Postponing the Farm

It's the time of year where moving to the middle of the country to a fixer-upper farm is a dangerous idea, because of freezing cold temperatures. So, until further notice we will be postponing our farm dream.

Being that we desire to move out of the current living situation (with family), we have decided to try to buy a house in the city where we currently reside.

So, for now...Frankie's Farm Adventure will be a less farm, and more city-home renovations and backyard gardening. We're keeping the blog the name it is though...because it's all a part of our adventure getting to "the farm"...

Tonight we signed a purchase agreement on a local 2-story house, with a small yard, that needs a LOT of work, but has great potential, as long as we get it for the price we desire...which is $27,000 below asking...

*fingers crossed*

Lost In Negotiation

Wednesday we had to pull out of the property sale. They wouldn't agree to the amended price after all the findings, (more in our previous post, and here: http://just-call-me-frank.blogspot.com/2012/10/it-all-comes-tumbling-down.html)

Today, of course, we find the property is still on the market, despite what our agent was told, AND with a price decrease (of $5000), which means no other sale is pending. Meaning we spent $450 in inspections and we won't see that money again...and it's likely that the property will now sit on the market through the winter, given it can't be lived in in it's current condition, and that is a requirement for a buyer, as stated in the previous post here on this blog...

We're kind of back at square one...though waiting to hear on another property in the area that is going through counter-offers right now. One we looked at the same day we found the one we fell in love with.

So, we wait.

Forty acres we may not get, twenty acres we would settle for...and right now love like it's forty.

The Inspections...

When we signed the paperwork for the house two weeks ago we were required to sign an agreement that we will live in the house for the first year. As a Freddy Mac foreclosure this measure is to prevent investors from scooping up all the foreclosed properties and to make real homes available to real people. So regardless of the condition of the house, we are required to live there...

The inspections went worse than we thought it would.

Here's a run-down of the list of things that the house/property needs:

• New siding
• New roof
• New electrical
• New plumbing, including hot water heater
• New heating, including furnace
• New insulation
• Foundation wall reinforcement
• Improved floor joist support
• New well
• New septic system

In more detail:

Plumbing and Well
We already figured we'd need a new well (a cost of $8,000-$10,000), however we had hoped that it would be required right away. The inspector found that the water lines between the well and house were broken, so there is no way water can reach the house. In addition the inspector found that the waterlines were undersized to properly supply water to the bathrooms and kitchen. Also the toilet in main floor bathroom is not properly vented, as well as the kitchen sink. In addition the water heater is at the end of it's life, has corrosion issues on the top and is not equipped with a relief valve with a proper size discharge line. Which is a safety hazard. The cost of the installation of new plumbing and a water heater is near, or above, $5,000.

Roof

Roof is near end of life. South facing roof is missing numerous shingles. Shingles are generally worn and felts are showing through in numerous locations. Roof replacement is recommended.
Gutters and downspouts/downspout extensions insufficient.
- Attic/Insulation - Insulation is insufficient at only 4" of R-11 product (minimum level for the region is R-44). Additional attic insulation, insulation air chutes and soffit ventilation is suggested.

Exterior plus Foundation and Structure
Foundation walls on addition are bowed in and show signs of movement after construction. These walls should be reinforced.
Stucco has been cut back to allow installation of new windows and doors but was not protected from water penetration behind stucco in these locations. Improper head flashing noted above new windows. Given the current condition of stucco and sheathing siding replacement is recommended.
Some floor joists have twisted and do not provide full bearing capacity.

Heating/Air Conditioning
Supply ducts are installed in the wrong place walls and no return air ducts are installed. Only one heat supply and no returns are located on upper floor. Proper return air duct work is recommended. Heater is near end of life.

Electrical

The electrical panels have not been stamped by the State Electrical Inspector.

Circuit and wire sizing correct so far as visible, Grounding system is present. Signs of amateur electrical work noted. Wires are not properly secured to framing. Breaker for clothes dryer is 40 amp and wiring is no. 10 AWG.
This wire is rated for 30 amp breaker. Numerous open junction boxes noted.

