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#1 ·
Cheese anyone?



You would think I should know better by now.



In truth I do.



I admit it.



I guess it really doesn't matter, there is just something about woodworkers, craftsman, and those of us who spend inordinate amounts of time in dusty, cramped, often hot or cold environments which we proudly show off as our kingdoms or domains which we call our "shops".

Oh did I mention the lighting in that makes you think your headed for early blindness.

That said, up front I admit I do or should know better than to take on another impossible project.

Of course I am going to be up against the wall time wise, short on money, rely heavy on faith and have a dream falsity's that borders on delusion for the end results of "This Old Mold House".

To refresh your memory, I have purchased a nineteen twenty three stucco huge home that needs saving from being condemned because of mold infestation.

It is located five houses from This Old Crack House.



The house is in dire straights and in need of serious tender loving care.

This is a understatement to say the least.

Most importantly it needs a homeowner.

For me a neighbor.

Start the skill saws, turn on the pressure washers, get the bleach out the adventures of "This Old Mold House" have started.

Wheres my respirator and rubber gloves?

I guess I really never learn or know any better.

So why fight it?

For all of use who call our selves craftsman its a calling I guess.

copyright all rights reserved 10-01-07 DJerzak
 
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#2 ·
A calling, indeed, Dusty. Some where along the line I discovered that there are a lot of similarities betwewen tough and dumb. We tend to do the impossible because we don't know it is impossible. Aerodynamically it is impossible for the bumblebee to fly; however since nobody told the bumblebee, he flys quite nicely , thank you.

Good luck Dusty. We'll be watching.
 
#5 ·
some people build small projects. Others furniture. Fewer of us tackle a house… you're building a community!

Oh boy!...
 
#6 ·
Dusty

We took a poll and decided that we need to form a Woodaholics Anonymous.
First meeting is at your house.

Hello. My name is Dusty. I've been making sawdust for 17 years.
My family tried an intervention but I escaped.
I tried crack but that didn't help.
Now I'm hooked on mold.
I also cut glass into little pieces. Just another of my little addictions.
 
#7 ·
lol @ Sawdust.

Well, I guess it's ok as long as you acknowledge it :)

I think of you all the time as Rick helps his boss renovates his "mansion" previously owned by druggies. He is turning this old house into the "estate" / state that it once was - and should be. The neighbourhood has the crack house, the … ladies of the night.. house and, well, a lot of troubles. There have already been a couple houses that have been taken over and renewed. And his will add to the change of the community.
What a great investment it would be to by a house or two, or three, and do a "Dusty" on it.
 
#9 ·
Dusty its your calling, for some its the priesthood, others, ranchers, firemen, cops, you decided to do impossible things. Amaze and astound people and wow us in general. Go on admit it, you love the challenge of it. jockmike
 
#10 ·
so now, do we call you moldy….lol I have been where you are going and wouldn't go back. we rehab a rental that had a mold problem while living in it. it wasn't a good time we still are renting the house and still fighting the mold, because the landlord will not address the the cause. which is poor drainage. Anyway I wish all the best in this adventure, and take plenty of precautions….joey
 
#13 ·
Dusty… having a bit of experience with MOLD… In our dry climate even… I would suggest you actually look into a quick cheap mitigation method I have used a few times… I believe it is better than bleach… Scrubbing bubbles works great if the mold has only been on the surface and has not damaged the wood to the point it is structurally unsound. Be careful… most mold is fairly harmless to most people… but where there has been a sitting mold problem for a long time the potential for Stachy is increased… which can make you as sick as chewing on the lead you use for your windows…Scrubbing bubbles will kill the mold ( I just spray it and leave it where there is mildew in walls… I probably go over board and spray it and let it dry several times) but it is designed to kill mold and works great!
 
#14 ·
It doesn't need D-E-M-O it needs to be ressurected by DUSTYMAN! Savior of condemned properties, and doer of good. I don't have a shop, I have a loft above the "MANCAVE", and an office right off the main room. So from the confines of the Mancave office I can give you some of what Dennis called my "best bad advice".

And somewhere in the gloom of the mold, Dustyman swoops down with his truckload of tools and proceeds to eliminate woods worst enemies. Mold, rot, termites…

HERE HE COMES TO SAVE THE HOOOOOOUSE! OUR HERO DUSTYMAN, NOT MIGHTY MOOOUSE!!!
 
