Interview With The Expert
An interview with Sherrill Rosoff and Holly Bradman, Co-Owners, The Restored Homestead LLC
Fireplaces and chimneys... so many homes have them, but according to
Sherrill Rosoff and Holly Bradman, they are often not well cared for. As
both a potential fire hazard and source of carbon monoxide, any property
owner needs to make sure that the fireplaces are well built and well
maintained.
ForeclosuresMass: First off, how do I know if I have reason to be
concerned? If my property was inspected by a licensed, competent home
inspector before purchase, isn't that enough?
Rosoff/Bradman: Well, maybe not. Generally speaking, home
inspectors offer the investor only a general visual inspection of a home's
fireplaces and chimneys. Particularly if the property is old (more than
100 years), we recommend spending the extra dollars to bring in an
experienced mason.
FM: Why are older properties more at risk?
* Next 37 17 investors only!
R/B: In addition to the obvious factors related to age decay, you
have to remember that back in the 18th and 19th centuries, fireplaces were
built for a different purpose and in a different way.
The fireplace back then was used to both heat the home and cook much of the
food (unlike today where it's typically ornamental, if used at all). One
of the most common designs was a central chimney pier made of stone that
rose up through the basement to support multiple fireboxes on the first and
second floors. Oftentimes, the interior backs of the fireboxes faced into
a small chamber that could be accessed through a wall opening, or through a
closet. This chamber was used for any number of
purposes: to smoke meat, store household items or to access the fireboxes
to
repair them.
So fireplaces in these older homes are much more integrated into the
structure of the house itself, increasing the importance of keeping it in
good working order.
FM: Understood. What else about these older homes increases the
risk?
R/B: A number of factors. First of all, back when these old
fireplaces were built, there was less concern about proximity of wood beams
to fireplace structures. Often fireplace brick and wood touched (something
that would never be allowed in new construction today), creating a
combustible situation.
Second, there was no concept of the smoke chambers being lined with clay
flues or steel liners as is today's standard. Without these liners, as old
brick and mortar deteriorates, cinder and sparks can begin to blacken walls
in upstairs rooms (a sure sign of a potential fire hazard).
And third, the brick itself was often softer and more friable than what we
now use.
FM: Given all that, is it your recommendation then that investors steer
clear of older homes with these types of fireplaces?
R/B: No, not at all. These old fireplaces are beautiful
structures, with their brick
surrounds, bread ovens, wrought iron cranes, and other hardware. It's
simply a matter of rebuilding them in a way that brings them up to current
code, while preserving the old world charm that you frankly don't find in
newer homes.
FM: When you say "rebuilding them," what needs to be done
generally?
R/B: Naturally, with homes this old we find all kinds of
variation, but in general, we look to install clay flues, wider reinforced
hearths, interior cinder blocks and air intake ducts in the hearths to
protect against harmful carbon monoxide.
FM: Is it expensive?
R/B: It can be, absolutely. But when done well, it ensures the
functionality and beauty of an old home's fireplaces for many years to
come. And in that way, adds real investment value to a home.
Sherrill Rosoff and Holly Bradman are co-owners of The Restored Homestead,
a company that dismantles and reconstructs early New England homes that
would otherwise be lost due to abandonment and decay. TRH uses local
craftsmen to blend the charm of the old with the new, including custom
gourmet kitchens, energy efficient heating systems, new wiring, plumbing
and insulation. Contact Sherrill and Holly at www.therestoredhomestead.com.
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