Updating by Addition
MY WIFE AND I purchased a 1942 bungalow when we got married in 2013. It met many of our criteria: price, location, spacious backyard, access to greenways and more. But the place also had drawbacks—including the one described below.
The entryway to the house included a climb up seven steps to a stoop. The stoop was small, large enough for only one person to stand while opening the storm door. The only protection from the weather was an old canvas awning.
The precast concrete steps were structurally sound but had shifted. This was a known issue and obvious when we agreed to purchase the place. The last step up to the stoop was around 11 inches, while the others were around seven-and-a-half inches. Rust was consuming the iron handrail.
The longer we lived there, the more I thought we should remove the stoop, steps and railing, and add a front porch large enough to entertain friends. The porch would be open air, but with a roof and overhangs, have safe stairs, sturdy handrails and sufficient room to maneuver around our front door. My wife was not keen on the idea. She thought our uncovered back deck had plenty of space for entertaining. Still, we agreed to investigate cost and design ideas with a general contractor.
We knew the contractor from an earlier project. He responded with double-barrel unwelcome news. First, the estimated cost was sky-high, more than we expected. Second, he said that the porch would violate zoning setback requirements, meaning it would be too close to the property line.
Over time, we knew that we had to do something to address the steps. We spoke to a friend, one who’s also a contractor. He showed us his suggested design, which we liked. He thought he could do all the construction work himself and use me to assist as needed. His price was much more reasonable, but we still had to address the issue of the setback violation.
My wife and I applied for a zoning variance. This was an expensive process. It required a new survey of our property, plus the variance-hearing application fee was substantial. None of this was refundable if the application failed. We then had to present our plan to the city’s board of adjustment, explaining the design and benefits of the front porch, and justifying the setback change request. Our application was approved.
Preparation for the job required removal of the existing vinyl siding and the original clapboard siding underneath it. Construction, with all appropriate inspection permits, began soon after. I helped with unseen structural items, such as joist hangers and nails, plus structural connection screws. Another one of my jobs was to haul all refuse to the dump for disposal. I made numerous trips with a loaded-down Subaru Forester.
We replaced the old siding with cement-based siding. The selected porch decking and steps were composite material, with an eye to reduced future maintenance. We used horizontal black pipe for the guardrails and handrail pickets. I bought electrical tubing, then sanded and painted it, while the contractor worked on structural items. The contractor ran the electrical circuit and installed porch lights, then asked me to install the overhead fan. We received inspection approvals and began to enjoy our new porch.
The worst unexpected change was the need to replace the horizontal rim joists supporting the front door, which had rotted. Inspection permits were surprisingly expensive, but that was the only way to obtain foundation, structural, electrical and occupancy approvals. We decided to make a color change, but there was a problem: Paint doesn’t adhere to vinyl siding, and a lot of vinyl siding remained. We decided to replace all vinyl siding with cement-based siding. We also decided to install gutter guards around the house, so I no longer need to climb a ladder to clear leaves from the gutters every fall.
What did I learn from the project? Large home improvement projects invariably encounter issues, like rotten wood, hidden defects, inspection failures, and schedule or material supply problems. It’s important to recognize that this will happen, and be prepared to develop a workaround on the fly. Always check to make sure your contractor has liability insurance to protect himself and his employees. Otherwise, you may be at risk.
This was a pandemic project, but we immediately realized the benefits. Living in North Carolina, the porch is usable year-round. Even during the summer, the porch is a wonderful place to read or talk because there’s a natural breeze that’s aided by the overhead fan. We even installed my father-in-law’s childhood porch swing. Now, years after completion, people still stop to tell us how much they like the porch and how much better our home looks with the addition. And, best of all, my wife is a convert.
Jeff Bond moved to Raleigh in 1971 to attend North Carolina State University and never left. He retired in 2020 after 43 years in various engineering roles. Jeff’s the proud father of two sons and, in 2013, expanded his family with a new wife and two stepdaughters. Today, he’s “Grandpa” three times over. In retirement, Jeff works on home projects, volunteers, reads, gardens, and rides his bike or goes to the gym almost every day. Check out his previous articles.
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