#19 ·
Fellow lumberjocks.

All the wonderful comments and support really helps to keep me motivated and inspired with my latest project "This Old Mold House".

I have been very busy with this house because my dead line is very tight and fast approaching.

I wish I had more time to respond to all the great comments. Right now it is simply not possible.

I am keeping a daily journal and extensive video and pictures of the progress. After the project is complete I will be bloging my experiences and sharing them here with my fellow lumberjocks.

This project is turning out to be quite a challenge.

Once again I am reminded how little I know and how much I still have to learn.

Once again I find my self beyond what I had every imagined I could do or experienced before.

Will I ever learn?

No.

That is the reason for the blog, It gives me a chance to share how little I really know and how silly I really am for taking on projects like this.

I look forward to sharing.

Thank you for all your comments. Reading these after a long hard day is really inspiring after you have just started a project and found a small problem that I was unaware existed and cost 4500.00 to fix.

There was not a dime extra in the budget for this cost overrun.

Can you say spam and baloney sandwiches for a while?

OH, and I will have a large piece of humble pie with that.
 
#21 ·
I'm finally sitting down, read through your story. I'm sorry, but I've been a little busy spinning my wheels, & not accomplishing much. GOOD LUCK !
 
#23 ·
MIA UPDATE... Let the project begin..............



After 24 grueling days full of challenges "This Old Mold House is complete and closed Friday October 26 2007.



The new owner took possession of his new house and is busy moving in to his new home.

I have just returned from a 5 day hunting trip out west and will soon began writing the story of "This Old Mold House".

I think it is a story worth telling.



You will have to decide for yourself.

As always I found out how little I know, how inept I am, how every mistake possible was made, and how over my head I was with this project.



That said; I did what ever other lumberjock would do.

We just did it.

We some how forged ahead, finished the project on time and with in the homeowners budget.

After 24 days, over 300 pictures, video, and a daily log I am ready to tell the story and share my experiences of "This Old Mold House".

Prepare to laugh, shake your head and call for the men in the white coats to come and pick me up.

Most of all I am hoping you choose to read the blog series so if you ever choose to do a project like this you can gain insight and knowledge on "how not to do a remodeling project".

This will be a clinic.



Every trade will be visited.

Every mistake will be visited, and shared.

My ego is beyond being bruised.

However for those of you who have ever taken on a project like this I think not only will you be able to relate its my hope your humility will allow you to share your comments for the benefit of the next Lumberjock who takes a project like this on.

Game on.

Start the skill saws.
 
#34 ·
Lets make a deal....on this "old Mold House", was her wish

Someone once said, 'If you do what you love and is your passion you will never have to work a day in your life'.

They lied.

I knew this new project with "This Old Mold House" was not only going to be hard work, time-wise it would be a grueling challenge with my schedule.

I also had no idea how bad the mold was going to be or to what extent would be the abatement process.

As I was loading my wagon with my tools I couldn't help but review how I had arrived at this point of beginning a project like this. In my mind, it was like it was just yesterday, but in reality it had begun almost 14 months.



Time flies.

I had been out walking the basset hounds, stopping frequently to visit with all the neighbors as I always did. Four doors down from "This Old Crack House" and across the street, was a large beautiful corner lot. This lot was home to a very big two-story stucco house, which for the most part, had been empty for over two years.

I had always admired this house. I even had commented several times how much I would like to own it and how much I would like to see inside. I saw a lot of potential in remodeling this house.



I knew this house was owned by an elderly widow in her eighties. But during the ten years I had lived on this block, I had only seen someone twice at the house.

I know everyone by name for several blocks around "This Old Crack House"; I make it my business to know everyone. My basset hounds are like ambassadors and have carved out a lucrative treat-trail during their walks, but this house had eluded us as far as meeting or knowing the owner.

I knew Pam, who lived for over twenty years across the street from this corner property. She knew the owner and her daughter and son-in-law quite well. When visiting Pam, the daughter had mentioned that the owner, Betty, now 81 years old, would like to see the house completely remodeled. She knew about the other nine houses we had purchased and refurbished over the last few years and was aware of our influence in rebuilding the entire neighborhood, rescuing it from urban decay.

