HISTORIC STRUCTURE REPORT FOR
THE CARMIN HOUSE IN MATTHEWS, INDIANA
A CREATIVE PROJECT
SUBMITTED TO THE GRADUATE SCHOOL
IN PARTIAL FULFILLMENT OF THE REQUIREMENTS
FOR THE DEGREE
MASTER OF SCIENCE IN HISTORIC PRESERVATION
BY
BRADLEY ALEXANDER CARTER
MAHESH DAAS
BALL STATE UNIVERSITY
MUNCIE, INDIANA
MAY 2013
CONTENTS
ACKNOWLEDGEMENTS
iii
INTRODUCTION
v
METHODOLOGY
vii
1. HISTORY OF MATTHEWS, INDIANA
2
2. HISTORY OF THE CARMIN HOUSE
Historic Floor Plans
6
8
3. ARCHITECTURAL DESCRIPTION
Current Floor Plans
13
28
4. SITE PLAN
31
5. CONDITIONS ASSESSMENT
Site Plan
Exterior
First Floor
Second Floor
Small Attic
Main Attic
Outbuildings
33
35
36
46
68
77
80
83
6. PHASING OF RESTORATION AND IMPROVEMENTS
86
7. COST ESTIMATE OF PROPOSED TREATMENTS
91
Exterior
First Floor
Second Floor
Attics and Misc.
Future Treatments
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94
97
98
99
ii
8. FLOOR PLANS FOR COMPLETED RESTORATION AND
FUTURE IMPROVEMENTS
100
9. RENDERINGS OF COMPLETED RESTORATION AND
FUTURE IMPROVEMENTS
103
BIBLIOGRAPHY
108
ACKNOWLEDGEMENTS
The journey to complete my Masters of Science degree in Historic Preservation
has been long and very difficult at times. This journey began in the fall of 2010, and has
taken three years to complete due to being derailed by military training, and a
deployment to Iraq in support of Operation New Dawn in 2011. Throughout this time
period I have had the support of many friends, family, professors, classmates, and
superiors in both the Indiana Army National Guard and in my civilian job. However,
there are a few specific people I want to give special recognition to.
My parents have always encouraged me, and shown their support in every
endeavor I have pursued. They have always pushed me to succeed, and passed on their
extraordinary work ethic to me. Thank you for believing in me and my dreams, Dad
(Howard Carter), Karlene (Stepmother), and Mom (Sherry Carter). I love you all very
much.
My professors in the Historic Preservation department have been outstanding
mentors to me over the past three years. I have learned a great deal from their
experiences. Thank you very much Duncan Campbell, Susan Lankford, Frank Hurdis,
and Cynthia Brubaker.
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My superiors in both the Army and my civilian job have always understood my drive to
better myself professionally. They have encouraged me to finish my degree, and have
always been willing to help where they could, but specifically for working with my class
schedule as a full time student. Thank you for your support and understanding Tanya
Brock, and CPT Ted Lich.
I have saved two most important people to thank for last. My wife, Dani, has
faithfully stood by my side for the last six years. She has guided, and supported me
through many difficult nights of writing papers, completing assignments, and constant
stress and uncertainty. During this time she stood up, and took charge of our household
to include taking care of our beautiful 18 month old daughter. You are my rock, and I
will always stand by you. I love you Dani. Lastly I want to thank my daughter
Annabelle for providing me with inspiration, drive, pride, and a smile when I needed it
the most. She has had to sacrifice time with me for the last year, and although she will
not remember, it is admirable. Thank you very much Annabelle. Your Daddy loves you
very much.
This creative project is dedicated to all of you. Again thank you very much. I
could not have done this without any of you.
INTRODUCTION
It has often been said that all things fade away into history. However, do they
really fade away, or are they just forgotten about? This is often the case when discussing
historic buildings because in all reality they are forgotten, and then their story fades
away. It is with this concept in mind, that the Carmin House became the subject of this
project.
Historic homes tend to lose their stories and history when they are not associated
with national heroes, or historically prominent citizens who are important to the towns,
cities, and states they lived in. This is the case with the Carmin house. The only
historically significant person from Matthews, Indiana to own this home was Ned
Carmin, the town grocer, and his wife Leona. A great deal of the home’s history was lost
due to lack of public documentation, and because often the history of a home is not
passed on from one owner to another. The history of a home is important in order to
conduct a restoration. However, it can also be discovered by examining the home itself.
This is why historic structure reports are completed before a restoration is done.
The following historic structure report was conducted on the Carmin House with
the intent of providing historical information about the home, and preparing for
restoration. This home has a great deal of potential for restoration due to its current
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condition and its level of completeness as an historic structure. This will provide
the necessary tools for its current owners to repair, restore, and to start another chapter in
the over one hundred year history of the home.
METHODOLOGY
Historic structure reports are comprised of several different elements. Historical
documentation is indeed one of the necessary elements, but there is much more to the
report. These reports contain information about the history of a structure to include floor
plans, photographs, maps, and property information. The current state of the structure is
also assessed by identifying conditions of both the overall building and individual
architectural components that are in need of repair. A cost estimate is then provided for
these repairs or improvements if necessary. New floor plans are also provided if
necessary. All of these elements were created for the report on the Carmin House.
There is very little historical documentation for the Carmin House, but what
documentation that does exists was acquired through analyzing historical documents and
conducting interviews with previous owners of the home. Preliminary research on the
history of the home was first conducted by examining historical property transfer books
housed in the Grant county courthouse in Marion, Indiana. These books provided
information on the previous owners of the house, improvements done to the property, and
information on when the home was constructed. Historic Sanborn Fire Insurance maps
were examined next in order to see the original footprint of the house and to determine
the year in which the house was constructed. Two separate interviews were also
conducted with two previous owners of the home in order to determine what changed the
home had endured on both its exterior, and interior over the course of its life. One of
these interviews, the interview with Mick Carmin, was conducted while walking through
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the entire home, discussing how it has changed room by room, discussing the changes to
the site of the house, and finally the changes in the outbuildings. These interviews
provided a great deal of information. Unfortunately, historical photographs have yet to
surface of the home. All of this information was combined in order to provide the history
of the home, to include two different sets of complete historic floor plans.
The examination of the home itself involved a great deal of time. The exterior of
the home was examined first. Each elevation of the home was examined separately from
the foundation to the roof. The architecture, building components, and current conditions
of the home were documented with the use of photography during this examination; all
photographs were taken by the author. The interior of the home was documented through
a similar process in which each room was examined from floor to ceiling, and
documented separately. Once these examinations were complete, the data was compiled
into a conditions assessment to include proposed treatments. The assessment follows the
same organization by which the conditions were identified. Each elevation is labeled, as
well as each room. Conditions and treatments were identified by referencing the
Preservation Briefs provided by the National Park Service. These briefs provide
guidance on the rehabilitation, restoration, or preservation for specific elements of
historic structures. Preservation briefs were used to identify conditions, and to determine
the proposed treatments for the following: historic wooden windows1, historic interiors2,
1
John H. Meyers, “The Repair of Historic wooden Windows,” Preservation Brief, no. 9 (1981),
http://www.nps.gov/history/hps/tps/briefs/brief09.htm (accessed March 1, 2013).
2
H. Ward Jandl, “Rehabilitating Interiors in Historic Buildings: Identifying and Preserving CharacterDefining Elements,” Preservation Brief, no. 18 (October 1988),
http://www.nps.gov/history/hps/tps/briefs/brief18.htm (accessed March 5, 2013).
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and historic flat plaster.3 Once the data for the conditions assessment was compiled, a
cost estimate was then created for the treatments proposed for necessary repairs. The
estimate follows the same organization as the conditions assessment. Each treatment is
labeled, and shows the estimated cost to repair it. The cost of each treatment was
determined by utilizing a web based estimation service named Get-a-Quote.com.4 These
web based estimates are taken from the National Estimate Books, as well as Indiana
Heavy Construction Book. All cost estimates were determined as accurately as possible.
The final part of the report involved the creation of a restoration plan for the
home, which was broken down into three phases. Following the planning for the phases
of the restoration, new floor plans were created to reflect its completion. Renderings
were also created to illustrate what the exterior of the home will look like at the
completion of the restoration, as well as the addition of future improvements to the home.
This completed the process of creating the report.
Creating the historic structures report for the Carmin House was an intensive and
complex process, but it will provide a great deal of information about the home. This
information will serve as a tool which can be used in the restoration or rehabilitation of
the home.
3
Mary Lee MacDonald, “Repairing Historic Flat Plaster: Walls and Ceilings,” Preservation Brief, no. 21
(October 1989), http://www.nps.gov/history/hps/tps/briefs/brief21.htm (accessed March 5, 2013).
4
The Craftsman Book Company, “Get-A-Quote.net: Online Construction Quotes for Contractors,” The
Craftsman Book Company. http://www.get-aquote.net/QuoteEngine/costbook.asp?WCI=CostIntroFrameSet&BookId=31 (accessed March 20, 2013).
Historic Structure Report
210 West 8th Street Matthews, IN
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History of Matthews,
Indiana
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History of Matthews,
Indiana
Location of the
Carmin House
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Fig. 1. Composite Sanborn Map of Matthews, Indiana from 1904
The Sanborn Fire Insurance Co. created maps of cities and towns beginning in the late 19 th century and as late
a the 1950’s. These maps were created purely for insurance purposes, but now provide a great resource for
researching historic buildings, towns, and cities. These maps were updated as towns and cities grew, and updates to homes were also documented. Buildings materials were designated on these maps through the use of
different colors; construction type was also documented.
4
History of Matthews,
Indiana
History of Matthews
The town of Matthews, Indiana was founded in 1895, by the
citizens of New Cumberland, and named after the then Indiana
State Governor, Claude Matthews.5 The town was located near
the center of the Trenton natural gas field. It was hoped, by its
new citizens, that Matthews would eventually replace Indianapolis as the state capital, and attributes to the towns unusually wide streets.6 At the height of the gas boom in 1902, Matthews boasted 15 glass factories, 4 churches, 4 drug stores, 7
restaurants, 2 newspapers, 2 banks, 7 blacksmiths, 1 dentist, 4
doctors, 24 general stores, 2 laundries, 1 bakery, 2 furniture
Fig. 2. Town of Matthews c.1900,
http://www.townofmatthews.com/
stores, 2 morticians, 2 real estate agencies, 2 insurance
men, 3 barbers, 3 attorneys, 1 jeweler, 1 photographer, 1 telegraph office, 2 ladies hat shops, 3 hardware stores,
2 candy stores, 4 sawmills, 6 livery stables, 22 saloons and a justice of the peace.7 Today, it is hard to believe
that the now little town of Matthews ever had a need for all of these amenities. After the gas wells went dry in
1903, people started to leave the town.
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By the 1940’s, Matthews looked more like a ghost town than a booming town that once had a bid in to be the
new state capital. Today, the only remnants of the once booming town are a handful of historic buildings on
Main Street, to include historic buildings such as the grain mill and Grant County’s only covered bridge. 8
5
Town of Matthews, “Story of Matthews,” Town of Matthews, http://
www.townofmatthews.com/ (accessed February 18, 2013).
6
Princeton University, “Matthews, Indiana,” Princeton University, http://
www.princeton.edu/~achaney/tmve/wiki100k/docs/
Matthews,_Indiana.html (accessed February 18, 2013).
7
8
“Story of Matthews.”
Marion/Grant County Convention & Visitor's Bureau, “The History of Marion and Grant County, Indiana,” Grant County Economic Growth Council,
http://www.grantcounty.com/discover-grant-county/history (accessed
March 10, 2013).
History of the Carmin House
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History of the
Carmin House
History of the Carmin House
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According to the 1904 Sanborn Fire Insurance Map of Matthews, IN,
the Carmin house was constructed c. 1904.9 The house is located at
210 West 8th Street on lots 7-11 of Matthews First Addition in the
town of Matthews, on part of Section 04, Township 22N, Range 09E
of the Federal Land Survey.10 According to the transfer books of
Grant county, it appears the first owner of this property was W.A.