Environmental Concerns
Possible environmental hazards noted on property.
Oil odor noted in well pit. Solvent stored in metal pit in pole barn.
- Vermiculite Insulation - Vermiculite insulation noted in attic. The US EPA recommend vermiculite insulation be treated as an asbestos containing material.
- Mold - The inspector observed mold growing on building materials inside the home. The presence of mold in the home indicates some form of moisture problem. Mold noted under kitchen sink indicates prior leakage.

Septic Inspection
The septic system was a separate inspection. We figured the septic would fail inspection, one of the problems of note is the discovery of roots of the willow tree in the front yard, that we love so dearly, had destroyed one of the two tanks.
We were hoping for a traditional leach system, which costs about $4000-$5000, but after soil test of the area it was determined that it requires a mound system, which is a $10,000 system. So that was NOT good news for our pocketbook.

Leachfield Septic

Mound System Septic

Water Inspection
We waived the water inspection because after talking to the person who was scheduled to go do the testing, and explaining the inspection findings, she said she'd rather not have us waste our money because she already knows it will fail the water tests. (saved us money!)

So, we submitted a purchase agreement amendment with a request that the seller (bank) decrease the price further, it was submitted on Tuesday, so now...we wait...again...

Update: October 18, 2012 3:45pm
The amended agreement was rejected outright today, with no counter offer; they want to proceed at the original price. Having a cap on how much we have to spend on the property overall (which includes the renovation/repairs) we have submitted our final offer. It's final. Meaning if they reject it we can no longer agree to purchase this property for the price that was initially agreed upon before we knew everything that was wrong with it. To say we are taking this well...is an overstatement. *fingers crossed*

Step One: Inspections

The house closes on the 22nd and between now and then we have inspections to schedule. So far most of them look like they will be happening this Friday (October 12th)

The well inspection: Living in the country means no city water connections, instead the water comes from a private well dug into the ground of the property, which we are entirely responsible for. We plan on replacing it with a new well in the future, but if it passes the water test we`ll keep it for awhile.  That`ll save us around $8,000-$10,000...for now.
The seller had to put a new pump in the well, because the agent couldn't get the well running, which was a requirement in our purchase agreement, and for the house inspection. The company that put the well in said that the output/flow rate seems good - even though they could not get the water in the house running, only a spigot on the outside. So instead of spending money on as inspection, we'll hopefully be able to get the report from them. That'll save about $125-$175

The water test: We are getting the well water tested for, at the top of the list, excessive nitrates, coliform, E.Coli, in addition to other things. If it passes that it will be tested for GPO and DRO (Petroleum Hydrocarbons in Petrol and Diesel) due to the vehicle dismantling business that the previous owner had stone throw from the well. $110 basic test/$145 for the GPO & DRO

• National Primary Drinking Water Regulations - Drinking Water Contaminates: http://water.epa.gov/drink/contaminants/index.cfm

The septic inspection: Like a well in the country, the septic, or sewage, system is not connected to the city, it is a private waste removal system that we are entirely responsible for, a point-of-sale inspection is requirement by the counties and states, and is becoming more and more common when buying a home in the country.
Some of the things they inspect for include: operation status and whether or not the system is a to the public/environmental health; condition of the septic tank, including age of the tank and the thickness of grease/scum layer; condition of the soil absorption system, health of the leachfield, including any signs of hydraulic failure. $175

Image Source: https://www.thenaturalhome.com/septic.html

The house inspection: The house inspection is probably the most straightforward, as most people get them. $275. They will inspect:

*Items in red are things we already know have issues.

Roof - needs to be re-shingled entirely
Ridge peak sagging.
Roof sagging between the rafters and trusses.
Signs of deteriorated asphalt shingles, likes curling, warping, broken edges, rounded corners, etc.
Loose flashing near chimney, roof-to-wall connection or etc.
Wooden roof deck rotting under the last row of shingles.
Visible roof vents.

Chimney
Cracks or breaks in masonry cap.
Flaking or missing bricks and missing mortar.
Leaks.

Soffits and Facia
Loose or missing sections
Any visible rot or paint problems.

Gutters and Downspouts
Proper gutters slopes and downspouts.
Rust or peeling paint.
Leaks or loose/missing/sagging sections.
Downspouts extended away from the foundations.

Exterior Wall Coverings - the house has a crappy stucco job over old wooden shingles. The whole thing needs to be resided.
Missing mortar.
Bricks flaking or cracking.
Lose, missing or rotten siding/deteriorated paint.
Exterior walls bowed, bulged or leaning?