Pam asked if we might be interested in this house and gave me the telephone number of the owner who was living in assisted living near her daughter some 150 miles away.

I told her I was interested in the house and took the number. When I got home I called the number and introduced myself to the son-in-law of the owner.

He knew me by reputation and was aware my work and its influence in renewing the neighborhood. He was very interested in selling the house and commented that his mother-in-law's wish was for us to buy the home. By sheer coincidence, he would be in town and staying at the house that week, so we set up an appointment to tour the house.

I was excited.

He called me when he got to his mother-in-law's house. I invited him to walk down the four doors and tour "This Old Crack House". He said he would love to do this as he had heard so much about the house and was curious why everyone had always told him that if he got the chance, he should tour the house.

After the tour he said, "I now understand why everyone says what they have about your home." He was almost speechless.

He gave me a brief background as to what was going on with Betty, his mother-in-law, the owner of the house. The only owners, Betty and her husband had built the house, living in the basement for thirteen years while they slowly finished it. It had been their dream. He made it clear that she wanted to sell it and preferred that we bought it. Her age and health made it impossible to return to the house.

When I toured the house, I was shocked. Words can't really describe how much disrepair and hard times the house had suffered. Although from the outside the house looked like a castle, once inside, the disappointment was overwhelming. I tried not to show my reaction. Besides being badly dated in terms of its decorating, it was in dire straits. In short, 40 years of non-maintenance had come home to roost.









I knew she had been widowed early in life; this fact now very evident.

However, the lack of maintenance would be a secondary issue compared to what I discovered. Mold, more mold than I had ever seen in a basement of any house. On a seasonal basis for the city, I work as a State Building Inspector and had never come across this much mold. Besides being a non-conforming and illegal suite, the two bedroom, one bath layout in the basement was full of mold.

Although it occurred infrequently, the son-in-law had set up one of these bedrooms for those occasions when he came to town to work.

Thank God this happened rarely.

I counseled him gently about the dangers and health hazards of living in this basement. The mold was present on the concrete, various surfaces and in the walls of the bathroom and wherever wood partitions were built.



I could see the major cause of the mold. I pointed out that water had been allowed to seep in through the rotted-out windows caused by a reverse grade and rusted through or missing gutters and down pipes.

He worked in construction as a black top foreman for a large company and understood the reverse grade issue and seemed to understand the other causes, but he didn't know about the possible health hazards of the mold and would move up stairs as soon as he could.

I suggested at this point he at least do the minimum necessary to stop the water flow into the basement when it rained. I also suggested he dry the basement out and gave him some other ideas how he could halt the spread of the mold. I explained that this would not be an easy task and he needed to take precautions when working in the basement.

He then said, "I suppose you're not interested in the house then."

"Not necessarily," I told him. "But I do need to do a comprehensive study to determine what needs to be done. Certainly, if I do put in an offer the price will reflect these facts. I need the weekend to study the house."

He handed me the keys and said, "Take them".

I told him I would call him Monday when he returned.

We shook hands and I left.

Shaking my head all the way back home, I couldn't help but think about all the work that would need to be done with the house just to make it habitable.



I was even wondering why any sane person would want to tackle a project like that. I never answered this self question. My mind switched to what needed to be done.

It was overwhelming.
 
#44 ·
Confession: I am the Idiot for which your village is looking!



If there is one thing that I have learned well about home remodeling it is that the initial planning stage of the project is the most important. This includes detailed estimates, budgets, schedules, scope of work, financing, and cost-overrun contingency plans.

So many projects fail because this step is either done incorrectly or is done in denial; what I call "the dream state". So often, once you decide to do a remodeling project and move on to the next stage, the brain goes into a hypnotic, almost paralyzed, state. That's when normal functioning folk seem to turn into village idiots.

I raise my hand under this scathing indictment. In fact I could be there leader.

I have learned the hard way. For several years there were several villages looking for their idiot. I am the missing idiot these folks were looking for. I admit that I am ready to take my well earned position as chief idiot.

Let me explain why I say this.

It is very easy to become so excited, enthused or consumed with a remodeling project that one almost immediately begins to display some of the initial signs. A few of these signs are as follows:

• Denial
• Overachievement
• Unrealistic expectations
• Illusions of grandeur
• False pride
• Ignorance
• Wish full thinking
• Self absorption

This by no means is a complete list. Feel free to add any others you may have experienced. Again, it is only a sampling of some of the initial symptoms.

