Cavendish Barn Restoration Update – The Grand Finale!

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We recently completed the restoration and renovation of an historic timber frame from Cavendish, Vermont.

 

The project kicked off when we first visited the frame back in the winter of 2015. We’ve written about this barn frame before, while in the thick of the restoration process, and wanted to deliver the coda now that the project is complete.

The Background

The owners of the frame wanted to save a barn on their property; it was in bad shape and needed to be taken down before it collapsed. We first visited the barn in the winter, dismantled it in the spring, and spent the summer restoring it at the Green Mountain Timber Frames shop.

In late summer, we erected the restored frame on a new foundation.

The Transformation of a Barn

In the pictures below, you can see the entire process – from start to finish. From a wintery day in February when the sagging frame looked tired and in need of some TLC, to the beautiful great room it has become today.

Vermont timber frame in winter_Green Mountain Timber frames

Our first look at the Cavendish barn in Feb 2015

Dismantling historic timber frame barn

Spring prevails, and dismantling begins!

green mountain timber frames restoration process in cavendish vermont

A look at the last timbered wall section we took down. Once on sawhorses, we popped out each vintage peg, labeled every joint, and disassembled.

restoring post and beam structure

Restoration begins at the GMTF shop

The image below shows us adjusting the roof rafters to fit the new design of the great room. We pre-assembled the rafters, applied the original roof boards, carefully labeled each rafter and board, and then dismantled the roof before finally shipping the frame back to its home of origin.

restoring post and beam barn from 1850s

Restoration of new england barn from 1850s

Redesigned frame assembled on a new foundation about 100 yards from where it was first crafted nearly 200 years ago!

After the frame was firmly in place, another general contracting company  completed the project – The Severy Brothers  of Ludlow, VT. The next two pictures show how they used “SIPs” (structural insulated panels). The panels are fastened to the outside of the frame, which provides superb insulating value while showcasing all of the wooden elements on the interior. In the second picture, you can see the front entry taking shape.New barn home made from restored wood timber frame

Cavendish VT Barn frame with insulated panels

Exterior view of front entry with SIP panels

timber frame interior

The re-erected frame, pre fireplace. Note the beautiful ridge beam!

post and beam architecture in historic great room

The fireplace was created with stone found on the farm property

Barn door entryway to new england great room_green mountain timber frames.JPG

Sliding barn door into main house

restored timber frame home_green mountain timber frames

Large sliding doors capture the beautiful Vermont landscape

Exterior of Cavendish Barn Frame with front entry_Green Mountain Timber Frames

Timber porch entry into the great room

It was truly a pleasure to work on this barn frame. We love it when the opportunity arrises to restore a frame while keeping on its original location! Do you have an historic barn on your property that is in need of attention? We would love to see it!

 

Want to see some other projects we’ve done at Green Mountain Timber Frames?
Check out our completed timber frame projects!

North Hero Barn Restoration: Before and After

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Remember that North Hero, Vermont historic barn we wrote about back in April of last year?

Luke Larson, of Green Mountain Timber Frames rescued this special barn from North Hero Island, which is smack in the middle of Lake Champlain and only a few miles south of the Canadian border.

Removing Roof of timber frame barn home

Dating back to the 1780s, the barn is a hardwood frame with hewn oak braces. While it was truly in very rough shape, Luke was determined to save it because it is such an old, rare specimen. Measuring 26 X 36 feet, it offers nearly 1000 square feet of space and is a gunstock post frame, a good indication it was built before 1800.

A New Beginning – Near The Frame’s Origins

The exciting news is that this beautiful restored timber frame will become a handsome “great room,” complete with a fireplace, for a new home that is being built on the New York side of Lake Champlain.

Understanding the Restoration Process

In the following Before and After photos, you can see the restoration process taking place at one of our shop sites.

2
Above: Many of the beams needed repairs or replacement. One of the top plates was replaced completely during the restoration process. In the restored photo, all of the beams are once again sound.
3
The ridge beam and rafter braces were one of the lovely features that caused us to love this barn!
4
During the dismantling of the barn, we labeled all of the roof boards so that they would go back to the original location. In this “after” photo, we have put all boards back on the roof and used some replacement vintage material to fill in the gaps.
5
The beautiful December sunset here in Vermont showcases the lovely detail where the rafters intersect with the ridge beam. In the restored version, we have made all the edges of the boards straight once again, so that the gaps between the boards are minimized.

Ever Dreamed of Living IN History?

At Green Mountain Timber Frames, we turn old barns into beautiful new homes, studios, offices, barns and more.

 

For details, please contact Dan or Luke:
802.774.8972
luke@GreenMountainTimberFrames.com

Green Mountain Timber Frames - Contact Us

1790s Gambrel House Restored and Available for Sale!

