AzureTyger
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Can anything be done with old stone foundation basements?
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We're about to jump on a Victorian that is around 140 years old, so it has a field stone and mortar type foundation. The lot is fla t and the basement is pretty dry, but obviously it weeps a bit as it is deigned to. Now I know that there is no way to turn it into living space, but I wonder what can be done to make it more usable, maybe for a workspace or pool table. The basement on this place is big and not nasty like a lot of them. You can't cover the walls with plaster or mortar can you because the mortar is supposed to crumble over time to preserve the stone? I was thinking of just having the walls white and the floor painted gray kind of thng.
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__Bonk__
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Can anything be done with old stone foundation basements?
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Have an expert look at it. In fact get more than one.
Oh before you buy the house have your own experts look it over especially with that old of a house. There could be major things like the electrical system too which need to be upgraded to code
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IMHO
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Can anything be done with old stone foundation basements?
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On one project i was on they had the same situation. They poured a new foundation under the old field stone and mortar. Then they sprayed the old foundation with some kind of concrete fiber mix. Then they just framed it and had a huge space under their building. It was pretty expensive and was office space.
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Aerlinthian
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Can anything be done with old stone foundation basements?
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Where is BobVila when you need him.
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Modeeb
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Can anything be done with old stone foundation basements?
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Can you repour the walls and floors with waterproof cement? I'm building on IMHO's idea only not going under but making the room smaller and going inside.
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IMHO
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Can anything be done with old stone foundation basements?
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The load bearing walls will always be on top of the old foundation, so you have to pour under and then brace the old foundation by using the concrete fiber materiel.
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Darkblade_The_Great
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Subject:
Can anything be done with old stone foundation basements?
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AzureTyger posted:
We're about to jump on a Victorian that is around 140 years old, so it has a field stone and mortar type foundation. The lot is fla t and the basement is pretty dry, but obviously it weeps a bit as it is deigned to. Now I know that there is no way to turn it into living space, but I wonder what can be done to make it more usable, maybe for a workspace or pool table. The basement on this place is big and not nasty like a lot of them. You can't cover the walls with plaster or mortar can you because the mortar is supposed to crumble over time to preserve the stone? I was thinking of just having the walls white and the floor painted gray kind of thng.
Yes you can improve on it and even have a living space down there, but it will not be cheap. It's going to involve a lot of excavation, a new footing being poured, new drain tile, etc.
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__Bonk__
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Can anything be done with old stone foundation basements?
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My grandparents used to live in an old house like that. It had a stone foundation. When it was sold the buyer removed and replaced the foundation totally with a new concrete one and in the process he turned the house around so that the front door instead of facing east faced south. Amazing!
Also another problem of living in a house like that is they can be declared historical landmarks. My grandparents exterior of the house was declared this by the city and they couldnt by law do any major changes to that part of the house.
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IMHO
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Can anything be done with old stone foundation basements?
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__Bonk__ posted:
My grandparents used to live in an old house like that. It had a stone foundation. When it was sold the buyer removed and replaced the foundation totally with a new concrete one and in the process he turned the house around so that the front door instead of facing east faced south. Amazing!
Also another problem of living in a house like that is they can be declared historical landmarks. My grandparents exterior of the house was declared this by the city and they couldnt by law do any major changes to that part of the house.
The General Contractor that did the concrete and fiber mixture re did the foundation of the building next door too. They replace the old foundation with a compete new cement foundation. They had to replace the old foundation 4 feet at a time. The building was to big to do it all at the same time. In the end it was too expensive, that's why they did the Concrete fiber spray on the next house.
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__Bonk__
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Can anything be done with old stone foundation basements?
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I think that this type of old house might quickly become a money pit. I think that you and your wife Azure should be very, very careful before you buy it. I really do think you also need to look at the electrical system too and dont trust anything the realitor says about the house. Also research to see if the house is a historical landmark too.
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IMHO
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Can anything be done with old stone foundation basements?
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Realtors are what used car salesmen aspire to be.
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Modeeb
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Can anything be done with old stone foundation basements?
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IMHO, my understanding is he is not concerned about the stone foundation, except for it weeping with water. The old load bearing walls resting on stone should be fine. I thought the problem was : Keep the basement dry. Wouldn't red label cement do it?