I learned quickly that just because I could see in my minds-eye a thing or a project, there was little connection between what I envisioned and its actual completion. This was especially true if it included the project being fully completed on time, and within budget.

I can't count the number of times I have started or seen a project in the past and got to a 'near completion stage', or the famous stage called, 'it's good enough' or, the 'it will have to do for now stage'.

I am convinced this is the reason so many projects have been killed before they even start. I can hear the words loud and clear. They go something like this, "No, you're not going to start another project. You have not finished the last three!" Then, going right for the juggler vain, "A garden hose is not plumbing for a dish washer."

Then the look follows; it's the one that's not only impossible to misunderstand but like slow poison. It stays with you like body odor.

Of course, there's the, "You have 500 projects on your honey-do-list that have you haven't even looked at for eight months."

I have often wondered why these people seem so black and white. Don't they understand we are "artists, craftsman extraordinaire in training? Well, in our minds, anyway.



These 'creative blockers', as I call them, usually are also wives, girlfriends, boyfriends, family members, who seem to delight in derailing our grand remodeling projects. Oh, the torture we endure on our way to becoming the next Norm Abrams.

I have always wondered what they don't understand about my philosophy that consists of: trust me, be reasonable, see it and do it my way. Anyone who understands what is like to be a gifted want-to-be woodworker or carpenter understands this. No explanation is necessary. And for those who don't understand this line of thinking, no explanation will ever suffice.

Now, back to the story.

As a result of being guilty of every sin possible in remodeling and a few not even invented yet, I have had an equivalent of a "spiritual awakening".

I now have a ridged outline that I follow like a well-worn path to the refrigerator when hungry.

The rules are simple; I don't deviate from them, period. They follow.

Every job or remodeling project will include the following.



1. Detail plans and an outline the scope of the project. It's unimportant whether the plans are hand drawn or done by a professional. At bare minimum, any project needs a rough plan with the overall dimensions.

2. A material list with current and realistic costs verified. (Not based on wishful thinking or prices that you paid ten years ago.)

3. Scope of work. This is an outline of the steps broken down by each room or part of the project.

4. A realistic time schedule.

5. Budget.



6. A list of all subcontractors or suppliers with all the necessary contact details and relevant information.

7. A 'Who's Responsible' list, with names assigned to who will complete the task and when.

8. Brief backup plans or descriptions of alternatives.

9. A tool-list needed to complete the project.

10. Expected delivery dates of materials and products.

11. Permits and inspections needed for project.

12. Digital camera or video along with an notebook for daily notes and journal entries.



I have learned to do all this and more, not because I like lists, but because I have made every mistake possible and more. I have extensive experience being the village idiot. This list is a good start and will cover most of the things needed to complete any project.

I use simple yellow and white legal pages and spiral notebooks.

I use yellow for estimates and white for the final draft. I use the spiral notebook for all my contacts, daily job notes and journal.

When I began my comprehensive overview of the scope of work that needed to be done for "This Old Mold House', it was an eye opener.

I didn't like the conclusion.

Long ago, I learned to trust the process.

With two days to complete the planning phase, and armed with my tape measure, several notebooks, and pencils I started the comprehensive scope of work and estimate process.

I would deliver the message on Tuesday as to the outcome.

What would it be?
 
#45 ·
This is a great guide for some one that wants to getinto a major reno.
You are very organised.
I find getting people to commit to time, dates and prices the most difficult part of any job.
I look forward to the next entries.

Bob
 
#68 ·
Hind sight is genius ! My crystal ball...



Of course, hindsight is genius.

Duh.

Let me take a minute to gloat.

It was July 20 2006, when I first took a weekend and worked up plans, bids and did a comprehensive analysis of "This Old Mold House" and a possible offer.

After extensive work I met with the owner's son-in-law to present my findings and conclusions.



I worked very hard to make the numbers work. That is, I really wanted to buy the house for remodeling and resale. However, because I didn't have a ready buyer for this house. I had to consider all of the costs in carrying the project until a closed sale.

I deemed this problematic.



Let me explain.

Sixteen months ago the beginnings of a slowdown in house sales was just becoming evident in the Minneapolis and Saint Paul market. I wasn't surprised by this. In fact, I had stood back from participating in the market.

