Tuesday, January 29, 2019

THINKING OF A MAJOR CHANGE

Warning:  Long post, ha!



We have been discussing what we want to do at the farm, what our goals are, etc.  Not with the property/land, we know what we want to do with that and we're working on that part (every weekend, ha).
So we sat down these last few weekends of the new year and started making lists.

We're thinking of what to do about the house.  As we approach our mid 50's, we realize retirement is our goal and it is rapidly coming.  The property is a key part of that.  The house however is not ready for retirement.

Recently, we made a list of what needs to be done at the house and even got a few estimates on some of them. Here they are (in no particular order):  

We absolutely need a new roof

The bathroom needs to be gutted and redone

We need a new water heater 

We need new flooring in the mudroom and foyer since the cheap vinyl we have is coming up

There is no central a/c, just two window units in the Summer and we're finding that they aren't effective in cooling so it's hard to enjoy the house in the heat

A new (larger) septic tank and system to handle washing machine, two (or more) showers a day, etc

Most importantly, there is no heat at all for Winter freezing episodes (which puts the plumbing at risk) and means we can't stay in the Winter because either the water is shut off or it's just too cold

The underside needs to be enclosed and the water pipes protected (see above)

The entire exterior has to be painted and we need new siding in a few spots

We need new doors and screen doors

The house needs to be leveled because cracks are appearing 

The porch ceiling, stairs and railing all need to be redone.


If I could add sound to this post, there would be a cash register ringing after each one of the items above, ha.  Yes, we could do some of the work ourselves, albeit slowly since we are time limited.  But other bigger things are beyond our ability and our pay grade.  New roof?  No.  Installing central a/c and heat?  No.  Leveling the house?  No.  Septic tank replacement?  No.   Gutting and remodeling the bathroom, maybe but more likely, no.  These are the biggies that we would rather have done correctly by professionals. 

As we said, this is our retirement place after all and we want it done correctly so we have less to worry about.  These items add up quickly.  Some of the estimates we have received over the last few months:

New roof - $4500
New bathroom - $8000
Leveling the house - $1800
Siding/doors/paint - $6000
New window units - $1000 or new central a/c system with furnace - $8000

If we just had ONLY these things done, we're closing in on $30,000.  That's a LOT of money to pour into an already old house and that's not everything on that list nor is it factoring in things that could be discovered during the other work.


What we're weighing now is at what point do we start pouring money into an old house that could give us even more problems we don't currently know about a few years down the road versus just starting over with a newly built house that might be reasonably trouble free for another decade or two?  

2nd Man enjoys his cooking, I want to get more into canning and do crafting projects, but the house as it is now is just way too small for that.  It's about 950 square feet.  The kitchen is very small.  Our apartment is actually bigger and has more storage. Another consideration is our comfort of living.  If we did all of this work, there is still only one bathroom (not ideal for having family at the holidays) and there is NO laundry room nor even a place for one (and we have to have a way to do all of our laundry).  It's fine now as a place to go on the weekend for a couple of days but we have to start looking at it as a place to live full time in a few more years. 

SO...we're thinking it might be time to look into what would be involved in getting something new.  We're fully furnished so we have the interior decorating side of things ready.  It would not be anything huge either, not even two story.  In fact, we'd have a house in the same position, at least the rear and the right side.  As for the front and the left side, the yard in those places is empty and so something new could be bigger and move out in both of those directions.  But again, nothing huge, just more livable for the way we live.  1500/1700 square feet.  3 bedroom 2 bath with a large kitchen and a laundry room.  

We'd like a fireplace or wood stove too.

And a big porch.


Granted any house can have problems, even new ones. But nothing so major as sinking thousands of dollars into it and having something else happen right after that.  A new home also has expenses we'll have to do that we don't currently have to worry about.  The biggest would be a new driveway (we share the entrance driveway with 2nd Family and we don't want construction trucks damaging that). 

We're looking at all options.  Modular, log cabin, bardonminium, even a local company that makes homes out of shipping containers.  

It's still early in the process and there is a LOT to consider.  But before we keep putting sweat equity into the house, we need to decide if the house as it is now will be there when we're ready to retire.  

