About Me

Growing up in a small New England town with a mother who was an antiquarian it was inevitable that I would be exposed to old things. After graduating from UMass/Amherst I lived in Connecticut, taught school, married, and raised three children in suburbia. A move to Newburyport MA renewed my interest in all things old. This background has now evolved into research, writing, consulting and all the things I love to do.

Prudence Fish

Wednesday, April 11, 2018

GOODBYE OLD HOUSE? NOT YET!




PART ONE

SAVING THE WORST OF THE WORST

As a new Realtor I decided to specialize in selling antique or historically significant houses and that is what I did for more than 25 years.  From the beginning I felt compelled to come to the rescue of the worst, endangered houses that came on the market causing one broker to announce that "Pru doesn't work for the buyer or the seller.  She works for the old house."  Selling old wrecks did not make me rich.  In fact, I probably earned the lowest commissions in the business because I sold the cheapest houses, all of them worthy of restoration.

One of the first was an old center chimney house, the Conant house, dating to 1775 in Ipswich, the town where I worked.  The salvage rights to the old center chimney house had been sold.  After the house was removed the land would be sold as a house lot. 

What could look worse than this?  There was moss on the
floors! Notice on the left the roof of an ancient
 rusted out school bus in the bushes!



The salvage man removed paneling and was seen carrying the panels out to his truck.  The historical commission stepped in and persuaded the salvage man to stop while I listed the property.  The house would be sold by the salvage man as personal property and the land sold by the owner as real estate.  A buyer was found and the house was saved.




Here is the house today.  Many years have passed since the owner toiled there in all kinds of weather saving the house which has housed his family ever since.  The primitive fence and the vegetation protect the house from the road.  The yard is not manicured but more in tune with its 18th century roots.  The solar panels are a nod toward the 21st century on the south facing roof.






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Shortly thereafter, I became a part owner of another central chimney house, the Moses Jewett house, dating to 1759.  

Tired old house with date on the chimney and Greek Revival door surround.



As naive buyers we thought we could just fix it up, sell it and make a nice profit.  We soon realized we were dealing with a serious antique house and knew that we had to do a good job and respect it as the landmark that it was.  And that is what we did, learning a tremendous amount along the way as we did our homework and proceeded carefully.



We didn't make any money on this restoration.  Antique houses do not make good projects for speculation.  However, we researched and learned more than we ever could have without this hands on experience.  Restoration is doubly hard when the house will be sold and you have no idea who the buyer will be so you try to get it right but also try to incorporate features that will appeal to a broad range of buyers.  Our understanding and appreciation of old houses was greatly advanced by this experience.

Here is the house.  Restorers did not paint the trim, only the sash.
All of the houses illustrated here have been brought back from ruins.  We tend to think of them as a permanent restoration but without care they can start to slide down hill again.  These houses are definitely a success story...hopefully for the ages.


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Another house that I sold was an 18th century half house needing everything.  It was dismal.  There was a dead rat in the toilet.

This was a pretty dismal house before experienced
restorers turned the situation around.
It was purchased by a young couple trying to find a good antique in Ipswich.  They had the energy and the smarts to know what to do with it.

At the closing the representative of the estate said they had a few things still to take out of the house.

Shortly after the closing I had a call from a very irate buyer.  Not one thing had been removed from this stuffed, miserable house.  After a day the buyers started hauling it out and leaving it at the curb.  The piles extended way beyond their own frontage and was quite a sight to behold.

Finally the sellers came to grips with the problem and sent teenagers with a truck to remove the stuff to a barn somewhere.  It was just tossed into the truck as it had been tossed to the curb.  I have often wondered if anyone every went through it or found anything to save.

Maybe the contents weren't worth saving but the house was.  It was beautifully saved and attractively painted.  It is very much a credit to the neighborhood but most importantly, it was saved.

What could be more charming that this sweet old house.  It has come a very long way.

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Today, as I write this, it is April first which many people around here remember for the April Fools Day Blizzard.  At the height of this late in the season blizzard an enormous, ancient tree fell on a shabby old house.  The oak summer beam under which the owner was sitting on the second floor saved her as the tree crashed through the house.  She was carried out without even shoes never to return as the inhabitant of the old house.

Part of the house was early first period, perhaps just before 1700.  As the old house broker in town I got the job of selling the wrecked house which was in bad shape before the tree fell.  It was purchased by a contractor and became a lovely home.

The front of the house with the Greek Revival doorway dating from the
Ephraim Harris period of ownership.  The house was originally on
Market St. and moved to this location before Central Street was
laid out.
The house is looking great but no one has replaced the Victorian  door!
This house has had a happy ending and is once again a nice antique first period house.  It may date to the 1690's making it one of the rare surviving houses from the 17th century.