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Cawlin
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Subject:
Can anything be done with old stone foundation basements?
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AzureTyger posted:
We're about to jump on a Victorian that is around 140 years old, so it has a field stone and mortar type foundation. The lot is fla t and the basement is pretty dry, but obviously it weeps a bit as it is deigned to. Now I know that there is no way to turn it into living space, but I wonder what can be done to make it more usable, maybe for a workspace or pool table. The basement on this place is big and not nasty like a lot of them. You can't cover the walls with plaster or mortar can you because the mortar is supposed to crumble over time to preserve the stone? I was thinking of just having the walls white and the floor painted gray kind of thng.
Remember that just because YOU aren't "living" in the space, anything you store in it IS "living" in that space.
How do you think tools or pool tables like that kind of humidity on a constant basis?
I grew up in a stone farm house with a field stone and mortar foundation/basement. The basement was unusable for anything but a root cellar and/or storage for jars of produce from my parents' victory garden that they'd canned. Even the washer and dryer eventually rusted out down in that constant humidity after not too many years.
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__Bonk__
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Can anything be done with old stone foundation basements?
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http://movieclips.com/ZGTp6-the-money-pit-movie-stuck-in-the-floor/
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Fat_wong
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Can anything be done with old stone foundation basements?
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install weeping tile around the outside of your foundation.
basically you excavate 6 feet deep around your whole house 2 feet wide and fill it with gravel. what you are doing is giving the water an easier way to drain other then through your foundation.
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Can anything be done with old stone foundation basements?
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http://www.seepage.com/services/basement-waterproofing?gclid=CJ_w59G1wa0CFYHrKgodRlCSAw
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eodoll
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Dont buy a 140 year old house - common sense.
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Halloweve
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Can anything be done with old stone foundation basements?
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Fat Wong is right, that's what I had done. I don't think we went 6 feet out tho, I think 3 feet. Old houses rock!
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AzureTyger
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Can anything be done with old stone foundation basements?
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Halloweve posted:
Fat Wong is right, that's what I had done. I don't think we went 6 feet out tho, I think 3 feet. Old houses rock!
Once that is done, can you do anything with the walls and floor (paint etc)? Thus one is about 95% dry, floor is cconcrete with some uneven spots and it has good glass block windows.
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Ptilk
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Can anything be done with old stone foundation basements?
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Divert as much water as you can away from the outside of the foundation. Gutters and downspouts need to be well maintained and get those plastic extender things to attach to the bottom of the downspouts that go 10 feet or so away from the house.
You could have them dig up outside the foundation and install drainage as was mentioned, it helps a lot but can be very expensive.
Nothing you do on the inside is going to help much, most things you do will actually hurt your foundation and your house. Applying any type of sealer, even paint, is bad. The rock and mortar are designed to crumble and sag a bit over time, and sealing them creates fractures and weakens the foundation. It also causes leeching that wicks water up into the sill, damaging the wood, creating rot, and putting more moisture and damage into the living space above the foundation.
You could create false walls inside the foundation, install sump pumps, industrial dehumidifiers, and live with the fact that the area is still gonna be very damp. Up to you. Depends upon how much you want to spend and what you want to do with the space created. Wouldn't be worth the cost to me, but then I never live in a house for more than 2 or 3 years, if I had a place I planned on staying in, I would have to consider the cost vs the space gain.
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paulg_68
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Can anything be done with old stone foundation basements?
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Serious advice, don't buy a house that old.
There will be no end to the problems. It will be one thing after another forever.
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__Bonk__
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paulg_68 posted:
Serious advice, don't buy a house that old.
There will be no end to the problems. It will be one thing after another forever.
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Tych2
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Can anything be done with old stone foundation basements?
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Good advice
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RHWarrior
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Whatever you do, don't forget to install a toilet in your basement.
That way each time you take a solid dump, the fumes stay down there.
Trust me on this.
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Ptilk
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Can anything be done with old stone foundation basements?
