Sill and Post Repairs…Plus More Split Rail Fence!

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We recently finished the first phase of a barn repair project in Springfield, Vermont, stabilizing a gorgeous little barn from the early 1800s.

1_Barn Repair_Green Mountain Timber Frames

History of this Historic Timber Frame

The vintage timber frame is part of the historic Kirk homestead. We believe it was William Kirk Junior who built this barn. The son of a revolutionary war soldier from Springfield, William purchased the farm in 1809, and most likely built this structure at that time.

In 1834, the land records note that William Kirk mortgaged the farm to a Mr. White for $300. It may have been a tough year for farming, or perhaps William needed cash to work on the second barn on the property, which is attached to the older frame.

 

2_Large Vermont Barn_Green Mountain Timber Frames

The large barn is connected at a perpendicular angle to the smaller old structure. Farmers often sought to create a protected barnyard area for livestock and equipment, and the “L” profile of the attached barns does just that.

The records state that the loan was to be paid back annually over three years in “good salable neat stock or grain.” William must have successfully paid off the mortgage, as the property stayed in the family for a total of 97 years before being sold.

 

In 1864, William sold the farm to his son Aaron. Thirty years later, Aaron conveyed the farm to his younger brother Reuben, a Civil War veteran who had fought in the 10’th Regiment, Vermont Volunteer Company. The property stayed in the family until 1905. Many thanks to the current owners for sharing their careful historical research with us!

A Barn in Need of Repair

While the barn had beautiful stone foundation work, the water had pushed and the frost heaved against the stone and sills, and the joinery of the structure was deeply strained. The stone wall under the gable was collapsing, and four different posts had “torn their trunnels” and dropped down out of the upper beams.

 

3_Corner Post Beam_Green Mountain Timber Frames Vermont

This corner post dropped as the sill beneath it deteriorated, and the pegs broke allowing the tenon to drop out of the mortise.

 

Our Approach to Restoration

Our project was to jack the posts back home again, and to replace the sills. The barn was listing dangerously towards an eve because braces had failed. We used a series of come alongs as we lifted posts in order to coax the wall back towards plumb.

 

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Note the beautiful five-sided ridge beam! Many of the braces had failed, and in this photo we are coaxing towards the western horizon. On the far wall, you can see where one of the posts has dropped.

As we lifted, we were able to feed the tenons home.

 

 

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We were able to bring this tenon right back into the horizontal timber. Even the siding boards slid back into the grooved channel in the beam where they started out.

 

 

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Here we are lifting the corner of the building in preparation for new pressure treated sills

 

The Split Rail Fence

But wait- what about the split rail fence? After posting our last blog about the fencing used as collar ties in Tunbridge, we were surprised and delighted to discover split rail fence pieces used as floor joists in the newer and larger of the Kirk barns!

 

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Old William Kirk was a resourceful fellow. Most likely the original floor joist snapped, and so a nearby rail was conscripted for the purpose.

 

A Barn Rebuilt to Last!

Now that the frame has repaired sills and is stabilized, the terrific crew at Terrigenous Landscape Architecture will re-build the dry laid stone foundation and wall on the gable end. Scott and his team have already installed a drainage system around the exterior of the barns, which will protect the repaired barn complex and stonework from future freeze and thaw cycles.

We look forward to returning to Springfield in the fall after the stone work is accomplished, to continue frame and siding repairs. In the meantime- happy fencing to all you farmers out there!


Do you have a vintage barn in need of repair? Dream of living in a historic barn home?

Contact us!
Luke@GreenMountainTimberFrames.com

 

“Did a Farmer Build This Barn?”

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Since we inspect dozens of barns every year, and because we’ve got lots of barns for sale, we often receive this question. In the 18th century, who, exactly, was it that was crafting these beautiful structures that required such skill and attention to geometry, math, fine woodworking skills, and practicality?1790-barn-with-5-sided-ridge-beam

At times, we have heard the question asked in a mildly derisive manner, as if it was built by farmers rather than carpenters. At other times, we are asked in a tone of reverence for the broad spectrum of skills required and the appreciation of raw materials, motivation, communal commitment, and just plain hard work involved. It is in the latter spectrum that we solidly fall in our assessment of our New England structures and their creators from so long ago.

