renovation – CONVENT AND CHAPEL

Convent Pre Spring Update

Published on August 31, 2013 by conventandchapel2 Comments

From the Hall through to my room with new carpet (!) and view through to the verandah (now also polished).

Just a quick trip and back in a day to have a peek and do some watering. I couldn’t go inside as the floors are mid-polishing but could look through a few doors.

Through the back door looking to the Study.

It’s hard to imagine that it was only just over a year ago that I made my first trip with my friend L to see the Convent. At the time I didn’t even know where Kandos was. Whilst I fell in love with the Convent and location, it was also very shabby and unloved – peeling paint, drab and worn floor covers and obviously unlived in for some time, with piles of crunchy dried slaters along the skirting boards.

Whilst I could see the potential and realised that much of the work was only cosmetic and within my reach (although I had originally been seeking a fully renovated property – albeit not a Convent!), I had no idea just how well the old girl would respond. She has risen to the occasion every time and looks wonderful after each tradesman works their magic. She has also revealed her own surprises with the cellar, lovely old fittings and parquetry chapel floor as well as some of the finds such as the old church sign, processional cross and wonderful original large decorative hinges.

I can’t wait now to start putting in furnishings and decorating the place with personal touches, especially since camping there with minimal personal effects since November. A mini move will take place in the next few weeks and each car trip will contain more items.

As for the garden, Spring is already in the air. Some bulbs are fading but others are still coming into their own. The Freesias under the Catoneaster are just starting to flower after having come up and had buds on them for so long. The first ones are large and bright yellow, which look lovely with the Grape Hyacinths and Snowdrops.

The old Prunus that looked so tortured (and the neighbours regularly suggested could come out with the other plants), has responded well to a trim, feed and mulch and is flowering dramatically.

The Anenomes are working hard in the central front bed as the first flowers. I’m not sure what will come up here after my “seed throw” but I’m sure I will get some Cornflowers and I’ve also added a few Delphiniums. Blue and white are great colours for this location.

The Manchurian Pears are getting their first leaves and many of the plants that were dormant during Winter and were hit heavily with the frosts, are now beginning to show signs of new growth, although I think there may be just a few casualties we will not see again.

I'm sure the Sprouts are not supposed to look like this! — I’m sure the Sprouts are not supposed to look like this!

The veggie beds are doing well – the Berry bed is shooting to life and for the first time I can see new growth on the canes. Along with the disastrous beans which were planted at the wrong time and were annihilated by the frosts, I apparently planted peas that were purely ornamental, which have now become compost fodder after waiting months for action. The long- awaited Brussels Sprouts, unless I am sadly mistaken, have gone straight to seed. I’m sure they’re supposed to have sprouts and not look like Broccoli – sorry L. I know you had great expectations but this is all very new to me. However the Broad Beans ( of which I have many planted) are now bearing well and I have taken a pile back to Sydney to make a Risotto.

Much of the white external sections have now been painted or at least been undercoated and have brightened the place up. The original front urns host Gazanias that go well with the paintwork and have filled out well. The back of the Convent, whilst still showing slight signs of the old dark stains, is now so much cleaner with the paintwork really glowing. I may need a new banner for the Blog!

Anyway, I’m hoping this last two weeks is the longest I will be away from the Convent for some time. It will be wonderful to be moving in to the renovated home, making it permanent part of my life and being there for Spring to see everything come to life.

These Gazanias suite the old urns - and need to be able to take plenty of heat. — These Gazanias suite the old urns – and need to be able to take plenty of heat.

Auction Adventures Part II

Published on August 30, 2013 by conventandchapelLeave a comment

A Persian Bidjar carpet with Medallion and Pendants according to the auction description and certificate.

Today I spent the day at Lawsons endeavouring to pick up a few more items. From the online catalogue I was particularly interested in chests of drawers, wardrobes and rugs. I haven’t been to a mid week auction before and it appeared to attract mainly dealers with a smattering of private buyers.

The internet must make a big difference to the auction houses as they can now publish the catalogue (with photos) online prior and take a significant amount of absentee, online and phone bids from people who can’t make the auction. It’s good to see the care taken to place these bids as a standard part of the procedure and the prompt follow up. It makes me feel comfortable in placing online/absentee bids.

There was a huge variation in bidding – many items were passed in, a few real bargains – I kicked myself over a Victorian mahogany chiffonier that went for $200. It’s hard to assess size on the internet and some of the chests of drawers were too big, some in poor condition, but the one I loved was unfortunately also loved by others. I didn’t get a bid in as it quickly went for more than double the estimate, which made it quite expensive. The wardrobes were all far too big for my needs.

