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HomeMy WebLinkAbout246A Pleasant St Engineering Report 2016PHILBROOK ENGINEERING & 107 BEACH STREET xt CONSTRUCTION RUCTION DENNIS, MA -8682 1-508-385-8682 ENGINEERING DESIGN • CONSTRUCTION INSPECTIONS • BUILDING. ALTERATIONS & RENOVATIONS 14 February 2016 Reference: Residential Renovations/Alterations 246A Pleasant Street, South Yarmouth, MA 02664 For: Mr. Alan Leventhal — Beacon Capital Partners. LLC 200 State Street, 5'h Floor, Boston, MA 02109 To Whom It May Concern: E C E I V E D I�r,ry - 4 2016 YARMOUTH 1 have conducted four walk-thru inspections of the site and building at the above address on 28 OCT, 4 NOV, and 23 & 30 DEC 2015 accompanied by Mr. John Richards all four times. All work was done at the request of the present owner. Current planning calls for adaptive renovations and alterations to the property starting with an on-site move to a new foundation. Continued work will add new amenities (insulation & heat), upgrade the electric and plumb- ing utilities, further advance energy conservation measures and repair the present facades while retaining its' historic providence. 1 was asked to inspect this building and render an opinion to these effects. As viewed, the proposed work seeks to maintain the exterior style and period architecture of the property while creating more open and flowing spaces inside_ Proposed alterations should refine the coarser appendages across the rear and break-up the very asymmetrical building attachment in the front. The structure will remain as a 1 family residence. This report documents found conditions of construction from the points of historic significance, functional use and possible salvage or reclamation value. Inspections were visual (non-destructive) however efforts were made to open up some of the more troublesome or questionable concealed and finished spaces to try and obtain a practical scope for some much needed work. That being said, our present knowledge of any hidden condition is based on the results of the inspected areas presented below. An architectural 1St floor sketch (sk) along with photo sheets and detail notes are attached for reference. BACKGROUND: Basic Construction —The houses and there are distinctly two, have been attached together and are both wood frame structures that look to date from the late 1700s. The left side is a 1 story gable 1 room deep with a front shed dormer over a short garret space (pie 1). A salt -box addition was added across the rear at a somewhat later date (pie 2). The right side is a 1-1/2 story gable more commonly referred to as a "/2 Cape' where the chimney aligns with the front door and a pair of windows layout on either the left or right of the door — not split (pie 3). Unfortunately the com- bined house is very asymmetrical and not particularly winsome (pie 4). Doors and windows have no consistency to their placement and the front roof slopes have a major matching problem; the right %z Cape has a slightly bowed roof and the left gable roof is planer. This has created a visible ripple in the middle where the unequal roofs have to meet (pie 5 & 6). The finished PHILBROOK ENGINEERING & CONSTRUCTION 107 BEACH STREET DENNIS. MA 02638 1-508-385-8682 surface is bumped up creating a noticeable roll in the front slope. To the rear of the left gable beyond the salt shed an additional 1 story room was added (pie 7). This is more of a shed structure as it is squat and sits into the earth. Like the gable building it is attached to, it also could have been moved to the site and attached. To the rear of the right % Cape a larger, taller 1 room wide gable addition was built that also includes shed dormers over a short garret space (pie 8). This structure is 'newer' having probably been built in the early 1900s. Behind this addition once again another short 1 story gable shed was added onto which an even shorter extension was added (pies 9 & 10). All 5 dormers were either added (main houses) or included (gable addition) as a matter of convenience and for specific purposes -- garret bedrooms and a bathroom (pies 4, 7 & 8). The front shed roof dormers run long to their peaks and break-up the main roof ridge creating heavy lay -on appearances (pies 1 & 3). There are 4 red brick chimneys that serve 4 fireplaces in the front 2 houses, a smaller fireplace chimney in the gable addition and a wood stove chimney in the back of the right shed (pies 1, 2 & 10). The framing combines older post & beam (pie 11) with newer balloon or production framing (pie 12). The exterior board sheathing is vertical (pre -1850s) while 'newer' board sheathing found in the right wing (post -1850) consists of hor-izontal matched boards (pies 12, 13 & 22). The left rear shed also appears older with exposed vertical sheathing (pie 20). Most all of the spaces or 'stud' cavities are open and where walls are finished they consist of solid plaster & wood lath on board sheathing with open bays (pies 12, 13, 14 & 15). The found- ations are an odd mixture of field stone, red brick, concrete parging and voids. The