Our First Garden

By now we're over the fact that the property (farm) we had been trying to buy last October fell through. The house and yard we have now is adequate for our needs, very homey, comfortable for the most part; and as we've rolled with the punches and paved a new plan for our future, it's turned out to be a perfect situation.

Of course not getting our 40 acre dream property doesn't mean we can't follow through with some of our dreams; like having a nice garden, raising some of our own food, and canning and preserving them for fall.

It almost felt like we weren't going to get around to starting our first garden this year because of lack of the proper tools, time, and weather situations.

After much anticipation we finally go the neighbor to come over and till the old garden spot that appears to have been growing over for a couple of years. When all was said and done we ended up with a 30' x 12' garden full of wonderfully dark and moist soil. We can only imagine that it's the best soil people can ask for in this day and age of stripped-down topsoil in planned communities. This stuff is quality soil.

Hopefully that means we'll have good luck with it actually producing...something.
We've never had good luck with plants of any kind, so this year is a complete experiment.

We have another spot picked out in the backyard for a 30' x 10' plot, but have to wait until at last three days with no rain before breaking new soil (says the guy with the machine we have to use to do it).

Eager to sow seed to ground we paced around the yard gripping seed packets in our hand after plotting out on paper the design of the garden. You can't just throw sees anywhere. Some things need to be plated 36" apart, some seeds need to be planted 6" apart, and every variation in between. Peas need to be in a double row a few inches apart, and then the consecutive pair of rows need to be even further apart. It's not as simplistic as you'd think.

So after hours of measuring, and James digging and more measuring, we got our very first garden planted.

It doesn't look like much now but from closest (the west side of the garden) to the farthest today we planted:

GARDEN ONE

• 4 plots Spaghetti Squash
• 4 plots Acorn Squash
• 4 plots Green Zucchini
• 4 plots Yellow Zucchini
• 5 hills of Potatoes (1 of something random from the grocery store that went to seed, and 4 hills Red Potatoes from mom that sat in the basement for see)
• 2 double rows of Sugar Snap Peas
• 2 - 1/3rd row Garden Blend Lettuce
• 1 - 1/3rd row Salad Spinach
• 2 - 2/3rd rows of Searlet Nantes Long Carrots
• 1 - 1/3rd row of Short and Sweet Carrots
• 1 - 2/3rd row of Spanish Sweet Onions
• 1 - 2/3rd row of Evergreen Long Green Onions

and then we transplanted 4 tomato plants we bought a couple of weeks ago

• 2 Big Boy Tomato Plants
• 1 Cherry Tomato Plant
• 1 Grape Tomato Plant

Hopefully later this week garden two will go in so we can plant some of the rest of the seeds (and buy a few more plants, and more seeds, because we realized that we didn't start some of the ones are supposed to be transplanted, like the tomatoes and peppers and eggplants.

At least we'll know for next year.

Spring Is In the Air

So, we didn't get our farm. That's old news at this point.
But what we did get is a big backyard for a wicked garden. Hopefully wicked, anyway. Our thumb isn't exactly green.

We've already got our wishlist ready to go to shopping cart on Burpee.com, it's massive. Now we just wait until the snow melts. It's happening!

In the meantime, we're going to learn about ladybugs. Our new house has an infestation. When we first moved in the massive amounts of carcasses told the story, but today we woke up to a window sill with at least 8 of them crawling around, and have seen them here and there over the last month. It's warming up, and they're waking up.

We've heard from some people on Twitter and Facebook that they are actually really good for plants, they eat aphids, and they may end up being a life-saver to our lettuce plants. Some people actually order them online to put in their gardens! So, after we get the garden planted and little green shoots peek out, we'll be herding the ladybugs into the backyard. We're fine with them taking up space in the walls, or wherever they are sleeping on the southside of the house through the winter, if they're going to be helpful in the summer.

Dreams on Hold

So, our farm dream is on hold. The market just didn't work in our favour quick enough, after losing our Dream Property in October, and so we settled for a more local property. It's has a giant lot, fit for a giant garden. No animals allowed, of course, being within city limits...but we can wait.

So, our farm adventure, is now more gardening, recipe creation and renovation. House type things.
Not that this property needs anything in the way of renovations. The kitchen and bathroom could use an update at some point (soon, if we have our way) and we need to built a garage.
And the floors and stairs (all original oak) will be refinished.
Plus, painting.

It's pretty exciting.

The closing date is February 28th.

Photos coming soon.

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!