Funk. Funk owned this property prior to March 31, 1908. According
to the transfer books, Funk owned lots 1-28 in Matthews at the
time.11 Values of land or improvements were not listed, but there Fig. 3. North Façade of the Carmin House taken by Author
were several entries showing where he sold his land in pieces.
Funk sold the house and the land to the Jones family of Matthews in 1908. Ned and Leona Carmin purchased
the house and land from them in 1935 after it had sat empty for three years. According to Mick Carmin, son of
Ned and Leona, his parents had to do some repair work to the house such as replacing broken windows when
they first moved into the home. Ned also made improvements to the house over the years, many of which have
been retained.12 He replaced the original wood wrap-around front porch with a fieldstone porch across the
northern façade in the late 1930’s, and also enclosed the back porch, turning it into a laundry room and pantry
with custom built cabinets that he made. Ned also had the original wood clapboard siding on the exterior of
the house covered with asbestos siding in the early 1940’s. Lastly, Ned built cabinets for the kitchen that are
now located on the closed-in porch. Ned also constructed a garage on the property in 1945 from materials salvaged from a house that had burned in Matthews.13 The home was named after the Carmins due to Ned’s major contributions and because he owned the grocery store in town at this time, making him the homes most
prominent owner. At this time the Carmin’s owned lots 1-28, or the entire block in which their home was located. The Carmin’s sold off many of the lots and in 1954 sold their home to Marian and Yetive Williams.
9
The Trustees of Indiana University, “Indiana Spatial Data Portal,” Indiana University, http://gis.iu.edu/isdp_dl/map/
IN24k_quad_index_899_m10000.html (accessed January 20, 2013).
10
Grant County GIS, “Grant County Indiana,” Grant County Indiana,
http://grantin.egis.39dn.com/# (accessed January 20, 2013).
11
Grant County Property Transfer Books, Jefferson Township, Grant
County Courthouse, Marion, IN.
7
History of the
Carmin House
History of the Carmin House Cont.
According to Mrs. Williams, her husband, Marian, contributed to the second phase of improvements conducted
on the house.14 Marian divided the large bathroom into two, remodeled the kitchen, and built in the wooden
closets in two of the bedrooms on the second floor. The Williamses also added in dropped ceilings throughout
the home, constructed a built-in stereo cabinet below the staircase in the parlor (livng room), added on a laundry room with a storm water drainage system to the storm sewer, and added a carport to the garage. Marian
and Yetive Williams owned the property for the next 44 years until they sold it to Eric and Sheryl James on
October 21, 1998.15
The Jameses owned this property until they sold it to Tim and Michelle Schuller on July 1, 2001. By this time,
the total value of land was $1,500 with a value of improvements at $21,600. The Schuller’s would continue to
own this property until September 13, 2010 when they sold it to Bradley and Danielle Carter. At the time of
sale, the value of land had risen to $15,400, and the value of improvements had risen to $47,200, even though
the house had set empty once again for three years. The Carters are currently the owners of this property.16
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The Carmin House is a valuable historical asset to Matthews due its connection with a former prominent citizen. The house also still retains its architectural integrity, despite an addition, which adds to its significance
as a contributing structure for the period when it was constructed. The restoration of this home would also
add to the historical context of its location, since the west end of 8th street is one of the most historically complete sections of the town. The house would then further serve as an anchor point for the preservation of the
remaining homes on the street.
12
Mick Carmin, interview by author, Matthews, IN, February 25,
2013.
13
Ibid.
14
Yetive Williams, interview by author, Matthews, IN, November
2010.
15
16
Ibid.
Grant County GIS, “Grant County Indiana,” Grant County Indiana,
http://grantin.egis.39dn.com/# (accessed January 20, 2013).
Historic Floor Plans
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1904 Floor Plans
First Floor
108/Dining
102/ Sitting
107
106/Kitchen
N
Front Porch
Scale 1”- 1’
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101/Parlor
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Second Floor
1904 Floor Plans
Small Attic
Scale 1”- 1’
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201/Bedroom
203/Bedroom
202/Bedroom
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1935 Floor Plans
First Floor
103/104
106/Kitchen
107
WC
102/ Sitting
108/Dining
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101/Parlor
N
Front Porch
Scale 1”- 1’
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Second Floor
1935 Floor Plans
Small Attic
Scale 1”- 1’
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201/Bedroom
203/Bedroom
202/Bedroom
Architectural Description
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Architectural Description
Site Plan
Site Plan
The site for the Carmin house is comprised of four separate
lots totaling .68 acres of total land. The east side of the site
contains an asphalt driveway with trees lining its entire east
side. This side of the site also contains the garage, house, coal
shed, and tool shed. The west side of the lot contains the
swimming pool, and eight trees, three of which are old growth.
Directly behind the home on the east side of the site are also
the historic cistern, and the well house that once both serviced
the house. The cistern is currently out of use, but the well
house is still being used to proved water to the home.
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The grading of the site is mostly flat, except for three locations that slope to a lower grade. The land between
the asphalt driveway and the east side of the house slopes down to a lower grade allowing for storm water to
drain away from the house. The case is the same on the west side of the home. The land begins to slope down
to a lower grade right in line with the swimming pool, and allows for storm water drainage on the west side of
the home. The land directly north of the house between it and the road also slopes to allow for storm water
drainage. On the north side of the fence row on the south side of the site contains one small hill.
The site also contains a concrete sidewalks on the south, west, and north side of the home. A concrete slab also
exists on the site on the south side of the home. An historic concrete sidewalk is also present on the north
boundary of the west side of the site.
All trees and foliage on the site currently do not acquire any attention.
The site as a whole is very stable at this time.
15
Architectural Description
Overall Exterior
Exterior
Overall Exterior
The house at 210 West 8th Street in Matthews, IN is
a one- and- a- half story vernacular T-plan home constructed c. 1904. The first floor is contained within
the full length and size of the house, while the second floor only covers three-fourths of the house and
connects to an attic over the rear of the first floor.
The attic covers the full length of the second floor.
The entire house contains 11 rooms, including two
attic spaces.
On the west elevation, the original brick foundation
has been covered with a contemporary concrete parging. The foundation around the rest of the home is either
concealed by earth or an exterior addition such as a tone porch or concrete slab. The foundation of the enclosed
back porch was altered, and is comprised of historic concrete block.
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The 1940s asbestos shingles cover the original wood clapboards
The roof of the home is comprised of modern asphalt shingles. One main chimney extends above the roofline
that runs down the center of the home. It is comprised of brick masonry. A smoke stack exists on the rear of
the house, and is attached to the natural gas hydronic (water boiler) heating system for the home.
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Architectural Description
Main Façade & East Elevation
Exterior Cont.
Main (North) Façade
The main façade of the house contains two floors. The first floor of the
main façade contains a porch constructed of field stone masonry with a
rod iron railing, and is constructed in the Colonial Revival style which
replaced the original wood wraparound porch in the 1930’s. There are
two openings on the first floor, one on the east side of the façade and
one on the West side of the façade. The opening on the east side of the
façade is a window opening which contains one double-hung vinyl replacement window. The trim around the window, to include the stool and lintel are covered in aluminum. The
opening on the east side of the façade is a door opening. It contains a contemporary steel exterior door with an
historic Segmental Portico above it and ionic pilasters on either side of it. The second floor contains one opening centered on the façade, and it contains a window. The window is identical in style to the one on the first
floor. Asbestos siding is present on the entire façade up to the exposed wood eaves beneath the roofline.
East Elevation
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The east elevation of the house contains two floors, just as the main façade does. The foundation of this elevation is obscured by earth, but
where it can be seen it is brick masonry. There are five openings on the
first floor, two on the north side of the elevation, and three on the south
side of the elevation. The openings on the North side of the elevation are
window openings which contain two contemporary double-hung vinyl replacement windows each. The trim around the window, to include the
stool and lintel are covered in aluminum. The three openings on the
south side of the elevation are contain one awning window and two double hung vinyl replacement windows. The trim around the window, to
include the stool and lintel are covered in aluminum. The second floor contains two openings, one on the North
side of the elevation, and one on the South that both contain windows. These windows are both double-hung
contemporary vinyl replacement windows and are the same as those on the main façade. Asbestos siding is
present on the entire façade up to the exposed wood eaves beneath the roofline.
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Architectural Description
South Elevation
Exterior Cont.
South Elevation
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The south elevation of the house displays the one and a half
story of the home. The foundation of this elevation is partially
obscured by concrete. The foundation that can be seen is brick
masonry, except for where the original back porch was closed
in, and it is comprised of concrete block. The single story portion of this elevation contains three openings, two on the western side of the elevation and one centered on the elevation.
The openings on the west side contain one opening for a window and one for a door. The window opening contains an historic wood casement window with a wood storm
window. This window is framed with a decorative wooden lintel with aluminum flashing and wooden sill. The
door opening contains a contemporary steel exterior door with a three-over-three window in it, and a single-lite
aluminum storm door. Above the door is a simple wooden pediment supported by square wooden columns.
Wooden steps lead up to this door. The opening centered on the façade is a window opening containing a contemporary double hung vinyl replacement window. The trim around the window, to include the stool and lintel
are covered in aluminum. The openings on the two story portion of this elevation contain windows in the same
style as the vinyl replacement window centered on the elevation. Asbestos siding is present on the entire elevation up to the exposed wooden eaves beneath the roofline.
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Architectural Description
West Elevation
Exterior Cont.
West Elevation
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The west elevation of the house displays the one-and-a-half
story of the home. The foundation is comprised of brick
masonry, except for where the original back porch was
closed in, and it is comprised of concrete block. There are
two openings on the first floor of the two story potion of the
house, and two openings on the single story portion of the
house which is on the south side of the elevation. The
openings on the north side of the elevation are window
openings which contain one historic wooden casement window with a storm window, and a contemporary doublehung vinyl replacement window. The wooden window is
framed with a decorative wooden lintel with aluminum flashing, and wooden sill. The trim around the vinyl
replacement window, to include the stool and lintel are covered in aluminum. The two openings on the south
side of the elevation contain historic wooden casement windows with a wooden storm windows. These windows
are framed with a decorative wooden lintel with aluminum flashing, and wooden sill.. The second floor of the
two story portion of the elevation contains two openings, one on the north side of the elevation, and one on the
south that both contain windows. These windows are both contemporary double-hung vinyl replacement windows, and are the same as those on the main façade. Asbestos siding is present on the entire façade up to the
exposed wooden eaves beneath the roofline.
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Architectural Description
Living Room, Dining Room
Interior First Floor
Living Room (Original Parlor)
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The living room of the home, once the parlor, is at the north end of
the home at the front of the house. When entering the room from
the front porch, the front door opens into the living room. The
flooring in the living room is comprised of black and grey Berber
carpet throughout, except for the three by three foot square of grey
vinyl tiling inside the front door. Historic three piece, mahogany
stained, oak baseboard is placed just above the carpet on all four
walls of the room. However, there are white baseboard heating elements places over the wood baseboard on three walls. The walls in this room are made of historic plaster that
is slightly textured with tan paint on them. Two large windows help fill the walls in the room, and are surrounded by historic oak trim that matches the baseboard. The wall on the south side of the room contains a
large doorway serving as a passage into the dining room, as well as an adjacent doorway leading into the den.
On the east side of the doorway leading to the den a “ghost” appears on the wall; an identical one appears on
the east of the main entry door as well. This hints to a partition of some kind being present here, but no other
evidence of this exists. The ceiling in the room is made of white contemporary acoustic tiles, with mahogany
stained crown molding below it. The focal point of the room is the historic open mahogany stained oak staircase leading to the second floor just inside the front door.
Dining Room (Original Sitting Room)
The flooring in the dining room is comprised of historic stained, hardwood flooring. Historic oak baseboard, the same as in the living room, is featured throughout the room. The
baseboard on the east wall is covered by white baseboard heaters. The walls in the room
are made of plaster slightly textured and painted tan. One window provides natural light
to the room on the east wall and is surrounded in oak trim. On the north and west walls in
the room are large doorways with large historic 10 foot, oak, six-panel folding doors. Two
more doorways are present on the Southern wall in the room, one leading to a hallway and
the other into a closet. These doorways are also surrounded by the same woodwork as the
rest of the room. The dining room ceiling is comprised of white contemporary acoustic tile with white crown
molding just below it.