If we make the decision that new is how we'll go, we can focus more on the property now and not worry about correcting things inside and trying to keep up flowerbeds around the house and do things like an outdoor shower, porch furniture, etc.  

This does NOT impact the garden or the barns or the fruit trees or having bees or anything like that.  In fact, it would just allow us to put more time and effort into THOSE things and not worry about the house right now.  The little house has served us well so far and will continue to serve us as we transition to something new/different at the farm.  We still have a place to go spend the night a few nights a month when the weather is nice, it's a safe space from the rain and the heat when I'm working outside (in front of the window unit, ha).  It's still a place to relax on the porch and plan and daydream.

EDIT:  SO many wonderful and thoughtful responses will start replying to them tonight.  Keep 'em coming!




59 comments:

  1. our cousin had a pre-fabricated house made off site and craned in. It is timber framed and had all the utilities already plumbed in. Super insulated and bathrooms ready to slot in. Do they do that in the USA? It was made in Germany and shipped to Scotland. they were in with in 2 weeks. (there was a problem with the kitchen, they sent a specialist from Germany to fix it) it is fantastic! I would have one myself, but they live in the sticks and I am the opposite now and love being able to walk to the town for the bits I want and need. Good luck planning houses and house moves jangle the nerves

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    1. oh I forgot to say the bit that I loved the most was that the price was fixed. They went to Germany and over saw all of the plans and it was down to every last plug socket and switch, the tiles were chosen everything was in the one flat fee.

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    2. We have started looking into some homes like that. Here, they call them modular. Built off site, in an enclosed building, you can (in some cases) pick the details and then they deliver it on a flat bed to your property and put it all together. If we choose modular, we are hoping the nerve jangling is much less, ha. But we hear ya! Thank you so much for the info. We appreciate it!!

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  2. Similar to the comment above .. I was thinking have you looked at rather high end manufactured homes (far from the 40' "trailer" I lived in while going to college... they are really quite nice ... at least worth a look-see. I agree ... I've had to live in "old cabins" ... you will always have more to do than you think when you start something ... it's really quite amazing what shows up ... in your mention of heating and cooling above i didn't see anything about insulation, but am guessing there is need for quite a bit of it ... and if you planned and found the right manufactured home, it will likely have 6" walls instead of 2 x 4 with lots of good insulation, plus insulated glass etc ... part of the bones that make a huge difference in summer and winter... Glad you are thinking this all out ahead of time and not after a ton of work has been done. Good luck!!

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    1. Yep, there are some REALLY nice manufactured homes you are right. Our problem down here is that since we are in hurricane country, most banks do not want to loan money on manufactured (modular is ok because they are built to stick built standards) and also insurance is tough to get. But we're still researching. Maybe we haven't looked "high end enough" ha. Thanks so much. Yes, we were thinking about it all over the last few months and have decided to see what all of our options are. Stay tuned!

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  3. You will probably be money ahead if you just knock it down and build a log home with a floor plan to suit your exact needs.

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    1. We LOVE The log homes for sure. We'll have to admit they are at the top of the list so far. And yep, in the long run we are guessing it will be money ahead of the game, maybe not initially but later for sure. Thanks!!

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  4. First and foremost, whatever you decide is going to cost you both a lot of money. So start with working out how much money you have to work with (hard cash in hand and the amount you can borrow at "doable" interest rates and which must be repaid by the time you retire). With that amount established, look at the options. But I agree that renovating the existing house seems both expensive and risky. Roderick

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    1. Yep, we're planning for that. Definitely looking to see what we are able to do that gets us paid off sooner rather than later. Thanks for this!! :-)

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  5. Oh yeah, money pit. I know all about that. Start with what you absolutely must have and go from there.

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    1. Money pit...definitely can become that and many times it's just putting a bandaid on future problems. Oh the joys of homeownership, ha.

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  6. My husband talks and deals with a lot of contractors at his place of work and every contractor has told him when doing A lot of improvements on an old house it's much better and cheaper to tear down and start with a clean slate.
    Yes, you may have to take out a loan to rebuild or whatever you decide, one important thing to consider is get something with at the lowest - fixed interest rate. By getting a fixed interest rate you won't have to worry about your interest going up every year.
    You might consider into checking/ looking at Prefab homes in your area. https://www.lelandscabins.com/see-our-cabins/

    https://www.ulrichlogcabins.com/?utm_source=google&utm_medium=cpc&utm_term=prefabricated%20homes&utm_campaign=Cabins%20General%7CCabins&gclid=EAIaIQobChMIhq7orYSR4AIVDbnACh0MOA7UEAMYAiAAEgKAvvD_BwE

    On prefab homes, check with a local manufacturer to get ideas, etc.