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As a new Realtor I decided to specialize in selling antique or historically significant houses and that is what I did for more than 25 years.  From the beginning I felt compelled to come to the rescue of the worst, most endangered houses that came on the market.  Selling old wrecks did not make me rich.  In fact, I probably earned the lowest commissions in the business because I sold the cheapest houses, all of them worthy of restoration.  Some of the houses I sold were beautiful and in top condition but I didn't discriminate.  If it was a wreck I tried to find a buyer who would save it disregarding the fact that the sale might be harder to put together and the commission much smaller than the norm.

On one of my first days as a new realtor I drove around with my manager trying to become acquainted with a town with which I was not very familiar.  Eventually my manager went back to the office and I struck out by myself to explore my new trade area.

Driving down a country road as I was approaching a dead end I suddenly saw the most impressive old house.  With its lean-to roof almost touching the ground it was a dramatic sight made more dramatic by a run down neighborhood, remains of an old slaughter house across the street and other unsavory buildings.  Returning to the office my manager offered to go back down there to see this great house in this bizarre neighborhood.


This dramatic lean-to caught my eye.

After being surrounded by several large dogs and finding no one at home we beat a hasty retrest.  Eventually I did get into the house and realized it was first period house.  Estimating that it was built at the end of the 17th century would not be an exaggeration.

There was a strange twist in the story of this house.  In the early to mid part of the 20th century it was owned by two brothers who did not get along.  The center entrance house was cut in half and one brother moved his half into the nearby forest where he took up residence and lived there until the house burned down.


This is what the Day farmhouse looked like after being severed into two pieces.

The owner was interested in selling the acreage that went with the house and it was sold to a builder.  I had envisioned new houses that would compliment the antique house with the old house being the centerpiece of the small subdivision.  The prospective buyer had other ideas.  He intended to bulldoze the old house.

A preservationist friend got the salvage rights to the old house and began to carefully dismantle it for reconstruction elsewhere.

Dramatic lean-to 

The buyer of the salvage rights to the house already owned a Royal Barry Wills cape style house and envisioned the old Day farmhouse becoming the main block of a new re-erected  Day house with the 20th century cape as an ell.  The project came together very nicely creating  a blend of old and new and assuring a long life for the old Day family homestead.

The Day house reassembled.






PART TWO

SORRY TO SAY, THEY DON'T ALL MAKE IT

THE RUSSELL FARM

One of my earliest exposures to restoration, preservation and saving an old house was in the 1940's when my parents took rides into the country to watch the progress of a house being restored.  I don't remember any particular details other than my parents being very interested in the progress.

Probably fifteen years later I found myself as a teenager spending time in that rural neighborhood as baby sitter for a neighbor.  At this time the restored house was occupied by a well to do doctor and his family.  I still remembered its restoration.
Time moved on and I had no occasion to see the old house for many years.  I lived at least a two hour drive from there.

By the 1980's I was selling real estate and meeting people and making new friends who had an interest in old houses.   From time to time with these new friends we would head out for the back roads of New England, exploring the countryside looking for interesting antique houses.  On one such trip we were in the vicinity of the "restored" house.  I wanted my friends to see this lovely house.

In 1987 the house was beginning its downhill spiral but still attractive.
When we pulled up in front of the house my heart sank.  The house looked terrible.  There were blankets nailed up over the windows in lieu of curtains.  The barn had burned and there were derelict vehicles littering the yard.  I was dismayed to say the least.

Several times since then I have returned and the scene only worsened.  By the 1990's the house was unoccupied and uninhabitable.  By 2010 or so the house was wide open.  We walked inside but felt it was not safe.  Animals had been living in there.  Even I, the die hard preservationist, deemed that it was beyond repair.
This photo is from the town assessors' records taken in the last
few years.  Is it still standing?  I'm not sure but I wouldn't be
surprised to find it gone.  The chimney still looks good!
I haven't been back for several years and not sure if the house is still standing.  What a shocker.  It had been "saved" once.  How could this have happened?  Obviously, nicely restored houses, once saved from the wrecking ball, are not always saved forever.

I found a listing for the land surrounding this poor house.  It offered an update and on this property.  Did the brokers even know that this had been a stately Federal period house, now reduced to being a dilapidated farmhouse?  In just a matter of time until these acres will probably be dotted with new houses.  Here is an undated real estate advertisement for the property. 
Property Overview - Drastically reduced, Vacant land with Dilapidated Farmhouse. Ample frontage on both sides of street may allow for multiple home sites. Buyer to verify all dimensions and perform due diligence

Post Script

On a beautiful sunny morning this week with two friends I took a road trip to see for myself what was happening to the house before reporting the final chapter.  Was I prepared for what I would find?  The answer is no!  Not surprised or prepared.  This photo says it all.  There are no words.

