Miss You

I'd be lying if I said I didn't miss my old house, alas -

But NOT the snow that has fallen since I departed.

New Boiler Observations

If you recall, back in May 2024 I replaced my older gas boiler and water heater, see previous post - "BIG Home Improvement!", and for the most part I am pleased.

There are a couple things I'm still getting adjusted to, things that it would have been nice to have been given a heads up on by the plumbing company.  They're not show stoppers but rather annoyance that come with making the change from an older boiler to a newer, wall mounted system.

Now that we're into winter and the heat is on...

The first and most noticeable is that my basement is CONSIDERABLY colder, see thermometer pic below - mid to low 50s!  My old boiler was a steel box that sat on the floor and would radiating heat into the basement as it ran.  That alone kept the basement somewhat toasty.  I never took a temperature reading with the old but was definitely some ~10 degrees warmer than it is today, so mid 60's.

It was also nice, after shoveling snow, to be able to place my wet items, e.g. boots, gloves, hat and coats near the old boiler to help them dry quicker.  That 'feature' is no longer available with the new boiler, alas.

The second item is hot water.  I have endless hot water now, once it's warmed up, however, it takes much longer to call and get hot water when needed.  It's not the time that irks me, rather the amount of cold water that runs down the drain while waiting for the hot water to arrive. Potentially saving money, on gas, with a new energy efficient boiler but it's costing me more in water and sewer use for all the extra water going down the drain.

Meant as observations rather than criticisms.

I'm thankful for all that I have! 

"Welcome"

I have a dream or perhaps an idea is a better way to describe it...

To add some color and pop to my front door.

So, I reached out to my signage consultant Gregory Frye at Fastsigns of Cutler Bay, FL, who by the way is a savant when it comes to all things signs related and I HIGHLY recommend him for any job small or large, and this is what we came up with.

We chose the farmhouse font, Abigalside, and Greg created the following options -

Which do you prefer?

Options #1, which is magnetic -

Option #2, which is magnetic -

Although, I am partial to option #2 above and feel this is the most appropriate to address the religious zealots, the solar panel pushing sales folks and the requestors of contributions\donations that come knocking, AND quite honestly how I feel about people in general these days.  However, I chose to air on the side of caution and instead went with option #3 below.  This option fits in well with the house color scheme, does add some pop to the door and flows betta -

Option #3, which is a decal -

So, if you are NOT one of the above mentioned visitors, then you're all "Welcome" to stop by!

Now, whether I answer the door when you ring is an entirely different thing...

BIG Home Improvement!

Well, I did it!  I finally pulled the trigger and replaced my older gas boiler and gas water heater!

I went with a new gas boiler and a tankless hot water system, that takes up a fraction of the space AND has a 96% efficiency rating!

The old boiler had a bad gas regulator, so it was NOT running anywhere even close to this efficiency.  Also ran into some issues this past winter with Co2 alarms, so this upgrade was long overdue.

The old boiler and water heater -

The new high efficiency system -

I used a local company called Notturno Plumbing & Heating that have been terrific from the initial call requesting a quote, to the crew doing the install!  Very professional, prompt, neat and super friendly.  I highly recommend them, for those in my area -

Another item off my "To Do" list, a GREAT selling point AND one less thing to worry about moving forward!

Happy Fall!

The weather changed last night and cooled right off.  Today is much more seasonal but still beautiful.

Trying to get in the "Fall" mood by adorning my front steps some Fall stuff!

#blessed

BOO!

A Productive Saturday

With Saturday being rainy and a little on the chilly side, I opted to take care of the inside chores versus outside.

After a brisk 3-mile walk first thing and before the rain arrived, I headed off to the market (prices are stupid expensive, good lord!).

I prefer going to the market early in the hope of avoiding as many assholes as possible.  Doesn't mean I miss them, as there are simply too many of them, it just limits my exposure to them.

Once home and most of the groceries put away, I spent some time separating the meats I bought into individual freezer bags for quick and easy use down the road.