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Architectural Description
Passage, Laundry Room, Hallway
Interior First Floor Cont.
Passage
The passage, once a closet in the original floor plan from 1904, allows access to the laundry room, the hallway leading to the bathrooms, or the kitchen. The passage is entered
into from the main part of the house through the dining room or the kitchen. The flooring of the passage is comprised of brown and tan contemporary linoleum flooring. A simple contemporary one-piece manufactured baseboard with brown stain to appear as lightly colored oak adorns the bottom of the walls, as well as all the door openings inside the
passage. The plaster walls are covered with wood paneling, and are painted tan. The
ceiling of the passage is a dropped ceiling comprised of large acoustic tile over plaster and lath.
Laundry Room
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The laundry room, was added to the house in the 1990’s. This room is entered into
from the passage through an opening framed with simple manufactured trim stained
to resemble lightly colored oak. The flooring in the room is comprised of brown sheet
linoleum over plywood subfloor, and has a hatch cut into the floor for access to the
crawlspace. The walls in this room are made of drywall with portions covered in plastic tile. The walls in this room are painted white as is the ceiling which is also comprised of drywall. This room also contains one length of wire shelving on its north
wall, and a contemporary vinyl replacement window in the awning style on its east wall. The room also contains common household appliances such as a washer, dryer, and water softener.
Hallway
The hallway, added in the 1920s as part of the original bathroom, is entered to from the
South wall of the passage. The entrance to the hallway is designed in the same manner as
the entrance to the laundry room. Flooring in the hallway is comprised of contemporary
brown sheet linoleum over wooden floors. Simple manufactured baseboard with brown
stain to appear as lightly colored oak sits just above the flooring. The walls in the hallway
are comprised of plaster covered entirely in wood paneling. There are two additional openings in the hallway on the East and South walls leading into the bathrooms. The ceiling is also comprised of
plaster with a single sheet of wood paneling over it. The walls and ceiling in the hallway are painted tan.
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Architectural Description
Bathroom 1, and Bathroom 2
Interior First Floor Cont.
Bathroom 1
The first bathroom is entered into from the opening on the east wall of the hallway. The opening contains a single plain wooden door stained in red mahogany.
The flooring in this room is comprised of brown contemporary sheet linoleum over
wood flooring. The room contains no baseboards, but does contain one beige baseboard heater along the East wall. Walls are comprised historic plaster, and are
painted red. The east wall contains one white contemporary, double-hung, vinyl,
replacement window. The windows retain the original wood window stools once
belonging to the historic wood windows. The ceiling in this room is comprised of
contemporary acoustical tiles over plaster and lath. The room contains standard
bathroom fixtures for a half bath to include a water closet, lavatory, mirror, and
six bulb light bar over the mirror. All of these fixtures are mounted on the south wall of the bathroom.
Bathroom 2
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CARMIN HOUSE
CARMIN
Conditions Assessment
CC
The second bathroom is entered into from the south wall of the hallway. The
opening is identical to that of the first bathroom to include the same style door.
The flooring in this room is comprised of vinyl flooring with red squares and diamonds on top of a linoleum floor and wooden floor. White engineered baseboard
exists just above the flooring. The walls in this room are comprised of drywall
over plaster and lath, with white bead board style paneling rising halfway up the
wall. The walls are painted sky blue where there is no paneling. The east wall
contains one window that is in the exact same style as the one in the first, to include the historic window stool. The ceiling is comprised of contemporary acoustic
ceiling tiles over plaster and lath. A closet exists on the Southwest corner of the
room comprised of drywall with wooden shelving. The closet is a little over two
feet wide, and two feet deep. The room contains standard bathroom fixtures for a
full bath to include a water closet, lavatory with white vanity, and bathtub with shower. The water closet and
lavatory are mounted on the north wall, and the tub with shower is mounted on the south wall.
22
Architectural Description
Mudroom
Interior First Floor Cont.
Mudroom (Original Back Porch)
HOUSE
CARMIN HOUSE
CARMIN
Conditions Assessment
CC
The mud room is located at the southwest corner of the
first floor of the house. This room was originally a small
opened porch until it was enclosed sometime in the 1930’s.
This room is entered into from an opening on the north
side of the west wall of the kitchen. This opening contains
an historic half -lite wood exterior door with decorative
panels. The kitchen side of the door is stained in red mahogany, and the mudroom side is painted white. The historic framing around this opening in the mudroom appears
to have once had a transom lite. The flooring in this room
is comprised of brown sheet linoleum over wood flooring. Wood quarter round sits just above the flooring on all
walls. The south and east walls are comprised of white bead board paneling. The historic clapboard siding
comprises the east wall, and historic built-in cabinets adorn the entire north wall. Historic wood casement
windows, one on the south and two on the west walls, provide natural light to the room. The south wall also
contains an opening with a contemporary metal exterior door. The ceiling in this room is comprised of the
same white historic bead board paneling as on the south and west wall. Historic cabinetry exists also on the
east wall and south wall of this room. This room also contains the heating system for this home, a water boiler, and the homes hot water heater.
23
Architectural Description
Kitchen & Den
Interior First Floor Cont.
Kitchen
The flooring in the kitchen is white contemporary sheet vinyl with rose colored diamonds in vertical lines. White,
wooden, contemporary, single piece baseboard is just above
the flooring in the kitchen, with white baseboard heaters
covering the majority of it on the north and west walls.
The walls in the room are drywall over plaster and lath
that has been covered with white primer. Three doorways
exist within the room, two on the northern wall with one
leading into the den and one leading into a hallway on the
east side of the north wall. The third door exists on the
west wall leading into a mudroom. The historic kitchen cabinets are oak and are placed on the east and south
walls in the room. A wide contemporary, double-hung, vinyl window provides natural light in to the room on
the south wall as well. The ceiling in this room is made of contemporary white acoustic tiles.
HOUSE
CARMIN HOUSE
CARMIN
Conditions Assessment
CC
Den (Original Dining Room)
The flooring in the den is a continuation from the living room, in that it is
black and grey Berber carpeting, with wooden floors beneath it. Threepiece, mahogany stained, oak baseboard is just above the floors on all four
walls of the room. This same trim adorns the openings in this room as
well. White baseboard heating covers up this baseboard on the west side
of the room. The walls in this room are made of drywall over plaster and
lath that is painted a light tan color. A large window provides natural
light to the room on the west wall, as well as the doorway from the dining
room, and the doorway from the living room with a fifteen-lite oak door.
The ceiling is comprised of white acoustic ceiling tiles matching the other
two rooms.
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Architectural Description
Interior Second Floor
Hallway
HOUSE
CARMIN HOUSE
CARMIN
Conditions Assessment
CC
This hallway is centrally located on the second floor of the home going from west to east. The hallway is entered by ascending to the
top of the stairs from the first floor. Flooring is comprised of
stained historic hardwood flooring. Three piece, historic, mahogany
stained, oak baseboard is placed just above the floor on the north
and west wall of the hallway. Single piece, contemporary, mahogany stained, oak baseboard trim adorns the floor on the south wall of
the hallway. The north and south walls of the hallway are comprised of plaster over lath with manufactured contemporary wood
paneling rising halfway up the wall, with a mahogany stained chair
rail above it. The upper half of the walls are adorned with contemporary brown and tan wallpaper. The west wall contains a contemporary, white, vinyl replacement window adorned with the same
trim and millwork as the ones in the living room. The east wall contains and an historic oak four paneled door stained in mahogany that enters into a closet. The ceiling in the
hallway is comprised of contemporary acoustic ceiling tile over plaster and lath. The hallway also contain
three additional openings, one on the north and two on the south was for the three bedrooms. The openings
contain historic four panel doors in the same style as the closet door. The first door opening at the west end of
the hallway contains the same millwork as the doors on the first floor. The other tow openings have contemporary, plain, one piece trim surrounds.
25
Architectural Description
Interior Second Floor
Bedroom 1
HOUSE
CARMIN HOUSE
CARMIN
Conditions Assessment
CC
Bedroom 1 is located at the north part of the second
floor of the home. The room is entered in to through
the door opening on the north wall of the hallway. The
flooring in this room is comprised of historic stained
hardwood flooring. One piece historic white baseboard
is placed just above the floor on all four walls of the
room. One piece contemporary beige baseboard heaters sit in front of the baseboard on the north and east
wall of the room. The walls on west, east, and south
sides of the room are comprised of plaster on lath. The
north wall is comprised of drywall over plaster and lath. The north and east wall each contain one window
opening. Windows are comprised of contemporary, white, double-hung vinyl replacement windows. These
windows are trimmed with white, contemporary, plain , single piece wood trim. The west wall of the room contains one opening for a door. This door is an historic four panel wood door painted white, and leads to a closet.
This doorway is trimmed the same as the windows. The east wall of the room is currently being repaired due
to large holes in the plaster from removing drywall. The ceiling in this room is comprised of plaster and lath,
and is also currently also under repair.
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Architectural Description
Interior Second Floor cont.
Bedroom 2
HOUSE
CARMIN HOUSE
CARMIN
Conditions Assessment
CC
Bedroom 2 is located at the east part of the second
floor of the home. This room is entered into through
the door opening at south end of the hallway. The
flooring in this room is comprised of stained historic
hardwood flooring. One piece historic white baseboard is placed just above the floor on all four walls
of the room. One piece contemporary beige baseboard heaters sit in front of the baseboard on the
east and south walls of the room. All of the walls in
this room are comprised of plaster and lath, and are
painted light blue. The east and south walls each
contain one window opening. Windows are comprised of contemporary, double-hung vinyl replacement windows. The windows are trimmed with historic,
white, plain, single piece wood trim. The south wall of the room contains one opening for a door. This door is a
plain contemporary wood door painted white, and leads to a small attic. The doorway is trimmed in the same
manner as the windows. The north side of the west wall of this room contains a built-in closet comprised of
wood stained in the same manners of the flooring. Centered on the west wall is another doorway containing
an historic wood four panel door identical to the entry door from the hallway. Trim around the door is identical, and it leads into bedroom 3. The ceiling in this room is also plaster and lath, and is painted white.
27
Architectural Description
Interior Second Floor cont.
Bedroom 3
HOUSE
CARMIN HOUSE
CARMIN
Conditions Assessment
CC
Bedroom 3 is located at the west part of the second
floor of the home. The room is entered into through
the door opening at southwest end of the hallway. The
flooring in this room is comprised of stained historic
hardwood flooring. One piece historic white baseboard
is placed just above the floor on all four walls of the
room. One piece beige contemporary baseboard heaters sit in front of the baseboard on the south and west
walls of the room. All of the walls in this room are
comprised of plaster and lath, and are painted tan.
The south and west walls each contain one window
opening. The windows are comprised of white, contemporary, double-hung, vinyl replacement windows. These
windows are trimmed with white plain single piece wood trim. The north side of the west wall of the room contains a built-in closet that is comprised of wood, and stained in the same manner as the flooring. Centered on
the east wall is another doorway containing an historic, wood, four panel door identical to the entry door from
the hallway. The rrim around the door is identical to the trim around the windows, and it leads into bedroom
2.
Current Floor Plan
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CARMIN HOUSE
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1960s-Present Floor Plans
First Floor
105/ WC
106/Kitchen
107
104/ WC
104/ Laundry
102/ Sitting
108/Dining
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CARMIN HOUSE
CARMIN
Conditions Assessment
CC
101/Parlor
N
Note: Numbers correspond with room
numbering used in the conditions assessment
Scale 1”- 1’
30
1960s-Present Floor Plans
Second Floor
Small Attic
202/Bedroom
203/Bedroom
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CARMIN HOUSE
CARMIN
Conditions Assessment
CC
201/Bedroom
Note: Numbers correspond with room
numbering used in the conditions assessment
N
Scale 1”- 1’
Site Plan
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CARMIN HOUSE
Site Plan
Pool
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Cistern
Well House
CARMIN HOUSE
Coal Shed
Tool Shed
Carport
2010 Aerial Photo of the Carmin
House with property line from
1955 to present.