It is hard to believe that this is a house that this house was restored during my lifetime and now this.
There was no sign of the chimneys or bricks anywhere.  We wondered if the chimney or chimneys were removed to salvage the bricks leading to this total collapse.  That this could happen is a very sobering sight to witness.

That's all that's left.

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ELM FARM

Sorry this old Polaroid photo is blurred but the best I could do.
In my home town from which I had been separated for maybe forty years was a wonderful old house known as Elm Farm or the Fisher Farm.  It was never in good condition even when I was very young. On return visits, maybe once a year I lamented the condition of this house.

Relatives in my home town knew of my interest in what had been a great old house dating to 1790.  Each time I visited I inquired about the house.  I'm sure they thought I was a little strange if not downright crazy to be interested in this two hundred year old derelict house.

Here is what happened on one of my visits.

It was about a week before the 4th of July and the town fathers insisted that the old, unoccupied house be removed before the 4th of July, about a week away, fearing that if someone set fire to the house a transformer outside the house could plunge a large area into darkness.  The only reason the house was still standing was because the town had been unable to find a landfill that was willing take the house.   What an ignominious end for a grand old house!

I quickly grabbed a phone and called an old house salvage company with which I was familiar and told them the story.  It had to be removed on the double or would be bulldozed. The salvage shop owner got right on it and called another company in Connecticut for extra help.  This all took place on a Sunday afternoon.

I also called one of the selectmen for the town to plead for an extension but they wouldn't hear of it.  There had already been extensions and there would be no more.

I then called the chair of the Historical Commission who was most sympathetic but whose hands were tied and could not do any more than had already been done in an attempt to save the house.  The end was in sight.

True to their word the salvage people were there the next morning taking the house apart just as fast as they could.  There was no time to photograph and label the parts for complete reconstruction on a new site.  By Friday it was all down except for a very few pieces.  The wreckers wouldn't or couldn't wait any longer.  The engines were revving and moving forward.  The salvage men had done all they could and almost all of the pieces and parts were saved and available to others for incorporation into restorations jobs elsewhere.  The wreckers were impatient.

My son, Bob, and I made the two hour trip to see for ourselves what was going on.
It was a sad ending but better to have only the left over debris go to the landfill and not the major elements of the house especially the frame and the beautiful front door and surround.

Son, Bob, looking at the devastated house.
For those interested I wrote a more detailed history of this house four years ago.  It can be found on this blog. It was called "Could This House Have Been Saved".

https://prudencefish.blogspot.com/2014/01/could-this-house-have-been-saved.html



The house had a very fine fanlight doorway.  I don't know where it went but it must be gracing someone's restoration somewhere.  Maybe in my travel some day I will recognize it on another lovely old house that someone did save.

The bottom line is that it is best to rescue these houses but sometimes it is just too late.


Saturday, March 31, 2018

EZRA PHILLIPS; AN ARCHITECT FOR GLOUCESTER 1870-1937


CHANGING THE FACE OF GLOUCESTER, ONE BUILDING AT A TIME

One man, Ezra Lunt Phillips, changed the face of Gloucester,  There is no doubt about it.

My acquaintance with the legacy of Ezra Phillips began about 1987.  At a yard sale I discovered a photograph printed from a glass plate negative.  It was labeled, "Ezra Phillips in his new car".

Ezra Phillips in his new car
At that exact same time a Gloucester couple, Susan and Rick Richter, were restoring a large house on Edgemore Rd.  My friend was curious and said, "Who do  you suppose that is?".  To which I replied that I knew who he was...the architect of the very house on Edgemore Road that was built at the turn of the 20th century and in 1987 being restored.  I had seen the original plans with his name on them.  Only then did I realize the image of Ezra Phillips depicted him sitting in his new car and looking a Balmaha, still under construction.  The same beautiful house that was then, in 1987, being restored by the Richters.

Balmaha, Edgemoor, Road
This was the beginning of my interest in the life and work of Ezra Phillips.  I purchased the photo.  It was copied and shared with the Richters, their brokers, the new owners and others.  It was a wonderful coincidence and incredibly timely.

Ezra Lunt Phillips was born Fed. 9, 1870.  The family then lived at 17 Washington Square.  His parents were Nathan and Maria.

Ezra's father was a successful flour dealer.  His business was on the right hand corner of what is now Main St. and Duncan Street.

By the early 1890s Ezra had opened an architecture office at 4 Pleasant St. and was still boarding at home but by 1896 he owned the property on Gloucester Avenue that was to be his home for the rest of his life.  The address changed several times but it was always the same house.

Phillips House, 30 Gloucester Ave.
He was now married, his wife was named Grace and they had two children, Elizabeth and Nathan.

