stolen breaker box

HermitJohn · #1 03/19/15, 12:14 PM

Ok, my health isnt going to improve significantly and my current place needs lot money and work to get me through my old age. Well goes dry in summer, nobody will deliver anything up my steep rutted driveway. The rustic lifestyle just doesnt cut it when health is bad and age is creeping up there.

Been looking around for alternative places. Well seems real estate prices are absolutely crazy anymore, with everybody operating on the bigger sucker theory more than ever. Another Rip Van Winkle moment! I guess anymore you need an upper middle class income to buy even a marginally livable house with any significant acreage. But did find a foreclosure acreage with repairable outbuildings and an OLD doublewide and drilled well. Out back of beyond. The double wide is still solid shell, but its been vandalized extensively. Thieves have stolen everything possible. Including cutting out the breaker box which I am sure they didnt get much more than $20 for, but sure created more than a $20 headache for anybody trying to replace it.

So whats best strategy for splicing in new box without major rewiring project. My guess best to try and make it look normal. Maybe deepen the wall and use some longish J-boxes, hidden with drywall? The new breaker box would be flush, but the J-boxes hidden.

After that, noticed well cap still on but looks like they cut any wires flush to the cap (didnt see even any ends of wires so not good), so would have to pull pump up foot or so and hope the wires are taped to the pipe. They took the pressure tank and control box and took all wiring. Now could be they pulled pump Or cut it loose and let it drop, then just stuck cap back on the well. If it was previous owner looking for revenge to the foreclosing bank, then anything is possible. I am hoping its just moronic dopehead metal thieves and they were clueless on well pumps and left it alone. Or that they were smart enough to know it wouldnt be worth the effort.

frogmammy · #2 03/19/15, 01:29 PM

You might check to make sure there's any wire left *IN* the walls. Around here, they clean all that out, too.

Mon

wy_white_wolf · #3 03/19/15, 01:37 PM

By code all J-boxes must be accessible so hiding them under drywall would not be allowed.

WWW

Wanda · #4 03/19/15, 02:42 PM

If the wires were cut right above & below the original breaker box you might be able to get a taller panel & get enough of the existing wire into the panel to connect to & use the taller panel as a junction box .
Assuming the pump was a submersible pump , you could remove the well cap & shine a flashlight down the casing & see if the pump is still hanging in the pitless adapter & also see if any wire is visible .
If the pump is still there you could raise it enough to connect new wires if necessary .

HermitJohn · #5 03/19/15, 03:33 PM

Quote:

Originally Posted by wy_white_wolf

By code all J-boxes must be accessible so hiding them under drywall would not be allowed.

WWW

No doubt this is true. But I have yet to see any inspector tear out drywall in an existing house to check for hidden j-box. Officially the nobody knows the original breaker box has been stolen. I just need it safe and for it to look legit. I dont need it to actually be legit. Its not like anybody would ever want to open these j-boxes since they are just protection for a unofficial splice which ALSO would be against code. I know better than to just do a splice and leave that hidden behind drywall without any protection.

HermitJohn · #6 03/19/15, 03:40 PM

Quote:

Originally Posted by WV Hillbilly

If the wires were cut right above & below the original breaker box you might be able to get a taller panel & get enough of the existing wire into the panel to connect to & use the taller panel as a junction box .
Assuming the pump was a submersible pump , you could remove the well cap & shine a flashlight down the casing & see if the pump is still hanging in the pitless adapter & also see if any wire is visible .
If the pump is still there you could raise it enough to connect new wires if necessary .

That would be one TALL box, they cut up near ceiling and down near the floor. Cause heaven forbid anybody should have enough wire available to do what you suggest.

Yes submersible. I am not up to heave ho-ing the pump up by myself. And the realtor showing place wouldnt been impressed with me doing anything to the property while he is standing right there. Course he had opinion that best thing would be to forget fixing the trailer and start from scratch.

The pump house is permanently opened until somebody does some work on door. So might go over there sometime and see if cap lifts right off.

HermitJohn · #7 03/19/15, 03:50 PM

Quote:

Originally Posted by frogmammy

You might check to make sure there's any wire left *IN* the walls. Around here, they clean all that out, too.

Mon

This is true. I just assumed the romex in walls was still there cause it was stick ing up where they cut it off. But I suppose they could just stuck some short pieces to make it look like wire still there. The outlets were still there so if they pulled the wires, they must have put outlets back.... The panelling was all in place except where they ripped the huge hole getting breaker box out.

ok seriously people spend that much effort for that little amount of dirty copper? Thats got to be sub-minimum wage. You could go sweep floors at McD and legitimately earn more money with less work. Course if you are a serious doper, suppose you couldnt really handle any regular job. Or maybe metal theft is way to supplement regular wages.

#8 03/19/15, 04:43 PM

If it's a metal cap on the well they usually have about 3 screws spaced around that you have to loosen to remove the cap . If you go to look take a couple screwdrivers & a small crescent wrench . At least some of the screws have hex heads .
Since the wires were cut up high & down low , what I might consider doing would be to trim the drywall back to the center of the studs on each side of the panel & screwing a piece of paneling or something similar back in that space after splicing the wires . The new panel would fit in a hole you cut in that panel .Did they cut & take the big wires feeding the panel from the meter ?

HermitJohn · #9 03/19/15, 05:19 PM

Quote:

Originally Posted by WV Hillbilly

If it's a metal cap on the well they usually have about 3 screws spaced around that you have to loosen to remove the cap . If you go to look take a couple screwdrivers & a small crescent wrench . At least some of the screws have hex heads .
Since the wires were cut up high & down low , what I might consider doing would be to trim the drywall back to the center of the studs on each side of the panel & screwing a piece of paneling or something similar back in that space after splicing the wires . The new panel would fit in a hole you cut in that panel .Did they cut & take the big wires feeding the panel from the meter ?