Our Latest Vermont Timber Frame Project

This week we spent two intense days disassembling a beautiful addition on a house in Tunbridge and Chelsea, Vermont. Two towns, you may be asking? Yes indeed-the town line ran right through the center of the property, and the house is in Tunbridge, while the addition was in Chelsea. While mid-stream on the addition dis-assembly, a town truck from Tunbridge came by, and the driver stopped. Leaning far out the window of the dump truck, he called to us, “What, moving out of Chelsea, eh?”

The joke was followed by much guffawing and laughter. I am not sure why that dump truck had been driven to the literal dead end of the road, but I am suspicious it may have been for the purpose of telling that joke- and I love it! News of renovations and changes travel fast in our small Vermont towns.

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The first time I looked at the addition, the snow banks were deep.

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What a difference a couple of months can make in Vermont! The house is a beautiful 1820s gunstock frame.

Let’s get back to the theme of “farmer built.” As someone raised on a Vermont dairy farm, and accustomed to the great joys and hardships of farming, I can not state strongly enough my appreciation for the barns and their builders of yesteryear. We at Green Mountain Timber Frames are so fortunate to get the insider’s view of many local barns, and we have been able to trace the progression of a master timber framer through our valleys by observing unique “signature” qualities of frames.

Recently, we noted a very unique rafter birds mouth detail for example that we have seen in only two local structures- which “happened” to be only 20 miles apart. Was this a case of farmers sharing ideas and techniques with their neighbors, or is it because a master builder traveled around the area coaching and aiding as farm families built their barns?

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The rafters are beautiful petite spruce with a half-lap joint at the peak.

In the case of this structure in Chelsea/Tunbridge, we found an extra special clue that the addition was indeed farmer built. They used pieces from a split rail fence as collar ties to support the rafters!

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I would love to have heard the conversation where they decided to grab some rails from the nearest fence! With the property being high on a mountain, it would have been a long trip to a saw mill, and the split fencing was right there. “Keep the job moving!” we builders like to say.

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Note the beautiful hand-made nails that hold the collar tie in place. The family for whom the country road is named were blacksmiths as well as farmers, and I am certain they made these nails themselves.

The posts of the addition had been devastated by carpenter ants, and the foundation was crumbling. Because of this, we will not be restoring the frame. Rather, we will use the hemlock roof boards and the beautiful rafters on the future restoration of another building.

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The roof boards have beautiful color that only time can create.

We are grateful to the property owner for his desire to see the materials recycled. Just like the farmer who originally put this structure together, we want to recycle all that we can. In fact, we left those vintage pieces of split rail fence behind with the property owner, and I expect they may be put right back into the fence that is only thirty yards from the house to “live another day” back where they came from.

Are you looking for historic barns for sale? Want a new-old barn home?
We’d love to help! 

Luke@GreenMountainTimberFrames.com or (802) 774-8972

 

The 1840s Historic Home: Saving Precious Timbers

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We recently finished working on a small project dismantling part of an 1840s home. The residents were tearing down a section of their historic home to make room for a new addition.
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The new addition honors the style of the original, and retains the stone foundation

Honoring the value of the vintage wood, they asked Green Mountain Timber Frames to help them salvage parts of the structure.
The answer? Of course!
While the frame itself was beyond repair, with careful disassembly of the timbers, we were able to save the vintage flooring, siding boards, and many of the hand hewn beams. The owners were very happy to know the materials are being recycled and some of the wood was even put to use in their new addition.
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The original wall sheathing is 1/2 inch boards

We look forward to working with these materials in future restoration projects. The beams, flooring, and siding will help us maintain the authentic, historic look and we are grateful to the owners for sharing them with us.
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The hand hewn beam shown at the top of the wall is 30 feet long

They even wrote us a lovely note and while we risk sounding immodest, it made us so happy that we wanted to post it here. We are so glad the owners share our love of history and facilitated our collaboration to recycle the beams!
Thank you so much for the caring removal of 1840s ell on our home. We are still so amazed that the work was done so quickly!  Thank you for sharing information on the way our post and beam addition had been constructed.  Our shadow box of various pieces of the ell will have a place of honor in the new addition, too.”
When springs finally comes to Vermont this year, we will be dismantling another historic building on their property to salvage the materials.