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Two years ago, we began taking down a gambrel house from the 1790s. (We blogged about it here and here.) I am delighted to report that we have now completed the restoration of this rugged old timber frame! After the passage of that much time, it is all the more satisfying to be putting the timber joints, so masterfully crafted over two hundred years ago, back together as they are meant to be!

Here is what the house looked like when we first heard about it:

1790 Gambrel House_Historic_Green Mountain Timber FramesWhy did we take on this project?

The house was on the docket to be burned down by the local fire department. We are so grateful to the fire fighter who realized how old the house was and contacted Green Mountain Timber Frames! We just couldn’t stand to let it be destroyed.

A couple hundred hours into the process of gutting the house, which included filling two giant dumpsters with insulation, vinyl siding, sheet rock, plaster, and much other “sundry”, our hearts were sinking. But then we finally started to see the original frame. Here is the view after approximately 650 cold winter hours of gutting:

Original 1790 timber frameAfter a couple hundred hours more, we had the frame down and stored carefully under tarps. Now the frame is once again standing, this time in restored condition.

Restored historic timber_Vermont_Green Mountain Timber Frame_Larson FarmWhat does it mean that we have restored the frame?

The first step was to power wash each individual beam, brace, and board, as well as pull thousands of nails out of the timbers. Next, we went over each beam looking for fatigued areas that needed attention. Below is a “English scarf joint,” an incredibly strong joint that we used to replace the bottom of a post.

British Scarf Joint_Green Mountain Timber Frame_Larson FarmRestoration – with painstaking attention to details

The photo below shows a careful repair we did to one of the five beams that measure thirty-eight feet long. The beam had a very “tired” spot over this post due to a leak in the roof that must have persisted for years. We carefully removed soft areas, and replaced them with hand hewn material. Good for another 200 years! We were able to use materials from the original carrying sills of the house to make the repairs on the posts and beams.

Repaired Wooden Beam_Restored Timber Frame_Green Mountain Timber Frame_Larson FarmAs part of the restoration, we laid out each cross-section of the building, called “bents” and “plate walls,” and checked all the joints for tightness and the geometry for squareness. We built new rafters out of oak to replace some that had been too far gone for re-use.

In the following photo, we are laying out all the original wall boards on the ground to check our labeling system as we put the boards back in their original location.

Original Historic Wall Boards_Green Mountain Timber Frame_Larson FarmThe plaster lines from the eighteenth century construction even lined up on the interior! Many of the sheathing boards are over twenty inches wide!

20 inch wide Sheating BoardsWhy have we put this frame up on temporary sills?

Often, we are able to locate a vintage barn and keep it standing until a new owner has a chance to look at it and decide if it will meet the needs and dreams for a new house or addition. In some cases, we have to take the frame down immediately, as in the case of this gambrel in order to avoid its date with the fire department!

With gratitude to Larson Farm, where timber framer Luke Larson grew up, we are able to put the frame up both to check our work and to have it up so that anyone considering using it can walk through it and visualize what it can become.

Here are some highlights of this particular frame:

  • Pre-1800s and framed with American Chestnut, Beech, Oak, and Elm.
  • Gunstock frame on both floors! This means the posts grow in width towards the tops.
  • The gambrel profile creates a 22’x38′ wide open living space on the second floor. First floor is 28’x38′.
  • Original arched collar ties.
  • Original wide pine flooring boards are available.

The October brilliance of color in Vermont has made it a pleasure to work on this frame over the past weeks! This frame is currently available for purchase, and is now ready to stand strong and true again in a new location.

Historic Barn Frame for Sale_ Green Mountain Timber Frame_Larson Farm

11_Inside view of Gambrel Roof_Green Mountain Timber Frame_Larson FarmWe wish to thank the Larson Farm for their generous loan of space to put the frame up. Please visit the frame on its current location. You can learn more about the farm and its fantastic vision on the Larson Farm website or on Facebook.

This frame could be your home… 

If you are interested in turning this beautiful gambrel frame into your own historic property, learn more on our website or contact us at 802.774.8972 or Luke@GreenMountainTimberFrames.com.

Coming up next…

Stay tuned for a future blog on the amazing and artistic labeling system on this gambrel frame!

Labeling System_Restored historic gambrel home_Vermont_Green Mountain Timber Frame_Luke Larson Farm

Labeling System

Going – Going – Going … Gone!

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How do you dismantle a timber frame for restoration?
Here’s an overview of the process: 

Going… Before barn restoration_Vermont barn home Going… Historic timber frame in vermont Going… Dismantling timber frame for restoration and preservation GONE! fomer site of historic barn home Thanks to all of your help and support, this timber frame from Tinmouth, VT is now being restored at the Green Mountain Timber Frames workshop in Middletown Springs.

