We acquired another property earlier in the year. This property is located at 67 Kuhlthau Ave, Milltown, NJ 08850.
It was previously damaged by a fire.
Below are pictures of the property and a Survey showing the lot and existing house foot print.
Front and right side of house.
Rear of the house and Survey showing existing structure on the lot.
There are infinitely many things we can do to improve this property, such as renovate the existing house, demolish the house and build a new house in its place, etc. To determine what action to take, we brainstorm the problems and solutions with this property and its neighborhood, and work backwards from our exit strategy (aka. expected sales price) to figure out what we think is the highest value and best use.
What makes Manis Construction Group special is our imagination and our ability to move the earth to our convenience. Everything and anything is possible!
We will completely change the dynamic of this property, and when we are done no one will have any idea what we started with!
Below are pictures of the Survey showing the lot and new home foot print, and new home front elevation.
Proposed new home survey and front elevation.
Highlights our new home will feature:
On June 5, I wrote a blog describing our plans for the property located at 67 Kuhlthau Ave, Milltown, NJ 08850. See that post here.
We made progress with our transformation of this property. The original house has been demolished, cut down and removed all the trees and stumps, dug out the basement in its new location, and are now constructing the foundation.
Front and right side of original house.
Demolition of original house (left). Hole where original house used to be (right).
After demolishing the original house and removing all the trees and stumps, now we dig our new basement. The extra dirt will be taken off site to another location, but creates some logistical challenges in the meantime. The work site is tight as it is without all the extra dirt in the way!
Extra dirt creates challenges.
Below we have our footing formed out and prepped. We will pour concrete once we pass our building city inspection.
Front view of formed footing (left). Rear view of formed footing (right).
Aerial view of formed footing (left). Electrical ground (right).
Below concrete freshly poured and troweled.
Concrete front view (left). Concrete rear view (right).
Concrete aerial view.
When the concrete has had sufficient time to dry, we strip the forms and prep the slab.
I like to install the foundation drain, also commonly referred to as French drain, at this time. I find it so much easier to install the foundation drain now that the footing is more easily accessible rather than after the basement walls are built.
The building code requires an exterior foundation drain along the exterior of the footing. Although not required, I also install an interior foundation drain inside the basement as well. It is great insurance in the event the exterior drain has a problem and it doesn't cost all that much more to install it now at this stage of construction.
Also, while code requires one sump pit and pump, I always install two sump pits and pumps. The second pit and pump will help pump out water that much faster if needed (hardly ever the case), and also becomes insurance in case the other pump malfunctions for whatever reason (main reason I install two).
Both exterior and interior foundation drains and both sump pits and pumps are interconnected to each other. I like to use the perforated pipe with the sock for my foundation drains. The sock is extra insurance to help keep any dirt particles that somehow manage to get to the pipes from clogging them.
Exterior and interior foundation drains along front and rear.
After the exterior foundation drain is laid out, a layer of 3/4" stone is placed on top. The stone is meant to let water in and keep dirt out. A layer of commercial grade landscape fabric is placed on top of the stone to further keep dirt out while letting water in.
Exterior foundation drain completed.
The next step is to finish the interior foundation drain, prep the slab, and build the walls.
We complete foundation stage in this update. In the previous update, we dug out the basement and constructed the footings. Now we build the foundation walls, waterproof, and pour the slab. This house has a 13 course basement wall, which will give us the 9' ceiling height we want.
Foundation walls and plaster.
Plaster and aerial view.
Slab prep and pour.
Stay tuned for the next stage - Framing!
Framing is where the house really starts to take shape!
Here we frame our house, and install the sheathing, windows, doors, and roof.
1st floor and garage.
1st and 2nd floor.
2nd floor and roof overhang.
Roof overhang and roof rafters.
Roofing, windows, and doors.
Next up - stone work and siding!
Partial stone front and siding installed!
Now the beauty of this house is showing itself!
Front and front left side.
Front right side and rear.
Today we installed a new sewer and water line.
The existing street sewer line is made of 5" terracotta (clay) pipe which happens to enter the property in the middle of our new driveway. We don't want to have our new sewer line under our driveway because if it ever needs to be serviced or replaced in the future we don't want to have to rip the driveway up to get to it.
The best place to run all our underground utility lines (sewer, water, gas) is along the right side of the house within the 10' side yard set back.
To bring our sewer line to the right side of the house we connected to the street as close as we could behind the sidewalk, which will become our driveway apron in the future, and redirected our line towards the right side of the house with a 45 degree turn. We avoid 90 degree turns as it is more prone to clogging.
While not required by the plumbing inspector, we installed a clean out at the first 45 degree turn which will be changed to a flat metal cap, cut low on finish and flush with the driveway. We angle the sewer line to run straight up the right side of the property with another 45 degree turn.
Two more clean outs were installed - both required by plumbing code. One at the second 45 degree turn and one just outside the foundation wall.
We also ran the water line in our trench and left plenty of excess whip to connect to our curb box when we open the road to connect to the street water main. The utility company, PSE&G will run a new gas line opposite our sewer line as well.
Front street view (left). Connection to street (right).
Clean out at street (left). Sewer and water lines to house (right).
Sewer and water lines into basement. Holes in foundation wall to be sealed before back fill.
Now that the exterior of the house is protected from the weather (roofing, windows, siding are installed), we can work on the inside.
Inside work consists of rough electric, plumbing, and HVAC. After we pass our city inspections for our rough work, we then fireblock and schedule for building and fire city inspections.
See examples of our rough electric, plumbing, and HVAC work below.
Living/family room and kitchen.
Bathroom, kitchen, and dining rooms.
Foyer and hallway.
Whirlpool tub pump access.
We passed our rough electric, plumbing, HVAC, fire, and building inspections.
Now we insulate our exterior walls.
See examples of our insulation work below.
Living/family room and kitchen.
Foyer and master bedroom.
2nd floor and master bathroom.
Master bathroom and hall bathroom.
We passed our insulation inspection. From here on there are no more city inspections until the final inspections.
After insulation, we drywall. The drywall pictures shown are taped, sanded and ready to paint.
See examples of our drywall work below.
Living/family room and kitchen.
Dining room and living/family room.
2nd floor hallway.
Bedrooms 2 and 3.
Today we showcase the finished product at 67 Kuhlthau Avenue, Milltown, NJ 08850!
Compare the before and after exterior pictures to realize what we started with and how we transformed this property!
And be sure to scroll further down to see more after pictures, including interior pictures.
Front before and after.
Right side before and after.
Left side before and after.
Rear before and after.
Below is a more comprehensive list of after pictures.
Front and right side.
Rear and left side.
Kitchen sink and Breakfast area.
Family and Living room.
Dining room and Hall.
Master Bathroom with dual sink vanity, whirlpool tub and frameless stall shower.
Master Bathroom toilet.
Hall Bathroom with dual sinks, tub and toilet.
Hall Bathoom toilet.
2nd and 3rd Bedrooms.
Basement and rough plumbing for a future Bathroom.