1883 Italianate – Toledo, OH

Off Market / Archived From 2018
Posted in 2018. Sold status unknown.
Added to OHD on 2/12/18 - Last OHD Update: 5/20/18 - 51 Comments
2357 Collingwood Blvd, Toledo, OH 43620

Map: Street View

Price

$17,999

Beds

4

Baths

3

SqFt

5134

Acres

0.53

Great opportunity to rehab this home back to it's original splendor. Beautiful trim, moldings, built-ins, etc. 6 fireplaces, Partially floored and drywalled 3rd floor could be finished, not included in square footage figure. 4 bedrooms, front parlor (family room) with sitting room, front and back staircases, 2nd floor laundry room. All mechanical systems are needed.
Last Active Agent
Julie Mockensturm, Re/Max      (419) 720-5600
Links & Additional Info
OHD does not represent this home. Property details must be independently verified.

51 Comments on 1883 Italianate – Toledo, OH

  1. Kelly, OHD adminKelly, OHD admin says: 8023 comments
    Admin

    1901 Folk Victorian
    Chestatee, GA

    Thanks CharlesB for sharing!

    Check out the old photo linked above under the Link section.

    Good time to ask people, please don’t call the agent unless you are actually interested! I’m not speaking for this agent but many have complained that they get a lot of calls with bizarre questions from people that aren’t actually wanting to buy the home. Don’t waste the agents time unless you are really interested in possibly buying.




    34
    • John ShifletJohn Shiflet says: 4031 comments

      That is a wise suggestion. My landlady when I lived and worked in St. Joseph, MO was a very knowledgeable and seasoned real estate agent. She was almost always cheerful and loved to talk to folks about old houses, However, she was far less enthusiastic about folks who would take up a lot of her time only to be in the proverbial “tire kickers” category. She was at the time a divorced single Mom and her occasional commissions put food on the table and paid the bills so her time was valuable. In the end, she confessed that when callers obviously weren’t serious about buying a place that she had to firmly but politely turn them away. It’s OK to inquire about a property but best not to bother the (busy) agent when the property doesn’t meet any of a prospective buyer’s criteria for their next home. Better perhaps to initially send an email than to tie up an agent on the phone as they may be taking clients out for a showing or otherwise have very limited time for talking.

      As for this Toledo house, it has potential and even the location seems better than average for Collingwood. But since the listing says it needs all new systems (plumbing, electrical, HVAC) the next owner had better be ready to spend well over the asking price to make it livable. That said, I think this is a bargain even for long economically anemic Toledo market. A year or two after the mortgage and housing crisis (2008-2009) there were scores of Toledo old houses on the market at similar very low prices. Nowadays, I would think such bargains for a house this size in this condition would be very few in Toledo.




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      • David Redlands says: 75 comments

        I could go into a long comment on this regarding real estate agents but I will not. I totally disagree with you. You never really know who is asking questions regarding the house and anyone can be a possible buyer. I don’t care how seasoned someone thinks they are. They usually are the worst at surmising what they think you are. I have met some completely airheaded real estate agents that don’t have a clue to what customer service is. They became a real estate agent to help and ask questions. You never know down the line who will need your services and I could go on and on but I will not….




        9
      • jeklstudiojeklstudio says: 695 comments
        OHD Supporter

        1936 Tudor
        OR

        Totally agree with you about this home’s potential JohnS. It must’ve been a beauty in its day. The low price should insure there’s some interest in restoring, even with the condition and having to ‘start from scratch’ basically. It’s seems too large to be threatened with ‘flipping’. Lots of beautiful millwork, could be a real gem.




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    • darla says: 108 comments

      the old photo is fabulous. Too bad (for my taste) that removing the porches and a few details changed the character so much.




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  2. StevenF says: 362 comments
    OHD Supporter

    1969 Regency
    Nashville, TN

    This must be the deal of the century. The pictures capture the moodiness of the house which seems to have lovely proportions and original details. The oddly situated dormer on the front elevation is little unique, but could be made to appear less intrusive if portions were painted the same color as the brick.




    5
  3. Scott Cunningham says: 365 comments

    This is one of those amazing opportunities that’s going to be a jackpot for the right person. If you are someone with the skills and time, and living in this town would work out for you, then this place could be amazing.

