The ARK
Welcome to The ARK Cottage.
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This is a suggested list of needed repairs looking ahead 4 years. Now is the time to consider and budget for these repairs so they can be done in a controlled manner over a 4 year time frame.
2009: Please note the need for chimney rebuilding from the roof up. The chimney was built with interior brick and the joints were struck too deep; this allowed water to sit on the top edge of each brick and freeze. This has caused the face of each brick to pop off (spalling). By starting with the chimney the masons can stand on the old roof and not worry about damaging a new roof. At the same time the interior brick can be cleaned to remove the smoke damage on the front of the fireplace.
Also this summer, all large weeds growing over the septic field must be cut down and kept cut to keep the roots from clogging the new septic field. All the foundation insulation and fiberglass wrapping is only holding in water and will cost much more in repairs than it will ever save in energy dollars. It should all be removed. This is a cinder block foundation and the trapped moisture will crumble the mortor. If left unchecked the wall will require tuck pointing.
2010: Replace the main roof, the flat porch roof and the garage roof, with a complete tear off. All 3 roofs are not leaking yet so this is not an emergency. However the flat roof must be tarred every fall to keep it from leaking. Also, replace the T.V. antenna with a new HD antenna. It is time to let this antenna rest in peace as well as reduce any need for walking on a new roof.
2011: Add soffit can lights on dimmer switches to better light the exterior. This will light all sides of the cottage, especially the parking. I recommend adding a switch inside the cottage to control can lights on the front of the garage as well.
2012: Cover the roof overhangs with bronze vented aluminum soffit on the cottage and the garage. This will eliminate over half the cost of every stain job as well as eliminate a bee hive and bird nest heaven. Install new gutters on the cottage and the garage. This is by far the least expensive maintenance insurance policy.
2013: When the exterior is complete attention can turn to the interior. A good place to start would be to replace the carpet on the sun porch with tile. Carpet holds the humidity of the condensation from the concrete slab undernieth it. Tile is better suited for this application and would last for years.
Combined with the new windows recently purchased, the repairs suggested here will keep water from damaging the cottage for 25 years and their cost should be spread over that time frame. With the exception of a stain job to the siding only, the exterior general maintence costs should be close to zero over that same time frame.
This is a suggested maintenance plan, created from my over 25 years of repairing different types of buildings.
All suggestions here are based on generally accepted principles and are designed to be the least expensive over time. The short term stop gap methods have been used and will continue to be used until the funding can be found. The elements of nature will continue their deterioration and these items must be faced head-on sooner or later.
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