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Old houses can be really cool and have a lot of charm. Well worth the effort if you are up to the fact that, yes, they will require a lot of maintenance and have weird quirks to them that can be annoying but not worth the cost and effort to fix. Like doors that stick, floors that are pitched, not enough outlets to plug stuff into, tiny rooms with doors and windows in the exact wrong spot to put any furniture in them, ancient bathrooms with crumbling fixtures that you can't replace without digging up the entire sewage system, and on and on and on.....
I've lived in a few and liked the charm but I'm also lazy these days and wouldn't put up with all the hassle that I somewhat enjoyed when I was younger.
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Halloweve
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Can anything be done with old stone foundation basements?
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It is still a damp feel area..it just doesn't leak water into the basement like it did.
I would never waste time or money painting the old walls. Ptilk mentioned false walls..that's a pretty good thought, and not an insane amt. of money..frame a false wall..put up some drywall..sand and paint.
Just buy and run a dehumidifier 24/7, that should keep that dampness out.
My parents home is 170+ old. His is all sandstone..he never messed painting the walls, he just runs a dehumidifier.
Azure, I had all that other work done because of flooding..you may not need to go thru all that. Just try the dehumidifier first..run the hose to your floor drain and dry it out real good. Keep it running 24/7
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__Bonk__
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If you buy the house figure on putting at least $50,000 to $100,000 of improvements into it. You should budget for that right now at teh start
+
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Fat_wong
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Can anything be done with old stone foundation basements?
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__Bonk__ posted:
If you buy the house figure on putting at least $50,000 to $100,000 of improvements into it. You should budget for that right now at teh start
+
you really know nothing about houses. Quit giving advice.
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__Bonk__
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True but they better have a lot of extra home improvement money if they buy that house
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Fat_wong
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Can anything be done with old stone foundation basements?
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Ptilk posted:
Divert as much water as you can away from the outside of the foundation. Gutters and downspouts need to be well maintained and get those plastic extender things to attach to the bottom of the downspouts that go 10 feet or so away from the house.
You could have them dig up outside the foundation and install drainage as was mentioned, it helps a lot but can be very expensive.
Nothing you do on the inside is going to help much, most things you do will actually hurt your foundation and your house. Applying any type of sealer, even paint, is bad. The rock and mortar are designed to crumble and sag a bit over time, and sealing them creates fractures and weakens the foundation. It also causes leeching that wicks water up into the sill, damaging the wood, creating rot, and putting more moisture and damage into the living space above the foundation.
You could create false walls inside the foundation, install sump pumps, industrial dehumidifiers, and live with the fact that the area is still gonna be very damp. Up to you. Depends upon how much you want to spend and what you want to do with the space created. Wouldn't be worth the cost to me, but then I never live in a house for more than 2 or 3 years, if I had a place I planned on staying in, I would have to consider the cost vs the space gain.
its not too exspensive.
Depends on your main floor square footage, and how much your willing to do yourself.
I had a friend do it for less then 1000 bucks, renting a small back hoe, and having his dad and brother help him.
his house is about 750 square feet.
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Fat_wong
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Halloweve posted:
Fat Wong is right, that's what I had done. I don't think we went 6 feet out tho, I think 3 feet. Old houses rock!
well, 6 feet is for down.
but really you should go down to the bottom edge of your foundation. and 2-3 feet out.
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Cawlin
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Well I know something about owning a very old house - the one I grew up in was old like that, without a level floor or a square corner in the place. When we took out the "storm windows" and put in the screens each year, we had to have the screens and the storm windows numbered so we could get them all back into the right windows back in the Fall again because none of them were the same goddamn size. The first year we found that out was a treat.
Let's see what else was a problem - oh yeah, the very neat looking and traditional slate roof - what a HUGE pain in the ass that was when it started to leak... or when the wind came up and sent 3 pound spinning slate decapitators flying across your property or onto your cars. The roofers never did get the leaks fixed around where the old chimneys were but had been removed since the house no longer used fire places.
The basement was almost completely wasted space - I can't even begin to catalog the number of things that were ruined by mildew and mold down there over the course of time my family lived in that house.
The rooms were oddly shaped with huge cast iron radiator heaters that were 3 or 4 feet tall, stood out from the wall almost a foot and were 3 or 4 feet long - taking up 30% of all usable wall space in the already too-small rooms.