By 1902, after living for many years on Washington Square, his father, Nathan and mother, Maria, moved to the large house at 159 Washington St. on the corner of Derby Street.  This is a lovely house but it is not known if Ezra had a hand in its building or renovation.  The family also had a summer home at Agamenticus Heights, (Wolf Hill area) overlooking the Russia Cement Company, (LePages) with which they family was involved.

House at 159 Washington Street

Ezra Phillips throughout his life contributed more than his architecture to the community. He was very active at Trinity Congregational Church and the YMCA.

In addition to volunteer organizations he was vice president of the  Gloucester Safe Deposit and Trust  Co., the Cape Ann Savings Bank, treasurer of the Cape Ann Anchor works, Russia Cement Co. (LePages) the Gloucester Coal and Lumber Co, the Rockport  Granite Co. and a charter member of the Rotary.  Where did he find time to design all the beautiful buildings?

Nathan Phillips passed away in 1905 but his widow, Maria, continued on living in the large house on the corner of Derby Street.

By 1926 Timothy Holloran had joined the architectural firm which then became known as Phillips & Holloran.  They continued as partners at least through 1935.  Ezra Phillips died in 1937 and Holloran continued on alone.

Eventually Timothy Holloran's son, Robert Holloran, joined his father after graduating from Wentworth Institute.  Eventually Robert went to work in Boston at Shepley Bullfinch.

But during all these years there was a miracle in the making.  Ezra Phillips never threw away a single plan and neither did his partner, Timothy Holloran.  They were carefully kept and after the death of Timothy this treasure trove, like a pot of gold, descended to Robert Holloran who  thoughtfully preserved them.

Robert Holloran died at a very old age in  2008 and in 2011 the plans were given to the Cape Ann Museum.  Here is what is so astonishing.  There were more than 300 plans mostly for local buildings!  Is it hard for you to get your head around this?  There are existing plans for 300 of some of the best and most beautiful buildings on  Cape Ann.  These plans span the period from about 1890 until the middle of the 20th century.

Municipal buildings include renovations to the former town house, now known as the American Legion building in preparation for the returning veterans of WWI.

First Town House, Now American Legion
There were renovations to Central Grammar, originally built by another native son, Tristram Griffin of Malden.   He designed several substantial bank buildings on Main St.

Central Grammar, Dale Avenue
He built at least one hotel, the Tavern, on the Boulevard that replaced the Surfside.

In short any building of any consequence renovated or built during more than half a century can usually be credited to Phillips or to Phillips & Holloran after they became partners.

And how about the countless private residences for which they were responsible?



Gloucester houses.  Examples of his work.







When all is said and done we now have concrete evidence of the magnitude of the work of Ezra Phillips and continuing with the firm of Phillips & Holloran.  Three hundred plus set of drawings documenting the development of this city for more than half a century.  What a wealth of information is stored in those tightly rolled up sets of plans.  Plans that thankfully have found a permanent home at the Museum.  What a legacy for Gloucester!

Ezra Phillips funeral took place at Trinity Church on Middle Street.  Rev. Dwight Cart conducted the service in the place where  Phillips had long been a deacon.  He was assisted by the former pastor,  Rev. Dr. Albert A. Madsen and Rev. Dr. Edmund A. Burnham pastor of the Essex Congregational Church.

It is fitting that Rev. Cart quoted from Oliver Wendell Holmes, Sr, "The Chambered Nautilus" beginning with "Build thee more stately mansions, O my soul".

He went on to describe Phillip's life as "well designed with nothing cheap and shoddy in its  building.  A life founded upon faith, built upon quiet service, enhanced by joy and humor, active, alert, community-minded, true to friendship, honest and sincere.  One who loved many things and served many interests tirelessly, but whose first love was still his last...his home, and those who have made these wall live by the constancy of their service and affection.

Few of us have realized that in almost any neighborhood in the City of Gloucester one could look around and probably see the fruit of the three hundred sets of plans designed by him and his partner. But thanks to the museum, they have developed a master list and the buildings can be identified.  His buildings are everywhere in Gloucester.  Ezra  Phillips did change the face of Gloucester.

Here is an example of how he can still contribute eighty years after his death.

The Sawyer Free Library is in the midst of discussions concerning the expansion of the library or complete replacement.  One of the sections of the library, the stacks section, was built in 1913.  It's future is up in the air.  The building committee turned to the Cape Ann Museum and of course, it was predictable that they would have the plans for the "fireproof" building.  In ascertaining its value this new information about its fireproof construction adds another element in the evaluation and worth of the building.  Fireproof?  Who knew?

After the plans arrived in Gloucester at the museum I had the pleasure of trying to track down his descendants.  After making calls to places in Vermont and in New York state I finally found his grandson in Northbridge, MA.  Although in his eighties, William Christopherson was still very active.