    Obviously a lot of the cosmetic stuff is shabby, old, dirty, faded, and crumbling, but that’s all easily repairable. The real questions are how is the foundation, roof, plumbing, heating, and electrical. If some of those are an issue you could easily spend $100K on this grand old house without doing a single thing to make it prettier. Still, from the glance I get from the pics, it looks like its passable in regards to its basic infrastructure.

    If I lived in the Area and had the ability and inclination to take on a big project like this one, I’d be over there today looking at the place.




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    • Julie says: 15 comments

      The description states ‘all mechanical systems needed’, which can run into the $$$. You are so right in your statement about having a bundle wrapped up without doing anything cosmetic. But what a beauty you’d have when done!




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    • Lori says: 24 comments

      I’m sure Scott you could easily fall in love, as there are many homes in need of rescue at this great price in Toledo’s Old West End. I would live here in a minute & eat PP&J for the rest of my life. Unfortunately I don’t even know how to start “financially” on such a project! Plus I would eventually need that significant other to fix my sandwiches LOL!




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  4. M.Wynn says: 3 comments

    What a great price! Even needing all the mechanical systems it is still a great buy, the house appears to be in good shape. Area looks pretty good too. Wish I was in the position to move to OH!




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  5. Carolyn says: 171 comments

    It looks so much better with the porch intact. For the list price you could afford to have it rebuilt. I’d rebuilt the chimney too. Awesome house at an awesome price! If you look at the older street view you’ll see a really cool (but deteriorating) apartment building that used to sit right across the street on the corner. Now sadly gone.




    5
  6. RossRoss says: 2168 comments
    OHD Supporter

    1894 QueenAnneFreeClassic
    Emporia, KS

    I fell for this house when Charles posted in in the Friday Link Exchange.

    For the price, I assumed a ravaged neighborhood but “walking” along the street reveals quite the opposite.

    The house is quite curious. The build date is 1883 but my first thought looking at it was 1870s, and with a major update in the 1890s. The very odd dormer seems like it is from an update, as are the window sashes above the front doors. So, too, with most of the mantels. Only the marbleized mantel seems original. In image #8, note how much darker the mantel is from the certainly original wainscoting. Ditto, the darker mantel in image #5.

    I did see the archival image Kelly mentioned but if the image is from, say, 1900, then the supposed updates would have been in place by then.

    Of course, I could be wrong and this is just a very odd house. Deliciously odd!




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    • Lori says: 24 comments

      Ross…I am in love with the this house & the community.I visit here often with the desire to one day live here. I would like to know where you received all you knowledge about the finance of rehabing a massive undertaking as this. I have the patience & ability to do cosmetics. I am willing to live as you have in yours while doing the work. I just need to be steered in the right direction




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  7. Kristi E says: 38 comments

    Wow, I was not expecting the Victorian interior; what an odd surprise! I would love to know how this house ended up like this. What is in the closet in the bedroom with the bright yellow door? A sink? Even though they’re probably gutted, I still wish there were pictures of the kitchen and baths.




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    • Cody H says: 128 comments

      It was actually quite common in the last couple decades of the 19th century (at least in larger homes), to have private sinks in bedrooms. No more need for stands with bowls and pitchers!




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    • jeklstudiojeklstudio says: 695 comments
      OHD Supporter

      1936 Tudor
      OR

      Yes, the small closet like bathroom was for shaving, brushing teeth, etc. Brilliant idea when you think about it. 🙂




      3
  8. Jason B says: 209 comments

    Holy Toledo, Batman! (Repeating from LE). I see a whopping great deal for someone. My house was in similar condition, bought for about the same $ in ’95, and is 1/4 the size of this beauty, with nowhere near the abundance of goodies. That poor fence…




    1
  9. Randy C says: 241 comments

    I agree with all of the prior comments. Even with an investment of $200K, for more than 5,000 sq. ft., this is an unbelievable bargain. It still has the original, unpainted trim, crown moldings, and quite a few floors. It’s a beautiful lot (in desperate need of tree trimming and clean up), but still could be such a show case. I hope someone will come to the rescue.




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  10. Jeff Myers says: 45 comments

    It’s hard to believe that there are parts of the country where one can buy a relatively solid-looking, largely intact period home for literally pocket change.