Closet space was grievously minimal - great if you were Amish and had two sets of clothes - your holy clothes and your Holy clothes for churchin on Sunday, but if you had more than that, you were SOL.
Windows leaked like sieves, air and water, those beautiful wide window sills (because the walls are 18" thick are useless for decorating because they're always wet because unless you entirely rip out the windows and redo them, there's no amount of "caulk and weather stripping" that will help. You need to use those big windows for shelf type storage space too because you can't hang siht on stone walls like book shelves... yeah I think almost as much stuff got ruined on the leaky wide window sill of my bedroom as got ruined in our swampy basement.
Wiring and circuitry - what a fkn joke... you have no more than half the outlets you will need for anything approaching a modern lifestyle, and those outlets will all be in terrible places. Your switches and light fixtures will be in stupid places and if you want to run new ones, yay for plaster and lathe - you can just run some conduit though along the baseboards and up the corners if you like right?
Living in an old house is for people who really love inconvenience or for people who really want to actually spend all their spare time working on their house. Sure they're charming, but when the guests leave and stop raving over how charming your country home is, you have to live in it while the leaks and problems ruin not only your belongings but your savings and your patience...
Yeah I watched my dad spend just about every spare weekend hour struggling to make our 100+ year old stone farm house livable that when someone came along and offered to buy the property, he couldn't make the deal fast enough and was willing to live in a hotel if he had trouble finding a new home to live in just so he wouldn't have to delay the sale on that old farm house.
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Ptilk
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I had no idea it could be that cheap to do. Never had it done, but I did have a sewer main replaced once. Had to dig up like 80 feet and put in new pipe....cost over 12K. Ouch. So I was thinking it would cost something like that.
Maybe I just got ripped off, but it was the cheapest estimate I got from 4 different contractors.
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Cawlin
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Ptilk posted:
I had no idea it could be that cheap to do. Never had it done, but I did have a sewer main replaced once. Had to dig up like 80 feet and put in new pipe....cost over 12K. Ouch. So I was thinking it would cost something like that.
Maybe I just got ripped off, but it was the cheapest estimate I got from 4 different contractors.
It was that cheap to do because he rented the backhoe himself, and substituted 3 laborers with himself and his relatives. He dug a trench around a 25' by 30' square roughly...
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__Bonk__
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Can anything be done with old stone foundation basements?
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I dont know if that feat is possible for a fat Outposter to do.
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Fat_wong
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Subject:
Can anything be done with old stone foundation basements?
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__Bonk__ posted:
I dont know if that feat is possible for a fat Outposter to do.
fat outposters work smart, its how we can stay plump!
not hard and stupid like some people
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BubbleDude
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Subject:
Can anything be done with old stone foundation basements?
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Fat_wong posted:
__Bonk__ posted:
If you buy the house figure on putting at least $50,000 to $100,000 of improvements into it. You should budget for that right now at teh start
+
you really know nothing about houses. Quit giving advice.
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BubbleDude
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Subject:
Can anything be done with old stone foundation basements?
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An old farm house I lived in as a kid has one of these:
Coal.
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SoBaKi
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Can anything be done with old stone foundation basements?
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Dry river bed, 10Mil plastic, good gutters and landscaping.
There really is only so much you can do with a house that old.
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Cawlin
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Can anything be done with old stone foundation basements?
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BubbleDude posted:
An old farm house I lived in as a kid has one of these:
Coal.
Yep, so did the one I grew up in. How many times a week did you have to haul out buckets of ashes? For me it was 2 or 3 times a week, 3 or 4 buckets each trip during the winter... MAJOR suckage... 
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AzureTyger
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Can anything be done with old stone foundation basements?
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I owned a 100+ year old house before for about 6 years and loved it. This is a well updated home in a great historic district with fantastic schools. But obviously I will have an inspector go through it.
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NuEM
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Can anything be done with old stone foundation basements?
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I don't have anything meaningful to add so I will instead try to assert my superiority by stating that a 100+ year old house isn't old. Or something to that effect.
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Coriolus
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Subject:
Can anything be done with old stone foundation basements?
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You can dig it up and put in a membrane wrap all around it and your basement will be dry as bone.. and also a sump pump if required..
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