Then the cleaning began - throw rugs and mats shaken. Pet bedding, pet blankets and pet toys into the washer - Trixie had a spa day at the groomers on Thursday, so only made sense to give her things a through cleaning too! Complete vacuuming from top to bottom, including the tile and linoleum floors and the basement.  Cleaning of the commodes, sinks, showers and tubs. The mopping of all floors, again, including the basement stairs and floor.  Washing of my bedding and all towels.  Cleaned the stove top, microwave, toaster and counter tops.

Oh SO clean!

Trixie - haircut, mani\pedi and a nice bath -

Then I made a lasagna, with ground turkey (2nd attempt), which I've been craving!  A bit dry, still working on perfecting the recipe, but honestly if I do say so myself, very tasty anyway -

While the lasagna was cooling, I changed and went for a 6-mile run to finish the day on my feet.

A refreshing shower and it was time to dig into my lasagna dinner, mmm SO good!

I was out like a ton of bricks as soon as my head hit the pillow and had a very good sleep!

Bathroom Remodel

So this happened, a little bathroom DIY project!

It was time, maybe even overdue for an update.

I never cared for the color, so that motivated me to repaint the whole room, two coats, which in turn rolled into the additional updates.

Installed a new vanity over the commode, a new mirror over the sink, a pair of floating shelves and hung a new picture.

I am very pleased with the updates and how it all came out.

Phase II will be to repaint the ceiling with a fresh coat of white paint and install a pedestal sink, with a new floor coming soon too!

Front Yard Sittin

Ms Trixie on guard and taking in the sites and sounds of our front yard.

Shhhh!  Don't tell the town but even though we have a water ban, I've been taking care of the flowers along the front of my house.  As you can see, they're showing their appreciation.  The bees and insects are luv'n it too!

Yuk, NOT For Me!

Here is a picture of my Aunt Ralou's house in Watertown back in March of 2018 -

Sadly, she passed away in the winter of 2017.

Her house was sold shortly thereafter and the below picture is the house that exists today -

The original house was demolished and a new ultra modern looking house was built in it's place. Looks like this new house is a two family too.  

Some people might like this but NOT I, nope!  The house sticks out like a sore thumb quite honestly and is SO out of place among all the other 100 year old homes in that area.

Alas, progress I guess.

Summer Is In Full Swing!

The pool is looking good!  The flowers are blooming away and covered with bees and all kinds of insects.  I enjoy this time of the year and it's rewarding to see all my hard working looking good.

If you're in the area stop by and take a dip, and if you're not, plan a trip and come hang out!

Old Glory

I bought a flag pole this weekend and mounted it outside the family room, overlooking the driveway.  I chose a fourth of July themed flag to kick off the summer.

I'm pleased and think it looks darn nice; adds some POP to that end of the house.

All Shrunk Wrapped!

I agree it's not the most attractive looking but from a efficiency perspective it sure does make a noticeable difference. 

Love our bay window that looks out over the driveway.  So glad we upgraded from a flat set of windows to this bay back in 2013.  Although, the bay is so much more pleasing it does take more to heat the room that it's in.  Installing the plastic shrink kit makes things a bit more comfortable.

I will tell you that Oliver, our cat, does NOT approve!  He loves to jump up into this week to take in the sights and can often be found napping here.  However, with the plastic he's SOL until spring time when the warmer weather returns.

TGIF!

Friday afternoon was just to awesome to not sit outside in the sun with a frosty, cold beer...

The Sands of Time

What a difference 20 years makes!

This is our house as it was listed back in 1999 -

Here it is today in 2020 -

This is our house as it was listed back in 1999 

Here it is today in 2020 -

Circa 2000

Here is a picture of our house as it was listed back in 2000

Here she is today in 2020 - 

The 20-years has gone by in a flash and so much has changed.

CUT...And That's A Wrap!

Officially done with outside chores for the season!

Did some raking yesterday and filled up two more lawn leaf bags and mowed the entire law once last time.  All the gas powered machines have had some high octane fuel and stabilized added to them and each started and run for ~5 minutes, and all stowed out of the way for the winter.