I was totally exhausted after finishing "This Old Crack House" . Houses had doubled in price in five years. I was a benefactor of this. Having sold our old home for twice the amount we had bought it for five years earlier, and bought "This Old Crack House", I was a benefactor of this. Of course I was grateful and happy with the return on my investment.

Who wouldn't be with a doubling of the original investment?

However, the troubling fact was that I knew that this simply couldn't continue.



Over the last five years, I had bought and sold eight houses within a few blocks of "This Old Crack House" and worked hard to build a new stable neighborhood. I was able to buy houses, gut them out and totally remodel them, selling them for a fair profit. That all changed when easy money became available at record low interest rates with no down payments, and other incentives such as variable interest rates.



It was not uncommon for a house to go on the market selling in less than a day after receiving several offers over the original listing price.



As a small contractor who bought these old homes for refurbishing and resale, I could no longer compete. I had to cover the rather substantial costs of obtaining a short term mortgage as well as carrying the costs of materials, labor, and other expenses incurred with these projects. I found myself working harder and my already narrow margins or net profits were shrinking.

Rather than lose money or take those risks, I simply stepped out of the way and didn't do a single remodeling job for resale for over two years.

Of course, in all fairness, I also was busy with my own project, "This Old Crack House".
I also was very busy with my shop doing special commissions and expanding my furniture business and just beginning my classes in stained glass.



I am neither Einstein nor a visionary. However, I knew at some gut level that this runaway double digit appreciation we had been seeing, simply couldn't continue.

My dad used to say "What goes up must come down". I have never forgotten that simple wisdom.

After finishing "This Old Crack House", I felt burned-out and was moving in a different direction and was consumed with learning about a new craft; stained glass. I was still driving a bus and had a small custom furniture shop going on the side.

I had been working seven days a week for several years. I was tired.

I stood on the sidelines watching the housing market with amusement, wondering when the "shoe would drop".

The only real remodeling project I had done was to build a replacement garage and ramp for Mz D.

While building this replacement garage, a funny thing happened.

We had had experienced a major storm in late autumn which included straight-line winds and tornadoes. One person had been killed and several injured. There were thousands of trees down, homes damaged, roofs destroyed from the golf ball size hail. In short a mess to say the least. The local building official and his small team of inspectors were overwhelmed.

I was getting a routine footing inspection from the official local building inspector whom, with all my building projects, I had got to know quite well over the last few years.

He approached me about a temporary internship as a limited building inspector, doing mostly roofs and small residential project inspections. He would train me and supervise my inspections. He also would provide the classes necessary to become eligible after completion, to sit for the tests required for becoming a State Licensed Building Inspector.

The pay of only nine dollars an hour was very low, but he assured me, the experience would be invaluable. He also was very willing to work around my schedule and the job would only be 20 to 24 hours a week.

I was intrigued by this and told him I would consider it. I told him I never had been an inspector and felt very inadequate. He insured me with that in addition to his training my extensive hands-on experience as a contractor and having my own shop, I would be more than qualified to do the job.

In fact, one of his requirements for his inspectors was to have worked in the fields they were to inspect. He felt very strongly that the best inspectors were those with hands-on practical experience verses book-learned head knowledge.

I thought about it over the weekend. Why not? It would be a great experience.

I showed up Monday morning for my first day.

To say it was a valuable learning experience would be like saying there is a lot of water in the ocean. What an obvious understatement and tremendous learning experience it turned out to be.

What was to be a temporary 20 hour per week intern position has become a full State Licensed Building Inspector's position. It grew to involve several other duties working in a community development city position that specializes in rehabs, mortgage foreclosures and other specialty projects.

That is a whole series blog by it self. I will save it just for that to do it justice.

But I have digressed.

Fast forward eighteen months to October 2007.

It's well known and documented that the house market is in trouble. Foreclosures are in the news every day. Housing prices have plummeted, inventory increased ten fold and market times greatly extended.

In short, the housing industry is a mess.



Even though I wanted so badly to buy "This Old Mold House" and rehab and sell it again in 18 months, my hard upfront work told me to pass on this project.

The house had been valued at $190,000.00 and was taxed at close to the same value.

Initial discussions with the son-in-law about the price they wanted for the house were vague. Of course they wanted as much as they could for the house. That goes without saying.