mortared brick across the front is a repair and tie-in for the 2 buildings (pies l & 3). The repaired brick breaks up along the left side (pie 16) and runs into the ground at the rear along the sides of the sheds (pies 7 & 17). This brick is in fair to poor condition with many open and unfilled joints (pie 18). Along the right side the old stone foundation is visible (pic 19). Here the chinking is missing and everything is very close to the ground (pie 19). Further along the bricks are falling out and there is an open concrete block pit (pits 20 & 21). There is a small cellar space beneath the dining area of the % Cape (pie 22). All these spaces have exposed dirt and are very shallow (pie 23). Floor framing in this space appears dry with some old powder -post beetle damage evident (pie 24). Nothing appears active at this time. Overall this building has had a number of alterations or additions which being task specific were never orchestrated with an eye towards the overall outward appearance. One easily can use the term 'historic ramshackle' for this assembly of structures. There are no energy measures present; insulation and insulated protected windows and doors are all missing. Basic Layout — All the rooms except the larger living room which opens to the dining area are relatively small and compartmentized, interconnected by halls, doors and stairways (pies 25 & 26). The living/dining area was only created by removing a bearing wall between the two previous smaller rooms. interiors run the spectrum from finished rooms to an open storage shed (pies 14 & 27). The flow of this house is very segregated with 2 long dead -ends at the appended sheds to the rear. This is further hampered on the left side by two separate step-downs as one heads into the rear. Over the years hodge-podge remodeling on this side has created spaces so 2 PHILBROOK ENGINEERING & CONSTRUCTION 107 "EACH STREET DENNIS. MA 02698 1-508-385-BB82 unwieldy that a number of the rooms serve more as passageways than as useable space. Headroom in the left rear spaces (pies 25, 26 & 27) and in the 3 upstairs rooms is all restricted as seen at the dormers (pies 13, 29 & 30). Shown here also are the long slopes to the wall plates and the short knee -walls. Functionally, the majority of the rooms have either height or space restrictions and the direction of the hallways that access these spaces can leave one confused. OBSERVATIONS, FINDINGS _& COMMENTS: My inspections found the current house frame to be in very poor to fair conditions and the found- ations to be mostly failing; they being too low, too broken and not worthy of supporting any reasonable economic expenditure toward renovations. There are several areas with extremely uneven floors due primarily to differential settlements around the perimeter. Here the found- ations have failed through deterioration and soil consolidation where the gutters were either absent or improperly functioning. Given the age and siting of this building problems such as these are not uncommon and can be reasonably expected. There are some mixed remodeling efforts but nothing appears much newer than 40 years or so old given the look of the appliances and bathroom fixtures that are present. The bathrooms range from archaic in the rear shed extension to early 1960s in the main houses (pie 31). o Roof, Floors & Foundations, and Walls — The roof shingles are red cedar and in very good condition (pies 1, 3, 7 & 9). In fact the money spent on the roof represents a fair percent of the value of the houses at this point. The roof structure is in fair condition; there is some minor dry rot in a couple of rafter beams and some of the purlins are over -spaced creating long spans for the sheathing boards but the roofs and attics remain dry (pies 11 & 13). The big moisture problem occurs where the attic ceiling is finished but probably not insulated in the left gable 2"d floor. This allows for a wide fluctuation of the moisture vapor content within the concealed spaces resulting in water damaged finishes (pie 30). The 1 st floor consists of a number of sections. Their condition and firmness seem to be directly related to the type of construction and condition of the floor framing. The left gable is poor with a severe roll and crowns down the middle of the rooms dropping drastically into the front left corner (pies 16 & 32). There is also a large repaired section inside the front room running across the front of the building. Its' left foundation starts in the front with a repaired single width row of red brick (35). Once around the corner the foundation begins to break apart (pie 33) and further along it has failed (pie 34). The right side % Cape house also has old members but there the beams and joists are more substantial and better supported (pies 17 & 24). The front shares the same restored single wythe red brick foundation (pie 35) but turning the comer the old fieldstone foundation begins. Over the years chinking mortar has been used to keep them tight and now it has failed along the entire right side (pie 19). The