4 Things You Need to Know Before Buying a Fixer-Upper

Posted on June 14, 2022 by bobg.bell@gmail.com
Before and After – The captain Christopher Beirne House in Union, Monroe County, WV, was built in 1825, and recently beautifully restored by our friends Chris and Anita Wszolek at Kittles Hardware in Union. They have done the same for several other historic homes in the community. Photos: Bob Bell/Driving Backroads

About the Author – Once again we are fortunate to have a guest submission by Ray Flynn. He is a civil engineer who co-created Diy Guys together with his friend Brett Engle who is an architect. They also have an upcoming book “How to DIY Damn Near Everything” that aims to give others the courage and confidence to pursue DIY projects in their own homes. Nowadays, they’re also focused on projects that promote green living.

by Ray Flynn

A fixer-upper in Monroe County, WV. (Click on image got larger photo). Photo: Bob Bell/Driving Backroads

So, you’re thinking about buying a fixer-upper. You’ve seen the HGTV shows and are ready to take on the challenge. But before you start tearing down walls, there are a few things you need to consider.

A fixer-upper is a property that needs some work to be habitable or livable. This work can be anything from cosmetic updates and repairs to major renovations. The benefits of buying a fixer-upper are that you can usually purchase the property for less than market value, customize it to your taste and style, and potentially increase the home’s value through your renovations.

A fixer-upper in Monroe County, WV. (Click on image got larger photo). Photo: Bob Bell/Driving Backroads

1. What to Look For in a Fixer-upper

A fixer-upper in Craig County, VA. (Click on image got larger photo). Photo: Bob Bell/Driving Backroads

When looking for a fixer-upper, it’s important to find a property with good bones. This means that the foundation and structure of the home are sound and not in need of any significant repairs. You also want to look for a home that’s in a good location to ensure your home appreciates once you’ve completed your renovations. Another thing to keep in mind is the cost of the upgrades. You don’t want to overspend on a property that won’t give you a good return on your investment.

2. Projects to Tackle First

The Stella Campbell House in Union, Monroe County, WV, started out as a log cabin in about 1800, and was added to over the years. It is one of the homes restored by Chris and Anita Wszolek. (Click on image got larger photo). Photo: Bob Bell/Driving Backroads

Once you’ve bought your fixer-upper, it’s time to plan your renovations. The first step is to prioritize your projects. Tackle the most critical repairs and updates first. Fix any structural issues, repair any systems — such as plumbing or electrical — and address health and safety concerns. Once you’ve taken care of the necessary repairs, you can start working on cosmetic updates and renovations.

3. Projects: DIY or Hire a Professional?

Another beautifully restored home in Union, Monroe County, WV. (Click on image got larger photo). Photo: Bob Bell/Driving Backroads

Some projects you can do yourself, while others require the help of a professional. If you’re not sure if you can tackle a project, it’s always best to err on the side of caution and hire a professional. You may need to hire a professional for major repairs, such as electrical, plumbing, HVAC, and roofing. Other projects, including painting, tiling, and changing hardware, you can probably handle yourself if you’re handy and have some experience.

4. Should You Stay, Sell, or Rent After Renovations?

Once you’ve completed all your renovations, you must decide whether to stay in the home or sell it. If you’re happy with the results of your renovations and you enjoy living in the house, there’s no reason to sell. However, if you’re looking to profit from your investment, selling is probably the best option.

Historic home restored by Eric and Lisa Heavener, Pickaway, Monroe County, WV. (Click on image got larger photo). Photo: Bob Bell/Driving Backroads

You can also consider renting out your home if you’re not ready to sell. If the house is in a location that attracts tourists, you can turn the property into a vacation rental. Alternatively, you can lease it to tenants for longer terms. It can be an excellent way to cover costs while allowing you to profit in the future. If you rent the property out, make sure to legally establish your company and register for an EIN (Employer Identification Number or tax ID number) to take advantage of tax deductions.

Make Your Dreams a Reality

Buying a fixer-upper can be a great way to upgrade your current home. With some elbow grease and some know-how, you can make your fixer-upper dreams a reality. If you like the charm of old houses, visit Driving Backroads.

A fixer-upper in rural Monroe County, WV. (Click on image got larger photo) Photo: Bob Bell/Driving Backroads
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Full Service Gas Stations Along the Back Roads

Posted on May 25, 2022 by bobg.bell@gmail.com
An old service station in Hartford, KY, now a display for an automotive dealership in the small Ohio County town. (Click on photo for a larger image).
Old service station somewhat in the shape of an elephant, Roanoke, AL. (Click on photo for a larger image).

The last time I filled my tank, I think it was the day before yesterday, the price of regular gasoline was $4.29 at a convenience store in Beaver Dam, KY.  Of course, I got out of my truck, scanned my debit card, and pumped the gas myself, as Daisy, my pug patiently waited.  No one came rushing out to wash my windshield, and  check the oil, and tire pressure. If I didn’t do these things myself, it wouldn’t get done.