32
Garage
Conditions Assessment
C
Conditions Assessment
CARMIN HOUSE
Site Conditions
C
Conditions Assessment
CARMIN HOUSE
35
Site Plan
Overall
Overall condition of the site is very good. There is no
invasive foliage around and structures, to include the
house to harm it. All trees on the site are healthy, and
are not too close to the home.
West Side
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The west side of the site contains the oldest trees on
the property. Trees are still healthy, and show no immediate danger to the house. There are no holes present in the ground on this side, and proper water
drainage already exist. Recommend west side be retained as it is, and receive normal maintenance.
Conditions Assessment
CARMIN HOUSE
East Side
The east side of the site contains trees along the asphalt driveway. These trees are in healthy, and the
only tree that was not has already been removed from
the property. There are no holes, or uneven terrain on
this portion of the site, and it contains proper water
drainage. Recommend east side be retained as it is,
and receive normal maintenance.
Exterior Conditions
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Conditions Assessment
CARMIN HOUSE
37
Exterior Elevations
North Facade
Overall
Overall condition of the main façade is good. It currently displays a lack of maintenance overtime due to
the fading of paint, and deterioration of the stone
porch.
Porch
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Porch has suffered damage due to water collecting on
the porch, and seeping through the mortared joints.
Mortar between the pieces of stone is being eroded
away, and causing them to become loose. Stones creating the porch flooring are sinking in place, and
causing structural damage to their retaining wall.
Porch should be replaced with a wood wrap-a-round
porch that would be more historically sensitive to the
home.
Conditions Assessment
CARMIN HOUSE
Main Entrance
Entryway has been altered from its original appearance by adding a colonial revival styled archway
above the wooden header. Flashing under of the roofing of the archway has cracked and curled due to lack
of paint, and exposure to draining water from the
roof.. Stone stairs leading front door are also deteriorating due to failing mortar, and prolonged exposure
to water. Rod iron railings are in good repair. Entrance should be restored to original state.
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Exterior Elevations
North Facade
Siding
Siding has endured over time, and is in very
good condition. The siding is in need of a new
coat of paint. Siding may be continued to be
used, but it is recommended it be removed to
expose original clapboard beneath it.
1
2
Windows
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Windows are in good condition. Windows are
vinyl replacement windows, and are recent additions to the home. Window number one, first
floor window, is in need of repair or replacement due to tracks being broken. Window
number two, second floor, has no issues. Recommend windows be replaced with wood windows in order to keep with the historical character of the house.
Conditions Assessment
CARMIN HOUSE
Eaves and Guttering
Eaves are in fair condition. Paint is chipping
away from wood substrate, causing it to be exposed to the elements. The surface displays
minimal rotting, but if they are not properly
scraped and repainted further decay will occur.
There are no gutters present on this façade.
39
Exterior Elevations
East Elevation
Overall
Overall condition of the Eastern Elevation is very
good.. The siding is in overall good condition, with a
few broken shingles. There is no considerable water
damage, and very little deterioration to the building
envelope.
Foundation
Foundation is unable to be seen on this elevation due to the siding extending all the way to
the grade.
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Conditions Assessment
CARMIN HOUSE
Siding
Siding is in poor condition in this location.
Shingles have been broken exposing the tar
paper beneath them. This siding is unrepairable and must be replaced with a new shingle.
Recommend new shingle be put in place until
siding can be removed.
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Exterior Elevations
East Elevation
Windows
1
2
3
5
C
4
Windows are in good condition. Windows are
comprised of vinyl replacement windows. Windows 1, 2 , and 3 are both first floor windows.
These windows should be left in place, or replaced with a more historically sensitive wooden windows or vinyl clad wooden windows.
7
Windows 4 and 6 are second floor windows,
and windows 5 and 7 are first floor windows.
These windows should be left in place, or replaced with a more historically sensitive wooden windows or vinyl clad wooden windows.
6
Conditions Assessment
CARMIN HOUSE
Eaves and Guttering
Eaves are in fair condition. Paint is either
chipping or missing, and exposing the woodwork to the elements due to normal wear, and
lack of maintenance. Eaves need to be scraped
and repainted. Guttering on this elevation is
in good repair. Downspouts need to be directed
further away from the structure.
41
Exterior Elevations
South Elevation
Overall
The overall condition of the Southern Elevation is
very good. The siding is in good repair, and is still
providing protection for the structure. The windows
are in good shape, as well as the foundation. The siding needs to be scraped and repainted or replaced, and
the stoop needs some repair.
Foundation
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Foundation is in overall good repair. Not all of
the foundation can be seen due to a concrete
slab poured in front of it. Stone block foundation near the entrance has settled on the
southwest corner due to excessive water damage. Improper drainage has caused ground
under the foundation to become unstable. The
remaining portion of the original foundation
that can be seen seems to be in good repair.
Conditions Assessment
CARMIN HOUSE
Back Stoop
Stoop is in good condition overall. The stairs
are structurally solid, as well as the portico
covering them. Stair need to be scraped and
repainted, along with the eaves and underside
of the stoop roof. Existing paint has become
cracked, and is peeling. Steel exterior, and
storm door are in good repair. Stoop should be
retained, and repaired.
42
Exterior Elevations
South Elevation
Siding
Siding is overall good condition. Shingles are
cracked or broken in many areas, and are in
need of replacement if possible. Recommend
removal of asbestos laced concrete siding due
to unavailability. Original clapboard siding
should be exposed.
Windows
1
2
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Windows on this elevation are in good repair.
The main windows on the structure are vinyl
replacement windows, window 2. The windows
are a fairly new addition. They should be retained, replaced with a wood window. Wood
window, window 1, needs to be scraped, repainted, and re-glazed along with its storm.. It
is in fair condition.
CARMIN HOUSE
Conditions Assessment
Eaves and Guttering
Eaves are in overall fair condition. Due to lack
of maintenance paint is falling off, and exposing wood members to the elements causing
them to rot. Fascia board along the eaves is
rotting in places due to moisture damage,
caused by improper painting. Recommend
board be replaced in kind, and eaves should be
scraped and re-painted.
43
Exterior Elevations
West Elevation
Overall
The overall condition of the Western Elevation is
very good. The siding is in good repair, and is still
providing protection for the structure. The windows
are in good shape, as well as the foundation. The siding needs to be scraped and repainted or replaced, and
the foundation needs some structural repair.
Foundation
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Foundation has suffered some severed damage in
some locations. Large cracks have formed due previous repairs that were poorly done. The concrete parging covering the brick foundation has begun to flake
and chip off due to rising damp caused by the insufficient water drainage. Concrete parging should be removed from the bricks surface to allow it to shed water, and to repair bricks where needed.
Conditions Assessment
CARMIN HOUSE
Siding
Siding is overall good condition. Shingles are
cracked or broken in many areas, and are in need of
replacement if possible. Recommend removal of asbestos laced concrete siding due to unavailability.
Original clapboard siding should be exposed.
44
Exterior Elevations
West Elevation
Windows
2
1
3
4
Wooden windows are in fair condition. Window 1 and 2 both have peeling and cracking
paint due to lack of maintenance. Wood structural components are still solid, and show little
rot on exposed surfaces of the sill. Both storm
windows and interior casement windows are in
need of re-glazing. Recommend windows be
reglazed and repainted.
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Window 4, has peeling and cracking paint due
to lack of maintenance, and should be repainted and re-glazed. No signs or rot are present.
Vinyl replacement window, window 3, needs to
have a new screen. Recommend vinyl be replaced with wood double-hung window to keep
with the historic character of the house.
Conditions Assessment
CARMIN HOUSE
Eaves and Guttering
Eaves are in fair condition. Paint is cracking
and peeling due to lack of maintenance and
normal wear. Wooden structural pieces show
little sign of rot or deterioration, only on the
surfaces exposed to the elements, and is very
minimal. Eaves should be scraped and repainted to prevent future damage. Guttering
is in good repair.
45
Roof
Roof is in overall fair condition. Asphalt shingles are showing sings of normal wear by losing some of their protective covering. Areas
where the roof meets the siding need to be resealed due normal wear from water running
down the roof. Recommend roof be replaced
soon to prevent failure in the building envelope.
Chimney
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Chimney is overall good condition. Pointing is
still in good condition. Chimney is still structurally sound. Base of the chimney needs to be
resealed, and have flashing added in order to
prevent leaks around the roof. Recommend
chimney being cleaned to assess further possible damage or deterioration.
Conditions Assessment
CARMIN HOUSE
First Floor
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Conditions Assessment
CARMIN HOUSE
47
First Floor
Staircase
Overall
The overall condition of the staircase is excellent. Minor wear and tear has left the staircase still structurally sound. The wooden
structural pieces of the stairs retain a high
quality of stain and varnish to protect them.
Staircase has moved away from the wall
slightly do the settling of the house.
Treads and Risers
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Treads and risers are in good to excellent condition. Due to them being covered with carpet
for several years, the wood has not deteriorated. A few treads do need to be repaired due to
cracks, from normal wear. Nail holes need to
be filled in left from carpet. Cove molding beneath the treads need to be repaired due to
carpeting. Molding missing between the stairs
and baseboard needs to be replaced.
CARMIN HOUSE
Conditions Assessment
Newel Posts, Balusters, Railings
The posts, balusters, and railings are in very good
condition. The bottom newel posts has slightly shifted out of place over the years as well as the railing,
due to normal wear. Recommend newel posts be put
back in its original position, along with the railing..
Regular maintenance should be done on these members of the staircase in or to ensure their proper working order, as well as having the varnish touched up
with needed.
48
First Floor
Room 101
Overall
The overall condition of room 101 is very good to
excellent. The plaster walls have been well maintained over the years, and have been patched when
necessary. There are no signs of neglect or any moisture damage anywhere. There are absolutely no weak
points anywhere on the floor when waling upon it..
The dropped ceiling and carpet should be removed for
further analysis.
Flooring
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The visible flooring of this room is comprised of Berber carpeting, and a small section of vinyl square tiles
by the main entrance into the house. The condition of
these floor covering are in good condition. The floor
beneath them is comprised of narrow strips of tongue
and groove flooring as was evident from adjacent
rooms. Flooring is very solid when walking upon it,
and does appear to have any weak points. Recommend removal of floor covering for further analysis.
Conditions Assessment
CARMIN HOUSE
Walls
Walls are in very good condition. All of the walls are
still comprised of the original plaster. Walls have
been patched when necessary. Walls are currently
covered with wallpaper that has been painted. Some
hairline cracks do exist on the walls, and one section
of wallpaper has been torn off the wall by the staircase. Recommend cracks be repaired, all walls be
stripped of wallpaper and repainted, or just repainted.
49
First Floor
Room 101
Windows
Windows are in fair to good condition in this room.
Windows are comprised of vinyl double hung replacement, and wooden casement windows. Window
stools need to be touched up with stain and varnish
and vinyl windows need to be replaced due to broken
tracks not allowing them to be opened. Should be
replaced with wooden or vinyl clad wooden windows.
Doors and Millwork
C
Doors and millwork are in good to excellent condition. At some point all woodwork has been either refinished and had a new coat of varnish put on, or well
maintained over the years. All of the doors and millwork in this room are original to the home accept for
the front door which is a steel exterior door. Recommend it be replaced with a wooden door to better
match the time period of the home.
CARMIN HOUSE
Conditions Assessment
Ceiling
The actual condition of the ceiling is difficult to determine due to the acoustic tile dropped ceiling that is
covering it up. The original plaster ceiling is still in
place, and can be slightly seen in a gap created by exposing one of the original convection heat floor registers on the second floor. The only flaw in the
dropped ceiling is the hole created for the register.
Recommend removal of dropped ceiling to determine
the condition of the plaster ceiling.
50
First Floor
Room 102
Overall
The overall condition of this room is good to excellent. The walls show some surface moisture damage,
but appears to be mostly cosmetic. The flooring has
minor scratches, but is very sound. All the millwork
is still intact within the room. There are no signs of
significant damage.