large right rear wing construction has smaller framing members and the floors are bouncy here due to this light framing (pie 12 & 13). The brick foundation under this section is actually loose laid and has begun to fall out (pie 36). The two rear most sheds are sheds — simple 2"x 4"s and the floor frames are on the ground (pits 27 & 37) --- PHILBROOK ENGINEERING & CONSTRUCTION 107 BEACH STREET DENNIS, MA 02638 1.508.385-8682 compare this to the older post & beam framing being so sturdy and well done. The shed foundations are simply dry laid brick or completely missing and provide bearing of no consequence (pies 34 & 36). In general the post & beam framing remains in good condition with one notable exception, the built-up beam where the old living room and dining area were once separated in the 1/2 Cape (pies 14 & 38). At this point dimensional Iumber was sistered to the original house wall beam and here future work will be required (pic 39). The large right rear wing needs stiffening and is on the beginning of the failed brick foundation. This wing and both the rear sheds need new wood framing which will probably result in rebuilding in order to stiffen and correct the structures. An example of a past failed effort can be seen in the left shed which has a poor mix of framing repairs (pies 27 & 28). See the PT top plate, 7 stud corner and a newer stick -built wall to the left. The sidewall shingles are white cedar and in mostly fair condition. The painted clapboard remains in good condition. All exposures are not excessive although weathering has caused some sidewall shingles to curl and split along the sunnier exposures (pies 18 & 40). In one area the closeness to the ground and masonry contact has resulted in some localized deter- ioration (pic 21). o Exterior Trim & Millwork — The windows and doors are in poor condition. There are no storm panels on the windows and limited storm doors for the exterior doors. The theme is small pane double -hung windows although there are several barn sashes and a casement. The front houses have original heavy frames and sills (pies 1 & 3). The windows in the right wing and the remaining sheds are all much newer production style units, some with stick stops and some with sash & cord (pies 8, 13 & 27). These units have thinner frames, smaller profile sills and very worn muntin strips. They also exhibit much more weather damage and have suffered numerous broken panes (Pies 41 & 42). The exterior millwork is plain square edge with a simple dentil mould across the front of the main houses (pic 6). In the rear the soffit boxes give way to simple barn trim with face applied gutters (pies 9 & 10). The only ornamentation is at the 1/2 Cape front door which is is composed entirely of newer production mouldings. Only the door slab and the transom sash appear to be original re- maining components (pic 43). o Interior Trim & Millwork — There are no significant interior details worthy of note — room ends, paneled walls, coffered ceilings or murals. Most all trim is square edge and the doors are a combination of board & batten or flat panel. The large mantle has some detail, the lesser fireplace surrounds are simple with a back -band moulding (pies 45 & 46). In the front houses the work has at least a base coat of lead paint (pies 14 & 25). This same paint is on every one of the windows around the entire house. The right rear wing and the sheds are literally unfinished. A planned interior remodel would render most any of the front houses 4 Zd)PHILBROOK ENGINEERING & CONSTRUCTION 107 BEACH STREET DENNIS. Mn 02638 1-548.3858682 standing trim unusable. It would simply be disposed of as there are no significant craftsman pieces present and the lead paint presents a substantial liability. o Fireplaces and Chimneys — The fireboxes only received a cursory inspection and they appear well used and probably function. Unfortunately all of the chimneys are unlined and should be deemed unsafe as any cracks would discharge smoke and gases directly into the house (pie 47). There is already evidence of creosote and smoke damage adjacent to the % Cape chimney core which contains 3 fireplaces (pie 44). The 1 story gable has a single fireplace and also opens onto one of the '/z Cape fireplaces within the building connector room. There is a brick oven built-in beside that fireplace (pie 48). The chimneys above the front houses have been rebuilt (pics 1, 3 & 6). The chimneys in the right wing and rear shed are also in good condition (pics 8 & 4). They were probably all redone from the roof and flashing upward when the roofs were being re -shingled. REGULATORY: Currently the building is listed on the National Historic Register. There are some documented pictures of a full Cape labeled 246A Pleasant Street but I believe the picture and site show a different structure. This section of Bass River comes under both Town and County governances for historic structures. All these layers serve a vital purpose to protect legacy structures and preserve period architectures. The front sections of this building are