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  11. Joseph says: 274 comments

    As always, expect the realtor to have knowledge of the local market. A quick look on Trulia for homes over 100 yrs old has this nice, move-in ready one for 177K.

    https://www.trulia.com/p/oh/toledo/2254-glenwood-ave-toledo-oh-43620–1004172951

    This is the highest price one (one other higher being sold for land, another sold as a 5 unit rental). From this, the prices drop pretty dramatically. So, even at this price, considering what it would take to get it livable, much less any wow-factor and it may be priced appropriately. Yes, some wonderful features, but a house you might need to do out of love versus financial return.




    1
    • Joseph says: 274 comments

      Oops, price for linked house 147,777. Probably less than you’d put into rehabbing the subject property.




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  12. JPC says: 14 comments

    I seem to remember the house next door to the north being on this site a while back, but I can’t find it when I look for it. There’s a lot of beat up beauties on that street.




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  13. Brad Graham says: 13 comments

    I remember this house… or possibly another on the street… is this the first time on this site? Perhaps the house next door was on the site? Anyway, I remember due to its proximity to the Collingwood Art Center two doors down…and all the wild haunting stories that house has!




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    • Lori says: 24 comments

      The Collingwood mansion B&B was/is for sale on the same street. Of course for a lot more money!!! Homes in this area to for a song! I would love to see if for myself as it is only about 40 miles away but afraid I will fall in love & return home pouting! I love this area as they have a great community of fellow rehabbers!




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    • David Redlands says: 75 comments

      Yes the house next door was on Old House Dreams about a year ago..another fabulous house!




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  14. Colleen J says: 1358 comments

    The price is right but you still must have the bank account to get this sweet old gal running. I was surprised she looks as good as she does. Nice find for the right family!




    1
  15. Scott Cunningham says: 365 comments

    You can’t look at old houses with the same calculus you look at new houses. The costs aren’t exactly comparable. Yes, you can get into an old house for far less per ft2 than a new McMansion, but that’s where the savings end. Old houses cost more to own because of higher utility costs, and higher repair and maintenance costs. But… you are also paying to live a different lifestyle, and in surroundings that just isn’t the same as one you will have in a new-build house.

    I managed to pick up my old house for a bit over 50% of the original asking price. It was big, and old, and certainly needed a lot of cleaning and work, but I was willing to do it. I was curious as to why a house with this much potential sat on the market for so long, and then sold for so little. The realtor mentioned this type of thing happens a lot more often than you would imagine. Most buyers are seeking move-in ready homes. While my house could be lived in, the kitchen and bathroom situation was pretty bad, driving away 95% of the potential female clients and probably 75% of the men. His comment was “People want to move into a new house and enjoy it, not sign up for years of cleanup, renovation, and ‘getting by until it gets better’…”. Also, when a house is in that kind of condition, its size actually counts against it. Renovations are expensive. When the house is huge, so are the renovation costs. That’s the reason houses in this condition usually fetch so little on the market.

    My motivations were different than most buyers. I wanted to live in a big old historic house. I cannot afford one that’s fully restored, and I was also ready for a major project. Buying a project house on the cheap is my way into that lifestyle. I get to live in the house immediately, but then also get to gradually improve it over time as the $$ becomes available. As I go, I learn new skills, make sure the work is done exactly the way I want, and get a history lesson along the way. I appreciate that I have a “blank canvas”, and can renovate any room in exactly the way I want it.

    In the end I hope to have a nice big house that’s uniquely customized to the way I want to live in it, with plenty of stories to tell about the journey that got me there. So far its been a sometimes frustrating, but overall hugely satisfying adventure.




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    • Joe says: 428 comments

