here are a couple of films showing you the outside and the inside and I’ll try and go through the photos tomorrow.

So with apologies for my Blair Witch-style filming and dodgy commentary (I’ll get better, I hope!), welcome to Ethel’s House!

Outside:

Inside:

The first project – Ethel’s House

Missives aren’t concluded, but there’s now a formal written acceptance of my offer on my solicitor’s desk, so unless something goes horribly wrong, I’ve bought a house!  It’s not actually called Ethel’s House, it’s number 156, but like so many houses in this village, it’s generally known by the name of its longest resident in living memory, so Ethel’s House it is.  From the agent’s blurb:

This traditional 1 and ½ storey croft house which requires internal restoration is set in an area of true space and openness. The house was built in approximately 1920 and has panoramic sea views. On the ground floor is an entrance hallway, a living room, kitchen and bathroom and on the upper floor a landing and three bedrooms thus making it an ideal family home or fabulous holiday retreat. The house is mostly double glazed  and has the original v lining through the whole of the upstairs. There are stone built outbuildings which were formerly barns and stables also included in the sale and these offer various conversion options. There are areas of garden ground to the front, rear and side of the house. The house is heated with oil fired radiators and there is also an open fire in the living room.

The agents took the picture of it straight on and full frame (it’s on one of these rotating image things and even looking at the page source, I can’t track down the url for the original image, sadly), so it looks rather grey and sad.  I prefer this picture of it from the day the Google Street View car came past (yes, I can’t believe they made it this far north either!), because it shows a little of the amazing views the house has:

156 Armadale

What I’m buying, technically, is the croft tenancy with all its improvements, one of which is the house.  The field on the right belongs to someone else; the house comes with three fields behind it, one down on the point (not down the track in the picture, there’s another track about 15 yards to the right) and then another croft at the other end of the village, next door but one to my house (I live in the white one in the picture below):

166 Armadale

As you can see, there are the remains of an old house on it (there’s actually another one on the other side as well if you look really closely) and we’re hoping that one day we’ll be able to build our dream house here – a few years of planning and saving to do first though.  This field is 5 acres and runs all the way down to beach level.

So, step one in this project (once I get the keys, obviously): get Ethel’s House sorted out and ready to be lived in again.

Holiday let – half home, half hotel

I’m writing this lying on the sofa in a hotel suite in Vienna (my husband’s been working out here, so we were able to access a corporate rate that made it less expensive than a tiny hotel room in London) which is my home from home for a few days and it’s got me thinking about what I can learn in terms of furnishing my holiday let from how this four-star hotel has decked out one of its best rooms.

Firstly, the shower.  I LOVE it.  It’s a combination shower with a fixed waterfall head and a separate hosed shower, a bit like this:

shower riser

(that one’s on sale at Victoria Plum at the moment).  Since I don’t have much space to play with in the bathroom and I’m not a fan of over-bath showers, I think this is a fab idea – we only have a rainfall head in our shower at home and it makes it a pain in the behind to (a) clean and (b) wash the dog!

In fact, the bathroom in general has been done beautifully – not quite enough space for his & hers sinks, sadly, but they’ve provided top-of-the-range toiletries and flannels for us, enormous white fluffy towels, enormous white fluffy bathrobes and there’s a separate loo.

They also score points for having HD Samsung TVs in both the living room and the bedroom and the pod-system coffee machine is a nice touch too (not that I drink it, but my husband is enjoying a morning caffeine jolt each day!).  The sofas are comfortable, there’s air conditioning and there’s a small balcony with a table and two chairs on it with stunning views over Vienna.  All things I can take and use (well, I can’t magic up views of Vienna, but I can manage stunning sea views instead).

What don’t I like?  Some of the furniture positioning is a little strange.  For example, there’s an enormous desk in the bedroom, but the wardrobe is in the living room – I’d have swapped those around.  Also, no mirror in the bedroom, the bed is two singles pushed together rather than a double/king (with two single duvets on it) and I’d have liked a sound bar/music system I could dock my MP3 player into.

