09/20/2021
9166 County Road 6, North Augusta, ON K0G 1R0
INTRODUCTION
Link to the professional photos: https://youriguide.com/9166_county_rd_6_north_augusta_on/
This property will be on MLS on Tuesday, Sept 21stth or sooner. No conveyance of offers until Thursday, September 30th. No pre-emptive offers. The offer presentation date may vary slightly once this incredible property goes on MLS.
Wow factor! Lovely gardens and nice landscaping compliment this incredibly restored & renovated carpet-free home located in a small town only 20 minutes north of Brockville 65 minutes from Ottawa. Nearly 5000 sq ft of living space, your stately 5+ bedroom home has multiple uses. You can use it as a single family mini-mansion or your new home can legally be used as a duplex or as a home with a huge in-law suite.
The home was built in approximately 1871 and was know as the Davis Hotel, named after the hotel’s proprietor, J.B. Davis. After Mr. Davis died on April 23rd, 1902, his widow did her best to maintain the property until she sold it in 1920. After 1902, prohibition of alcohol hurt the viability of the hotel since alcohol sales were a major source of income for the hotel. There were two fires in the village in the early 1900s. The first wiped out much of the south end of the village and the second destroyed a good portion of the north end and damaged the hotel. Davis’s widow, a determined individual repaired the property. After the sale of the property in 1920 to Mathew Gallinger, the building was used as a boarding house until 1928 and them the property change hands many times. The property was reportedly primarily used as a residence after 1952 when Mr. Solantanko, a local farmer, became owner. The current owner, an electrician has owned the property since May 2014.
Over the years, the present owner has taken the home back to the studs room by room with the exception of the 2nd level of the east wing. Each room was reinsulated, professionally re-wired (The present owner is an electrician), vapour barrier added and new drywall attached. Much of the character was retained with the tall ceilings, deep windowsills to highlight the new vinyl windows, and lots of original pine flooring complimented by lovely ceramic tile in key areas.
If you need a few groceries the General Store is across the street and the LCBO is a few streets south opposite the baseball diamonds.
WEST WING
After you park your vehicle, you will simply want to have a seat on the lovely front covered storybook veranda and enjoy the view of the village. There is always lots going on! The street corner is not as busy as Bay and Younge Street in Toronto or Bank and Hunt Club in Ottawa, however you do get some traffic.
Once inside, you will agree that the west wing is fit for a king. As you will see, the impressive grand room has turn-of-the century pine flooring & simple pine mouldings. The beautiful kitchen area features custom lighting, multitudes of cabinetry, a large island with granite countertops with matching melamine countertops on the south cabinets! All appliances are included.
The spacious living area has a nice dining area and sitting area with WETT certified wood stove for those cozy winter evenings. An updated WETT certificate will be provided before closing. A patio door leads to the expansive rear yard & there is a door to the front veranda.
This level features a main floor laundry with modern washer and dryer as well as a storage area with rear door to the rear covered storage area for your firewood. There is an access panel in the ceiling that leads to the ensuite plumbing above it in case it needs servicing in future years.
Upstairs the master suite includes a sumptuously decorated 5-piece bathroom including a beautiful vanity with his and her sinks, a 4 foot wide custom tiled shower + claw foot tub to soak your body after a long day at work.
There is a spacious second bedroom and large second level foyer/office with exposed stone on the east wall highlighted by custom lighting immediately next to the cheater door for the 5-piece bathroom and the entrance to the west wing.
Propane costs for the last 12 months are approx. $150/month and last winter, the owner used 10 cords of wood for the woodstove. Electricity is approximately $150 per month.
EAST WING
When you walk in the front door of the east wing from North Augusta Road, you will be awestruck by the vaulted ceilings in the entrance way that extend to the 3rd floor loft. It is simply magnificent. Both the first and second levels were constructed with 10 foot ceilings and lovely pine plank flooring that can also be found in the third floor loft, the latter with 6’ 10” ceilings.
The -L-Shaped main level grand room features a spacious eat-in kitchen with lovely cabinetry and brand new granite countertops as well as stainless steel appliances. The north section of the grand room is home to a huge living area with built-in shelving along the interior stone wall, massively tall windows and a gas fireplace to enjoy during the upcoming cool autumn evenings. Open a bottle of Chardonnay, kick back and relax. Ambience oozes from the walls!