My arts and crafts mirror with hanging hooks - an informal addition for the back entrance. — My arts and crafts mirror with hanging hooks – an informal addition for the back entrance.

This auction had quite a few Persian rugs on which I am no expert, but know I need rugs and this style will suit the Convent. There were two I really liked but both went for much more than the estimates. However I was really pleased with the one I bought for $425 which came with a valuation/insurance certificate of $2,250 . It’s in excellent condition and could go in a number of rooms. It’s also a good size.

Another purchase was an arts and crafts period oak framed mirror with hanging hooks that will be perfectly at home at the back entrance, that I snapped up early at $70 to the auctioneer’s comment that it may well have been the bargain of the day. The other was a beautiful late Georgian mahogany bowfronted mirror with drawers. This would look wonderful sitting on a chest of drawers – I just need to be able to buy one!

Mahogany mirror with drawers. I now just need the chest of drawers for it to sit on.

The Small Touches

Published on August 16, 2013August 16, 2013 by conventandchapelLeave a comment

As the Convent gets her well-deserved make-over, I’m finding that sometimes it’s those small touches that can make such a difference.

I couldn’t have hoped for this outcome. Seriously beautiful, heavy door piece with lovely detailing

The tradies who have been working with me since the start have been incredibly helpful and patient. This weekend whilst in the midst of the big stuff – outside painting and just prior to the flooring – a few small touches have had a big impact. Firstly was the handle of the front door. I knew it was a nice old handle but was lost after years of being painted. Some stripping and polishing revealed a beautifully detailed heavy silver handle and matching lock.

The old concrete urns out the front which feature in all of the old photos of the Convent deserved a bit of freshening up. It’s amazing what a difference some paint can do! The Gazanias are now filling out nicely and are a perfect complement.

The front windows, as mentioned before, have had the old fibro from the bottom half removed and replaced with glass. Removal of the old flyscreen and some serious elbowgrease in cleaning the windows has made a huge difference. The views are more spectacular than ever. So different from the city when the neighbours across the street are calling out instructions and comments. No, I’m not doing your windows as well!

External doors I’ve never opened are seeing daylight and areas that have probably not been cleaned for decades are lapping up the attention.

The view from the front of the sunroom - a much clearer vista. And this is nothing compared to the views from the back of the Convent. — The view from the front of the sunroom – a much clearer vista. And this is nothing compared to the views from the back of the Convent.

View from the side sunroom window which was previously permanently covered.

The Star Treatment for the Convent – my own renovation rescue

Published on August 14, 2013 by conventandchapelLeave a comment

The “Before” shot with the untreated fibro sheets at the base of the windows

The "After" shot with full glass and street views. The neighbours like it too! — The “After” shot with full glass and street views. The neighbours like it too! Light now streams in making it the ideal location for those long Winter mornings.

The Convent seems to be enjoying all the treatment she is getting and is responding well. The painting inside is finished and the outside is getting pressure cleaned in parts and repainted for all the white areas which should make her glow.

The niche in the lounge room. The fireplace below is yet to be restored.

The detailing which was overlooked with more bland institutional painting is now apparent with picture rails, feature niches, detailed windows … all being highlighted. In the next few weeks the floors will be done – predominantly sanding and polishing cypress pine boards which look as they will be in varied condition- some pristine and never exposed, others with heavier use. And Black Japan finishing which I am learning is not a good thing. Bedrooms are being carpeted. There are some reservations expressed by others about me not carpeting the whole building. Cold keeps being mentioned. I’m hoping that lots of rugs, furniture and some wood fire heaters and eventually and AGA or something similar in stoves will help. Closed doors also work well! If the worst happens, I can always carpet the rest although obviously I hope this isn’t necessary. I love the character of timber floors and these are original thick tongue and groove boards.

Just so much fresher and displaying the original attention to detail, particularly the beautiful doors

One of the great successes (and cheapest) has been the front sunroom window. I had great plans of replacing this with a heavier timber structure of full length glass, but the glazier encouraged me to try just replacing the daggy untreated fibro panels down the bottom with glass for a few hundred dollars instead of an expensive carpentry exercise. The aluminium fitting is actually fitted into a solid timber frame and the new glass panels look great. The views are much improved from the loungeroom, the light floods in and it has become the dogs’ favourite hangout as they can watch the street activity whilst basking in the sun.