When I reached him I asked him if he had any heirlooms or trinkets that had come down to him from his grandfather.  He told me that he had one thing that belonged to Ezra.  I should have been sitting down when he said, "I have his last automobile."  One could predict after looking at that early photo of Ezra in front of Balmaha that he would have a special car.  It was a name I had never heard.  It was from the late 1920s and a rare and expensive roadster.  His grandson was perhaps seven or eight years old when Ezra died but he begged his mother to keep the car.  She did keep it and can you believe that it is in perfect condition and still on the road!  I don't think it gets driven much but the fact that he still has it makes me smile.  Now if I could only think of the name.

We must remember Ezra Phillips for his contributions to his hometown and for all he accomplished in and for the City of Gloucester.

He quietly changed the face of the City, one building at a time.




Friday, March 30, 2018

FIRST, SECOND OR THIRD PERIOD HOUSES



WHY IS IT SO HARD TO TELL THE DIFFERENCE?

Just a nice example of an antique saltbox house that seems to be accurately dated circa 1740.
Getting old and crochety is the stage I’m getting to rapidly. Grumpy, grouchy and similar words apply to my mood after reading annoying real estate ads which I always do although I've been out of the business for quite a few years.

My pet peeve these days is the fact that so many owners of old houses are stretching the age of their house.  Everyone, it seems, wants to push the construction date of their antique house into the previous century.  If the real date is 1720 some will be telling us that it is 1670.  If the true date is 1805, sellers will typically tell us it is 1780 and so on.  A house, unlike people, is never too old.  The owners want to be younger than they really are but want their house to be older than it really is.

Do you think if it is older it adds prestige?  Do you think if its older it is worth more money or easier to sell? Maybe, you think, there will be more buyers if you say it is 1700 something instead of 1810?  The only thing you are doing is misrepresenting the house and not fooling anyone who knows a thing or two about old houses.  There are great antique houses from any of the first three architectural periods.  

How about getting real about the age?  When selling an antique house a knowledgeable buyer will respond politely when the age of the house comes up but inside are smiling because they know, or should know the difference; and so should you, the owner and so should you, the Realtor.

Apparently lots of people are not aware that putting the wrong date on a house doesn’t fly with those that know about old houses.  There are features that tell the age and kidding yourself that your house is 20 or 50 years older than it is won’t go over well with those in the know who are serious buyers for an antique house. 

It really isn’t that hard to figure out the age range for a first, second or third period house.  Let’s start with first period…circa 1660 to 1725, approximately.  That's about a 65 year window.  I used a beginning date of 1660 because the chances of finding a house older than 1660 is negligible.

A first period house would have very heavy framing and the framing is meant to be seen.  The beams are smooth with no adz marks.  The edges of the beams are decorated with a flat chamfer.  Fancier houses have the main summer beam decorated with a quarter round chamfer ending with a carved flourish called a lamb’s tongue. The earlier houses had large dramatic chamfers.  As time went on the framing became smaller and chamfers weaker.  Therefore it is easy to judge whether the house is on be early end of the first period or the later end.  


A first period house is post medieval and has a low foundation and a steeply pitched roof.
The beams will show signs of old whitewash. If the beams are brown without traces of paint or whitewash it can’t be first period because that tells you the beams were never exposed. If the beams were originally exposed they would be covered with old flaking whitewash and old greasy smoke stains from the cooking fireplace.

The joist spacing will be narrower at the beginning of the period and wider toward the end of the period ranging from an early measurement of 18 or so inches to about 24 inches at the end of the period.  This feature is not something to hang your hat on but something to take into consideration along with the other features.

Rooms are large ranging from 20 feet square to eighteen by twenty or similar but generally with large rooms. Some walls may have vertical sheathing. 

Because of the large rooms the house my look longer than usual because it is longer.  The pitch of the roof will be steep. The earlier the house, the steeper the roof.

If a house frame is not decorated nothing in the world can make it a first period house.  Period! If the research leads you to the 17th century it simply isn’t the same house but a later house on the original lot.  Houses burned or the original house replaced.  There is nothing you can say or do to change the date always keeping in mind that there are very few 17th century houses out there to be discovered.  A house from the 1600’s is a very rare house.  You are not going to see one in your search for an antique very often, maybe never.

Moving on to the second or Georgian period there are also irreversible features that lock the date of the house somewhere between 1730 and 1800, about a 70 year window.

On the exterior there may be some foundation showing because they are beginning to realize that if the house is elevated off the ground the sills will last longer. The pitch of the roof will be lower than first period.

