New Roof For Berrybrier + a Dormer!

Even before I bought Berrybrier, I knew the house needed a new roof. The listing actually mentioned this and – despite not seeing any leaks after a strong rain during escrow – it clearly needed to go. It was a hot mess of a roof in a city where waterproofed roofs are pretty dang critical. This was no DIY project my friends. It was time to bring in the professionals!Berrybrier | Roof.jpg

Although it’s not currently in vogue, I knew I wanted to replace the roof with another light colored shingle roof. The Portland summer sun is hot, hot, hot! When it bakes down on the house the upper floor becomes an oven of trapped heat. The lower level of the house manages to stay cool if it’s just a single hot day or even two hot days in a row, but any more than that and the house gets sweltering. A light colored roof can do wonders in keeping a house cooler. I picked Owen’s Corning’s Sierra Grey which I knew would go well with the exterior paint color I had in mind.

There was one other thing that I wanted to do when I replaced the roof though: add a dormer. The layout of the upstairs bedrooms with the stairwell made the house a perfect candidate for a dormer right at the top of the stairs. You see, when you walk up the stairs at Berrybrier there’s a large landing between the two bedrooms and across the landing from the stairs is a little door to a storage space. You can see the little crawl space door at the top here.

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Well a simple dormer added at the location of this crawl space could launch a huge amount of potential for Berrybrier. Adding a room in this space with a window would also allow more light into the stairwell. The future potential though is huge. A bathroom at this location would not only add incredible convenience to the upper floor bedrooms, but it would also turn this house into a 3 bedroom 2.5 bathroom house effectively doubling its value from my purchase price. Equity, baby! It’s important!Berrybrier | Crawl Space

I went about interviewing roofers shortly after I bought the house and trying to draw up plans for a dormer to get approved by the city development department. That was stressful! And then there was the whole manner of finding someone who could build the dormer too. A couple weeks into my search I mentioned my need for a roofer to Erik from next door who – of course – had a guy. A few days later Rigo was at my house and he said he could build the dormer too. Woohoo!

After inspecting the roof, Rigo was able to tell me that it had the original cedar shingle roof below two layers of asphalt shingles. This meant, I needed a complete tear off of all three layers of roofing and a new layer of plywood sheathing before the new roof went on. Of course, this is about triple the work of adding a new asphalt single roof and thus about triple the cost. Oh the joys of homeownership!

Berrybrier | Roof Shot

Off to the computer I went drawing up plans for a dormer addition. It took me about a week of a couple hours work after my 9-5 job to complete the plans. I was able to go to the Portland Development Bureau’s homeowners’ night and get my drawings looked at after working hours. It’s a busy Thursday night at homeowners’ night and after waiting two hours I thought I would have to go home without a permit. Luckily, they squeezed me in right at the end and approved my plans quite quickly! Even better, Rigo and his crew were able to start work the same week I finally got permits for the addition of the dormer!

The first thing they did was rip off the entire roof! It was the very bitter end of last September at this point, but 2017 was a hot, dry summer and we managed to avoid any rain. I know, hard to believe it’s Portland, right? They spent about just a couple of days with a crew of 4 or 5 guys to rip off all three layers of roofing. The sheathing then took another couple of days. They layered waterproofing over the sheathing very quickly. They split the roof side by side and did demo, sheathing, and waterproofing on one side before moving to the other. This kept an assurance that just in case it did rain my house wouldn’t end up flooded! I wish I’d gotten a picture of this crazytown Frankenstein roof, but the guys did it so quickly while I was at work a basically blinked and missed it!

They did all of this work on the roof in the existing plane of the roof before on Saturday October 7th in the morning a crew showed up and cut a GINORMOUS hole in my roof! It was amazing to watch them just take a bunch of saws and just go at it! Here’s all the guys smiling once the hole was complete and they were ready to start the next phase of work.