Post flooring will be curtains ordered from Mudgee Material World which I’m really happy about. Robyn has gone to great trouble to get me looking at magazines for ideas and has sourced curtain rails in keeping with the building. All the curtains are neutral but beautiful linens – from floaty light in some areas to much heavier texture in others and ranging from full length pleated curtains to Roman blinds.

With any luck floors and curtains could be finished by the end of September and me up there most of the time with my Sydney home on the market. There’s a long way to go yet, but all the basics should fall in place shortly.

The Chapel colours are more sympathetic to the amber headlights. All the old fluoro lighting has been removed so photos are a bit more challenging. — The Chapel colours are more sympathetic to the amber leadlights. All the old fluoro lighting has been removed so photos are a bit more challenging.

Convent Makeover Part II

Published on July 22, 2013July 22, 2013 by conventandchapel2 Comments

When I first thought of a country property, one of my key requirements was ‘No Work Required’. I’m not sure how I missed this with the Convent but tend to think it was price, the Convent, the area and falling in love. Anyway, it has put me into the unfamiliar territory of a complete renovation – and lots and lots of decisions.

Even the old bathroom looks so much better

At this point I’d have to qualify that most of the work is purely cosmetic. The building itself is very solid and in good condition. And whilst it was purpose-built as a Convent, it is currently very practical, whether for me and family/friends or for commercial purposes. I’m not building or knocking anything down. For the most part, I am working with the current building, layout and infrastructure. The changes are mainly more of a cosmetic nature, but that is still significant.

I’ve been lucky in my tradies. Being in the country is a totally different dynamic. The downside is:

there is a limited marketplace. This is a small town and some tradies come from Mudgee which they regard almost as a different state and can charge a travelling fee. It’s maybe 40 minutes which is nothing in Sydney but in rural terms when you don’t need to travel, can add significantly to cost.
Good tradies are well-known and busy. They are in significant demand so queue up and be prepared to follow up. If you need something very specialised, you may struggle or need to compromise. Don’t get too trendy.

The upside well outweighs the negatives:

If you get a tradie by word of mouth, they will be keen to please. They know their business depends on reputation, referral and existing business (that’s why they are so busy in the first place). It’s a small community and word travels fast.
They are locals/neighbours and likely to be your friends in the future and want referrals from you – they genuinely care that you are happy with the job, you like them and can look each other in the face in future.
For the Convent, they often have a connection or value the building so are keen to do a job that is sustainable and they are aware that it will be public and often have strong views themselves as to how things should be done.
In the country, you don’t pay Sydney prices. Whilst the locals may think as a small town they get charged highly as tradies travel (there’s what’s known as a ‘Mudgee tax’ if you utilise goods and services from Mudgee) it’s not Sydney prices for labour.

Of course the Chapel gets special treatment

Carpet for the bedrooms. Polished boards for the rest.

For me, this renovation is a quantum leap and has been made so much easier by having local tradespeople that have been so open in helping and suggesting solutions, which are often outside their special expertise. I’m finding that much of 30 years of corporate life of building relationships with trusted suppliers who understand the value of sustainable relationships, understanding clients and long term relationships works the same in the country. In fact, when corporations seek “a consistent quality client experience”, they are just trying to corporatise the best of what local businesses who understand relationships consistently deliver as a matter of course. In corporate land we sometimes forget this – this is the source of the service experience we seek to deliver.

Anyway, so far I have been so happy with the people who are helping me with the Convent. This week I’ve locked in carpets and curtains, major decisions but ones I am very happy with. It’s all very daunting, particularly whilst managing a job back in Sydney and a Sydney property that will have another future… but exciting and rewarding as well.

Coming up well - the end bedroom known as 'Her Mother Superior's Room' or in latter stages — Coming up well – the end bedroom known as ‘Her Mother Superior’s Room’ or, in latter stages, ‘The Bishop’s Room’

The Convent Gets a Make-over Part I

Published on July 15, 2013July 22, 2013 by conventandchapelLeave a comment

Painting gear set up in the Chapel. The Mission brown has already been painted out from the stained glass windows. This is just an undercoat.

The old girl hasn’t really had much attention for many decades. A lick of paint from time to time in some rooms and a few low key renovations to suit changing needs of Church inhabitants. But no serious updates.

Her time has now come. And it’s not one of those reality-type challenges. Some of the work will happen over the next year or two (like the kitchen), but the main work is being done now. The exterior of the building is a textured concrete painted a traditional ochre and is in good condition, but the timber work, fascias, columns and detailing are all very shabby and being restored, which is much more than a quick paint job.