old but not historically significant in their combined state as they portray a poor sense of presence. We have no idea what the intent was and the written providence is sketchy as to the nature of their uses. The old Gable is in poor condition from foundation thru to the 2nd floor framing (pics 15, 16 & 32). The dormer is too big and too heavy for the roof both in appearance and structure (pic 1). There is also the potential for concealed moisture damage to the roof due to the finished, uninsulated spaces upstairs (pic 30). On the other hand the % Cape structure is in much better condition from the I" floor up. The I" floor is open and well ventilated thanks to the poor foundation and the upstairs framing has remained open and also well ventilated (pie 11. The dormer is smaller and more proportionally sized for this roof (pie 3). The '/z Cape is well suited for a total gut renovation. The Gable section could be separated and perhaps saved but given its' poor overall framing (floors, walls & potential roof) it would probably become a reconstruction vs. a rehabilitation project with little remaining of its' original elements. Everything out to the rear, the large wing and the sheds, have little architectural or historical value. They have no prominence in their construction and are lightly built and undersized for most reasonable uses. As 'sheds' they are removable and could be saved and relocated if desired but they are not particularly useable appendages as applied to this residence and contribute greatly to poor use and complicated accessibility. RECOMMENDATIONS: By and large the X2 Cape is salvageable and well suited for reconstructive efforts. It could remain a %2 Cape or become a full Cape, perhaps justifying the existing picture, as one of a possible line of planning that is being considered. Fully gutted it could easily be moved and upgraded to modern living standards while maintaining a significant outward Cape Cod charm appearance. It would certainly 'fit' in the present neighborhood. PHILBROOK 14 ENGINEERING & CONSTRUCTION 107 BEACH STREET DENNIS, MA 02638 1.30$38.5.8682 Although old, the lack of interior detail worthy of merit means no historic value would have to b-.- sacrificed esacrificed during a renovation project. The front Gable needs too much work as noted above and also has no interior detail or objects worth keeping or even removing before demolition. Meanwhile, removal of the tali right side wing and the pair of rear shed appendages would eliminate a rabbit warren of rooms — 10 total (5 alone are in an 18'x 24' space — see sk) and do away with 2 head ducking elevation changes. Note that the sheds are now in the ground, consist of simple 2"x 4" wall/roof construction and in one area the past repairs have resulted in upside down construction (PT plate at the top of the wall). They are poorly connected and sit on loose brick foundations. Considering what would be required to 'repair' these areas One would simply take it apart and build new as there would be little left to reuse once this work got started. The additional time and money to accomplish this work is much better spent building some new frames that include proper structure and more desirable living layouts. The rearward removals could easily be replaced with character representative construction while increasing energy efficiency and providing fit and finishes that would greatly benefit living comfort and space use. An equal consideration is that this course of action would significantly influence Ones' desire to expend energy and resources towards the preservation and upgrade of this property. In the cur- rent state this property only continues to degrade and its usefulness as a residence is extremely limited — both in comfort and convenience. Agreement with these facts will allow the owner to pursue a better construction product that will be inherently sounder and much more livable. Yet, it still will maintain the fagade and historic style of the older surrounding buildings while removing the chaff at the rear. From construction aspects it would better meet residential building code requirements in terms of compliance and verification. The total work would provide a safer residence and make better architectural and structural sense. 5-S I? as: encls. — Building SK & 8 Photo Sheets Respectfully submitted, za OF + H LBROOK I MECHANICAL T. VARNUM PRILBROOK, P.E. �*, 3o590 , a1 s T r ?