    Just think, the money that you probably will save by starting new; 2nd man likes to cook he just might be able to get a chef stove. :) My cousin has a chef stove and she absolutely loves it.
    You both have A lot to think about and checking into your options.
    Wish you both the best and I'm sure you will come up with a decision that suits you both.

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    1. Thanks for your advice (and hubby!). You are right, we are seeing that it may actually be a lot more of an expense as we remodel. Not to mention the unknowns of problems that may come up. Thanks for the links. And yes, 2nd Man is already talking about having the kitchen of his dreams. We need to reel it back just a bit, ha.

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  7. Early on in your post, I thought, build a new one or a nice trailer and use the old one as a guest house or B&B for some income. You could do it as often as you like and it would come with tax write offs too. Just sayin'. Glad you are thinking in the new house direction too. Staying there on weekends is completely different than full time. Glad you are proactive. It will save lots of headaches down the road. Good times ahead.

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    1. Hmm, interesting! I like how you think (and Sol too!!). Yes, over the last few years we have learned that weekend living is different than full time would be. We are hoping for lots of good times. Thank you so much!!

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  8. People will pay for "salvage rights" to your old house so they can salvage items to resell. You might salvage some lumber for crafts or focal points in your new home. Good Luck to you !!!

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    1. Thank you for that suggestion as well. We didn't think about that but it make sense if we get rid of the house. I also like your idea of keeping parts as focal points in something new. Thanks!!

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  9. What about building a new place but keeping the house as a guest house?

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    1. We've definitely thought about that. The only downside is our property done's have any other big space to put a house without first clearing. Of course that would require some additional expense. Of course then we'd have to run electrical, put in septic, run water, etc. Not sure how much all that would cost but hey, there may still be benefits to keeping vs getting rid of and the idea of a guest house is nice. Thank you!

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    2. I have only just come back to this post. Where there is clearing to be done if it is trees think about people coming and doing it to take the wood away for fire wood or crafts. Our new neighbours, have a friend who is a volunteer fire man and they help when trees are blown down. they all go with their chain saws and help clear and they get to keep the wood rather than the land owner paying a tree surgeon mega bucks to take it away. Everyone is happy. An advert in a local paper etc people will come for free wood even if they have to cut it down. and if you are super lucky someone will come with a bulldozer if they are big trees and rip them out root and all and then be able to flatten it at the same time.

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    3. Hey Sol! Thanks from coming back and sharing this. This is a great idea. Never thought about tit as a group thing but you're right, that could work for a bargain way to get it done. Thanks!!!

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    4. not to be political or anything but I think there is going to be a ripple effect from over here and Brexit, people will want free fire wood and if it is at the cost of a days work people will come for it. We have had 3 trees taken down, they have a disease or some kind the bark is peeling off, we have had numerous offers of barter for the wood. Work in the garden, lawn care (our lawn is moss only) etc I am sure there will be people who will want it and no money has to change hands

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  10. I would build new, maybe a little larger than 1500sf, be sure to include a mudroom, attached garage. As we are getting older ourselves, our house is starting to eat money and it's only 16 yrs old. Best to start new and enjoy it! Plus you can't go wrong building in this county with all the growth coming!

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    1. Yep, we kind of set 1500sf as a minimum, but 1700, 1800 would be best. And yes, a mudroom (a true mudroom) would be awesome. That's on my "short list" ha. And yes, we just paid the taxes, the county is indeed growing, ha.

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  11. if the old house needs THAT much work, I'd build a new one.

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    1. Yep, we always knew it needed work but as the years have gone by and we watched how we live in the space when we are out there, we realized a major overhaul would be needed and yep, it's becoming a longer list, ha.