Windows and Doors - they all need to be replaced
Problems with paint/caulking, and rotted wood.
Gaps around doors and window framing.
Porches and Decks
Cracking, broken or flaking masonry.
Paint problems, rotted wood, and contact with ground.
Settlement or separation from the house.
Inspect the underside if possible.

Foundations
Cracks, flaking or damaged masonry.
Water markings and efflorescence (whitish, chalky substance).
Bowing, bulging or other irregularities.
Soft mortar issues.

Lot
Grade slope from the house.
Areas of settling next to/near the foundation.
Grade compared to neighboring properties.

Basement - there are a couple areas of concern where the basement is partially open to the elements.
Evidence of water penetration such as stains, mildew/odors, efflorescence.

Floors
Deteriorated of floor coverings or cracked flooring.
Water staining or other damage.
Evidence of sloping or sagging.

Walls - all being ripped out.
Check that the windows and doors work.
Walls appear straight vertically and horizontally.
Cracked or loose plaster.
Stains, physical damage or previous repair evidence.
Drywall seams or nails showing.

Ceilings - all being ripped down
Cracks in the plaster or loose, sagging plaster.
Stains, mechanical damage or evidence of previous repair.
Seams or nails showing.

Bathroom and Kitchens - being completely gutted and remodelled.

The bathroom with mouldy corners.

Fixtures are secure.
Cracks in the fixtures?
Condition of the tiles and caulking in the tub/shower area.
Faucets working or leaking. Sufficient water pressure.
Staining and rot under the counter-tops
Operation of the cabinet doors and drawers.

Electro-Mechanical Considerations
Type, style and age and operation status of heating & cooling systems.
Water supply piping and drains inspection for visible rust and corrosion.
Size, age and operation status of electrical service.
Grounded outlets.
Visible wiring in good condition.
Noticeable upgrades.

- To get the furnace running we need to pre-rent a large propane tank, as the house is heated with gas.
Looking over the list it seems obvious that the inspection won't uncover much we don't already know, the key things are in the Electro-Mechanical considerations in bold blue. Those are items that will mean we try to get them to agree on a reduced price from the one we agreed on, if they don't work.

Things not covered during a home inspection:
Asbestos - there's not much for insulation in the house, and the floor coverings are fairly new, so the asbestos danger is low.
Radon Gas - n/a
Lead Paint - we signed a waiver, and it's unlikely to be in the walls because they have been partially redone.
Toxic Mold - there IS mold in the bathroom, on over half the walls, but we plan on gutting all the walls in the house, so it's not a major issue.
Pest Control - there are probably mice. It's been empty for a couple years. But with very little insulation there isn't a lot of material to burrow into.

This is going to be a big project. A big wonderful time consuming back breaking, tear and blood soaked project.

We've been going over design ideas, paint colours, tub and shower designs, appliance options, layout ideas, furniture wishes, etc. with James...and can already tell it's going to be....SO.FUN. (heavy on the sarcasm)

Next week will be Step Two: Haggle on the price, make the big payment and move!

Video: Back to the Start

Yes, it's sponsored by a fast food restaurant (one we have never eaten at) but the "story", and the song...brought tears to our eyes.

Back to the start...back to the farm. Back to simple and healthy.

Three Months Later...The End Is Near

The end is near, but the beginning has just started.

Today the seller finally met us with an offer on our 40 acre dream property that we were able to accept. $2000 less than the offer we submitted to them a full two months ago.

So, Frankie's dream of a farm...just became a reality.

It will be a struggle. It will be hard work. It will be sweat, tears, and knowing us...blood.

But it will be ours.

Pictures taken two weeks ago, when we made our most recent initial offer.

The "back 40" - it goes far past the first grove of trees in the distance.

Canning 2012

Green Tomato Mincemeat
fresh out of the hot water canning bath.

We've been canning tomatoes, and assorted produce from The Mother's garden. Today we finally tallied up what we could find sitting in Kerr and Ball jar boxes around the house.

The tomaoto plants have been the biggest givers this year, we just picked over 20 pounds more this morning that will need to be processed tomorrow. We've been picking an average of every other day for weeks now.