Flooring
C
Flooring is in good condition. Comprised of narrow
tongue and groove wood flooring. The flooring has
suffered some minor scratching due to the protective
coat of varnish beginning to fail. The floor was covered with carpet for several years, which helped to
protect it. Recommend floor be sanded, re-finished,
and resealed with a protective coating.
Conditions Assessment
CARMIN HOUSE
Walls
Walls are in overall good condition. Some moisture
stains appear on the walls of this room, but seem to
only result in cosmetic damage. The plaster comprising these walls is still in very good condition, and
there are no signs of it separating from its keys or
cracking, accept for in one small location. Recommend walls be repaired as needed, and repainted.
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First Floor
Room 102
Windows
The single window in this room is comprised of a vinyl replacement window. The window is good condition. The millwork around the window is also in very
good condition accept for the window stool Recommend the stool be re-finished in order to prevent further damage by moisture when the window is open.
Recommend replacing the window with wood or vinyl clad wood to match the period of the house.
Doors and Millwork
C
Doors and millwork are in good to excellent condition. At some point all woodwork has been either refinished and had a new coat of varnish put on, or well
maintained over the years. All of the doors and millwork in this room are original to the home. Recommend doors and woodwork receive regular maintenance in order to ensure their functionality.
CARMIN HOUSE
Conditions Assessment
Ceiling
The actual condition of the ceiling is difficult to determine due to the acoustic tile dropped ceiling that is
covering it up. Recommend removal of dropped
ceiling to determine the condition of the plaster ceiling.
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First Floor
Room 103
Overall
The overall condition of this room is good to excellent. This room was the last addition to the house in
the 1990s. This room reflects modern constructions
with sheetrock walls, and false tile made of plastic.
There are few signs of deterioration in this room aside
from the entrance to the crawl space in the floor.
Flooring
C
The Flooring in this room is in overall fair condition.
It is comprise of linoleum flooring. The flooring has
been slightly damage around the crawlspace access
point due to the hatch being removed so frequently.
Recommend the flooring be replaced with new linoleum or some type of tiling to reflect the period of the
house, and the hatch be reconstructed with better supports and weather stripping to prevent sagging and
heat loss.
Conditions Assessment
CARMIN HOUSE
Walls
The walls in this room are in overall good condition.
The walls are comprised of sheetrock with a plastic
tile covering the East and South walls of the room.
There is no sign of deterioration on these walls at all.
Walls should continue to maintained. Recommend
plastic tile be removed, and the walls be painted. If
wainscoting could be added or some type of subway
tile to match the period of the house.
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First Floor
Room 103
Windows
The single window in this room is comprised of a vinyl awning replacement window. The window is in
good condition. The millwork around the window is
also in very good condition. Recommend replacing
the millwork with new millwork that better match the
rest of the house, and replace the window with wood
or vinyl clad wood to match the period of the house.
Doors and Millwork
The millwork in this room is in very good condition.
It is made up of wood in a very simple style. The
wood trim could be retained in order to show the addition of this room, but would be presented better if
new millwork was added.
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CARMIN HOUSE
Conditions Assessment
Ceiling
The ceiling in this room is in excellent condition. It is
comprised of sheetrock. The ceiling has suffered no
damage, and should just continue to receive maintenance in the form of new paint in order to protect it
from moisture.
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First Floor
Room 104
Overall
The overall condition of this room is in fair to good
condition. The plaster walls show not signs of cracking or flaking. The flooring shows no sign of warping or rolling. The ceiling is also in good condition
with minor moisture stains.
Flooring
C
The flooring in this room in is good condition . It consists of a solid sheet of linoleum. It shows no sign of
deterioration. The sub flooring beneath also appears
to be in good condition. There is no bowing in the
floor, and it still appears to be strong under foot.
Recommend linoleum be replaced with tile once
room 104 and 105 again are joined as one in order to
keep with the time of the installation of the original
bathroom.
Conditions Assessment
CARMIN HOUSE
Walls
The walls in this room are comprised of plaster with
plastic wall tiles rising halfway up them. The walls
are in good condition, and show little deterioration.
These walls show no sing of cracking or spalling due
to exposure to moisture. Recommend they be maintained intact until the room 104 and 105 are combined if necessary.
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First Floor
Room 104
Windows
The single window in this room is comprised of a vinyl replacement window. The window is good condition. The millwork around the window is also in very
good condition accept for the window stool Recommend the stool be re-finished in order to prevent further damage by moisture when the window is open.
Recommend replacing the window with wood or vinyl clad wood to match the period of the house.
Doors and Millwork
C
Doors and millwork are in good to excellent condition. These doors are wooden hollow core that were
added when room 104 and 105 were divided. In the
1950’s. The millwork in this room is also simple, but
in good condition. Recommend these doors and millwork be replaced when the rooms are re-combined in
order for it to fit better with the period of the house.
CARMIN HOUSE
Conditions Assessment
Ceiling
The actual condition of the ceiling is difficult to determine due to the acoustic tile dropped ceiling that is
covering it up. It does show some moisture stains ,
but currently displays no leaks or mold. Recommend
removal of dropped ceiling to determine the condition of the plaster ceiling. Underneath it.
56
First Floor
Room 105
Overall
The overall condition of this room is in bad to fair
condition. This room has suffered a great deal of
moisture damage to the walls and flooring over the
years due to improper ventilation. The walls are rotting behind the shower, and the flooring around all of
the fixtures is also slowing rotting away.
Flooring
C
The flooring in this room is comprised of a layer of
vinyl flooring, over a layer of linoleum flooring, and
finally a wooden tongue and groove floor. The vinyl
flooring is in good repair, but the wooden flooring
beneath it is deteriorating rapidly. The wooden flooring is beginning to crack under the tub and WC.
Recommend flooring be replaced when rooms are
recombined to prevent injuries.
Conditions Assessment
CARMIN HOUSE
Walls
The overall condition of the walls in this room are in
bad to good condition. The walls that comprise the
should are deterioration due to severe moisture damage due to lack of proper ventilation. The wooden
and sheetrock wall behind the tub faucet is rotting,
and giving off mold. Recommend these walls be replaced when rooms are re-combined. Plaster walls
may be retained . They are in very good shape.
57
First Floor
Room 105
Windows
The single window in this room is comprised of a vinyl replacement window. The window is good condition. The millwork around the window is also in very
good condition accept for the window stool Recommend the stool be re-finished in order to prevent further damage by moisture when the window is open.
Recommend replacing the window with wood or vinyl clad wood to match the period of the house.
Doors and Millwork
C
Doors and millwork are in good to excellent condition. These doors are wooden hollow core that were
added when room 104 and 105 were divided. In the
1950’s. The millwork in this room is also simple, but
in good condition. Recommend these doors and millwork be replaced when the rooms are re-combined in
order for it to fit better with the period of the house.
CARMIN HOUSE
Conditions Assessment
Ceiling
The actual condition of the ceiling is difficult to determine due to the acoustic tile dropped ceiling that is
covering it up. It does show some moisture stains ,
but currently displays no leaks or mold. Recommend
removal of dropped ceiling to determine the condition of the plaster ceiling. Underneath it.
58
First Floor
Room 106
Overall
The overall condition of this room is in good fair to
good condition. The kitchen was updated sometime
in the early 60’s due to dates found on the cabinetry.
New drywall has been added over the plaster walls in
the last few years. A newer linoleum floor has also
been laid recently as well.
Flooring
C
The overall condition of the flooring is in fair condition. The flooring is comprised of two layers of linoleum flooring over hardwood. The top layer of linoleum is stained, and separating from its glue. The
floor overall appears to be solid , but does have a
slight bow due the settlement of the house. Recommend removing the linoleum, and re-finishing the
hardwood beneath it.
Conditions Assessment
CARMIN HOUSE
Walls
The walls in this room are in overall good condition.
They are comprised of the plaster with an outer layer
of sheetrock, and plastic tile. The sheetrock is in
good repair. The plastic tile is peeling from the walls
due to moisture from cooking,. Recommend it be removed, and plaster walls be exposed and restored.
59
First Floor
Room 106
Windows
The single window in this room is comprised of a vinyl replacement window. The window is good condition. The millwork around the window is also in very
good condition. Recommend the framing be refinished in order to prevent damage by moisture when
the window is open. Recommend replacing the window with wood or vinyl clad wood to match the period of the house, as well as the millwork around it.
Doors and Millwork
C
Doors and millwork are in good to excellent condition. The door in this room leading to room 107 is
original to the home, and was recently restored. All
other millwork in this room has be added in the last
few years, accept for the cabinetry. Recommend
millwork be replaced with new that resembles the
character of the original millwork in the house.
CARMIN HOUSE
Conditions Assessment
Ceiling
The actual condition of the ceiling is difficult to determine due to the acoustic tile dropped ceiling that is
covering it up. Recommend removal of dropped
ceiling to determine the condition of the plaster ceiling.
60
First Floor
Room 107
Overall
The overall condition of this room is fair to good.
This room was the original back to the house that was
closed in sometime during the 1930’s. The wooden
bead board walls are in very good condition, and
show no signs of deterioration. The floor is no longer
level due the settling of the porch, but appears to still
be sound.
Flooring
C
The Flooring in this room is in overall fair condition.
It is comprised of linoleum flooring. Flooring has
faded due to exposure to sunlight, and stained due to
high traffic. Recommend the flooring be replaced
with new linoleum or some type of tiling to reflect the
period of the house, and the hatch be reconstructed
with better supports and weather stripping to prevent
sagging and heat loss.
Conditions Assessment
CARMIN HOUSE
Walls
The walls in this room are in good condition.. They
are comprised of wooden bead board on the West
and South walls, original clapboard siding on the
East, and built in cabinetry on the North. The walls
are in need of new paint, but beyond this do not require any maintenance. Recommend walls only be
painted.
61
First Floor
Room 107
Windows
The windows in this room are in good condition. The
se windows are comprised of wooden casement windows with one over one storm windows on the exterior. Wooden framing members are in very good
shape, but windows are in need of re-glazing. Windows are also in need of new paint. Recommend
windows be removed, re-glazed, repainted, and reinstalled upon completion.
Doors and Millwork
C
Doors and millwork are in good to excellent condition . Wooden door between room 106 and 107 was
recently restored. Transom window is mission above
it. Wooden cabinetry was added to this room in the
1930’s, and is in very good condition. Exterior door
in this room was is comprised of steel, and was added
in the past decade. Recommend transom window
above original entry door be replaced, all cabinetry be
repainted, and all millwork be repainted.
CARMIN HOUSE
Conditions Assessment
Ceiling
The condition of the ceiling in this room in good to
excellent condition. It is comprised of wooden bead
board. Recommend it be repainted in order to reseal
it, and have continue maintenance performed on it.
62
First Floor
Room 108
Overall
The overall condition of this room is in fair to good
condition. The original plaster walls in this room
have been covered with sheetrock. The flooring has
also been covered with carpeting. All of the millwork
in this room is in excellent condition, and is original
to the house.
Flooring
C
The flooring in comprised of carpeting over hardwood. The actual condition of the hardwood floor is
unable to be determined due to the carpet at this time.
Flooring appears to be sound since it does not give in
anyway under foot. There is no cracking or squeaking in the floor. Recommend the carpet be removed
in order to conduct further analysis on the hardwood
flooring which will probably need to be refinished.
Conditions Assessment
CARMIN HOUSE
Walls
The walls in this room are in good condition. They
are comprised of a layer of sheetrock covering the
original plaster. Sheetrock was not properly hung in
this room, does not go all the way to the ceiling, and
covers up 1/4 inch of the original millwork. Recommend sheetrock be removed to determine the current
state of the plaster walls, and then repair as needed.
63
First Floor
Room 108
Windows
The single window in this room is comprised of a vinyl replacement window. The window is good condition. The millwork around the window is also in very
good condition accept for the window stool Recommend the stool be re-finished in order to prevent further damage by moisture when the window is open.
Recommend replacing the window with wood or vinyl clad wood to match the period of the house.