      I really appreciate your observation, yet I think that you are missing something else. There are people who like to fix things and have great confidence that they can do it themselves even if they are being unrealistic. A factor for me is that I would rather live in a faded beauty that I can imagine returning to former glory, than to get what has the best potential return or cost to maintain. At the kind of price that is being asked for this house, it looks like one hire a contractor to do the major structural and mechanical updates within the value that it would have on resale. Savings could be made by learning how and doing decorative and cosmetic changes oneself. In my opinion,the building materials in the past were far superior to those used today. The materials used by flippers is often quite low in quality with an equally low life expectancy. Such a home could need quick costly replacements in a very short amount of time. When one buys a house like this, one can make decisions on systems that are thoroughly modern, energy efficient, and any other attributes that one finds desirable and that will last for a long time. One can be much more discriminating in the positive sense of the word when one is turning an old house into a home where they want to live for a long time. The sharing of this process, both by sharing with those who visit the stories behind each and every nook and cranny’s restoration of ones home, or now, by posting them on the web. the epitome of that comes together in Ross.
      When I look at Ross, who, although he has written that the financial costs of the renovation of the Cross House will outstrip its market value considerably, has received major grants for the work. Aside from the financial, I believe that he is getting so many other benefits that outweigh any consideration of the monetary cost. He has reached an almost iconic place in the hearts and eyes of those who love old houses and the processes used in the restoration of old houses. His ability to communicate his decision making processes, feelings while doing so, and other thoughts have made him an inspiration. For me, and I believe many others, his site has become a daily addiction. He may have achieved through his site what the wealthy have tried to get through the centuries by building monuments to themselves and writing their names all over them. Putting all of that aside, he is receiving so much positive energy from others, many of whom he will never meet in person. I would give all that I have as long as I can meet my living expenses, to receive such energy on a daily basis. His story is probably one of the best case scenarios when buying an old house that is worth restoring and may become an example for future generations. The funny thing is that he really is just a nice guy who found these benefits by doing what his heart told him to do and no apparent expectation of any benefits besides meeting his own housing needs.




      2
  16. Lori says: 24 comments

    Scott….I hope one day soon I will be able to respond as you have. You are living my dream….but I’m not kidding myself….I’m sure there are a few nightmares too!
    I like the blank slate idea as I have a hope chest of goodies to fill mine….mostly cosmetic, but Victorian treasures never the less!!!




    0
    • Scott Cunningham says: 365 comments

      My ideas are mainly architectural. Paint, trim, wallpaper, etc… I have an idea file for every single room full of pics and sketches and ideas of what I hope to do when I get to that room’s renovation. While the interior of the house is large and well built, its not particularly grand. There is a lot of room for improvement.




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  17. Joe says: 428 comments

    I want to start with another commendation to Kelly. I saw this house when it was posted on the link and exchange and hoped that she would pick it because their is something about the way she posts old house photos. The exact same photos seem to me to be brighter and clearer than those on the sites from which she gets them. I know that you have said in the past that you do nothing special to them, but it is like a really good recipe, sometimes only one person is able to make it in a way that everybody really loves.

    On to my thoughts on the house itself. I agreed with Ross’s observation about the date, but my conclusion was that it is a transitional house. It might have been built for someone who was very fond of certain Italianate features, yet wanted a more fashionable house as Italianate was passing out of style. The builder could also have been someone who liked building in certain Italianate features and influenced the use of these features. Such a builder might have also had some Italianate mantels and corbels in his storage that had been bought and rejected by the owner on a previous job. Something like that appears to me to be more likely because most but not all of the woodwork reflects the later date. Although I am likely to be incorrect, in my mind the best Italianates have a tower, and a rounded top to the windows. To me the dormer looks original and too small not to be an original feature.




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    • Kelly, OHD adminKelly, OHD admin says: 8023 comments
      Admin

      1901 Folk Victorian
      Chestatee, GA

      I actually make them “worse” by compressing and resizing them for the page to load faster than the list site. Maybe it’s because you can just scroll through rather than click to go to the next pic? 🙂




      0
      • Joe says: 428 comments

        Your integrity and modesty always amaze me. Stop putting yourself down and accept that you are a remarkable, yet truly kind, woman who really deserves the praise she receives. There is no need to respond at all. Especially with anything that downplays the praise that you are given. At most a “thank you” could be appropriate. You need to only look at what you have achieved and ignore what you have hoped to do, but not yet gotten there. I wish that I could find a way to get you to respond with,”Thank you, I have worked hard on this site and earned more than the compliments that I have gotten for my work.” Please, keep it up at whatever level and pace gives you the most rewards. You are one of my inspirations.




        6
  18. Gregory K. Hubbard says: 203 comments

    One of the pleasures of this site are all the knowing observations experienced old home enthusiasts make, and the intelligent questions asked.