Beautiful example of a Georgian house with
formal door surround and twin chimneys
The inside is a giveaway to the age.  There will be NO EXPOSED BEAMS.  They are not supposed to be exposed.  Don’t expose them by ripping out original plaster.  You don’t want to see beams in a second period house.  (You may want to see them but you shouldn’t.) The beams that protrude into the room and the summer beam overhead will be boxed with smooth boards and should stay that way.  Do not remove the boards to make it look like first period because it is what it is and will never be first period.  It is a period of refinement.

The more formal rooms in a second period house will have paneled room ends on the fireplace wall.  The other three walls will be plastered.  A higher styled house may have some paneled wainscoting but the average house will not.  Paneling goes with the second period.  Vertical or horizontal sheathing goes with second period in the less formal rooms and may be feather edged.

Sometimes a first period house was updated with second period features but right now I’m not talking about exceptions but talking about the typical house that you are apt to see in your travels.  For the most part, walls of raised field paneling equals second period.  It wasn’t present in the first period and it will not be present in the third period.


Moving on to the third or Federal period there are more changes that clearly define a house of that period. Again, there is more of a foundation keeping the sills out of the dirt.  The pitch of the roof may be lower yet. There is an important message here.  Almost every Federal period house I see on the market is labeled 1700’s, typically 1780. 

In 1797 Asher Benjamin published the first American pattern book and it featured details of the third or Federal period.  Benjamin’s book introduced Federal architectural features to every crack and cranny of the New England region.  Staircases were copied as were mantles and other details. There were no longer walls of raised paneling around the fireplace.  Paneling was replaced by mantles.  But unlike the second period there was always wainscoting in the more important rooms and even in some rooms that were not formal such as the kitchen.  When you see mantles and wainscoting it will most likely be an Asher Benjamin influenced design and nine times out of ten will date to 1800 or later because it took a couple of years for Benjamin’s book to be distributed to the far corners of New England.  Therefore, if the house has simple mantles, wide board wainscoting with a cap and pocket shutters at the windows you look silly if you try to pass it off as built in 1780.  Most of the Federal period houses I have encountered in the last 50 years were 1800 at the earliest and many more like 1810 to 1820.  There is a shorter window for this period, perhaps only about 35 years.

Very nice example of a Federal house with hipped roof, twin chimneys
Palladian window, fan light over door and side lights half way 
to the floor.
So you may have to do deed research to accurately date the house as well as possible but judging a house to be first, second or third period is easy and doesn’t require extensive research.  Each period is different and labeled accordingly.  There is nothing you can do to make a Federal house into a Georgian or a Georgian house into a first period house.

I once sold a moderately late first period house.  It had been expertly labeled as after 1709.  Still it was a genuinely early house.  A sign on the front of the house had a date from the 1600’s.  When the owner realized that it was incorrect he removed the sign immediately and put it in the cellar. He was very conscientious about accuracy and wanted the house was represented properly.  The house sold and  the sign was quickly brought out of the cellar and placed back on the front of the house. 

The same house was recently on the market again after many years and I looked at the listing to see what the present owners were calling it.  1652!!  Any knowledgeable person looking at this house would know that it was darn old but dating it to 1652 would make it the second oldest timber framed house in America with the oldest accepted as being the Fairbanks house in Dedham, MA.  The Fairbanks house has been accurately dated through dendrochronology, the study of the tree rings, and the most accurate way to date a house. It has been dated with its various sections being between 1637 and 1640.  The second oldest may be more like 1660 so the house I am describing is nowhere near 1652.  It is probably sixty or seventy or more years newer and in no way comparable.  When you visit the Fairbanks house you know you are looking at a house more ancient than any other you have ever seen.  Even the very old Whipple house in Ipswich dating from the 17th century is just plain different and stepping over the threshold convinces a visitor that this house is unlike most antique houses.  First period houses in private ownership don't resemble these monumental early museum houses.

An owner loses credibility when trying to pass off their house as something that it isn’t.  There is a lot more involved to get an exact date but simply distinguishing between first, second and third periods is quite simple.  Your house has mantles?  Not 1700’s.  Your house has raised field paneling around the fireplaces?  Not first period. No way.  No how.  Your house doesn’t have an extra heavy frame that is decorated.  Not first period.  Not 1600’s. 

A buyer, a seller, or a real estate broker should be able to distinguish between these first three important periods.  It is quite elementary.

Stop misrepresenting these houses.  For the many old house people that are out there looking for a good antique it is just plain annoying and a waste of time as owners or brokers try to defend a fictitious date. 

My advice is to look for quality and integrity in an old house whatever the age.  Look for a well preserved house.  I’m not talking about condition.  I’m talking about features and what remains os original material.  I’m talking about historical value and not monetary value.  A beat up old house can have historical value.  Many “restored” houses have lost their integrity and have less historical value than they did before they were "fixed up".  Look for one that hasn’t been gutted.

And don’t exaggerate the date.  It won’t sell the house faster nor will most buyers like it better. They will know. You will be left with egg on your face! 