Doors and Millwork
C
Doors and millwork are in good to excellent condition. At some point all woodwork has been either refinished and had a new coat of varnish put on, or well
maintained over the years. All of the doors and millwork in this room are original to the home. Recommend doors and woodwork receive regular maintenance in order to ensure their functionality.
CARMIN HOUSE
Conditions Assessment
Ceiling
The actual condition of the ceiling is difficult to determine due to the acoustic tile dropped ceiling that is
covering it up. Recommend removal of dropped
ceiling to determine the condition of the plaster ceiling.
64
First Floor
Hallway
Overall
The overall condition of this space is in good condition. There is no real visible damage anywhere, but it
is difficult to fully analyze due to wall, floor, and ceiling coverings. This space was added in the 1950’s,
and has largely remained unaltered.
Flooring
C
The flooring is in fair to good condition. It is comprised of linoleum over hardwood. The linoleum
does show some where in the form of stains due to
high traffic over the years. There appears to be no
bowing, or cracking when walking on the floor. Recommend removing linoleum in order to fully analyze
the actual condition of the wooden floor beneath it.
Conditions Assessment
CARMIN HOUSE
Walls
The walls are in good condition. Walls are comprised of wooden paneling over the original plaster
walls. Paneling shows no signs of deterioration.
Recommend the paneling be removed in order to further analysis the plaster walls beneath them.
65
First Floor
Hallway
Doors and Millwork
The millwork in this space is in good condition. It is
comprised of simple wooden trim. This millwork
was added in the 1950’s when the space was turned
into a hallway. Recommend woodwork be retained
with proper maintenance until room 104 and 105 are
combined into a single room again.
Ceiling
The actual condition of the ceiling is difficult to determine due to the acoustic tile dropped ceiling that is
covering it up. Recommend removal of dropped
ceiling to determine the condition of the plaster ceiling.
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Conditions Assessment
CARMIN HOUSE
66
First Floor
Passage
Overall
The overall condition of this space is in good condition. There is no real visible damage anywhere, but it
is difficult to fully analyze due to wall, floor, and ceiling coverings. This space was renovated in the
1950’s, and has largely remained unaltered. Space
was originally a closet prior to the 1930’s.
Flooring
C
The flooring is in fair to good condition. It is comprised of linoleum over hardwood. The linoleum
does show some where in the form of stains due to
high traffic over the years. There appears to be no
bowing, or cracking when walking on the floor. Recommend removing linoleum in order to fully analyze
the actual condition of the wooden floor beneath it.
Conditions Assessment
CARMIN HOUSE
Walls
The walls are in good condition. Walls are comprised of wooden paneling over the original plaster
walls. Paneling shows no signs of deterioration.
Recommend the paneling be removed in order to further analysis the plaster walls beneath them.
67
First Floor
Passage
Doors and Millwork
The millwork in this space is in good condition. It is
comprised of simple wooden trim. This millwork
was added in the 1950’s at the same time 104 and 105
were separated from one room.. Recommend millwork be replaced with new millwork that better
matches the style of the house.
Ceiling
The actual condition of the ceiling is difficult to determine due to the acoustic tile dropped ceiling that is
covering it up. Recommend removal of dropped
ceiling to determine the condition of the plaster ceiling.
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Conditions Assessment
CARMIN HOUSE
Second Floor
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Conditions Assessment
CARMIN HOUSE
69
Second Floor
Hallway
Overall
Hallway is overall good to excellent condition. New
wall covering have been added in recent years, but the
integrity of the hall remains the same as it was when
the house was constructed. Some original millwork is
mission, and the wooden tongue and groove flooring
needs to be refinished.
Flooring
C
Flooring is in fair to good condition. Flooring is
comprised of wooden tongue and groove flooring. It
was covered up with a layer carpet for several years
which reduced the wear and tear from foot traffic on
it. Protective finish is beginning to flake off, allowing it to be easily scratched and gouged. Recommend
flooring be sanded, refinished.
Conditions Assessment
CARMIN HOUSE
Walls
Walls are in fair to good condition. Walls are comprised of wood paneling rising from the flooring halfway up the wall, and then wallpaper over the original
plaster. Plaster has been patched previously in the
location of the chimney due to deterioration caused
by heat and moisture from the chimney itself. Plaster
is being held in place by wall paper. Recommend
both wall covering be removed, and plaster repaired.
70
Second Floor
Hallway
Windows
The single window in this space is comprised of a vinyl replacement window. The window is good condition. The millwork around the window is also in very
good condition accept for the window stool Recommend the stool be re-finished in order to prevent further damage by moisture when the window is open.
Recommend replacing the window with wood or vinyl clad wood to match the period of the house.
Doors and Millwork
C
Doors and millwork are in good to excellent condition.. Doors are original to the home, and have no
signs of deterioration. Some original baseboards are
missing , but have been replaced with newer ones.
Original baseboards are in excellent condition, and
have been refinished. Recommend replacement
baseboards be replaced with baseboards to match the
existing original baseboards still remaining.
Conditions Assessment
CARMIN HOUSE
Ceiling
The actual condition of the ceiling is difficult to determine due to the acoustic tile dropped ceiling that is
covering it up. Recommend removal of dropped
ceiling to determine the condition of the plaster ceiling.
71
Second Floor
Room 201
Overall
The overall condition of the room is fair to good.
The North wall contains to layers, one of sheetrock
and one of plaster. The East wall is currently under
plaster repair. The wooden tongue and groove flooring is exposed in this room, and the room still retains
its historical character.
Flooring
C
Flooring is comprised of narrow wooden tongue and
groove planking. The overall condition of flooring is
fair. There is no bowing present or holes, but many
scratches are apparent due to the protective finish
wearing out due to heavy foot traffic. Floor registers
are still in tact, and are in good condition. Recommend flooring be sanded and re-finished.
Conditions Assessment
CARMIN HOUSE
Walls
Walls are in fair to excellent condition. The South
and West walls are comprised of original plaster, and
show no cracks, or separation from the wooden lath..
North wall is comprised of sheetrock over plaster, and
is in good condition. East wall is currently under repair. Plaster is being patched, due to damage from
sheetrock be placed over it, and new windows being
put in. Recommend sheetrock be removed from
North wall, to determine condition of plaster.
72
Second Floor
Room 201
Windows
Windows are in good to excellent condition. Comprised of double hung vinyl replacement windows.
Windows appear to be very new, and resemble the
original windows they replaced. Recommend windows be retained, or replaced with wooden or vinyl
clad wood windows in order to maintain the historical character of the home.
Doors and Millwork
C
Doors and millwork are in good to excellent condition. Both doors, and all the millwork are original to
the home. Doors and millwork have been painted
several times in the past, and this has allowed them
to remain protected and in good condition. Recommend doors and millwork receive regular maintenance in order to preserve them.
Conditions Assessment
CARMIN HOUSE
Ceiling
Ceiling is in fair condition. Many cracks have developed, as well as plaster separating from the lath due
to weight and vibration from objects being stored in
the attic above. Plaster is currently being held in
place by wallpaper covering it. Ceiling is currently
under repair. Recommend cracks be repaired and
plaster be reattached to the lath.
73
Second Floor
Room 202
Overall
The overall condition of this room is good to excellent. This is the only room in the house that recently
went under repair in the last two years. All of the
plaster walls were repaired, as well as the plaster ceiling. All doors and millwork were also repainted.
This room requires some minimal maintenance, on
this flooring in order for it to be complete..
Flooring
C
Flooring is comprised of narrow wooden tongue and
groove planking. The overall condition of flooring is
fair. There is no bowing present or holes, but many
scratches are apparent due to the protective finish
wearing out due to heavy foot traffic. Floor registers
are still in tact, and are in good condition. Recommend flooring be sanded and re-finished.
Conditions Assessment
CARMIN HOUSE
Walls
Walls are in good to excellent condition. Some
cracking has appeared on walls, but it is separation of
the wallpaper form the plaster due to new paint being
applied over top of it. No cracks or separation of the
plaster from the lath appear. Recommend wallpaper
be glued back in place, or removed entirely in the future.
74
Second Floor
Room 202
Windows
Windows are in good to excellent condition. Comprised of double hung vinyl replacement windows.
Windows appear to be very new, and resemble the
original windows they replaced. Recommend windows be retained, or replaced with wooden or vinyl
clad wood windows in order to maintain the historical character of the home.
Doors and Millwork
C
Doors and millwork are in good to excellent condition. Both doors, and all the millwork are original to
the home. Doors and millwork have been painted
several times in the past, and this has allowed them
to remain protected and in good condition. Recommend doors and millwork receive regular maintenance in order to preserve them.
Conditions Assessment
CARMIN HOUSE
Ceiling
Ceiling is in good condition. Comprised of original
plaster, there appears to be no cracking or separation
from the wooden lath. Ceiling was just repaired in
the last two years. Recommend ceiling receive regular maintenance to ensure cracks or separation of the
lath due not occur, and that heavy object due not be
placed above it the attic.
75
Second Floor
Room 203
Overall
The overall condition of room 203 is very good.
Room still retains its original plaster walls, ceiling.
North and East wall have had sheetrock placed over
the original plaster walls. Original plaster ceiling is
in good condition, and displays only minor cracks.
Flooring
C
Flooring is comprised of narrow wooden tongue and
groove planking. The overall condition of flooring is
fair. There is no bowing present or holes, but many
scratches are apparent due to the protective finish
wearing out due to heavy foot traffic. Floor registers
are still in tact, and are in good condition. Recommend flooring be sanded and re-finished.
Conditions Assessment
CARMIN HOUSE
Walls
Walls are in good to excellent condition. The North
and West walls are comprised of sheetrock placed
over the original plaster. Exposed plaster walls show
no cracking or separation from the wooden lath. Recommend sheetrock be removed from the North and
West wall in order to conduct further analysis of the
plaster beneath it.
76
Second Floor
Room 203
Windows
Windows are in good to excellent condition. Comprised of double hung vinyl replacement windows.
Windows appear to be very new, and resemble the
original windows they replaced. Recommend windows be retained, or replaced with wooden or vinyl
clad wood windows in order to maintain the historical character of the home.
Doors and Millwork
C
Doors and millwork are in good to excellent condition. Both doors, and all the millwork are original to
the home. Doors and millwork have been painted
several times in the past, and this has allowed them
to remain protected and in good condition. Recommend doors and millwork receive regular maintenance in order to preserve them.
Conditions Assessment
CARMIN HOUSE
Ceiling
Ceiling is fair to good condition. Ceiling currently
displays a painted texture surface over wallpaper. A
few cracks are visible, and have been caused by vibration and heavy objects being stored in the attic
above. No separation of the plaster from the lath is
apparent. Recommend ceiling be repaired by fixing
cracks, and receiving maintenance as needed.
Small Attic
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Conditions Assessment
CARMIN HOUSE
78
Small Attic
Overall
The overall condition of this space is good. This
space was never intended to be habitable, and was
designed only for storage. There are no signs of
leaking present from the roof, and the room maintains
its historical appearance from the exposure of the rafters and sheathing.
Rafters
C
Rafters are in good condition. There are no signs of
deterioration to include bowing and splintering of the
wooden members. All wooden members are original
to the home. Recommend rafters be retained in their
current condition, and be replaced in kind only if
structural failure befalls them in the future.
Conditions Assessment
CARMIN HOUSE
Sheathing
Sheathing is in good condition. Sheathing is comprised of wooden slats. There are no signs of moisture damage being caused by roof leakage, and there
is no splintering or cracking of the wooden members.
Recommend sheathing be retained in its current condition, and only be replaced in kind if structural failure befalls them in the future
79
Small Attic
Vents
Static roof vents currently exist and are in good condition, but there are not enough of them. More vents
should be added to the roof to include a ridge vent in
order to ensure moisture problems do not occur in the
future.
Flooring
C
Flooring is comprised of wide plank tongue and
groove flooring. Flooring still retains its original
stain, but appears to have never had a finishing coat
placed on top of it. Flooring shows no sign of deterioration. Recommend flooring be retained in current
condition.
