9 Joseph – Project 8

9 Joseph Street Units 1 & 2 ExteriorOur 2011-2012 project consists of 2 houses on the same property. We bought the property from one of the original long time owners. She was 91 and lived on the property when she was born. Her grandfather built the small house at the back of the property to house extended family. The family also owned the triple decker next door which explains the matching houses in the back that grandpa built.

The architecture is a combo of about three victorian periods. The rear house is the Italianate form from the first empire. The main exterior features are its flat roof, large overhang with a dentil frieze, and its simple mass. The front house has a form more typical of a Queen Ann shingle style. These were modest houses when built but the builders added some nice ornamentation that was in fashion at the time. We restored what survived and embellished a little where it would have been appropriate when built.

The main house has 2 units . Unit 1 is on the first floor and has 770 square feet. It has 4 rooms and 1 full bath. We restored all the existing woodwork and replicated the woodwork where new construction took place. The living room has a bay window that makes it nice and light, high ceilings, crown moulding and ceiling medallions. We restored original mantel and mirror top in the living room.

Unit 2 is 1450 square feet on the second and third floors. The second floor has a living room, dining room, office, kitchen, full bath and a big bedroom in the rear. It also has the bay window, high ceilings, crown moulding and ceiling medallions. We restored all the existing woodwork and replicated the woodwork where new construction took place. The living room also has its original mantel and mirror top.

The third floor has a laundry closet, a utility closet, 2 bedrooms and a full bath with an giant skylight. The master bedroom, which is in the new dormer, has new maple floors and a large double closet with built-in storage above. The second bedroom has a skylight and a  built-in armoire.

The third unit of this development is a 1000 square foot single 2 story house located behind the front house. The first floor of this light filled unit has a kitchen, dining room, living room and a half bath. Both the dining room and the living room have crown moulding and ceiling medallions.  The second floor has three bedrooms and a full bath. The master bedroom has a large double closet.  The kitchen and half bath have new maple floors. All the other floors are original and have been restored.9 Joseph Street Unit 3 Exterior

All the kitchens and baths in both buildings were gutted. They have nice top line GE appliances and counters are butcher block and granite. See our buildings guidlines in ‘about us’ for the other details.

It’s a 3 minute walk from Union Square and the future Green Line Extension. The restoration focuses on energy efficiency. As per our usual, the whole project has new plumbing, new HVAC with central air, all new electricity, energy efficient windows and whole house insulation.

We also had some timbers on hand so we built three raised-bed gardens. One for each unit. We prepped them to drain properly and filled them with high quality loam and compost.  We also replaced about 50′ of foundation. As you can see, it needed it.


9 joseph planters
3 planters in a row
bad deflection in foundation wall

Unit 1 Pictures

Unit 2 Pictures

Unit 3 Pictures