Old Texaco in Old Shawneetown, IL. (Click on photo for a larger image).
Old pumps are still in use at Sinking Creek General Store in Craig County, VA. (Click on photo for a larger image).

I well remember when gas stations were full service.  When I started to drive, in the mid 1970s, gas was about 50 cents per gallon, and it didn’t matter where I bought it, someone would be there to pump it, and see what else my vehicle might need.  If I paid in cash, the attendant would take the money and bring back my change.  There was always a smile, and as I was leaving, a friendly, “Have a good day. Come back, soon!” 

An old full service station along a country road in Greenwood County, KS. (Click on photo for a larger image).
A corner service station, Pulaski County, VA. (Click on photo for a larger image).

Most of the old service stations would have a mechanic on duty, who could fix a flat, or plug a tire, change spark plugs, set the point gap and ignition timing, or change the oil.  It was just what was expected.  Even the small town and rural stations had a mechanic.  

An abandoned Standard Oil Station in Iola, Kansas. (Click on photo for a larger image).
Tanner’s Store and Service Station, Brunswick, VA. (Click on photo for a larger image).

It was the 1980s before most all stations were modernized to pay at the pump and self-service.  A few stations held out a little longer, and would charge a couple of cents more per gallon, to keep providing their full service convenience.   Ultimately, however, they weren’t able to compete in a changing world.

Esso pump at Bob & Bob Speleo-General Store, Sinks Grove, Monroe County, WV. (Click on photo for a larger image).
A small town gas station repurposed as a car care service, now closed, Lindside, Monroe County, WV.

 Many of the old service stations are still around, abandoned along America’s back roads and small towns.  Others have been renovated to serve the needs of a more modern world. 

A gallery of old service stations (from top, left: Pittsville, Pittsylvania County, VA; recreation of Wally’s Service Station from The Andy Griffith Show, Mount Airy, NC; abandoned pumps, Iola, KS; A pump still in service at the Glade Park General Store, Glade Park, CO; Esso pump at country store, Greenville, Monroe County, WV; abandoned service station, Ballard, Monroe County, WV; abandoned service station and store, Pulaski, VA; old Esso station, Organ Cave, Greenbrier County, WV. (Click on photo for a larger image).

Service stations are a great subject for the back road photographer. Some still have the old pumps, which show the price of gasoline when  they pumped their last gallon.  Others have the old oil advertising signs, some of which have become highly collectable.  All hold memories waiting to be reclaimed for someone, with a camera and lens.

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Roughing It at Falls of Rough

Posted on May 20, 2022 by bobg.bell@gmail.com
Remains of the Green Brothers’ grist mill (right). The stone foundation across the river supported a sawmill, now gone. (Click on photo for larger image).

Falls of Rough, a small town in western Kentucky, is a much different place than it was decades ago. In its early years, farmers would bring grain to be milled into flour, and loggers would bring their timber to be cut to build homes and barns, or be shipped to supply distant railroad lines. A grist mill was built on the west side (Grayson County) of Rough River sometime in the 1820s, and a saw mill followed on the east side of the river (Breckenridge County) a few years later. The community thrived with some 250 people.

The remaining portion of the grist mill, as seen from the iron bridge spanning the Rough River. (Click on photo for larger image).
The remaining portion of the grist mill, as seen from the iron bridge spanning the Rough River. (Click on photo for larger image).

During the next century, both mills would cease operation, and their remains left to the elements. The sawmill, is gone, except for a stone foundation, and only part of of the grist mill remains, the main three-story structure having lost part of its foundation to the river, and tumbled into the rapidly moving water in 2016.

Today, parts of the old mills survive to some extent, as can be seen from the photos here. However, the economy of the small community caters to a totally different crowd. Golfers come to a driving range not far from the old mansion built by the Green Brothers, who operated the mills. The mansion itself is now a Bed and Breakfast, and tourist cabins are built along the river, not far from the old Falls of Rough Church, where the community would congregate to worship and socialize. By 1877, an arch beam iron bridge connected both sides of the river, and overlooked the mill dam and falls.

The Green Mansion is now a Bed and Breakfast, just down the road from the golf course. (Click on photo for larger image).
A warehouse building/textile factory associated with the grist mill and the 1877 iron bridge. (Click on photo for larger image).

The Falls of Rough Historic District covers some 50 acres along KY Route 110, with a number of buildings and an iron bridge, among other things. It was listed on The National Register of Historic Places in 1978 and includes: a church and parsonage (c. 1890), the grist mill (c. 1830), sawmill (c. 1830), another mill (C. 1890), post office (c. 1905), general store (c. 1880), the Green Farm and Mansion (C. 1830) and the iron bridge (1877).

A gallery of photos from Falls of Rough, including (from top left) arch beam iron bridge, mill warehouse/textile factory, another shot of warehouse/factory, the arch beam bridge, showing remains of the grist mill, and finally two shots of the Falls of Rough Church .

There’s a lot to see and photograph here among the ruins for the backroad photographer. For those interested in other recreational activities, or lodging, there’s more information to be found online.

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Posted in Backroads of Kentucky | 2 Comments