"Our Olde House"

When we first saw this house it was early spring in 2008.  The apple trees and pear trees were in full bloom.  The grass was already starting to look overgrown and the once tended to garden beds  were rotting. The place was old and vacant and looked sad, but it told a story.  A story we wanted to know about and house we wanted to restore.....

This post and beam cape was built in 1774, or maybe earlier, that was as far back the records went.  She's a gem, but a diamond in the rough.  The sills are rotting and there are many parts of the house that were not properly repaired.  It sags in the middle by a good six inches.  When you go upstairs and head into my son's room, it feels like your going uphill.  We are use to it now, but visitors always notice.  There is a brace in the kitchen to support the middle beam, but the house is still settling.  I love it though, its character. I imagine the amount of families who have lived and farmed here.  It's amazing to think that this house was here before we were even an established country!  I think the beams are the only original thing left in the house.  The rest has been fixed as needed throughout the years.  The hand hewned beams though, have notches taken out of them, some look charred, and some have roman numerals on them.  It seems that they may have come from somewhere else before being used to frame this house, which would make them even older.

The addition you can see in this picture, use to be the wood shed and a previous owner decided to close it in.  The 2 X 6's are not sixteen on center and I'm not sure there is much insulation considering the draft is horrible, the floor is freezing and the pipes always freeze in the basement under this portion if it is windy.

Historical Gilmanton, NH

Gilmanton is a town in Belknap County, New Hampshire, United States. The population was 3,777 at the 2010 census.^[1] Gilmanton includes the villages of Gilmanton Corner and Gilmanton Ironworks. The town became well known in the 1950s after it was rumored that the popular novel Peyton Place, written by resident Grace Metalious, was based on the town.^[2]

History

Gilmanton was incorporated in 1727. First known as Gilmantown, the town was home to the Gilman family, originally settled at Exeter.^[3] Twenty-four members of the Gilman family received land grants in the new town of Gilmanton. (Other families related to the Gilmans also received grants in the new town, including the Dudleys, the Leavitts, the Folsoms and the Coffins.)^[4] At one time it was the second-largest town in the state, following Portsmouth. The original town was larger than it is now, with villages and parishes including Belmont, Gunstock Parish (Gilford), Hurricane, Tioga, Factory Village and Lakeport. A parish first called Averytown, the site of an unprofitable iron-mining enterprise, is still known as Gilmanton Iron Works.^[5]

Just cuz

Yesterday at about 3:50 pm, Court, Kylie and I sat in the truck at the end of the road and waited for Derek to get off the bus. I started talking again about the appraisal, which I'm sure Courtney is tired of hearing, since it is all I've been talking about.

I was deep breathing and saying, "So do you think its going to come in where its suppose to be??"

Now, mind you, I've asked him this a lot in the past two days. Poor guy, thank God he loves me!

I don't even remember if he responded, but I decided to check my email on my phone.

And there it was.....

The email of all emails.....

Great news Audra.  The appraisal came in at $***K.  We needed $***,***.  However, I just got it and haven’t reviewed it yet, and it still needs to go to loan committee for its review and approval next Thursday.  But unless there is an error found it is pretty rare that we reject, or require changes, to an appraisal.  Next step is ordering the legal work.

Have a great weekend.

Rick

After screaming at the top of my lungs and punching Courtney out of excitement, I felt the tension leave my body.    My throat still hurts, but I am no longer stressed.  The Good Lord has answered my prayers and so far it looks like it's meant to be!!

So, here I sit, smelling of cow manure, still in awe that this may actually happen.

Thank you

2nd Floor Bathroom

How cool is this!!! A galvanized bucket for a sink.
Court says no way!!! Maybe outside!!
We live in the 21st century and I want a bucket for a sink.
Nothing wrong with that, right?

Odds and Ends

Old knobs

               

I will make this for our bedroom!       DIY crate wall storage



Old door + Crown Molding = Headboard
I like the color too!

Mudroom

                         

Floor for the mudroom with darker colors.    
             



Love this organization.
All grey wood will be used for the wainscoting
and basket shelves, with a 9 over 6 window.

Landscape / Patio off the kitchen

                         


There will be a retaining wall with stairs in the middle walking up onto the patio. This pictures are a little too fancy, but gives an idea.  The retaining wall will be built with rocks on the property and we are thinking an old brick patio with some space between for creeping violets to grow.

Stairs

                     


This will be the color of  the                          This is the style, but where the bench
threads and risers.                                         is there will be exposed brick from the
                                                                    chimney.

Master Bedroom

                                           
I am going to do this to one of the floors                              
in the house, maybe the master bedroom,                              
but a black stencil on a stained floor, with
rosebud nails and a distressed
look.





I love the end table, how easy and unique,
I'll have to put it on Courtney's to do list!!



          

Gable end wall will be all wood            I would like to add beams to the ceiling,
like this and the rest of the walls            not painted white though.  Not sure
sheet rocked.                                       if this can be done since there isn't
                                                            much of a pitch in the roof.



I'm partial to this end table too!!

I keep gravitating towards the grey painted floors and white walls, but I'm not sure it is realistic for our lifestyle.

Comparable

Residential

168 Cotton Hill Rd Gilford, New Hampshire 03249

$364,900

 Printer Friendly

Photo 1 of 16

Virtual Tour

MLS #:4019076

Price:$364,900 

View your 2012 Credit Score

Total Rooms:10

BedRooms:3

Total Baths:4

Acres:2.75

Square Feet:2814

Sq Ft Above GRD:2286

Sq Ft Below GRD:528

Taxes:$5,598

Tax Year:2009

Year Built:2004

Listing Agent

Luceen Bouchard

Coldwell Banker RB/Laconia Court St.