Do you have a historic property that you want to preserve? 

We would love to help.

802.774.8972

The Amos Hodsdon House Needs a New Owner

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We at Green Mountain Timber Frames have a friend and fellow “restorationist” and we are very excited to be collaborating with him on a new project. It’s an incredible opportunity to preserve the “Amos Hodsdon House,” built in 1837.

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Ben’s story

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Meet Ben Heywood, center

Meet Ben – An Expert in Restoration

Ben Heywood moved into the area a few years ago after a career of preservation and restoration work in the Cape Cod area. Since moving to Vermont, he has become a friend as well as a consultant on some of our projects. He has aided us in assessing the fine details of houses dating from the 1800s. He has a wealth of knowledge regarding trim, window and door styles and the dating of buildings. He has done incredible work restoring original entryways, windows, and cupboards. On a recent weekend visit, I asked Ben how he got interested in restoration.

“I was born in Gardner, Massachusetts, in 1951. There were dozens of abandoned 18th and early 19th century houses in a 40 or 50 mile radius. In the course of many Sunday family rides in the station wagon, my father would drop me at these so I could snoop around. It was arranged that I’d be picked up about a half hour later. All kinds of different architecture… it was great! It took no time at all for me to understand the difference between the handcrafted specimens and the numerous postwar boxes popping up everywhere. I also bought and devoured all the Eric Sloane books by age 16. All this sent me in the preservation direction.”

Ben’s First Home Restoration

Ben moved to Falmouth and purchased his first “vintage” house in 1978 for the price of $1! It was a circa 1815 three quarter cape with a center hall and three fireplaces. It had the original doors, wainscot, finish trim and floors. As Ben told me, “I assembled some buddies and had it down in three weeks. I’ll never forget having to buy a liability policy from Lloyd’s of London as I was young and not yet firmly established. Insurance for four weeks cost me 500 times what I had paid for the house! Most everybody thought I was nuts at the time- until they saw the place restored!”

In the decades that followed, Ben disassembled and restored around 20 period houses. He did restoration in place on another 20!

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Ben completed the restoration of the “Bodfish” house in 1982, which overlooks Cape Cod bay.

In 2008, Ben decided to find one last gem of a house that he would restore for himself as he moved to Vermont and into retirement. Enter: the remarkable house built by Amos Hodsdon in 1837.

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The Hodsdon house, built in 1837

Now, due to life changes and a desire to downsize his construction plans, Ben has decided not to use this house as his own. The beautiful historic Hodson House is available for sale!

And we at Green Mountain Timber Frames want to help our friend find a new family to make this house into their home.

About the Vintage House

After looking at many vintage buildings, Ben decided on a house in Carroll County, New Hampshire, named after Charles Carroll who died in 1832 as the last surviving signer of the Declaration of Independence. Carroll County was created in 1840 with Ossipee as its seat. Ben learned this history lesson after his search of Carroll County deeds came up empty. Eventually, he realized that the county lines had changed three years after the deed to the property changed hands from father to son, and so was filed in Strafford County!

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Ben found the gravestone of Captain Amos Hodsdon

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Here is the deed showing the transfer of property from father to son

When Ben discovered the old Hodson place, the house was incredibly unaltered and in good “frame health,” for its age. It had been abandoned for ten years and had been occupied by an elderly couple before that. The kitchen had a typical cast iron sink mounted in what was surely a period dry sink. There was a rusty old spigot and pipe that ran into a tank heated by the wood stove! The last residents of the house had still been carrying water into the house from a six foot diameter dug well with a flat stone cover. Best of all… the house had never had a bathroom!