Behind the kitchen is a large pantry/storage room & a good-sized 2-piece bathroom with lovely antique-style vanity that matches the historical character of the home.
Access to the second level is via a beautiful turn-of-the-century staircase that has remained intact after over a century a testament to its solid construction. This level hosts more 10-foot tall ceilings and a second miniature L-shaped grand room & even a multitude of super-tall deep windows with huge window ledges. A great place for a study, TV room or gym. If you have a large family or often have overnight guests, part of the room could easily be converted to a 4th bedroom.
The 4-piece bathroom was renovated with stunning 22 x 11 inch ceramic tile & beautiful vanity. The only older feature is the brown bathtub that can be re-glazed by the new owner. Every home must have a project for the new owner.
The north section of the second level has 2 bedrooms, one with a closet and one without, more tall ceilings and pine flooring. Wow! There is an archway that leads to the second level foyer/office of the west wing. A door can be easily added or this area could be closed off to create two separate units i.e. a legal duplex. The zoning allows for this.
Upstairs in the 3rd level is a huge master bedroom lit up by 2 south facing windows & the east window near the top of the foyer’s vaulted ceilings. It is gorgeous. The north side of this level has a cozy sitting area/library that could be used as a walk-in closet for the master bedroom or a nursery or yet another bedroom.
The east wing was left unoccupied for the last two winters. No worries, the plumbing has been all redone since March of this year! Therefore there are no current records of heating costs. Based on the size, one should budget for a cost of $200 per month for propane. During the day, the natural sunlight through the huge window will help reduce your propane costs. And all the windows on the first two levels are massive!
FOUNDATION
Stone foundation approx. 20-24 inches thick.
BASEMENT
The basement areas have approximately 5’ 6 inches of height and should be used strictly for storage. Your building inspector will be impressed with how the building has been re-supported in some areas to compliment the huge oversized rough-cut floor joists that were common in the 1800s. New basement footings and new main beam installed in basement and first floor in 2020. East wing sump pump replaced and piped to exterior in 2021.
ROOFING
The east wing has a tin roof that is in excellent condition. It was re-screwed, primed and painted in 2015. The west wing reportedly 30-year shingles installed in 2015 after the dormer facing south was removed. The shingles are also in very good condition.
WALLS
Exterior stone walls have been nicely maintained and have been periodically repointed over the years. New board and baton on west wing 2019.
WINDOWS AND DOORS
All new 2015-2021.
HEATING
Both sides of the building have their own propane hi-efficiency furnaces, installed in 2019. For auxiliary heat, the east wing has a gas fireplace and the west wing has a wood stove.
HOT WATER TANKS
Both new in 2019.
ELECTRICAL
All wiring is copper installed by the owner, an electrician by trade. The east wing has a 100 amp breaker panel in the pine box on the south wall of the second level. There are two 100 amp breaker panels in the basement, one for the main level of the east wing and the one for the west wing. At one point it is believed that the east wing had 2 apartments, upper and lower. This did NOT conform to zoning. The west wing has its own 100 amp breaker service. There is a 60 amp breaker panel in the garage/storage building. The breaker panel on the second level of the home was installed by the previous owner
PLUMBING
The current owner updated the majority of the plumbing with mainly abs and copper and pex. An older 3 inch copper plumbing stack was retained during renovations because it was in great condition.
INSULATION
The access to the attic is through a trap door in the master bedroom in the west wing. The entire attic is insulated with two layers of R-20 fiberglass insulation. The walls in the west wing and the first level of the east wing (2019) were taken back to the studs and insulated with R-20 Rocksol insulation. The 2nd and 3rd level walls of the east wing were reportedly re-insulated by the previous owner including adding R-20 to the cathedral portion of the ceilings on the 3rd level. The previous owner reportedly blew-in loose insulation in the walls of the second level.
WELL AND SEPTIC
We were unable to find any official document for either well or septic system. The well is located to the west of building. It is a drilled well and is above grade. Recent water tests had perfect scores. New pressure tank and Culligan water system 2016.
The septic system was installed by a local contractor, Steve Polite in approximately 2012 and is reportedly in mint condition. The septic system is located to the north of the home and was pumped out approximately 2018 and a new pump for the septic system was installed at this time. Upon request, the Seller can have the septic system pumped prior to closing date. However most septic experts will recommend the tank only be pumped every 4-5 years and to avoid pumping it too close to winter.