The finishing touches for yesterday was putting out the driveway markers for the snow that's sure to come. 

Feeling good and happy the season has come to an official end here at the ole homestead.  Now, to focus on more cleaning, sorting, inventorying, organizing and tossing, what seems like endless "stuff" we've accumulated here since 2000.

Welcome To The Newly Painted Ole Homestead!

Our large project for 2020 was to paint the house!  However, before that could happen we had to address the dried out, curled, cracked and rotted clapboard around the house.  The south side and rear of the house was in the toughest shape, as they get the brunt of sun and elements.  The front and north side wasn't too bad.

I had it in my head that I needed to replace ALL the clapboard on the south side and rear of the house.  I had a couple contractors stop by to take a look and give me some estimates - replace with like cedar clapboard or use a newer much more expensive composite like hardyboard or vinyl side the entire house.  All quotes were very expensive and just didn't sit right.  When I told the last contractor who stopped by and who I called at the last minute, what I was thinking about he said, "why replace everything?". His recommendation was to replace only the clapboards that were damaged and that most of what he was looking at wasn't in bad condition.  What an idea!!  Hit me like a ton of bricks to which I asked when he could start.  The rest his history.  One interesting item this contractor mentioned which turned out to be spot on, was that the incorrect nails were used when the clapboard was originally installed, nails that were not ribbed.  So, when the board dried and began to curl they were simply pulling the nails out too.  Not only did they replaced clapboards but they also re-nailed most of what stayed on the south side and rear of the house to prevent that issue from reoccurring. Brilliant!

About the same time as finding this contractor, Crawford Construction, I began my search for a house painter.  I turned to a local Franklin Facebook page, same page I found the contractor on, and there I was fortunate to find another local and fantastic company.  Ironically, this painter lives behind our house; his property corner touches ours. 

Sennott Superior Painting turned out to be top notch.  I've not met a more hardworking young man in quite some time.  The work and time he put in was impressive.  Not only that but much of the time he spent on ladders at our place it was scorching hot with humidity in the upper 60's, god awful but he kept plugging away.

Lo and behold the work is finally complete!  New base color - Sage Green, new trim color - Creamy White and new door color - Coral Gables.  We couldn't be happier with the outcome!

Finished product, front -

Finished product, south side -

Finished product, rear -

Finished product, garage side -

Finished product, pool shed -

Primed first coat, front -

Primed first coat, south side - 

Primed first coat, rear -

Power-washed, scrapped & sanded, south side -

Power-washed, scrapped & sanded, front -

Power-washed, scrapped & sanded, rear -

Clapboard replacement & new windows, south side - 

Clapboard replacement, rear -

Clapboard replacement, front & side -

Original south side -

Just need to book some time with a therapist to help overcome the anxiety of having two construction teams working in and out of my flower beds, gardens and yard.  Those of you who know me understand, so as you can just imagine there was a whole lot of "Goosfraba" chanting taking place around here these last couple of months.  It's gonna take some time but I'll be fine...

Money Pit Repairs...

I hired a contractor to replace rotted, cracked and damaged clapboard all over the house.  I pointed out a soft spot I had noticed in the wall, under the deck.  Boy-oh-boy, what a find - ROT! 

Whoever built the deck cut a few corners.  Seems for whatever reason, perhaps how it was done 30+ years ago, but header board was never cut into the clapboard and mounted properly into the wall studs.  Instead they simply nailed the header board over top the clapboards.  The second issue is that there was no flashing installed, so what has been happening over the years is water from the deck, instead of draining in front of the header board, was draining behind it, which eventually made it's way between the wall and began to rot.

Truth be told we're lucky, the rot could have been SO much worse had the water been seeping in from other areas behind the header.  Fortunately, it was only the one spot.  Still the damage was significant and costly to repair, however, the good news is the contractor, who admits to "loving" this type of repair was able to repair, replace and fix all the rot and damage.  

Looks as good as new!

After following repairs - 

After following repairs -