Conditions Assessment
CARMIN HOUSE
Main Attic
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Conditions Assessment
CARMIN HOUSE
81
Main Attic
Overall
The overall condition of the main attic is good. The
space still retains its historical appearance, and continue to be used only as storage as it was originally
intended for. All structural members appears to be in
condition, and that attic also displays some insulation.
Rafters
C
Rafters are in good condition. There are no signs of
deterioration to include bowing and splintering of the
wooden members. All wooden members are original
to the home. Recommend rafters be retained in their
current condition, and be replaced in kind only if
structural failure befalls them in the future.
Conditions Assessment
CARMIN HOUSE
Sheathing
Sheathing is in overall fair to good condition. Sheathing is comprised of wooden slats. Some slats have
become broken or splintered due to objects falling on
the roof, or the use of a bad piece of wood to make
the slat. Some mold also appears on slats in places
which is a sign of improper ventilation. Recommend
mold be removed from slats, and broken slats be removed and replaced in kind when the roof is replaced.
82
Main Attic
Chimney
The chimney is overall fair condition. The chimney
is comprised of brick with an outer veneer of mortar
over top of it. Mortar veneer is chipping, cracking,
and breaking away due to water leaking from the roof
where the chimney breaks through. Water leakage
appears to have been fixed. Recommend mortar veneer be removed to conduct further analysis of the
brick structure of the chimney beneath it.
Vents
C
Static roof vents currently exist and are in good condition, but there are not enough of them. More vents
should be added to the roof to include a ridge vent in
order to ensure moisture problems do not occur in the
future.
Conditions Assessment
CARMIN HOUSE
Outbuildings
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Conditions Assessment
CARMIN HOUSE
84
Outbuildings
Overall
The overall conditions of the outbuildings are fair to
good. All three buildings need to be repainted, and
each of them have some minor weatherization issues
to lack of maintenance. All buildings are in good
working order, and add to the overall history of the
home and the site.
Garage
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Conditions Assessment
CARMIN HOUSE
The overall condition of the garage is good. The
garage was constructed in 1945 from lumber salvaged
from a house that burned in Matthews. Various sections of the wood Dutch lap siding need to be replaced due to moisture damage, and the entire structure needs to be repainted. All windows need to be re
-glazed and repainted to include the side entry door.
The main door is comprised of aluminum, and is need
of new weather stripping. The garage also boasts
much of its original wiring, and should be rewired in
the future in order to allow for safer operation of
power tools, or any other electrical needs. The garage
is also in need of guttering on all sides in order to prevent future moisture damage to the wooden siding
and windows. The brick masonry chimney is in good
repair as well as the roof, and do not need anything
done to them at this time.
85
Outbuildings
Coal Shed
Overall condition of the wooden coal shed is fair.
The wooden lap siding has suffered moisture damage
due to improper water drainage. The structure has
also settled on its Western elevation due to a support
posts by the main opening suffering some rot due to
moisture damage. The corrugated metal roofing is
good condition, but should be repainted for further
protection. The shed also needs to be repainted.
Tool Shed
C
The overall condition of the tool shed is very good.
There are few runs of siding missing on Western elevation that need to be replaced for weatherization.
The door of the main entrance also needs to be replaced due to it being altered for a dog door. Recommend it be replaced in kind with a new door. The
shed should be repainted in order to prevent further
damage.
Conditions Assessment
CARMIN HOUSE
Phasing of Restoration
and Improvements
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CARMIN HOUSE
87
Phasing of Restoration and
Improvements
Phasing of Restoration and Improvements of the Carmin House
Phase I– Weatherization and Restoration of the Building Envelope (Exterior
of the home)
Weatherization is the practice of protecting a building and its interior from
the elements, while modifying it to reduce energy consumption and optimize
efficiency. The Carmin house is a prime candidate for weatherization, although it has some energy upgrades in the past few years. Weatherization
for the Carmin House Includes the following:
1. Roof
The roof of the Carmin house, although stable at this time, should be replaced in the near future. The asphalt shingles are beginning to shed their asphalt coating, as well as becoming brittle. Adding a new roof to
the home would allow for better protection from the elements, as well as providing a means to create less
heat loss.
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CARMIN HOUSE
2. Insulation
Due to some investigation behind the plaster of the home in a few rooms, the Carmin house has had blown
insulation installed in the recent past. The insulation appears to be loose cellulose. Loose fill cellulose has
also been laid in the attic as well, but it is no providing enough of a thermal break for heat loss which is evident in the formation of ice damns on the gabled roof during the winter months. The loose fill insulation
should be removed from the main attic space and replaced with mineral wool batting, with a 6 millimeter
plastic being used for a vapor barrier. Adding insulation in the attic would provide less heat loss for the
home which would bring down energy bills, as well as helping to sustain a new roof for a longer duration of
time. Although there are new methods for insulating, this would be the best method for this home since it is
reversible.
88
Phasing of Restoration and
Improvements
Phasing of Restoration and Improvements of the Carmin House Cont.
3. Windows
The original wood windows in the house have all been replaced by vinyl replacement windows accept for the
decorative diamond window on the stair case wall. Wooden windows also exists in the “mud” room or the enclosed back porch. All wood windows in the house also have wood storm windows. All wood storm windows
need to be repaired by repainting and re-glazing in order to keep out moisture as well as preventing air
movement. The vinyl windows provide good weather resistance for this house, but they should be replaced.
Modern wood double-hung windows with good storm windows would be just as efficient, and would allow for
a more historically sensitive update to the house instead of vinyl windows.
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4. Mechanical Systems
In the past year one mechanical system has been updated in the house, and probably was the most important one. A new 85% efficient boiler was added to the hot water radiant heating system in the house.
This boiler replaced the previous one which had been operation for 50 years, and was operating under 50%
efficiency at the time of its removal. This is a vast improvement from the means by which the home was
heated originally since it was heated by a single coal furnace prior to the 1970’s. More efficient radiators
may be added to the home in the future, or radiator covers in order enhance the warm air movement within
house. New radiators would still be in the baseboard style, but are now designed to allow for more air movement. New pipes would not needed to be run, since the location of the radiators would not change.
CARMIN HOUSE
Additional Restoration and Improvement for the Exterior of the Carmin House Include the following:
1. Scraping and Repainting all of the eaves and fascia board.
2. Repair and Restore Wooden Storm Windows.
3. Repair foundation by removing concrete parging, and repairing cracks with historically sensitive mortar,
and replacing bricks where necessary.
4. Remove Asbestos/Concrete Siding.
5. Remove Field Stone Porch.
6. Add Reconstructed wood Wraparound porch to the Main Façade and Eastern Elevation, based on historic
porch designs from the turn of the century.
7. Scrape and Paint Original Clapboard Siding. If clapboards are damaged or missing, replace in kind, and
use a high grade exterior paint, oil based, in order to properly protect the clapboards.
89
Phasing of Restoration and
Improvements
Phasing of RestoImprovements of the Carmin House Cont.ration and
Phase II– Interior Restoration and Improvements
Due to the cost of repairs warranted, and their necessity, it is recommended repairs begin with those most beneficial to the home. It is thus recommended that renovation of interior space start with the First Floor, and then
proceed to the second floor. The reason for restoring and improving the Second Floor are simply because these
spaces are bedrooms, and are used primarily during hours of sleep. The following treatments are thus recommended for the First and Second Floor only, as part of Phase II.
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CARMIN HOUSE
First Floor
1. Remove all floor coverings on the first floor, and refinish wood flooring by using the gentlest means necessary. Stain used on the flooring should coincide with the common stains used when the house was built.
2. Remove drywall and wall coverings where necessary and repair plaster walls by re-plastering large holes if
they exist. New plaster should be historically sensitive, and match the existing plaster in the house.
3. Remove acoustic ceilings, and repair plaster ceilings in the same manner as the walls.
4. Paint all walls and ceilings with historically sensitive colors.
5. Demolish both bathrooms and Hallway.
6. Reconstruct original 1920’s era bathroom, by utilizing details of its historic appearance from interviews
conducted with previous owners. Some modern materials may be used such as concrete board in order to
prevent possible moisture issues.
7. Make repairs to original millwork where necessary, by using the gentlest means necessary. Utilize hand
tools for removing stain, have millwork reconstructed where it can not be repaired.
8. Make repairs to wood windows by re-glazing, repainting, and adding epoxy resin where needed to strengthen wood members that have suffered some deterioration.
90
Phasing of Restoration and
Improvements
Phasing of Restoration and Improvements of the Carmin House Cont.
Second Floor
1. Refinish wood flooring by using the gentlest means necessary. Stain used on the flooring should coincide
with the common stains used when the house was built.
2. Remove drywall and wall coverings where necessary, and repair plaster walls by re-plastering large holes if
they exist. New plaster should be historically sensitive, and match the existing plaster in the house.
3. Remove acoustic ceilings, and repair plaster ceilings.
4. Paint all walls and ceilings with historically sensitive colors.
5. Make repairs to original millwork where necessary by using the gentlest means necessary. Utilize hand
tools for removing stain, have millwork reconstructed where it can not be repaired.
Phase III– New Additions to Home and Restoration of Outbuildings
C
CARMIN HOUSE
Phase III of restoration and improvements is comprised of future projects to be conducted on the home, and its
outbuildings. This mainly includes an addition to the second floor of the house, where the small attic space is
turned into a bathroom and closet through the process of the new construction. This addition would be sensitive to the house, while being updated with modern amenities such as acrylic plumbing fixtures. This would
benefit the homeowners, and still allow for the character of the house to be retained is can be seen in the renderings. The restoration of the outbuildings on the property will also be beneficial in time, but all buildings
are currently stable, and in use at this time. The wood siding on the garage also needs to be replaced in king
in places where it is broken. Wood windows on the garage need to be re-glazed and repainted. Gutting also
needs to be added to the garage as well to prevent future moisture damage. Restoring the coal shed and garden shed would allow for a more complete historic context for the property. Both of these buildings need to be
repainted. The siding on the coal shed needs to be repaired due to storm water splashing on to it, an causing
the bottom of it to deteriorate. The garden shed needs to have some missing siding replaced in kind, and
needs a new historically sensitive door to replace the current door that has suffered damage due to a large section being cut out of it.
Cost Estimate of
Proposed Treatments
C
Cost Estimate
CARMIN HOUSE
92
Cost Estimate
Building Envelope
Building and Property Assessment
Maintenance Priority and Cost Estimations
*Estimates taken from Get-A-Quote.net. Projected totals include overhead and profit costs.17
Building Envelope
Building Façade
Maintenance Priority
Line Number
Projected Cost
North
Demolition of Porch
Get-a-Quote.net
$474.88
Demolition of Main Entrance Surround
Get-a-Quote.net
$52.00
Add Wraparound Porch
Get-a-Quote.net
$1760.95
Window Replacement
Get-a-Quote.net
$531.84
Asbestos Siding Removal (Entire Façade)
Get-a-Quote.net
$1,529.19
Exterior Painting (Siding, Eaves, Fascia, Trim)
Get-a-Quote.net
$492.67
Asbestos Siding Removal (Entire Elevation)
Get-a-Quote.net
$3,822.975
Exterior Painting (Siding, Eaves, Fascia, Trim)
Get-a-Quote.net
$1231.68
Asbestos Siding Removal (Entire Elevation)
Get-a-Quote.net
$3,058.38
Exterior Painting (Siding, Eaves, Fascia, Trim)
Get-a-Quote.net
$985.34
Repair Wooden Storm Windows
Get-a-Quote.net
$78.42
East
C
C
South
Assessment
Conditions
Estimate
Cost
CARMIN
HOUSE
CARMINHOUSE
17
Get-a-quote.net was used to estimate the costs of treatments and repairs due to the many different estimating
books used on the site, and the ease at which specific subjects could be searched for. The books reflected on this
site are identical to the set up of an RS Means books, accept displayed digitally.