348 Court Street

Laconia, NH 03246 

(603)524-2255

Visit Agent Website

Visit Office Website

Contact Agent

ShareThis Map it

Remarks:

Recent updates on this exceptional spacious contemporary home situated on a nice level private lot in Gilford. Beautiful kitchen with top-of-the-line stainless steel appliances, granite counters, open concept living room with fireplace, master suite with bath, finished family room in basement with bath. 3 zone heat with central air.

Features:

Style:Contemporary

Color:Sand

Full Baths:2

3 / 4 Baths:1

1 / 2 Baths:1

Water Heater:Electric

Water:Private

Basement:Full, Partially Finished

Construction:Wood Frame

Driveway:Paved

Electric:Circuit Breaker(s)

Exterior:Clapboard

Foundation:Concrete

Garage / Parking:5 Parking Spaces

Heating / Cooling:Hot Air

Heat Fuel:Gas-LP/Bottle

Lot Description:Country Setting, Landscaped, Level, Wooded Setting

Roof:Shingle-Asphalt

Interior Features:Den/Office, Dining Area, Family Room, Fireplace-Gas, Kitchen/Living, Laundry Hook-ups, Living Room, Master BR with BA

Amenities:

Building Certifications:

Equipment/Appliances:Central Vacuum, Dishwasher, Kitchen Island, Microwave, Range-Electric, Refrigerator

Exterior Features:

School District:

Elementary:

Junior High:

High School:

Foot Print:IRREG

Seasonal:No

Surveyed:

Zoning:LR

Flood Zone:Unknown

Book:2247

Page:0581

Map:209

Lot:2

Sewer:Private

Roads:Public

Room Dimensions:

Copyright 2013 Northern New England Real Estate Network, Inc. All rights reserved. This information is deemed reliable but not guaranteed. Subject to errors, omissions, prior sale, change or withdrawal without notice.

48 Howard Rd
Gilmanton, NH 03237

Sold

• More Sharing Services

Basic Information

Sold For:

$350,000

Sold Date:

10/7/2011(456 Days On Market)

Type:

Single Family

Bedrooms:

3

MLS ID:

4010624

What's the Value of YOUR Home?

Layout Design (Sketches)

Exterior Design 

                                                              View from the back
                                                                 

                                           View from the side (covered porch not showing in sketch)

Two Flue Center Chimney
   Traditional Fireplace

F

Cost Estimate

Septic Designer: Varney Engineering, LLC
4 Bedroom Septic Design $ Already PAID

Septic and dirt work for foundation:  R.M. Daigle
Excavation and site work for new foundation and septic, drainage, back fill and finish loam application $12,000

Builder: Tom Gosselin
Concrete foundation size will be 28 x 24 with a walk out basement door and two windows at gable end of addition, access from kitchen as well (future finished basement) $7,700
Framing (to include new stairs in main house) $8,200
Insulation - fiberglass R19 walls and blown in fiberglass in ceiling/second floor $2,800
Siding - sheathed with 5/8" CDX plywood, installed vapor barrier and finished with pre-primed cedar           clapboards $3,000, trim $1,000
       - roofing $3,000 (entire house)
       -  doors $2,000
       - windows $5,500
       - sheet rock $2,500
Total cost with labor $57,000

Mason:  P.R. Gagne Masonry
Two flue center chimney, fireplace and cook stove with wood box, exposed bring second floor and two salvage bread warmer inserts (from original house).) Tumbled bricks will be used, they are made to imitate a 100 year old chimney. $11,000

Electrician: Leavitt Electrical Contractors
Will be able to tie into 200 amp service updated 2012, power to the house will be underground with a sub panel located in basement of new addition. $9,000

Plumber :  Carl Thurston Master Plumber
(10 fixtures) with radiant heat in floor of new addition and floor of the upstairs.
Most the the fixtures will be custom, based on time period of house. $15,000

Additional items paid for by us, out of pocket
- All bathroom fixtures (sinks, tubs, shower, lighting, faucets etc.)
- All lighting fixtures in new addition
- French door in new addition
- All flooring in new addition, which is already milled and sticked in the back field (oak and wide pine).
- Soap stone sink in kitchen
- Cabinets and counter top (custom built with the wood we already have)
- Wood Boiler and underground piping
- 2 Cast iron radiators for main house 1st floor
- Kitchen Island
- Most of the interior finish work (wainscotting and trim work in new addition) with the lumber we have.
Budget anticipated during project $20,000

Most of these items we will find at antique shops.

We already own a monitor heater fit for a 2400 sq foot house as back up heat, fueled by propane. We bought the house four years ago and at the time there weren't any appliances at all, so the current ones are still fairly new and in good condition (stainless steel frig., gas oven, whirlpool washer, dryer), not need to buy new.



        -

Heating System

Heading to the home show at the Whitemoore Center at UNH today.  There will be a few dealers there who sell wood boilers.  We are interested in two companies, Central Boiler and Wood Master.  We will be able to get a better idea of the cost and size we need for the cost estimate sheet.

We will be using cast iron radiators on the 1st floor of the original house and radiant heat in the floor of the addition and upstairs, with a monitor heater back up.  Currently own a monitor heater that covers 2400 sq ft, we'll just have to move the propane tank.  The propane will provide us with hot water in the warmer months when the wood boiler won't be operating.

    

Pantry

    
   

Commitment Letter