Here's our canning accomplishment so far:

4 - 1/2 pints of beet relish
3 - 1/2 pints mango chutney
4 pints banana peppers
5 pints green tomato mincemeat

6 pints pickled beans
7 pints mixed pickled vegetables
21 pints pickled beets

17 quarts whole/puréed tomatoes
13 quarts pasta sauce
12 pints pasta sauce
2 quarts salsa
12 pints salsa

The list will grow as we harvest more beets and tomatoes. And soon we'll be moving, and preparing for our own garden.

It's been fun learning, and we're really getting the hang of it.

Update - September 01, 2012:

3 quarts hot salsa
5 pints hot salsa
2 pinta heavy tomato sauce
4 -1/2 pints heavy tomato sauce
11 quarts stewed tomatoes
1 pint stewed tomatoes

Update - Spetember 03, 2012:

3 quarts stewed tomatoes
14 quarts stewed tomato chili mix (hot peppers, peppers, onion, garlic, tomato & cumin)
4 pints stewed tomato chili mix (hot peppers, peppers, onion, garlic, tomato & cumin)

Update - September 07, 2012:
7 quarts stewed tomatoes
1 pint stewed tomatoes
3 pints tomato sauce, seedless
2 - 1/2 pints tomato sauce, seedless

Update - September 08, 2012:
1 quart pasta sauce
5 pints pasta sauce
6 pints hot salsa
2 pints green tomato chutney
4 - 1/2 pints green tomato chutney
4 pints green tomato mincemeat

Update - Septeber 25, 2012
9 - 1/2 pints green tomato chutney
1 pint green tomato chutney
4 - 1/4 pints mango chutney
9 quarts tomato sauce

Update - September 30, 2012
12 quarts stewed tomaatoes

Countdown...

It's about a week, to a week and a half, before we put offers on one, or two (depending on how the first one goes) farms. It's been nearly three months of failed offers, and waiting.

The first property: 40 acres consisting of loads of trees with a small rolling pasture, a huge yard around the house with loads of garden space, lilac bushes, a young apple tree and the willow tree that we have mentioned in the entries about the property on the other blog, and three pole sheds in mediocre condition, one of which is giant.
Property number two: 20 acres of mostly tillable/pasture land with very few trees, a nice sized yard, and three maples in the handful of trees in the yard - for tapping syrup - the house is half the size of the first property and it has three buildings in very good condition, one of which is very small.

Both houses need A LOT of work.

It's getting close to fall, which is a good time to select gardening spots on those properties - they currently don't have any from the last owners - and till it up, working the dirt, preparing it for it's first growing season.

Soon we will have renovation tales, and photos of as much as we can, and we will be a whole different kind of stressed, the kind that comes with a massive uncertain future, as the whole of us, and James, try to build a self-sustaining existence and become "farmers".

Goods on Garlic

Image Source

While we wait for the farm property we have our eye on to continue sitting on the market, and reduce in price (again) so we can submit an offer (again), and hopefully this time have it accepted, we dream of gardens, and animals, and remodelling the distressed house on the property. It's pretty distressed, and the first order of business if it works out to our advantage (if they accept it next time) will be renovating the house to a liveable, at least, condition. It's going to be a long process. It'll be worth it.

In the meantime...

Today we're researching garlic. You wouldn't think there was that much to it, but apparently there are are. And we want to make the right choices.

There are two main types of garlic:

Hardneck (a strong central stalk):
Sub-types: Purple Stripe, Marbled Purple Stripe, Asiatic, Glazed Purple Stripe, Creole, Middle Eastern, Turban, Rocambole, and Porcelain.

• Hardier, generally (Purple Stripe and Rocambole being the most hearty)
• Northern climate friendly
• Fewer cloves
• Larger cloves
• Stronger flavours reflective of soil and weather patterns ("the wine of garlic")
• Easier to take the skin off of
• Shorter storage capability (a few months)
• Early summer scapes (scapes at the greens at the top, which as edible)

Softneck (most common in grocery stores):

Sub-types: Silverskin and Artichoke

• Better in milder climates (but that doesn't mean you can't grow them in harsher climates)
• No scapes
• Several cloves
• Small cloves
• Milder flavoured
• Better for long-term storage
• Perfect for making garlic wreaths/braids

We plan on trying to grow Elephant Garlic (sometimes poreceline Garlic is confused for Elephant Garlic) the first year, as well as other varieties. Garlic is very good for you, and has many health benefits, including promoting a healthy immune system and assisting in the regulation of blood pressure. (see below for links to information on the benefits of garlic)

Elephant Garlic is a not a true garlic, but a member of the onion family, is milder and sweet, subtle, compared to other garlics. And it's HUGE!