Berrybrier | Whole in the Roof

Within just a few days, they’d built the shell of the dormer and completed the roof! I was amazed that just four days later the dormer went from a dream and a hole to an entire new room! From the outside, it looked like it belonged. I wanted an addition that looked intentional, like it could have existed from the beginning and this one had that vibe. Sure, it was only a shell that first week – just enough to keep the water out – but it felt right!

One thing I wasn’t in love with though? The dark black roof vents on the opposite side of the roof. They looked jarring against the light grey shingles and stood out way too much for my liking. I asked Rigo about them and he was quick to let me know they also made light grey ones (like were on the old roof) and he could switch them out in a couple of weeks. Yay!Berrybrier | Black Vents

Back to the dormer though! A quick couple days later and the dormer was sided and trimmed out to match the house. The guys finished up work on the interior of the dormer, adding appropriate studs and structural elements. The only remaining item was the window… which was on back order until November of course! Brrrrr! The weather was starting to get cold now and there was still a gaping hole in my house! A normal person would have selected a different window that was more readily available. But not me! See those green aluminum exterior wood interior windows? I was duplicating that in the dormer, no matter what!

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This was a long phase of a crazy looking house, but wrapping up the new roof was a huge relief, despite the $12 grand now missing from my bank account, I felt like I’d really gained a sense of security knowing water wasn’t going to start pouring in one way or another. The dormer came in a 4k plus an almost $500 window. Both were huge investments in the house, the dormer obviously was an optional add, but the pricing felt right and the timing was good to ensure everything was waterproofed together.

Waiting on the window proved to be the most difficult thing due to the weather. The house was freezing! I slept in my sleeping bag in order to stay warm. The house felt like a stranger at this point because so much was going on. See that picture above? The windows were all taped off for painting, the new electrical meter and service had been rewired by the city, everything was happening all at once and boy did I have a thousand things to do! More on that soon…

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Demo Day! Goodbye Bathroom!

We demo’ed the bathroom! It’s all gone now. Actually it’s been all gone for many months and I’ve just been too busy putting it back together to actually blog about it. 🤣 Anyways, I thought I’d give you the run down of the demo days and some excellent after pictures… of my filthy demo face. Overall this was my second time demo’ing a bathroom and I have to say it went vastly better than the previous time as I did not end up in the hospital with a cornea infection. Yup. That happened a few years ago when I helped demo my parents master bathroom and it hurt like a motherf***er! But that was last time and this is this time. Let’s concentrate on Berrybrier today!

Let’s start with how the bathroom started out. Do you remember this magenta madness? The bump out above the mirror floated there like an overly long soffit that just might fall off while you were on the toilet. There were only about 12″ between the sink and the corner of the tub for you to slink by to get to the toilet. The shower head was not operational, but someone had used it previously which is why everything was rotting. Everything was filthy. I can’t even talk about the floors, but I will say someone decided to wrap the flooring vinyl up onto a teensy counter by the sink. That tub was amazingly comfortable and taking baths is my favorite, but this tub was ginormous. WAY too big for such a tiny bathroom.

Demo day got off to a slow start as I was exhausted and slept until 8am; which isn’t really even that late honestly. My mother was still staying here and she had planned to have a visit with our cousin Mary that am. So I slithered out of bed half comatose and made myself some toast and jam and was munching away on that sitting in my bathrobe when Mary arrived. Let me clarify: Mary arrived in work clothes ready to help with demo. Somehow my mom had missed that memo and here I was totally unprepared to start with lots of helping hands. Ofph! 🤭

Once the confusion was sorted out, I threw on some proper clothes and we got to work. First we removed the mirror on the back wall and Mary and my mom tackled the weird wooden tub surround.

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They were removing the decorative molding and flat panels so we could see properly what was going on beneath it. We’d already drilled enough holes in it to know that it was not a clawfoot. Cue the ugly crying. But! This worked out because knowing it was a clawfoot would have caused me to try and save it and this bathroom is just WAY TOO SMALL for a bathtub that large.