    I wouldn’t hesitate buying this home for a minute if I had a job anywhere in the Toledo area. I moved into my home in Denver with no plumbing or electricity, and I managed to survive quite well. It took a week to jerry-rig plumbing, and I used antique Kerosene lamps I happened to have for light until I could arrange to have a new construction electrical connection. It took me about 2 months to reglaze the windows and get the boards down. Heat was more complicated, and expensive, so I chopped wood through one of the coldest winters Denver had seen in years. I think I got the heat installed in February.

    What did I get? One of the oldest homes in the city with 11 foot ceilings, a marbleized iron mantelpiece, and woodwork grained to look like walnut. The door panels were grained to look like ebony inlayed walnut burl. Many of the city’s early Victorians were the victims of gut-rehabs, so people fought over mine when it came on the market.

    I would not commit murder for a house this finely finished, with unpainted hardwood woodwork that included mantels, and rare surviving overmantels, finely detailed wainscoting, and art glass windows, but I’d consider it. A complete lack of services would not stop me, and I do not believe that the house would be nearly as expensive to make liveable as some here have suggested.

    The exterior is acceptable as it is now although the missing porch added a great deal. The side balcony atop the ground floor bay on the home’s flank appears to be a twin for the front porch, so there is a pattern for the missing woodwork.

    All in all, a tempting project.




    5
  19. DonS says: 45 comments

    What a tease! There are three bathrooms in this wonderful place and not one has been photographed…not even the kitchen. If I had a penny to my name, I would already be there, pillow in hand, and ready to start work. As long as I could afford to ensure the systems be made functional, I could live in this house in its current “spook house” condition for as long as I needed to. I rather like the shabby chic appearance. It looks like one of the stained glass transoms hasn’t fared too well.




    1
    • Lori says: 24 comments

      I’m so glad there are others here that don’t feel we are crazy for wanting to take on an amazing project like this. I can’t seem to get this house out of my mind but everyone I express my interest about it ….is so negative to the idea. I seem to look at it as a labor of love. I too Don am not a sugar princess and could & would live “as is” for as long as needed. The possibilities are endless!!




      2
      • Joe says: 428 comments

        Dear Lori,
        You are always going to get a negative response from people when what you want to do would feel was too risky for them to do themselves. There are things that they will do that you would think was too risky for you. Basing your decisions on any one else’s approval may lead to real regrets later. Best wishes for a happy ending for all of your decisions.




        6
      • RosewaterRosewater says: 3250 comments
        OHD Supporter

        1875 Italianate cottage
        Noblesville, IN

        It’s a great house Lori. I don’t blame you at all for falling for it. My only advise would be to consult an experienced and forthright agent and an experienced, honest contractor in the area who will tell you the truth about what the house is worth; what it will cost you to make the house what you want it to be; and what it will be worth after that investment has been made. If you are comfortable making a very substantial investment of time, money, sweat and tears, at least you will be well informed before hand of what to expect. If the numbers and the reality of the comparable market indicate that you will not see a large percentage of your investment in return should you decide to sell, you should be comfortable with that. There are people out there who restore old houses for purely altruistic reasons knowing full well they will lose substantial money they have invested when they sell. If that is you and money is not a concern then I say lucky house. If however that is not an acceptable outcome, please just educate yourself first before diving in. 🙂




        1
      • Carolyn says: 171 comments

        Lori, our first house was an abandoned farmhouse with no plumbing, electrical or heat source. The farmer that sold it to us was going to bulldoze it and plant corn. Our families thought we were out of our minds and were very verbal about it. But we were smitten and forged on. The first winter we lived in one room with a kerosene heater. As the house transformed, those same family members now started to brag and bring their friends to show what we had done LOL. It was tough, took every dime we had and tons of work but those were the happiest days of my life.




        4
      • DianeEG says: 391 comments

        I still remember what one of the kids said to my husband after they toured our just purchased house in worse shape than this one: “Crazy Old Man!” It’s been a running joke at family gatherings for 20 years. Crazy Old Man and his wife have been quite happy in their old house – in spite of back breaking and bank breaking work.




        1
  20. Lori says: 24 comments

    Agreed! Thanks Joe!I guess I’m just hoping for some positive support. You have given me something to consider!




    1
    • Joe says: 428 comments

      You are welcome Lori,
      The biggest regrets that I have are the things that I failed to do because I sought the approval of others.