Elephant Garlic

The best thing to do with a head/bulb of Elephant Garlic (because sautéed it browns/burns easily) is cut the top off, just exposing the tips of the clove, drizzle about a Tablespoon of oil into it, season, wrap in tin foil, and bake for 30-45 minutes at about 375 degrees (Celsius).

When you unwrap it, roasted Elephant garlic smells and tastes glorious. You can spread on toast points, pizza crusts, put into omelets, sauces, dips, anywhere.

So, while we wait, semi-patiently, we're planning our dream garden, and learning things about what we want to plant, so we can have the best, and most diverse, first garden possible.

---------------------------------------

Learn about the health benefits of garlic:

Garlic: Health Benefits and Actions, BioMedicine, 2011 http://www.e-biomedicine.com/article/S2211-8020(11)00037-4/fulltext VERY SCIENTIFIC, so...you might be more interested in...

Garlic Facts, Remedies and Health Benefits, Disabled World, 2008 http://www.disabled-world.com/artman/publish/garlic-benefit.shtml

Unlocking The Benefits of Garlic, NYT Health|Science, 2007 http://well.blogs.nytimes.com/2007/10/15/unlocking-the-benefits-of-garlic/

Exploring Fruit

We just found out that we can grow the following fruits in our growing zone; though some require a greenhouse, which we plan to have anyway, and are subject to varieties developed for our particular zone.

We knew the primaries were an option:

• Cherries
• Apricots
• Plums
• Pears
• Raspberries
• Strawberries
• Blueberries
• Cranberries
• Rhubarb
• Grapes

Greenhouse dependant:

Dwarf varieties (which means the trees grow up to about 12'):

• Avocado
• Banana
• Lemon
• Lime
• Orange
• Grapefruit
• Mango

We also found out that there is a coffee plant that can be grown and cultivated in our growing region.

To be honest, no matter if it is this farm (response on offer still pending) that we have our heart set on, or any other farm, the growing season/zone will be roughly the same (and it's a difficult growing zone) because we have the state picked.

The property in question already has a hearty apple tree on site, as well as a couple other random fruit trees. The only thing now is to choose which ones to start with!

With options like those it's clear that eventually we wouldn't have to use the grocery store for our fruits (or wine and coffee!), if we can manage to grow them properly. Preservation methods range from canning, freezing and drying, and of course juicy and fresh straight off the vine/tree.

We're getting pretty excited over here...and that's just about the fruit!

Step One: Find Property

We might be making our first offer on a piece of property.

40 acres of mixed grazing field, woodland, and house/yard site.

Buying an old farm/ranch is difficult, the well and sewer are all private.

The septic (sewer) system currently on the plot is a leaching type, which goes into a tank that has perforated holes in the bottom, and then leaches, or "drains" over a treatment bed (made of soil and natural bacteria) and then into a leaching bed, which may be one of two types, which we don't know.

The well is old, there is no township or county data on it (same situation with the septic system), so we're looking at the possibility of getting a new one dug, because the property used to be a farm and also had a good amount of auto mechanical work done on it, which means contamination to the well, depending on it's current location.

The house was left mid-remodel, so that needs to be finished, almost completely.

Sounds like a trap! A $20,000 dollar one! However, with a low offer we have the funds to put $20,000 into the new systems.

The house is a very perfect size with a decent layout, and lots of potential. The property has many out-buildings, as well as a large pasture, lots of trees and space for gardening. An giant oak tree stands in the front yard, and the driveway, which is along a dirt road, but less than a mile from a paved road (from our memory) is a horseshoe shape.

We hope to make an offer on Monday. Hopefully the bankers involved in accepting the3 offer (because it's a foreclosure) have a good weekend and are in high spirits.

The First Entry

Well, it's been decided.
We're buying a farm.
This is going to be a whole new adventure...