Here are some typical examples found  in recent listings of houses on the market on North Shore towns and cities.


Figure 1 This ceiling was never meant to be seen.  It should be plastered as it always was.  Brown beams means that they weren’t ever whitewashed and were never exposed to soot from the fireplaces.  In an otherwise elegant room this rough, primitive ceiling looks ridiculous.



Figure 2  This house is truly first period and documented to sometime after 1709.  You can still see the residue of whitewash on the ceiling and the chamfer on the summer beam.  The only problem here is the date.  Are you ready for this?  1652, making it perhaps the second oldest timber framed house in America after the Fairbanks house.  Not!



Figure 3 This house may have the reverse problem.  It has lots of paneling even though the date is advertised as 1825.  This would appear to be a late 18th century house with six panel Georgian doors with the two smaller panels in the middle of the door.  Georgian for sure.  You just don’t find walls of raised field paneling in the 1800’s.



Figure 4  This listing takes the cake.  It is a gambrel cottage and clearly a second period house.  (Gambrel roofs are always second period)  What do you think of this date?  1635.  Older than any standing timber framed house in the USA.  The replacement windows are as offensive as the date.  Most houses of this style typically date to around 1760 for an average.



Figure 5  This is an example of woodwork found in an American foursquare. I was unable to get a photo of the subject house interior but these houses can range from 1900 to 1920.  The woodwork and two panel doors are indicative of the craftsman style probably 1910 or later.  A very similar house in a nearby town was dated at 1915. The house I found for sale was dated  1881.  No way.




Figure 6   The listing claims that this house was built in 1700 which would make it a first period house with heavy framing  and lack of refinement.  All the evidence points toward a date in the Federal period of 1800 or later.  The mantle is very Federal as are the six panel doors with the two smaller panels at the top as opposed to the Georgian period where the small panels are in the middle of the door. Not having seen this house there is a chance that it was "Federalized" in the 1800's.  That is a possibility but from everything seen in the photos it is a Federal house.

Figure 7   Here is an example of a pure Federal staircase.The cap on the wainscotting is 100% Federal as are the square balusters and the decoration on the side of the stairs.  The builder of this house and the date in the earliest years of the 1800's is documented in the diary of the original owner and yet the house is being advertised as built in 1750.  If anyone had checked with mhc-macris.net (see link below) they would have learned that the house was built by housewright, John Smith, of Gloucester, circa 1800.  It was built for Ebenezer Pool who hadn't even been born in 1750.


The houses illustrated here are all on the market at the present time.  All are misrepresented date-wise.  I have not shown the exteriors not wanting to hurt the reputation of the owner or broker or do harm to the listings that need to be sold.  It is too bad that so few brokers can get it right.

The real estate community relies on the dates placed on them after consulting the assessors’ records which are notoriously wrong.  For an official more accurate date Realtors should be using the Massachusetts Historical Commission’s inventory to be found at www.mhc-macris.net.  Most cities and towns in eastern Massachusetts have been extensively inventoried.  While there are mistakes this information is infinitely more accurate then what the city has on file.  I have tried for years to inspire real estate brokers to use this source without a whole lot of success.  They have been told by their companies to rely on the assessors' date rather than take the responsibility for dating the house themselves.  That makes sense.  The problem is that they are using a very flawed source for their dates that is especially needless.  A higher authority that is much more accurate is right there on their computers, grossly underutilized.

Brokers let their buyers and sellers down when representing antique houses, sometime ridiculously misrepresenting the age of the house.  For an industry so fearful of being sued for misrepresentation it appears that they are blissfully misrepresenting house after house.  I guess any date after the landing of the Pilgrims seems possible such as the 1635 house. 

There is a lot more to accurately dating a house, either visually or through research.  It takes a lot of experience and study to put a ballpark date on a house.  That is quite different from what I am talking about.  What I am talking about is assigning the right period to a house with a 50 or more year window in some cases.

Everyone interested in houses and especially people making their living selling houses should be able to recognize the period and name the style of architecture, especially the three earliest periods which comprise real antique houses. They should also know the range of dates that can be assigned to these houses.  It’s really not all that hard and safer than assigning a specific date that can't be backed up without much research.

Happy spring and happy house hunting.

Pru








Sunday, January 7, 2018

ANOTHER UPDATE ON HANNAH JUMPER'S HOUSE


COULD IT GET ANY WORSE?


Wherever you are you probably know that New England along with other parts of the country have been putting up with severe cold temperatures compounded by high winds pummeling the area.

The last time I went by the Hannah Jumper house it looked worse than ever.  It was jacked up high in the air and more sheathing boards had been removed.  I was shocked as there was a wide open view of Rockport Harbor where the house should have been snuggled down close to the ground.  Unfortunately, I was not able to take a picture.