PROPERTY and GARDENS
There are many trees on the perimeter of this beautiful lot. Lovely perennial gardens adorn the front and north side of the home. The property extends approx. 75 feet to north on the far side of Mount Septic. There is an amazing view of the westerly sunsets over miles of farmer’s fields just past the nearby community soccer fields. The property ends approximately 100 feet west of the garage and the many trees and has a short walking path and more than enough space to expand the gardens and grow many different items. Property stakes mark the approximate location of the northwest and southwest corners of the property. Survey is on file on most websites.
CLOSING
The photos of this property show only some of the stunning features and nice finishing details. In person, the property and home are total wow-factor. Please however bear in mind that this home is over 100 years old and it has a few quirks. For example, some flooring will need re-finishing in the future, some trim is not perfectly square and there will be a few gaps here and there. This gives your new home character!
West Wing
First and Second floors measure approx. 32 x 37 ft.= 1184 or 2368 sq ft
1184 sq ft basement is for storage only. South covered veranda 37’ x 9’
Room Sizes – West Wing
Main level – flooring is pine and ceramic tile, approximately 10 ft high ceilings
Grand room (L-shaped): 33 x 28’
(Living 20’11” x 29’6”/ Breakfast Nook 11’11” x 7’6” / Kitchen 18’7” x 15’7)
2 pc bath/laundry: 7’5” x 9’8”
Mudroom: 6’5” x 10’1”
2nd level – flooring is pine and ceramic tile, approximately 10 ft high ceilings
Office/Den/Landing: 17’11” x 14’
Bedroom 2 (SW): 16’8” x 9’3”
Master bedroom (NW): 20’9” x 13’11”
5-piece ensuite bathroom: 14’2” x 9’2”
East Wing
First and Second floors measure approx. 30 x 40 ft.= 1200 or 2400 sq ft + 3rd floor is approx. 500 sq ft for a total or 2900 sq ft. 1200 sq ft basement is for storage only.
Room Sizes – East Wing
Main level – flooring is pine
Grand room (L-shaped): 36 x 26’
(Living 26’3” x 20’3”/Kitchen 15’5” x 14’9”)
Laundry/2 pc bath: 9’3” x 4’6”
Storage Room/Mudroom/Pantry: 9’3” x 9’9”
2nd level – flooring is pine and ceramic tile in 4-piece bathroom, 10 ft high ceilings
Family room: 22’4” x 9’3”
Den/Office: 6’9” x 15’6”
4-piece bathroom: 7’2” x 11’8”
Bedroom 2 (NE): 12’6” x 9’5”
Bedroom 3 (NM): 8’6” x 15’8”
3rd level – flooring is pine, approximately 6’ 10” high ceilings
Master bedroom: 26’3” x 13’1”
Library/Sitting Room: 8’10” x 11’1”
Rear Wood Shed-Accessible through west wing storage room/mudroom
13’ x 13’
Garage/Storage Building
18 x 25’ with front barn door with 8’ x 7’10” opening, rear pedestrian door
Approx 10ft high ceilings
Poured concrete footings with stonedust floor (a new owner could add a concrete floor
2” x 10” roof trusses installed on slight angle with steel roof (2019)
2” x 4” studs walls that could be easily insulated by the new owner
Exterior barnboard-style modern siding (2019)
60 amp electrical breaker panel with armoured underground cable from house
Other Details
Civic Address: 9166 County Road 6, North Augusta, ON K0G 1R0
List Price: $499,888
Property Taxes 2021: $2,773.60
Roll Number: 0706000050092000000
Legal: PT LT 34 CON 9 AUGUSTA PT 1, 15R7577; AUGUSTA
Lot size: 266.17’’ (frontage) x 179.39’
Zoning: Residential – Multifamily
Inclusions: All window coverings, 3 refrigerators, 1 stove, 1 built-in oven, 1 built-in cooktop, 2 dishwashers, 2 electric hot water tanks, Culligan water softener, Sulphur remover tank.
Exclusions: All items in garage, most belong to family.
Rental items: Propane Tanks.
MLS #: 1257232 (Multifamily) & 1257245 (Residential)