Talking of beds, I stayed in a Travelodge in London on my way out here and got one of the new beds – they’re not kidding, they really are incredibly comfortable, though the edges of the mattress are quite hard and I caught my leg on it more than once walking past the bed to the bathroom!  I’m prepared to overlook that, given that I didn’t wake up with my normal stiff back (I tend to fall asleep on my side and over-curve my lower back – or, in less posh terms, I sleep with my bottom sticking out!).  Apparently you can buy them – I’ve just had a look and mattress-only is £399 for a standard double, so they’re definitely going on my list.

Finding a house

House-hunting works a little bit differently up here in Scotland. For starters, we have fewer dedicated estate agents.  Most properties up here are sold via solicitors, most of which will have a dedicated estate agent in their office.

Up here on the north coast, I have a list of sites that I check on a regular basis for possible interesting new additions.

  1.  Rightmove
    Who doesn’t know Rightmove?  The problem here is that most local solicitors don’t use it.  However, for the ones that do, it has two very useful little tricks – firstly, I’ve got an RSS feed set up so that every time a new house within 40 miles of my postcode is listed on Rightmove, it pops up in my daily feedly.com blog feed.  Secondly, I’ve installed Property Bee.  If you’ve not come across Property Bee, it’s an add-on for Firefox that tracks changes to listings on Rightmove and a few other sites.  So when I look at Rightmove search results, this is what I see:Property Bee screenshot
    It shows me the date a Property Bee user first saw it and any changes to the listing or the price subsequently.  VERY useful!
  2. Caithness Solicitors Property Centre
    Or CSPC, to give it its shorter name.  Most areas of Scotland have one of these group websites, so there’s ASPC for Aberdeenshire, ESPC for Edinburgh, GSPC for Glasgow and so on.  However, CSPC is only used by two of the solicitors covering Caithness and Sutherland – Young Robertson and Georgesons.
  3. Highland Solicitors Property Centre
    HSPC covers the whole of the Highlands, including the Western Isles and Northern Isles.  It tends to be where solicitors outwith Caithness list properties they’re selling within the county and also shows anything the Highland Council is selling (which saves me a separate trip to the council website).
  4. Individual solicitors
    There are four other solicitors’ websites I check on a regular basis – Drever & Heddle, Pollards, Inksters and the local Re-max (okay, technically not a solicitor).
  5. Auctions
    I love auction catalogues!  There’ll usually be a handful of lots for sale up here each month.  I check SVA Property Auctions, Wilsons Auctions, Future Property Auctions and Auction House Scotland.

Are you in the process of finding a house in the Highlands?  Anywhere else I should be checking?  Let me know!

Auction browsing

Saturday evening and time to have a look through the Scottish auction websites to see if there’s anything local (by which I mean north of Inverness).

SVA has a Grade B-listed building with permission for conversion to a 1-bed house in Tain:

tain - the red house 1

I do like the look of some of the period features:

tain - the red house 2

Wilsons has a 2-bed house in Castletown with a guide price of £35k against a home report valuation of £50k.  I’d possibly have a look at this if I was buying, but the lack of internal photos makes me slightly wary.

5 Churchill Place, Castletown

Going in the other direction, there’s a very pretty cottage on Flotta in the Orkney Islands with a guide price of just £16,500 at Future Property Auctions:

flotta - orback cottage

However, that looks like a pretty big farm next to it – I’d want to go and see exactly how close it is and what they’re farming (my guess would be cattle with a barn that size).

flotta - orback cottage aerial

They’ve also got a shop for sale in Wick – now this is an interesting one, because I know this shop pretty well. It used to be a craft shop, then got split into upstairs and downstairs units with a children’s clothing shop downstairs and a tack shop upstairs, both of which have now moved into bigger premises. Its problem is its location; it’s tucked away off the high street and although a destination shop will do just fine there, it doesn’t get much passing footfall:

wick - kirk lane

The interiors are nicely done though, and with a guide price of £38,000 I’d definitely be tempted if I wanted to go back into retailing:

wick - kirk lane interior