Dream Property....

Nestled in the heart of the Westholmes area of Long Beach, a mere 1600 feet away from the enchanting ocean, this classic two-family dwelling exudes timeless charm and elegance. With seven spacious bedrooms and five full baths, this home offers ample room for all your desires and needs. As you step inside, you'll be greeted by the first floor's fantastic open concept layout of living room, kitchen and dining room, all adorned with beautiful hardwood floors, abundant natural light, and soaring 9-foot ceilings, creating an ambiance of openness and grandeur. The amenities are many, including central air throughout the house, a generously sized back yard, all new windows, doors, gutters and stucco, a beautiful outside porch, and an oversized driveway with garage. This property is a gem!

The Fox Team Glen Fox

Kristin Altfather

Douglas Elliman Real Estate

30A West Park Avenue Long Beach 516-850-6437 818-679-8014

Are columns made in pieces?

Q. Our front porch is falling apart and we want to replace it, just as it is. The original columns are rotted at the bottoms and there are cracks where the columns were put together, vertical joints that appear as if the columns were made from many pieces. Is that common, that columns are made from many pieces? Do you have a recommendation for who can make new columns and what kind of wood is best? I’m not choosey, because they will be painted. What do you suggest? Also, I know you recommend getting permits, but I want to do the work myself, and it’s a direct replacement, so I want to just dismantle it and put it back. The roof concerns me most, so I plan to take a lot of pictures. Do you think this is as much of a problem as it would be if the porch were new?

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CE da RHURST

A. So this is a column about columns. I remember working in a firm 40 years ago, when a renowned surgeon from Texas purchased 100-plus acres with a mansion on Long Island Sound, and I was assigned to design the additions and redesign the exteriors to be a modernized traditional shingle-style home. I was called into the firm’s principal, who chastised me for recommending synthetic trim and engineered shingles. The shingles I chose were pre-finished, and would still be performing well today, but instead, the house was finished in traditional wood, necessitating the expenditure of over $100,000 every three to four years for staining and painting. It was such a large expense that when I coincidently showed up 30 years later on that estate, to redesign for the new owner, they told me the surgeon grew tired of all the maintenance. Wood columns are made in sections and bonded together at vertical seams. The sections are made from either steam-curved or shaped planks, cut to develop the rounded segments. You will notice that there has to be a space at the bottom to allow humidity and rain to drain and evaporate. Without that air space, the rotting is accelerated.

Because the columns will be painted, you’re better off with fiberglass columns, which come in a variety of shapes, lengths and styles. They are structural, and you’ll never need to replace them. Due to their stability, they hold a painted finish much longer, requiring painting only once a decade or two, but they still require an air space at the base.

The main reason for a permit isn’t just to have a piece of paper or cover the local government for liability should anyone get hurt. The permit process also confirms the replacement construction is safe and will last. The roof attachment, porch floor, foundation and how columns are spaced to transfer loads is critical. Incorrectly placed fastening, and a lack of structural checking and code compliance can create water problems and cause the replacement porch to require premature replacement. Just do things safely. Good luck!

© 2023 Monte Leeper

Readers are encouraged to send questions to yourhousedr@aol.com, with “Herald question” in the subject line, or to Herald Homes, 2 Endo Blvd., Garden City, NY 11530, Attn: Monte Leeper, architect.

Sprinkler Syst./Irrig.Wells

Satellite/TV Equipment

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PROFESSIONAL SERVICES

Education

COMPUTER & IT TRAINING PROGRAM!

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Miscellaneous

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Instruction

NEW YORK STATE CONCEALED CARRY CLASS

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AUTOMOBILE & MARINE

Autos For Sale

LEXUS, LS430, 2002: 107,533 Miles, Excellent Condition, Automatic, Green Grey, Leather Seats, Well Maintained, Dealer Serviced, Garage Kept, New Michelin Tires, $8,500. Motivated 516-760-0468

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