The inside is being painted from head to toe – every room. As well as being well sanded back, having all the cracks repaired and the dark timber painted out. The floors currently have every carpet imaginable on them – every room is different and sometimes there are many layers (some of which I have kept for posterity). Whilst I keep being told it will be cold, I’m getting all the floorboards bar the bedrooms polished whilst the bedrooms will be carpeted. I tend to think that lots of rugs and runners will give the place more character and cover the warmth aspect. There’s also the possibility that to warm rooms, you can always put a heater on and shut the door! I won’t be trying to warm this whole house at once.

The painters have now moved in – and with a vengeance. Stott’s are based at Mudgee and have quite a team which means that once they start, they can put quite a few people on and just go gangbusters, rather than stop and start with multiple jobs on the go. The work only started this week and I can see heaps of progress – mainly just in preparation, gap filling, undercoating out all the ‘mission brown’ woodwork, which is making the place look lighter and more modern already.

The boys are only working on one half of the building (not the section I’m living in) so there isn’t much disruption yet, particularly now I have the plumbing working again down my end of the house! I’m sure it won’t stay that way for long (the painting, not the plumbing, hopefully!). Anyway, I’m looking at at least three more weeks of painting inside then the floors are booked in. …then come the curtains. After the floors are done, the plan is to actually move in some furniture which will be exciting and let me clean up the Sydney home to get it on the market!

A new stage begins …

A Facelift for the Nunnery

Published on May 18, 2013July 22, 2013 by conventandchapelLeave a comment

Beautiful detailing above the fireplaces

Much like me, the Convent is in need of some TLC. Whilst she is in good shape structurally (unlike me), there has been little care taken cosmetically over the years. She has beautiful arches, character windows, the niches and fireplaces, picture rails and of course, the Chapel with its lovely detailed stained glass and leadlight windows. However the paintwork is shabby and peeling, false fibro walls and cheap office type ceilings have been put in some rooms and every floorcovering imaginable has been used. There has also been little importance placed on comfort, let alone luxury. The fireplaces have been blocked off and for heating, there are two old wall heaters in rooms and no air conditioning. Old porches have been closed in (not by tradesmen, by the look of it) and some makeshift walls put in place.

Now settlement has finally taken place, it’s time to get stuck into bringing the old girl back to her former glory. The building is best described as being a ‘U’ shape – with a long central hall and two wings. The left wing is the main back entry via the laundry, with the master bedroom with an ensuite and a large middle room which is destined to be my kitchen in the future. This hall goes through to the lounge room. The central hall accesses the dining room, the front foyer, the future kitchen, and 3 potential bedrooms and leads to the right wing which houses the chapel, the main bathroom and another bedroom. Given it was built as a Convent, there are up to 6 rooms which could be bedrooms. Some alterations have taken out walls and changed layout, for example the big old kitchen and dining room was changed to be the master bedroom and ensuite, providing a small separate living area when the priest moved in. There is an ensuite, two separate toilets and a bathroom which is in its original 1930 style.

There are a few small rooms like the sacristy and utility room and some of the bedrooms are not overly generous, but at the same time, there are heaps of rooms. There are many external doors although I think I’ve finally worked out the keys. Initially it is a bit of a rabbit warren until you work out the U shape and then it makes sense.

A small galley kitchen replaced the original kitchen out the back. A new kitchen will be relocated in another room.

An enclosed porch - destined for removal — An enclosed porch – destined for removal

The bedrooms were called ‘cells’ and still have numbers over them. Some of the changes, such as partitioning off rooms, closing in fireplaces and dropping in false ceilings will be reversed as I get the place back closer to original condition. This work has already started in earnest and painting quotes for inside and out have been approved. Next will be sanding and polishing the floors (which I believe are tongue and groove cyprus pine and are currently covered in multiple layers of lino, underlay and carpet). Bedrooms will be carpeted for warmth.

There’s a lot to do, but the local tradies have been helpful and interested, so I’m hoping that by the end of quarter three most of the major work will be done.

Until the painting and floors are done, I’m holding off furniture and currently ‘camping’ on an air bed, sitting on cane furniture that is destined for the porches and my dining table and chairs are a card table and vinyl fold up chairs from Bunnings – basic but fine for now.

The initial renovations of taking out the false arches and partitions have already made a great difference. I’m looking forward to the next stage, albeit somewhat daunting.

The original laundry complete with concrete tubs