And of course I wanted it for as cheap as I could.

Feeling them out seemed to indicate that they would accept somewhere in the 170 thousand dollar range. They were well aware of all the work that needed to be done.

My initial gut-feeling was this was far too much, but I would undertake due diligence and see where I ended up.

Long ago I found out that numbers don't lie. They are "what they are"; period.

I no longer allow myself to become emotional about a purchasing decision like I did for my personal home and current home "This Old Crack House". Been there did that. This house was an investment and needed to be profitable. I was not prepared to take on this kind of remodeling project just for the experience. Although I am always looking for good new neighbors for our neighborhood the projects have to make good business sense. I don't have to be greedy or hit a home run or have huge profit margins but I need a return on my investment in both time and money. Even though it is a passion it has to pay its way.

Enough said.

After spending the weekend doing "the numbers", drawing plans, getting material bids, figuring my labor costs I came to an inescapable conclusion; this house was in need of some serious remodeling. Twenty years of neglect had come home to roost.

Added to this fact was the reality of the quickly deteriorating market conditions. All the warning signs were present and the conclusion of my numbers supported this.

In the beginning I would have purchased this house and justified doing so by anticipating that I would make it up in my labor, or in time, would recover my costs as the project appreciates. Those days are behind me.

I'm not only older and more realistic, but I have gained significant experience and from that derived a modicum of wisdom. In spite of myself, my ego is in check, as is my comprehension of reality. Although I still dream, I am long past being dreamy.

The only way this project could possibly work is if the sale price was no more than one hundred and fifty thousand dollars.

This was a far cry from the $190,000,000 at which it was appraised, and still a long way from the general area of one hundred and seventy the owners were expecting.

I had come to the conclusion, after my extensive work ups, that to remodel the house would need a minimum of $32,000 and might need up to $50,000. When this cost is added to the purchase price of, say even at $175,000, plus allowing for the costs of obtaining a mortgage, carrying costs, likely commission costs, and some reasonable profits upon sale it became very obvious this wouldn't work. This was even truer considering the difficult market conditions with no end in sight.

The numbers simply didn't add up. I knew this and would deliver this message at our agreed Tuesday meeting.

I put together a compressive summary to present my findings to the son in law. I opened up my numbers and showed him how I arrived at this conclusion that the house wouldn't work for me and offered suggestions as to what he might do to sell the house.

I was very honest and open with him. I pointed out all the things that would be required in order to sell the house and what I felt the costs would be to bring the house to a marketable condition. I had nothing to hide or any agenda because I had concluded that the project wouldn't work for me. I had informed him up front before I even discussed the details that I wouldn't be making an offer because the numbers didn't work.

I then gave him the option of either stopping at that point in the meeting, shaking hands and departing, or for his consideration, I would be willing to share my findings as to what I had found and how I arrived at my conclusion.

I had nothing to loose I had already invested the time and money to get to this point. Why not share this? After all, I had a vested interest as to the future owner of this house because I lived in the neighborhood. I didn't want some slum-lord to buy it and turn it into rental.

He chooses to hear the presentation. As I presented it to him, he seemed impressed and to understand how and why I came to the conclusion I did. I even pointed out such things as to how they had been paying over $1000 a year more in taxes than they should. There was a mistake on the tax assessment concerning the upper level that had never been completed that the city had calculated as finished square footage. This was a eye opener to him.



When all was said and done he asked "just out of curiosity how much would you offer if you were going to make an offer".

I said, "Well, I feel like I have been put on the spot, but it would be in the range of about one hundred and $150,000 or so. However, there would be a lot of variables to this price also".

I asked him why he had asked.

He said, "I wanted to be able to give my mother-in-law a price range and also I have been given a verbal offer of about $175,000 from a neighbor two doors down".

I looked him right in the eye and told him, "Take it and run, now".

He then confessed he had doubts that the guy could raise the money.

I then said, "It is very easy to spend money you don't have; be careful".

I wished him luck. We shook hands, I wished him luck offering help with getting the tax assessment problem taken care of and I left.

I walked back to my home "This Old Crack House", wondering what would he would do?

I had no clue but was convinced he would do nothing.

Was I wrong, I wondered?

"This Old Mold House" Copyright 11/22/2007 all rights reserved D. Jerzak
 
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