-k�`��` P NA L f, ILS ft2a .Z9t6 ?LeAWY Y co" You {� Lh't� i CNS � I MID fl� F"TTL-lf I-- Project: 246A Pleasant Street, So. Yarmouth, MA Project No: PIS -58 Site Inspection: 28 OCT, 4 NOV and 23 & 30 DEC 2015 Photo #1 Photo #2 t r fA Left, 1 story gable wl shed to ridge. Fireplace chimneys and red cedar shingle roof Substantial window framework. The seam line is just to the right of the right front window. Photo #3 ' io Right_ 112 cape elevat+on, chimney at door wl shed to ridge Substantial window framework. House sits reasonably above the grade. Front doorway has been rebuilt. Photo #5 Date: 3 February 2016 Page: 1 of 8 Left side, Sloping salt -box shed to the rear- Rear fireplace and wood stove chimneys Brick foundation and just a peek of the low shed attached to the rear {left of view}. Photo #4 �k. Tti el� . I Combined building styles 2 shed dormers. Presents a somewhat longish' appearance. the left door looks to be a convienence after -thought Photo #6 Right Side, 112 cape shows slightly bowed roof frame. Upper windows retain original form. The triple mullion is a slightly newer alteration - still fairly old. Combined roofs ripple where the uneven roof planes meet. Dentil freize trim across the front. The 1 story chimney has been rebuilt, looks good and appears in good shape. Project: 246A Pleasant Street, So. Yar. Project No: P16-58 Sfte Inspection: 28 OCT, 4 NOV and 23 & 30 DEC 2015 Photo Y7 Photo #8 Date: 3 February 2016 Page: 2 of 8 Left Side: Small shed added after salt -box. 2 shed dormers - right shed is 2nd floor bathroom. Rear addition wing sits in the ground. The cedar roof is extensive. Photo #9 Right side; Small 1 room gable shed behind wing Red cedar shingling extends to these low ends No soffit & face applied gutters. The chimney is in good condition Photo Sit Right side; i Room wide gable wing wl shed to ridge_ 1 shed dormer. Lighter site -built mullion window. The chimney is in good condition, Photo 810 Right rear; Small gable extension at rear for toilet space. The eave trim is the gutter Photo $12 . t 7 Post & beam construction - front 2 buildings. Old root board sheathing and heavy spaced rafter beams. The ridges have wood pinned connections. The structure is in fair condition. Balloon frame construction - right wing. Matched board sub - floor & wall sheathing_ The light 2nd floor is bouncy as the structure is very over -spanned for loading. Project: 246A Pleasant Street, So. Yar, Project No: P16.58 Site Inspection: 28 OCT, 4 NOV and 23 & 30 DEC 2015 Photo #13 Photo #14 Matched boards in sidewall & roof sheathing. All cavities are open. Slopes & dormer plates are all low. the roof sheathing shows old moisture damaage Framing & millwork are light. Photo #15 Dale: 3 February 2016 Page: 3 of 8 N� . Solid board. wood lath, plaster & finish tnmwork. Some flat panel wainscoating- Appearance of lead based paint - This point supports the beam that replaced the cross -wall Photo #16 +rwr� Interior open bay view - plaster on bottom, vertical boards are ooutboard. Photo #17 Right shed, brick foundation disappears into the earth The windowlvent section was the separate addition that has the toilet, probably from when plumbing was first installed. Front left corner, repaired brick ends and the return is the start of the worsening foundation condition. This is the out- side comer where the floor inside drops rapidly at this point Photo #18 Brickwork is gapped jointed w/ missing mortar. The sidewall along here is beginning to show age deterioration. Here close to the ground moisture is affecting the construction, t� N� . Solid board. wood lath, plaster & finish tnmwork. Some flat panel wainscoating- Appearance of lead based paint - This point supports the beam that replaced the cross -wall Photo #16 +rwr� Interior open bay view - plaster on bottom, vertical boards are ooutboard. Photo #17 Right shed, brick foundation disappears into the earth The windowlvent section was the separate addition that has the toilet, probably from when plumbing was first installed. Front left corner, repaired brick ends and the return is the start of the worsening foundation condition. This is the out- side comer where the floor inside drops rapidly at this point Photo #18 Brickwork is gapped jointed w/ missing mortar. The sidewall along here is beginning to show age deterioration. Here close to the ground moisture is affecting the construction, Project: 246A Pleasant Street, So, Yar. Project No: P15.58 Date: 3 February 2016 Page: 4 of 8 Site Inspection; 28 OCT, 4 NOV and 23 & 30 DEC 2015 ---------- ---------- ---------- ----- Photo 019 Photo 020 ��'� ■ NSA sum ■ NEW 1.9 Right side of 112 Cape Fieldstone foundation wl concrete mortar chinking_ Broken up and house is very low to ground Photo #21 Past the #20 photo the bricks and the framing have severe deterioration. Bricks are falling into a small block pit, The closeness to the grade has detenorated lower shingle courses Photo #23 Along the rear wing the bricks are loose laid or missing mortar Portions of the brickwork have begun to fall out. There is an open deep well beneath the plywood cover Photo #22 ~i Small fieldstone cellar beneath the 112 Cape, Framing is run fight to the stone and all parged together The cellarand the crawl space were dry Photo #24 112 Cape typical view from small cellar- Crawl spaces are fairly tight with exposed earth. Framing appears dry and protected and remains substantial. Some over -span but floors feel tight Old powder post beetle damage. Wood here remains dry. Nothing active observed Core is sound and framing appears dry and protected Past the #20 photo the bricks and the framing have severe deterioration. Bricks are falling into a small block pit, The closeness to