Things took a turn for the worse on Thursday when a blizzard struck.  As it approached there was a frantic move to lower the house.  The snow blew and the wind raged on flooding area that had never been flooded before and people evacuated.  I would guess that Hannah Jumper's house clinging there on the edge of the water must have been battered by the water.  It probably ran right under the house and out to the street.

Anyway, Rockport held its collective breath.  The contractor for the project was frantic.

But guess what?  It is still there.  Shaky, pathetic, a shadow of itself, it is still standing after being exposed to nearly hurricane force winds and sub zero temperatures.  The old bones of the house are still hanging on.  It has been tested.

I think it wants to remain right where it has been since circa 1738 and I hope it does.  So far it is a survivor, sort of, but much the worse for wear and what it has been through.  It is almost at the point where even the die hard preservationist might say, "Is it really worth it?".

The blue gate in front of Hannah's house is almost as famous as the house and has been painted by many, many artists.  I just noticed that it is still there behind the orange mesh fencing.  That's good!

I will keep you posted and crossing my fingers that it turns the corner soon and begins the long road back before the house is buffeted by the winds of another northeaster winter storm.




Monday, December 18, 2017

HANNAH JUMPER'S HOUSE REVISITED!


YOU WON'T BELIEVE YOUR EYES!



Hannah Jumper house in better days.
If you haven't read my blog post called "Hannah Jumper's House by the Sea" dated September 22, 2017 maybe you should take a look at that before proceeding with this post.  The original post has had a huge number of viewings and comments so I know you will be interested in what happened next.

The September post left with the house a precarious looking shell.  Was it too far gone to save?  "Not at all", said an expert who looked at it and still found much to recommend it for preservation.

A huge problem was that the house had virtually no cellar and was just a humble cottage sitting right on the ground; sills, if there were any, left right in the dirt.  It needed a foundation because it had never had one if you can imagine.  How did it last for nearly 300 years with its sills right on the dirt and its additions practically sitting on the seawall with rough waters in the harbor lapping at it?

So it was determined that there must be a foundation built if the house was to remain and be preserved.  Our friend, Jim, the expert, suggested a company from out of town capable of performing the work.  Building a foundation meant that the house had to be raised up.  That made perfect sense but I never imagined just how high it would be raised.

I had not been back to the Rockport site for quite some time during this busy time of year.  But yesterday I was going to attend a nearby Christmas party and knew it was the perfect time to take a look at the progress and take some pictures.  

There have been extremely strong winds blowing around here lately and several had mentioned to me that they feared for the house in its more than fragile state and worried about collapse.  

It is said that a picture is worth a thousand words so without further adieu here are the photos taken December 17th. 




Here is Hannah Jumper's house high and dry with the blue waters of Rockport harbor plainly visible.


What a shocker.  I couldn't believe my eyes.  The house was all but blowing in the breeze!   The height to which it had been lifted was astonishing.

As is now plainly seen the right hand end of the house was clearly added to the original center chimney cape built circa 1738, only 20 years shy of being 300  years old.





It would seem as though there is not enough left to save.  Notice the old wood shingles on the roof that had been covered with asphalt shingles in modern times.





Looking at the addition from this angle it does appears that perhaps this added on building may have  been a barn.  It is also obvious that a door was crudely patched over when the other door on the left was added.

If you look to the right of the Hannah Jumper house you will see another old house that appears to be ripped apart.  This was the antique home of a prominent Rockport artist who passed away recently.  The Rockport Historical Commission called in the expert in time to head off mistakes that were about to be made in the restoration/remodeling of this antique house.




It does seem that we haven't seen the final chapter to this story.  And I hope not.  Fingers crossed  that the final chapter will not be of the house collapsing during a storm into the harbor.  I will keep you posted and let's hope it survives the northeast storms of the winter.  Rockport can't escape enduring some rough weather in the winter. 

After the blizzard
Quickly reproduced and back to normal  

Here is the sad picture of Motif # 1, Rockport's famous red fish shack as it slowly toppled overboard into the harbor during the famous blizzard of 1978.  It was quickly reproduced and folks have almost forgotten that the much painted shack is not the original built in 1840.

 The Hannah Jumper house looks pretty frail but maybe those huge framing beams from which it was built so long ago can withstand a little more abuse before the house is stabilized on its new foundation.

I wish I could hang a Christmas wreath on the front door to show that we care but that is impossible.  The door is now out of reach and being on the short side I would need a ladder.  And being well aware of the reputation of the Rockport police who don't miss a trick, I would never get away with it.  But I do hope the new year is a better one for Hannah's old house.

Merry Christmas to all readers of my blog, many of whom are doing their part toward saving our architectural heritage.  

To be continued!

Pru