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  12. Sounds like a new build would be the way to go. Two/three bedrooms, 2 bathrooms, one big living/dining/kitchen, wide verandahs (at least 10 ft). Keep it simple.....or call in Chip and Joanna Gaines ????

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    1. Thank you! Yeah, we think three bedrooms is what we lean toward. Ours, a guest room and the third could be a study, a place for all our books (cooking and gardening) and maybe even be a spot that works as a craft area too. And one big open concept would be nice with a wide porch (our porch now is 10' wide and that seems perfect). Oh to have Chip and Joanna help, ha.

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  13. Good idea to build new. Remodeling an older house always brings unwelcome surprises. With the new house, you’ll get exactly what you need and want. And everything will be new, so few repairs in the future.

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    1. "Unwelcome surprises". That's definitely not something we'd want, ha. The future is what we are thinking about, something that's (more or less) worry free for awhile. Plus we get to design it the way we want it. Thank you!

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  14. I agree with beachdaddy above, you might want to go with a manufacturad double-wide, the new ones are beautiful and you can plan the rooms down to the last detail, plus they are very well made now.
    Good idea you have to start planning now, you don't want to rush into anything! Good luck!

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    1. We will need to read up on that. Thank you. We didn't realize you could do that much customizing, will check it out. And yes, this might be the year of planning and prepping for it and then we pull the trigger next Fall or this time next year. We'll see!!

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  15. As soon as you started listing all that needed to be done to this house, I thought build a new one. You can do it! Make an extensive wish list and I'll bet you'll be pleasantly surprised by how much you will be able to include.

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    1. Thanks for that, yep, when I typed out the list we realized we were probably already answering our own questions, ha. But yep, the list has already begun. :-)

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  16. My brother has been through this. Old house, it was cute and comfortable but they needed to update. Once they started getting estimates it was $$$$. They would finish one thing and find something they hadn't planned on. They decided to go the modular route. They are much happier, in the end the probably spent the same as the remodel but they had a brand new house instead of a new and improved "old" house.

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    1. That's our EXACT thought. Thank you for this. Stay tuned we'll be making some big decisions this year for sure, ha.

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  17. We have had horrible luck with building trades. Maybe they are better in Texas. You might find value in keeping your present home as a guesthouse. Modular homes have come a long way.

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    1. Modulars have come a long way that's for sure. We didn't have much luck the first time around to just get the house cleaned up and halfway presentable but we found one great guy who did a terrific job. Wouldn't it figure he's moved away now. Sigh.

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  18. You are so approaching this the right way. As much as we've loved turning our old house into a home of our own, we'd say start from scratch and build your own. It's so much easier to build in what you want that to try and upgrade.

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    1. Thank you, coming from you that means a lot. I know how much work and effort you have put into your amazing homestead. We're just trying to do this part time for now and can't even imagine how hard it would be. I think we'll go the "new" route but we'll see. Thanks again!

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  19. I like the idea of keeping the old home as a repurposed building. Lots of guest house ideas but would also be great as a canning kitchen and storage space. In mid-August when I'm trying to can garden produce I sure wish I had a spot not in the main house to do so. So maybe build a new home next to it and connect the two with a covered patio (love that look!).

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    1. Oh wow, what a great idea that would be. Hmm, that will be something to think about. I'm not sure how we could fit it in the footprint of the yard but it might be worth looking into. Thanks for the suggestion!

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  20. Ah, this is so familiar! We bought our retirement farm (50 acres in Northern lower Michigan) solely for the land and the partially finished barn. The existing house was built in 1960, is only 760 sq ft with one tiny bedroom, 1 bath, and not a single closet or any adequate storage! We built a closet in the partially finished attic. My husband and I and our 3 large dogs dance around each other constantly.

    The barn was an old cow barn, but a previous owner did over $100,000 adding a beautiful staircase, and a super sturdy 2nd floor, insulating and finishing the interior of the first floor. The second floor isn't done inside at all. We have to do a new septic system, plumbing, additional electric. Because the first floor is concrete and would be a pain to break to add water lines, I have designed additions for a huge country kitchen, a media room (already in place and 80% complete) and a large passive solar greenhouse on the south side of the building. This allows the water and power to be installed in crawl spaces of the additions.