After carefully skinned the old timbered house, we took it apart, timber by timber, making sure to label meticulously along the way. Over the next two months, we will professionally restore the timbers, before reassembling the frame in New York. Look forward to the results in late summer, when we re-erect these historic beams for another 235 years! In the mean time, we hope you will stay tuned with our blog!

Possible – Beautiful Barn Home from Benson, VT – Available Frame!

I am helping the owner of this finely crafted timber frame find a new owner. The frame, originally built in the 1870s stands a majestic 32 feet wide and 48 feet long.

1_Exterior view_original purple slate visible repairs noticeable from lighter slate color - Copy

The large barn is in good condition and could make a stunning barn home, restored barn, studio or gallery. With so much space, there are a lot of options. There is 1500 square feet of space with an additional 750 square feet of potential if we add in a loft.

5_Partial loft floor joists noticeable_ potential for 750 sq ft loft - Copy - Copy

Notice the partial loft floor joists – great loft potential!

One added feature is the slate roof. Since Benson is in Vermont’s “slate belt,” this frame boasts an unusual purple slate roof that is of the best quality that you can find in the region.

In the picture below, you can see the wide gable wall which stretches 32 feet. The roof pitch is 12-12. This is one reason it feels so big inside.

2_Gable wall is 32 feet wide_roof pitch is 10-12 - Copy - Copy

Both the roof boards and wall boards are in excellent condition and the frame features long timbers that are hand hewn. The posts themselves are sawn.

Some more interior pictures below. Notice the beautiful honey color and the well preserved vertical wall boards.

Timber frame roof boards

4_Interior color is honey brown_ nice vertical wall boards

historic post and beam home

Interested in living in a historic property? Have questions?

Please give me a call at 802.774.8972. This post and beam frame could really make a one-of-a-kind barn home and we are looking for just the right owner to preserve this beautiful frame.

Before and After: The Ira Barn Restoration Project

Gallery

This gallery contains 11 photos.

Remember this 1770s gunstock frame from Ira, Vermont? I have written about this historic timber frame a few times – from this blog, when I first started working with the farmer to help him find a client over 2 years … Continue reading

Worth Saving? Assessing the Value of a Barn

Here at Green Mountain Timber Frames, we receive phone calls about old barns all the time. Owners want me to come look at barns on their property to assess their value and decide whether or not they are good candidates for restoration.

One of the first questions I am invariably asked is: “How do you decide if an old barn is worth restoring?” And the natural follow-up. “If so…how do you price it? There are many factors that go into deciding whether a barn can be restored, if its roof or wooden beams can be salvaged, or if it has no value at all.

To explain some of the key factors that go into making these decisions, I want to present you with a little side by side comparison. Below are eight sets of pictures. The barn on the left in each picture is a rare, valuable gunstock timber frame from about 1750, very early by Vermont standards. The owner is interested in selling the barn because he doesn’t currently use it. On the right are photos of an 1890s barn that Green Mountain Timber Frames will not be restoring. The owner is concerned it will collapse and would like to salvage parts of the barn before this happens. He asked me to put a value on the barn “as is”.

Evaluating Two Barns: A Side by Side Comparison

1. THE ROOF

When I evaluate a vintage barn, I start off by taking a look at the roof. Having a straight, flat roof with no sagging says the upper timber structure has held together over the centuries. In our area, slate can create sagging roofs in earlier barns not designed for the heavy weight of slate. They were designed for wooden roofs, which, in the northeast, were mostly constructed from white cedar. 1_Roof Comparison on Old Barn HomesNEW 2. SIDING

Next, I look at whether the barn has vertical or horizontal siding. Vertical siding, as in the 1750s barn, may mean the barn dates from before 1850. Builders began to use horizontal siding around the Civil War era. 2_Vertical or Horizontal Siding on Timber Frames3. IS IT OVERBUILT?

Notice the large numerous beams on the wall section of the 1750s barn. Contrast this with the 1890 barn, which has smaller timbers and even smaller 2″ x 4″ nailers. This represents very light construction when compared to the 1750s wall section. The large beams we see on the left are more valuable. 3_Over Built or Crooked Old Barn FrameNEW 4. GUNSTOCK POSTS?