Underneath, you can see this tub was barely supported from the upper lib, nothing was supporting it below. We eventually wedged a furniture dolly beneath it in hopes we’d later be able to roll it out of the bathroom that way.

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After that, we moved on to tackling the removal of the sink and toilet. Since none of the water shut off valves in the bathroom actually functioned, this involves turning off the water at the main. Eek! Which in turn meant my house no longer had a functioning shower or a bathroom or even running water in the kitchen. Yay! Also… I had to google how to remove a toilet. Thank god for the internet, it’s basically teaching me everything these days.

The more we removed, the more we found, like this cute swans wallpaper!

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At this point, things were looking… better?

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Seems like a good time for a simple, easy task like removing the little corner Ikea cabinet, right? Well, that came down quick, but we also discovered some gnarly mildew behind the Ikea cabinet! At this point, Mary had to leave, which was extremely understandable. Ha!

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After Mary was on her way, it was time to turn our attention to the elephant in the room: the overly large (but extremely comfortable) bathtub. In order to move that tub anywhere, I had to disconnect the plumbing. Well… the pipes I needed access to were in the wall, so I had to do a little demo in the half bathroom as well! I removed the faux wood paneling from two of the bathroom walls with a mini crowbar and hammer in less than 15 minutes and what to my wondering eyes should appear? A miniature sleigh and eight tiny reindeer hole already cut into the wall! This is probably why that paneling went up!

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I made the hole bigger with my hammer, grabbed a metal blade for the sawzall, and started cutting. Bing, bang, boom and the tub was no longer connected to the house! Yes that is the toilet in the foreground of the picture below. The half bath is VERY TINY. It’s basically a quarter bath, but don’t that to him, he’ll get all offended.

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Once it was disconnected, it was time to try to get this tub out of the bathroom! With enough prying of the tub with a spare 2×4 we were able to raise the tub high enough off the supports to get the furniture dolly wedged nearly all the way under the tub. Once that was done we were able to a remove the rest of the rotting wood surround and supports and the bathtub was freed! I know this is a terrible photo below, but you get the idea.

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We wheeled the bathtub out of the bathroom, taking out the door frame in the process and left it in the kitchen, because that was as far as two people could move it alone. Now that bathtub stayed in my kitchen until early February when my Aunt Stephanie and Uncle Mike came to visit and helped me conquer a few tasks around the house. The two of them, plus my sister and I were finally able to move it out of the house lifting together! But don’t let me get distracted, back to demo day 1: after the tub was out of the bathroom and into the kitchen, though, it was time to go to sleep. We were exhausted.

The next day was lathe and plaster demo day! We spent the entire Sunday taking out as much of the lathe and plaster as possible. It was crazy town and filled the floor with debris. We filled 7 contractor bags full of lathe and plaster from this little room, despite me keeping a ton of the longer pieces of lathe!

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Seriously, you think that it’s a small room, but oh. my. god. The whole room was 2 feet under lathe and plaster. We filled SO MANY BAGS! All stuffed and weighing a bazillion pounds, full of lathe and plaster!

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Once the lathe came down, we found some not so great things, like exposed knob and tube wiring. And knob and tube wiring that just ended in the plaster after someone removed some sconces… Yeah, not good. Luckily, electricians were scheduled for just a few days later!

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Once the floors were swept clean of all the debris and the little discoveries were made, we were even more tired than the night before and we were absolutely filthy. Oh, and my mom was so ready to fly home he next day to her comfortable bed and house that requires no demo. She was ready to relax!

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I was also filthy, but very much excited for the projects ahead! I knew that this was a huge step, but a super exciting one because soon I’d have a fully functional bathroom and it was going to be so freaking pretty!

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Of course… finishing that bathroom took me about 2 months longer than I thought it would and in my incessant push to finish, I neglected this blog. But don’t worry, y’all. I still took pictures and am here to overshare.