    We're fortunate to live in an area where Amish craftsmen live. They build the additions in their factory to spec, then deliver it complete and drop it exactly where we want. We've already purchased a 40' x 12' run-in barn for our horses and the 16'x 36' media room.

    It's our hope to rent out the house once we get the barn livable.

    Did I mention my husband is 70, I'm 59, and we're both physically disabled? LOL

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    1. WOW! Thanks SO much for sharing your journey. What amazing progress you've made. It gives us inspiration that we'll get there eventually. Oh to have Amish craftsman nearby. Sounds like y'all have quite the retirement paradise almost done. Keep us posted! And again thanks for sharing.

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  21. It sounds exciting and wonderful. What can I do to help?

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    1. Thanks and stay tuned. We might need help packing stuff up. Once we figure out which direction we take things. EITHER way the house will have to be emptied into a storage pod or something. Luv ya!! (by the way blog readers, Alison is one of my oldest and dearest friends and 2nd Man loves her too!).

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  22. I would be thinking building and starting anew. Like you say, you need to know everything is ready for the big day.

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    1. Yep, that's where we lean. We suppose the good thing is if we go with new, our time frame is much easier, it could be next Fall, next year or two years from now. It could be the last thing we do before retirement. Though it would be fun to have and enjoy a "new" home even while we're still working to pay for it, ha.

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  23. Money worries here too........and I may loose the cottage in the. Divorce

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    1. OH JOHN!! I didn't know that was a possibility. I'm so sorry my friend. Email coming from me soon. Hang in there, we'll all help get you through this together. Hugs to you.

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  24. In the UK because of the way houses are constructed you'd be better off repairing it (normally brick and block) but over there I'd say replace it if you can, there must be plenty of kits you can buy a "off the shelf" house fairly simply with every thing you need? Could be far more efficient as well and help you save costs in your old age!

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    1. Yep, here it's sort of the opposite. As our houses get older, they get more expensive and don't last. While we don't have kit homes per se, there are modulars and prefab which are similar (the building codes here are so strict that there are less kit homes that will pass city/state/federal inspections). Stay tuned we'll see what happens!

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  25. We left our big farm because the old 1895 house would've cost us $$$$ to keep repairing. We built our grain bin house, 690 SF approximately, for $30,000. Did about 3/4 of the work ourselves. If we did it all aging. We'd build new again, but a bit bigger. Canning, Crafts and Cooking requires SPACE :)

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    1. I LOVE your place. It's so amazing. I'd totally like a place like that, 2nd Man probably not. He's more traditional, ha. Could you add on someday? Like a building built to the side that's attached (even by a breezeway if that's all it could be) and then it would be a room for additional space. We've talked about a separate building someday for my space. We'll see how it all plays out. Stay tuned!

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  26. If you both decide on building; you might consider on incorporating some of the old materials from the farm house with the new; like building a farmhouse table using some of the old, good wood from the old house, work bench/table/ potting bench,etc.

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    1. I like that idea. Now our windows on the house aren't old. They are just aluminum double hung windows so nothing old to salvage there. But yes, there are some doors (closet doors) and some wood on the walls in the kitchen I'd like to keep. Might be nice to start making a list "just in case" ha.

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  27. If keeping the current home, the wiring and plumbing would be potential trouble spots; in part it depends on how old the structure is.

    And, if building new, consider making it wheelchair accessible so you can live in it no matter what happens or when it happens, for as long as you like.

    I noticed the comments suggesting you keep the old structure and rent it, and your reply that you would need to clear more land. If the old structure was sound enough, it might be possible to move it and build the new one on the same site. You might still have to clear land, but perhaps not as much.

    Good luck! It's so exciting to create a new home, whichever way you do it.

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    1. Great point, thank you. The house is old but was moved onto the property from elsewhere years ago and it was updated then. That being said, we're not quite sure how 'well' it was done so yes, there could be some issues that come up.

      Great point on the wheelchair accessibility. My first boss, who years ago planted this seed in my head to have a place like this, did that when he was in his 50's, they made the bathroom shower have a ramp, rails, wide doorways. Now he and his wife are in their 80's, and it's come in handy and people who laughed back then realize now how smart they were then. Thanks for that reminder!!!

      Great advice, thanks again. I suppose we'll figure it out eventually, ha.

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