Gunstock timber frames are always more valuable as they are very rare these days. Gunstock frames can be identified by their tapered posts. The posts start off 9″x 9″ square at their base and then taper to 15″ x 9 ” at the top, where they meet intersecting timbers. You can see this in the photo below of the 1750s barn. In the 1890s barn, the posts are very light, measure 6″ x  6″ and don’t taper.  4_Gunstock Posts on Timber Frame 5. ROOF RAFTERS

If a frame’s roof rafters are hand hewn square rather than “half round”, it indicates an earlier era. The 1750s frame has hewn rafters. In the picture the larger beams are the original rafters. The builder added in the smaller 4″ x 4″ rafters when they added the slate roof. Also, the 1750s barn has white oak roof boards, another indication of a very early frame. The 1890s barn has small, modern 2″ x 6″ roof rafters which are not valuable. However, because the pine roof boards are in good condition, they can be reused for other building projects. Most barns have softwood roof boards like pine, spruce or hemlock. It seems only the 1750 era frames have hardwood roof boards. I’ve come across only three hardwood roof board frames in the 30 years I’ve been doing this, yet another reason this 1750 barn is such a gem! 5_Roof Rafters on Timber Frame 6. TIMBER FATIGUE

The dark area in the 1750s picture indicates water damage.The broken timbers in the 1890 picture is a bad sign. These are examples of timber fatigue. In pre-1800 frames, we can repair or replace damaged timbers. This 1890 frame has so much timber fatigue and the roof rafters are so “new” looking, that the building has value for parts only.

6_Signs of Timber Fatigue

7. HEWN DIAGONAL BRACES

As I continue my assessment of a timber frame, I next look to see if the frame’s diagonal braces are housed into the timbers. The diagonal braces on the 1890s barn are simply 2″ x 4″s nailed in. This was common practice for that time. In comparison, the 1750s barn bracing is housed or “joined” into the timbers. This is called mortise and tenon joinery. A wooden peg then holds the brace in place. This is the usual standard. The 1890 frame using 2″ x 4″s and nails was the start of the transition out of mortise and tenon joinery. The very early frames used hand hewn braces. I’ve only seen this twice in my career, both times in timber frames from the 1750s era. The braces are almost always sawn. The picture on the left below shows the fine craftsmanship of hewn braces.

7_Diagonal Braces of TimbersNEW

8. LARGE GIRTS

In timber frame construction, girts are used to tie the walls together. Larger girts often mean an earlier era frame. The 1890s barn has very modest girts which may be the reason the timbers broke in the middle. The 1750 picture shows larger timbers being used as “girts,” while the middle girts have no center posts. No center posts are often a nice feature when reusing a frame for a home or shop area.

8_Girt TimbersFINAL

And What About Pricing?

When determining how to price a barn, I first think about how rare the frame is. A rare frame in good condition will always be worth more. I also consider the current market and how much folks might want to pay for something very rare. I will also calculate whether the barn is worth more as a whole or in parts.

Finally, I will discuss the options with the current barn owner. Some barn owners want to sell their barn for whatever value they can get. Others are tired of dealing with the maintenance costs or are fearful the structure will collapse. The price an owner is looking for will also have an impact on our pricing. It’s part of my job to assess how valuable a frame is, what condition it is in and how rare the construction is. With those things in mind, I can help the owner to determine a reasonable price.

In Summary…

The 1890s barn is not worth restoring, but the frame does have value as a parts barn. I can salvage the timbers for use on other restoration projects and reuse the roof boards, sawn beams, siding and slate. There are large labor costs to acquire the materials. This is where you have to balance the value of the material against the cost to dismantle. The 1890 barn may have an “as is” value of two thousand dollars. After all the materials are reclaimed, the barn site has to be cleaned. That often costs another two thousand dollars.

Labor costs can also quickly rise out of control. And the 1890 barn is a “liability” to the homeowner right now. With the costs of labor and cleanup, we really shouldn’t pay anything for this structure as long as we leave a clean site. But folks want to get something. I always work hard to be as fair as I can be to frame owners, without the salvaged materials ending up costing more than they are worth. The 1750s barn is a valuable find, a real diamond in the rough. To find a 1750s gunstock frame with post-medieval construction is rare in our area. This is the earliest kind of construction that took place in Vermont and to have such a frame is not only a blessing but an honor. It is definitely worthy of restoration and will make an incredible new home for a buyer who appreciates historic value. The current owner of the barn is asking 25 dollars a square foot for the frame. This may be what these very early barns are worth nowadays. The cost to dismantle, restore and

The 1750s barn is a valuable find, a real diamond in the rough. To find a 1750s gunstock frame with post-medieval construction is rare in our area. This is the earliest kind of construction that took place in Vermont and to have such a frame is not only a blessing but an honor. It is definitely worthy of restoration and will make an incredible new home for a buyer who appreciates historic value. The current owner of the barn is asking 25 dollars a square foot for the frame. This may be what these very early barns are worth nowadays. The cost to dismantle, restore and re-erect this 30 foot by 40-foot frame may be 85 dollars a square foot. But in the end, someone would have one of Vermont’s earliest structures to call their own! And, with a bit of restoration, it would last another 250 years!

 

Have more questions about old barns and timber frames? Want to know if you have a post and beam gem on your own property? I’d love to hear from you!  Contact Green Mountain Timber Frames at Luke@GreenMountainTimberFrames.com or 802.774.8972.