93
Estimate
Cost Estimate
Cost
Envelope
Building Envelope
Building
Building Envelope Continued
Building Façade
Maintenance Priority
Line Number
Projected Cost
Window Replacement
Repair Wooden Storm Windows
Asbestos Siding Removal (Entire Façade)
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
$531.84
$235.26
$3,822.98
Exterior Painting (Siding, Eaves, Fascia, Trim)
Foundation Repair (Cracking)
Get-a-Quote.net
Get-a-Quote.net
$1231.68
$68.57
Asbestos Siding Removal (Total Price for Entire
Home)
Exterior Painting (Siding, Eaves, Fascia, Trim)
Get-a-Quote.net
$12,233.53
Get-a-Quote.net
$3,941.37
Roof
Remove Old Roofing
Replace Roofing (30 year architectural shingles)
Get-a-Quote.net
Get-a-Quote.net
$923.35
$2,397.25
Chimney
Repoint, and Repair Brick
Get-a-Quote.net
$353.74
Exterior Restoration/Improvements
Total
$23,583.00
West
Siding
C
C
Assessment
Conditions
Estimate
Cost
CARMIN
HOUSE
CARMINHOUSE
94
Cost Estimate
Floor
First
Envelope
Building
Proposed Treatments
Room
Name
Room
Number
First Floor Maintenance Priority
Stair Case
Parlor/Living
Room
C
C
Dinning Room
101
102
Line Number
Projected Cost
CARMIN
HOUSE
CARMINHOUSE
Assessment
Conditions
Estimate
Cost
Repair Select Treads
Repair Newel Post
Get-A-Quote.net
Get-a-Quote.net
$68.54
$76.50
Remove Carpet
Get-a-Quote.net
Re-Finish Wood Flooring
Get-a-Quote.net
Repair Cracks in Plaster Wall
Painting, on Plaster, Brushwork, Primer and 2 ct.
Remove Acoustic Ceiling
Re-Finish Window Stools
Get-a-Quote.net
Get-A-Quote.net
Get-A-Quote.net
$40.97
$352.71
$139.32
$150.50
Re-Finish Wood Flooring
Repair Cracks in Plaster Wall
Get-a-Quote.net
Get-A-Quote.net
$430.32
$81.94
Remove Acoustic Ceiling Tile
Get-A-Quote.net
Painting on Plaster, Brushwork, Primer and 2 ct.
Re-Finish Window Stools
Get-a-Quote.net
Get-a-Quote.net
$76.26
$341.97
$75.25
$233.31
$783.08
95
Cost Estimate
Envelope
Floor
First
Building
Proposed Treatments
Room
Name
Room
Number
Laundry Room
Bathroom 1,2,
and Hallway
Maintenance Priority
103
104 / 105
Line Number
C
C
Assessment
Conditions
Estimate
Cost
CARMIN
HOUSE
CARMINHOUSE
Remove Linoleum Flooring and Adhesive
New Tile Floor
Remove Plastic Tile Wall Covering
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
Paint Walls and Ceiling
Remove Wooden Trim and Add Period Appropriate
Trim
Get-a-Quote.net
Get-a-Quote.net
Gutting of Bathrooms and Hallway
Get-a-Quote.net
Add new Floor Joists (3 2x6 sistered to originals)
Add new subfloor (1/2” OSB)
Add Ceramic Tile Floor (4x4 tile)
Add New Walls and Ceiling (Green Board)
Add Closet 2 1/2”x 8’ with 4 Panel Oak Door
Add Wood Paneling (Pine, V-edge, 3-1/2”" wide)
Wall Cabinet 36” wide and 84” tall (Natural Oak)
Get-a-Quote.net
Get-A-Quote.net
Get-A-Quote.net
Get-A-Quote.net
Get-A-Quote.net
Get-a-Quote.net
Get-A-Quote.net
Plumbing rough-in for Bathtub and Shower (Plastic
DWV and PEX supply rough-in)
Plumbing rough-in lavatories (Plastic DWV and PEX
supply rough-in )
Plumbing rough-in Water Closets (Plastic DWV and
PEX supply rough-in )
Install Vintage Claw foot Tub
Install Pedestal Sink
Install rough-in for Exhaust Fan and fixtures
Get-a-Quote.net
Install rough-in for lighting and fixtures
Get-A-Quote.net
Get-A-Quote.net
Projected Cost
$34.22
$285.60
$68.44
$170.97
$134.14
$247.89
$22.02
$95.07
$944.24
$287.43
$165.86
$307.14
$819.85
$196.41
$183.46
$208.34
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
$700.00
$684.73
Get-a-Quote.net
$240.80
$209.00
96
Cost Estimate
Envelope
Building
First Floor
Proposed Treatments
Room
Name
Room
Number
Maintenance Priority
Passage
Kitchen
C
C
Back Porch/ Mud
Room
Assessment
ConditionsCost
Estimate
CARMIN
HOUSE
CARMINHOUSE
Sitting Room/
Office
106
107
108
Line Number
Projected Cost
Remove Linoleum Flooring and Adhesive
Get-a-Quote.net
$60.00
Re-Finish Wood Flooring
Get-a-Quote.net
Remove Wood Paneling
Remove Acoustic Ceiling Tile
Paint Walls and Ceiling
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
$49.90
$65.30
$10.75
$51.32
Remove Linoleum Flooring and Adhesive (2Layers)
Re-Finish Wood Flooring
Remove Plastic Tile Wall Covering
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
Remove Acoustic Ceiling Tile
Paint Walls and Ceiling
Remove Wooden Trim and Add Period Appropriate
Trim
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
Remove Linoleum Flooring and Adhesive (2Layers)
Get-a-Quote.net
Re-Finish Wood Flooring
Paint Walls and Ceiling
Get-a-Quote.net
Get-a-Quote.net
$351.47
$388.24
Repair Wood Windows
Get-a-Quote.net
$235.26
Remove Carpet
Get-a-Quote.net
Re-Finish Wood Flooring
Re-Finish Window Stools
Get-a-Quote.net
Get-a-Quote.net
$606.36
Remove Drywall
Get-a-Quote.net
Repair Cracks in Plaster Wall
Painting on Plaster, Brushwork, Primer and 2 ct.
Get-a-Quote.net
Get-a-Quote.net
$113.59
$245.82
$649.67
First Floor Restoration and Improvements
Total
$14,259.55
$91.55
$412.39
$65.30
$74.00
$358.58
$852.01
$78.24
$568.27
$75.25
97
Cost Estimate
Second
Envelope
BuildingFloor
Proposed Treatments
Room
Name
Room
Number
Second Floor Maintenance Priority
Hallway
Bedroom 1
201
Line Number
Projected Cost
C
C
CARMIN
HOUSE
CARMINHOUSE
Assessment
Conditions
Estimate
Cost
Re-Finish Wood Flooring
Remove Wood Wainscoting
Get-a-Quote.net
Get-a-Quote.net
Remove Wooden Trim and Add Period Appropriate
Trim
Repair Wood Window Stool
Remove Acoustic Ceiling Tile
Remove Wallpaper
Repair Cracked Plaster Walls
painting, on plaster or drywall, brushwork, primer
and 2 ct.
Get-a-Quote.net
Re-Finish Wood Flooring
Remove Drywall from North Wall
Remove Wooden Trim and Add Period Appropriate
Trim
Repair Cracks and Patch Plaster Walls and Ceiling
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
$558.00
$60.16
Get-a-Quote.net
$245.82
Painting, on plaster or drywall, brushwork, primer
and 2 ct.
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
$92.34
$36.50
$51.73
$75,25
$10.75
$88.34
$81.94
$186.14
$300.00
$833.03
Bedroom 2
202
Re-Finish Wood Flooring
Repair Cracks Plaster Walls
Get-a-Quote.net
Get-a-Quote.net
$575.87
$81.94
Bedroom 3
203
Re-Finish Wood Flooring
Remove Drywall on All Walls
Get-a-Quote.net
Get-a-Quote.net
$575.87
$283.59
Repair Cracks and Patch Plaster Walls and Ceiling
Get-a-Quote.net
$819.40
Painting, on plaster or drywall, brushwork, primer
and 2 ct.
Second Floor Restoration and Improvements
Get-a-Quote.net
Total
$559.86
$5,516.53
98
Cost Estimate
Misc.
andEnvelope
Attics
Building
Proposed Treatments
Room
Name
Room
Number
Small and Main Attic Maintenance Priority
Line Number
Projected Cost
Small Attic
Add Static Roof Vent
Get-a-Quote.net
$379.46
Main Attic
Add Static Roof Vent
Repair Chimney
Repair Wood Slat Sheathing
Get-a-Quote.net
Get-a-Quote.net
Get-a-Quote.net
$379.46
$89.68
Attic Spaces Restorations and Improvements
Total
$897.99
Dumpster Rental 40 CY (20’ x 8’ 8’ H) x 2
Get-a-Quote.net
$900.00
Completed Restoration and Improvements on the
Carmin House
Total
Misc.
$49.39
C
C
$45,157.07
Assessment
Conditions
Estimate
Cost
CARMIN
HOUSE
CARMINHOUSE
99
Cost Estimate
Future Treatments
Envelope
Building
Proposed Treatments
Room
Name
Room
Number
Whole House
Second Floor
Whole House
Recommend Future Updates
Complete Electrical Update from Original K&T
Wiring
Small Attic Converted to Bathroom and Closet
(Price Based on first floor Bathroom with overage)
Replace Vinyl Replacement Windows with Traditional Double-Hung Wood Windows
Cost for Future Improvements
Line Number
Get-a-Quote.net
Get-a-Quote.net
Projected Cost
$7,755
$8,912.24
Pella Window
Company
$20,000
Total
$36,667.24
C
C
Assessment
Conditions
Estimate
Cost
CARMIN
HOUSE
CARMINHOUSE
Floor Plans for Completed
Restoration and Future
Improvements
C
CARMIN HOUSE
101
Proposed Floor Plan
First Floor
104/ 105 WC
106/Kitchen
107
103/ Laundry
102/ Sitting
108/Dining
C
101/Parlor
CARMIN HOUSE
Front Porch
Note: Numbers correspond with room
numbering used in the conditions assessment
N
Scale 1”- 1’
102
Proposed Floor Plan
Second Floor
Closet
WC
202/Bedroom
203/Bedroom
C
CARMIN HOUSE
201/Bedroom
Note: Numbers correspond with room
numbering used in the conditions assessment
N
Scale 1”- 1’
Renderings of
Completed Restoration and
Future Improvements
C
CARMIN HOUSE
Northern Façade
C
CARMIN HOUSE
in
104
Eastern Elevation
C
CARMIN HOUSE
in
105
Southern Elevation
C
CARMIN HOUSE
in
106
Western Elevation
C
CARMIN HOUSE
in
107
Bibliography
Carmin, Mick, interview by author, Matthews, IN, February 25, 2013.
Grant County GIS, “Grant County Indiana,” Grant County Indiana, http://grantin.egis.39dn.com/ (accessed
January 20, 2013).
Jandl, H. Ward, “Rehabilitating Interiors in Historic Buildings: Identifying and Preserving CharacterDefining Elements,” Preservation Brief, no. 18 (October 1988), http://www.nps.gov/history/hps/tps/briefs/
brief18.htm (accessed March 5, 2013).
MacDonald, Mary Lee, “Repairing Historic Flat Plaster: Walls and Ceilings,” Preservation Brief, no. 21
(October 1989), http://www.nps.gov/history/hps/tps/briefs/brief21.htm (accessed March 5, 2013).
Marion/Grant County Convention & Visitor's Bureau, “ The History of Marion and Grant County, Indiana,”
Grant County Economic Growth Council, http://www.grantcounty.com/discover-grant-county/history
(accessed March 10, 2013).
C
CARMIN HOUSE
in
Bibliography
Meyers, John H, “The Repair of Historic wooden Windows,” Preservation Brief, no. 9 (1981), http://
www.nps.gov/history/hps/tps/briefs/brief09.htm (accessed March 1, 2013).
Princeton University, “Matthews, Indiana,” Princeton University, http://www.princeton.edu/~achaney/tmve/
wiki100k/docs/Matthews,_Indiana.html (accessed February 18, 2013).
Town of Matthews, “Story of Matthews,” Town of Matthews, http://www.townofmatthews.com/ (accessed February 18, 2013).
108