Ben assembled a crew and began dismantling the frame.

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The roof boards come off

Hodsdon rafter system vintage house

Here is a 46 foot purlin in the rafter system!

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The exposed frame

The Frame Awaits a New Owner

The frame is down, carefully stored and awaiting a new home. It is available as a complete package, including the beautifully restored trim work, original flooring materials, interior trim and wainscoting panels, the windows, and the entry. Even the staircase is ready to go back in!

Above you can see the tired entryway, and then the doorway after Ben’s incredibly meticulous restoration work.

When the house came into Ben’s caretaking, the decorative fan work over the entrance had been removed and flat boards had been nailed up. Ben studied the “shadow lines,” which are marks and weathering patterns on the wood, in an attempt to figure out through detective work what the original had looked like. Then, in a fortuitous turn of events, a friend discovered this old photograph of the house. It confirmed Ben’s guess at what had graced the entrance originally, and wait till you see what he created!

Cape House Green Mountain Timber Frames

This photo is the best rendition of the entranceway in the background. Oh, and the people in the foreground look fantastic too!!

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Here you can see the incredible recreation of the decorative fan work over the doorway- all based on an early 1900’s photo!

Expertly restored windows Hodsdon cape house green mountain timber frames

Ben has even restored all the original windows!

This house boasts roughly 3,700 square feet of vintage living space. The crew at Green Mountain Timber Frames will do a complete restoration of the timber frame itself, and we are looking for someone who has always wanted to live in a beautiful New England style home!

Interested in this frame?

Know someone who may be able to help us find a home for this historical treasure? Please pass the word around that this wonderful structure is available and help us find a new “forever” location for this gem!

Contact us!

(802) 774-8972 or Luke@GreenMountainTimberFrames.com

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.

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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

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

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The fireplace was created with stone found on the farm property

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Sliding barn door into main house

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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!

Spring Cleaning!

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As one of the fist steps in the timber frame barn home restoration process, we power wash all the individual elements of a frame. This includes all the beams, every brace and each board that we are able to save and re-use.

Since winter in Vermont usually means sub-freezing temperatures, the piles of “dirty laundry” tend to pile up, waiting their turn with the washing team. Well, spring is here, and the washers are running!

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Our newest team member, John, washing a thick vintage siding  board.

Think about cleaning your house and the way grime builds up. Now imagine the dirt that collects in the hidden places of a 200 plus year old house or barn! It can be… pretty amazing!

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This 26 foot long top plate has not seen the light of day, or a cleaning, since it was hoisted into place 210 years ago!

Washing beams and boards can be a tedious, wet, and cold task. Yet we also find it very satisfying and even exciting to watch the real patina and natural beauty come forth from underneath the dirt.

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Look at the difference! This American Chestnut timber has received one pass from the power washer on the lower section.

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What a contrast between the washed surface and the dirty one!

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The final product of the cleansing is an amazing color that can not be replicated in new materials.

We do not use any soap in the washing. The water alone is enough to bring out the color. Wood ages as a result of exposure to air and light. While boards exposed to excessive sunlight turn silver, protected wood surfaces take on a beautiful glow.

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It took more than 200 years for this Beech timber to take on its patina.

The Art of Power Washing Old Timber Frames

Washing barn timbers and boards is not just a matter of pointing and shooting the stream of water at the materials. If we let the powerful water get too close to the wood, or if it strikes the surface at the wrong angle, the result is “raised hair” on the surface. Too much power in the spray slightly shreds the grain of the wood, causing the wood fiber to separate slightly on the surface, which can damage the patina and lead to a rough surface. Power washing takes patience. We can’t do too much, yet we must get the surface clean. The distance and angle from sprayer to old board has to be “just right!”