      5
      • Kelly, OHD adminKelly, OHD admin says: 8023 comments
        Admin

        1901 Folk Victorian
        Chestatee, GA

        “The biggest regrets that I have are the things that I failed to do because I sought the approval of others.”
        I need this engraved.




        3
        • Joe says: 428 comments

          Thank you Kelly, Coming from someone who I admire as much as you, I think that may be one of the highest compliments that I have been paid in my life.




          1
  21. Warbon says: 103 comments

    I think one of the fist things I would do would be to put that front porch back on. I love porches and balconies. To me, they give the house a homey look. It says “Welcome, if it’s nice, have a seat and enjoy nature.” The inside needs some work, but it’s surprising what a little oil polish and a really good cleaning can do.




    1
    • Joe says: 428 comments

      -I regret to say that that would be one of the first that I would want to do, but it is a luxury. I have found for myself that it is really rash to invest in recreating something that is gone when it may leave me without funds for structural and mechanical problems that may exist. Once they are completed I might be tempted to reconstruct the porch next. I think I would wait until the existing parts are restored. I have been considered rash by so many for living in houses that others consider unlivable while rehabbing.
      -Of course if I had unlimited funds it would be another matter.
      -All of the time that I was working on the important things, my mind would be on the planning of the porch. I might be researching and trying to magnify details on any old photos that I could find. I become aware of so many different aspects of a project when i have the time to reflect on the possibilities.
      -Over the years I have tried to invest my free time in educating myself and spent my money on the tools to do the job. When I bought my first house at age twenty three, I found myself thinking that a lot of the older subcontractors, plumbers, electricians,and others on down the line, had a lot of specific knowledge and ability without being too bright. That was when I took the step from thinking that I might be able to do it myself to I can. Today, almost forty years (and a lot of my own rental properties to work on) later, I have the knowledge and skills to do what I want or need to.
      When they say youth is wasted on the young, it is now that I have the knowledge that I understand. I no longer have the quick recall and physical strength that I used to have. I still remember and can do it a lot better than I ever could. Things happen a little more slowly than before.
      -As one who now really wants to pass on what I have learned, I now think back to my arrogant younger self, who thought himself smarter than the contractors I had hired, and know why they were smiling when they shared their knowledge. Paying them back is one of the reason that I take the time to post such long explanations on websites.




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    • Scott Cunningham says: 365 comments

      I too am dealing with a missing porch. My house was built as a Victorian, but was converted to a tudor in 1917 or so. In the process it lost the majority of the wraparound porch. The stone base is still there 9its just a patio now), but no roof, columns, or railing. Its unfortunate because a) I LOVE porches, and b) the house looks funny without it, kinda like a half gallon milk carton.

      I will restore it eventually, but the replacement cost (the one estimate I have is $40-75K) means that it will come after a lot of other things.




      0
      • Stewart McLean says: 428 comments

        Hi Scott,
        Here’s an idea that may be helpful to you or others in a similar situation.
        The stone base is half of the battle. How about if you start a search for a set of the columns first. If you can find a set of old ones, it would be great. I am so tired of seeing “restored” houses with the artless,generic, “Victorian” posts that
        are available from all of the lumber stores. When you find them, you can set them in the original locations yourself held in place by gravity at the bottom and beams around the perimeter. With wires to the house, you would have yourself a Victorian pergola. i would then grow an annual vine such as a morning glory on it in the spring.
        The next step, done an unspecified time later, would be roof framing. The actual framing, which one does not usually see on a Victorian, will enhance the look of your pergola.
        Step three would be to save enough for the plywood and shingle to go on top of the shingle and install that. You might want to wait until your budget allows for the tongue and groove wainscoting material that is widely available for the porch ceiling or, you could make that step four.
        Last would be the railings, reclaiming old ones would be nice, because, again, to my taste the ones available from the lumber yards, like their columns, give new meaning to the word “spindly”.
        Each of these steps will enhance the Victorian look of your house and is relatively easy for you and a weekend warrior friend to accomplish in a short time for far far less money than any contractor is going to charge.




        1
  22. FergusFergus says: 251 comments
    1420 Perpendicular Gothic

    Wow! While I know it may not be wise to buy a house just for its interior decor, I’d certainly do that for this place. The wallpaper and paint colours in the main rooms are just the kinds that I’d pick in my dream house scenario.




    0

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