the grade has detenorated lower shingle courses Photo #23 Along the rear wing the bricks are loose laid or missing mortar Portions of the brickwork have begun to fall out. There is an open deep well beneath the plywood cover Photo #22 ~i Small fieldstone cellar beneath the 112 Cape, Framing is run fight to the stone and all parged together The cellarand the crawl space were dry Photo #24 112 Cape typical view from small cellar- Crawl spaces are fairly tight with exposed earth. Framing appears dry and protected and remains substantial. Some over -span but floors feel tight Old powder post beetle damage. Wood here remains dry. Nothing active observed Core is sound and framing appears dry and protected Project: 246A Pleasant Street, So. Yarmouth, MA Project No: P15-58 Site Inspection: 26 OCT, 4 NOV and 23 & 30 DEC 2015 Photo #25 Photo 026 Right rear salt -box rooms; low and chopped up, There are mixed finishes and again the paint is lead based, Photo #27 Date: 3 February 2016 Page: 5 of 8 Right rear salt -box rooms; low and chopped up with steps to the rear Low doorways- This is a hard area to navigate and for use and furnishings the spaces are impractical Photo #28 Lett rear shed; low, vertical boards. open cavities mist. work repairs - millwork, walls & floor Low walls & wide open, note light framed 2"x 4" walls & rafter 'beams'- Partial wall repair Photo #29 Left rear: low wall plates along eaveline walls They have the 4"x4" pressure treated beam used as a wall plate, The total amount of wood studding makes no sense - Photo 030 112 Cape attic; see wall board sheathing and especially wide dormer cheek boards- Open cavities and low wall and dormer eavelines create a bedroom 'garret' space. 1 Story gable: low slopes & wall plates in dormer Moisture damage in the finish along seam joints. Although finished this space is again only a bedroom 'garret' space. Project: 246A Pleasant Street, So. Yarmouth, NIA Project No: P15-58 Site Inspection: 28 OCT, 4 NOV and 23 & 30 DEC 2015 Photo #31 Photo 832 7 IN A very original porcelian water closet. This is in the way back of the right rear shed extension - far away Photo #33 Date: 3 February 2016 Page: 6 of 8 i Gable main floor, severe roll/drop in floor from girt along the badly broken brick foundation Dirt crawl is immediately below the opening into this space Photo #34 Midway down left side the bricks become broken and a section has Collapsed in. This is around the high -point that is seen in Pic 32 Photo #35 Existing repaired front brick foundation under 112 Cape and the Gable, Single weyth red brick and house close to the ground At the corner and the shed on the left side the foundation is failed and the shed is in the dirt Photo #36 Rear right long shed- Brick foundation is loose laid and has started to slide apart Project: 246A Pleasant Street, So. Yarmouth, MA Project No: P15-58 Site Inspection: 28 OCT, 4 NOV and 23 & 30 DEC 2015 Photo 037 Photo 038 Right rear shed; light and over -spaced 2'k 4" framing. Ties are undersized and the building can be shaken. Note the older period appliances. Photo 039 i }- 112 Cape 2nd floor joists, heavy & close spaced This is where the wall was removed. The mortise & tennons were were cut-off, replaced by poor toe -nail connections Photo 041 Right wing lighter millwork construction- This window was mulled together on-site built. Note the worn mullion strips in the window sashes. Date: 3 February 2016 Page: 7 of 8 112 Cape where the interior bearing partition was sistered wl 4 ea 2"x 12" and then cut-up This work disrupted the older. more solid floor joist to watt connections Photo 840 Sidewall shingling is weathered and gapped. This view shows the water meter pit and points to the fact that with no useable ground space there is no room for utilities. Photo 042 A Apr" � g T There are numerous broken or missing glass panes. Here again worn glazing and mullion strips in the sashes. Project: 246A Pleasant Street, So. Yarmouth, MA Project No: P15-58 Site inspection: 28 OCT, 4 NOV and 23 & 30 DEC 2015 Photo 843 Photo 544 Date: 3 February 2018 Page: 8 of 8 D The pilasters and panels are all current production moulding. Door & transom sash appear old and original to the house construction. The clapboards remain in good condition. Photo #45 Yx t R 112 Cape living room mantle. Nice pilasters & capitals in the mantle piece. Construction is balanced and simple in execution- The firebox has been rebuilt. Photo #47 Inside view of fireplace chimney above firfebox. It is wide open without any liner or smoother present. The joinery is subject to thermal cracks and large creosote build-ups The two fireplaces immediately below along with the cooking fireplace share a common core in the 112 Cape. Here there is evidence of a potential smoke & creosote leak in the core. Photo #46 1 Story gable simpler convex mantle wl back -band flat casing_ Here again the fuebox has been rebuilt Photo #48 J Cooking fireplace wl lined oven. All appear useable but the potential for fire bears some concern. This firebox is older but has been rebuilt at some time past.