When the timbers and boards are washed, there are still steps to be accomplished. The boards must be dried before they can be stacked or else they will mold. We have to get creative in spreading the boards out to dry! We flip the boards halfway through the drying process. Eventually, we are ready to collect them carefully into piles for storage under cover.

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Vintage boards drying after washing.

The timbers and boards shown in these photos are from the 24 x 26 cape style house that we disassembled this past winter.

Stay tuned as we move towards a full restoration of this wonderful little timber frame! We better get back to work- the pressure washers are calling!

 

Dutch Cape House from c. 1800

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One early morning, before dawn in November, two brothers were readying for an early morning deer hunt. Hunting culture in rural Vermont dates back to the original residents, and continues still. On this particular morning, breakfast was cooked, weapons readied, and excitement no doubt was rising!

I can imagine that the black of night began dissipating, and the hunters hurriedly finished their planning and headed out into the breaking daylight. A chair had been left too close the roaring wood stove and a couple hours later, a passerby saw smoke billowing from the house. Fortunately for those young men, for Green Mountain Timber Frames, and for the future owner of this beautiful timber frame, the fire was put out and the house survived!

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Since that early morning fire, this little house has served the farming community well. When the local grange had to move out of a nearby building, the family that owned this cape generously offered the space. After many community work days, the grange moved in for weekly meetings and community events. The National Grange of the Order of Patrons and Husbandry is a national organization that began shortly after the Civil War. The group works to promote community bonding and education around agriculture.

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This frame dates from around 1800, when Vermont was still a young state. It was placed in a little hollow between knolls with a stream nearby and land was cleared around it for farming. The house was built using oak, chestnut, and beach trees- no doubt the very trees that were cut down to begin opening up fields for livestock.

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This frame has four bents and stands true even after 200+ years and a close call with fire!

It is fascinating to get to study so many local timber frames and ultimately to get a sense of who built these structures many generations ago! This particular house is a Dutch style of timber framing. The bents are close together and the floor joists are built strong enough to span the whole 24 feet of width.

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A clear span of 24 feet makes this an open canvas for future room design.

This little building measures 24 feet by 26 feet. It is perfect for a small cabin or house, for an addition onto another building, or as a small storage or animal barn.

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The posts and top plate are 10 x 10 inches – a solid little house!

A Spacious Second Floor

One of the reasons we fell in love with this structure, and just had to save it, was the spacious second floor. The posts extend quite far above the second floor, creating a tall “knee wall.” There is plenty of head room upstairs.

The rafter system has a five sided ridge beam with braces to the rafters. Unfortunately, the rafters and ridge beam were damaged by the close call with fire and by subsequent roof leaks over the years. We will be replicating the original roof system however and it will once again be strong and beautiful.

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The posts extend up beyond the 2nd floor, creations a spacious second floor living area.

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Here you can see braces strengthening the structure.

The Ingenious Basement

The ingenuity and creativity of the builders of this home are demonstrated in the basement of the house. Underneath the floor system, we discovered a very rugged food storage room or “root cellar” built with rough hewn logs, stone, and brick.

I have no doubt that it was filled with ice from the nearby river before the spring thaw, and that it was filled with squash, potatoes and other vegetables in the fall! Surely, it also was an excellent place to make and keep that hard cider that Vermonters loved (and still do)! It also doubled as a very strong foundation for a wood stove on the second floor. Imagine the original residents filling this little room with the fruits of their labors, and then relishing the food during the bitter winters.

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Let’s keep those garden vegetables and root crops good all winter!

Once again, we consider it such a privilege to cross paths across the span of generations with the pioneers, carpenters, farmers, and families who have built and dwelt in this structure. We are also grateful to the family that saw the historical value of the house and allowed us to disassemble it once it could not be kept up in its original location. The restoration of this timber frame will take place over the future months and it will once again be ready to house future generations.

Interested in this timber frame or another historic property?

Contact Green Mountain Timber Frames at
luke@GreenMountainTimberFrames.com, or
802.774.8972