HiDelight said:
what did you do if you do mind my asking?
As near as we can tell, about 50 years ago, here is what happened:
The previous owners had a termite/powderpost beetle problem. They dutifully hired an exterminator who did a good job. Well, the exterminator probably soaked the house in arsenic for all I know, but for sure there isn't a single bug left in the walls anymore. The owners then hired the cheapest fly-by-night operation you can imagine to do the actual repairs. My house is very old and made of post-and-beam timber frame construction. FlyByNight Construction, Inc. did not do timber framing, and it seems like the previous owners either couldn't afford to fix everything or possibly they just didn't supervise FlyByNight employees diligently enough. At any rate, a few large beams and timbers, including the front sill, were not replaced although they should have been.
Moreover, FlyByNight simply cut the tenons of the joinery off when they decided to rip out old beams (a decision made apparently by throwing a dart at the house while blindfolded), and removed the dry-laid granite pad the beams had previously been sitting on. They used these rocks, I am not kidding, as
landscaping rock and back-filled the ex-foundation with
soil. Thank goodness, it was really clayey local soil, but still. The timbers, now disconnected, started to shift around due to the usual humidity changes and frost in this area. They couldn't shift around that much, though, because they were kinda rotting on the bottom, so, well...
In order to correct this state of affairs, we had to rip down the wall with the rotten sill, jack the second floor, dig out a bunch of dirt and put down rocks and gravel, install a new oak sill, tie the new sill to the large beams with steel brackets on account of the tenons being gone, replace a few beams, install five new posts, install a second sill (with mortises, this time) kind of inside the first one to help hold the floor up (FlyByNight Construction did not own a tape measure, apparently), jack beams individually to make them slightly more level, re-level the floor joists, and install a steel column in the basement where FBN had removed a structural timber to install, I am not kidding,
heating ducts. They could have run the heating ducts around the structural beam, but that would have been too easy. Also, we insulated the heating ducts and replaced one that had rusted through, plus ran new wiring to the outlets--modern wiring with an actual ground wire, that is.
Still on the to-do list over the next few weeks: Remove the aged clapboards and replace with new cedar clapboards custom-milled to the same dimensions, replace one timber from the outside, plane all 264 square feet of oak floorboards and install, insulate with serious New England green building insulation, paint everything back to the original color.
The moral of the story is: Don't cheap out on repairs. Fixing someone else's screw-up is way more difficult than just building from scratch or fixing an actual breakage. I had many contractors turn around and walk out when they realized how hard this was going to be.