Lets see, the main wires from meter were ones coming up from bottom. They just cut them down low, didnt remove them beyond that, though again I didnt tug on them to find out for sure.

Well lid maybe locked/bolted on, but most I have seen the installer didnt bother. The weight of the pump and the pipe with all that water in it means the cap isnt going anywhere easily. Gust of wind isnt going to have any effect.... But yea if I go over I'll be sure to take few tools in case last person to pull pump was really gung ho to do it the right way. If somebody has already taken pump or cut it loose to sink to bottom, then pretty sure they didnt bolt the cap back on. Thats the scariest scenerio if somebody to get revenge on bank cut the pump loose to sink to bottom. That would be a most royal pain. Much rather somebody stole the pump. I just have inkling pump probably still there, surely nobody that desperate to pull a pump for scrap metal, thats a LOT of work.

Now I cant go inside trailer to investigate wiring more, they have it locked up and I dont break into houses. Place is for sale and they dont mind potential buyers walking around land and outbuildings without agent (I asked), but need agent with you to go into the house. Not that there is anything left anybody in right mind would bother to steal. Rusty waterheater and a junk dishwasher that looks like somebody tried to remove it and failed.

SRSLADE · #10 03/19/15, 05:35 PM

If you already own, seems to me putting in a well and graveling the drive would be cheaper than buying a new place. Maybe,work on the house a little at a time. Maybe it's just my way of thinkin.Offered respectfully, Steve.

HermitJohn · #11 03/19/15, 06:34 PM

Quote:

Originally Posted by SRSLADE

If you already own, seems to me putting in a well and graveling the drive would be cheaper than buying a new place. Maybe,work on the house a little at a time. Maybe it's just my way of thinkin.Offered respectfully, Steve.

Man, I've lived here 25 years now. Gravel doesnt stay on the STEEP driveway. Its good for maybe 6 month before it washes away. delivery vehicles cant get up the STEEP incline, gravel or not. They just arent geared for it. Even gravel guy said to make sure when I order gravel to explain steep incline as they need to use trucks geared properly for it. Their regular trucks wont make it. Just myself getting up and down, i need chains or 4wd or both when drive is slick.

They put rural water line along county road, you know the heavily chlorinated nasty stuff the city folks drink. Very expensive to hook up, getting line up to top of hill be real problematic, then you get a monthly bill. I cant stand that water. But also means one cant get permit to drill a new well either. Those currently with wells are grandfathered in, but if existing well goes bad, you are supposed to hook up to mama government's teat and pay dearly for the privilege. And reason there is a rural water line is because wells drilled around this area have extremely slow recovery, you have to set them up to trickle 24/7 into a tank, then use shallow pump to pump water to house from tank. My current well here is an ancient spring fed shallow well, but thanks to all the Californians moving to this area (now over 500,000 people in this county alone) the water table went down. So well goes dry most summers requiring me to haul water.

You also need to hire the water guy's brother-in-law to put in a new approved septic before you can hook up to rural water. Ok, probably can hire any licensed person that does this, but sure seems like they want to steer you to their friends and family.

And did I mention the 200 yard electric wire from pole to house needs to be replaced. i foolishly put in aluminum to save few bucks long, long ago. Electric company has been complaining for years now. Just the copper wire alone would be $5000. Well that was few years back, no idea its price now.

And my shack is leaning severely, foundation bad. I need to build a new cabin. Oh I am sure I could think of lots of other things.

Oh yes, two or three years ago, the Post Office decided to end rural delivery service down my county road (its steep and narrow too) despite it being in best shape its been in last 75 years its had mail delivery. So I have to drive down two miles to clusterbox by hiway to get my mail, then two miles back up the hill. Used to just walk down to end of my steep driveway.

In other words its become obvious that I am not going to survive well here in my golden years. I hate it cause I really like this land. But $5000 here, $10k there, $20k over there, starts adding up to real money to make this place functional enough for feeble old man.

Did I mention drive is too steep for propane delivery. Firewood is only heating option and nobody will deliver firewood up the steep drive.... If I buy, I have to go get it with 4wd three quarter ton pickup and in past few years I sometime wasnt able to load it myself. Luckily I had TX friend that has place up here and his family comes up for Xmas. He helped me, and I let him borrow my equipment for his use. He died last October. This year I was able for first time in few years to get all my own wood off land without help. But thats not a guarenteed future happening by any means. Pretty sure it wont happen at all in few more years.

Snowfan · #12 03/19/15, 06:39 PM

I'm thinking along the same line as SRSLADE. I'm sure you've done the math, but there must be a significant savings to justify moving versus repairing what you have now. Not to mention all the changing of address chores and legal documents and such. Just my opinion. Best of luck to you, though.

HermitJohn · #13 03/19/15, 07:04 PM

End of thread, just got message from realtor that place sold. Somebody elses problem. I thought at that price point it probably would sell quick and it did.

newfieannie · #14 03/19/15, 07:16 PM

all those things might work if HJ were in good health but he's been steadily going downhill for awhile . he needs a place that's easier on him then where he is right now. all the best to you HJ. you'll find something else. maybe a place that doesn't require so much work. good luck ~Georgia.

jwal10 · #15 03/19/15, 08:57 PM

I am just posting here to add my thoughts and prayers are with you, finding something before having to get ready for another winter, where you are. All the best....James

HermitJohn · #16 03/20/15, 08:15 AM

Thanks for the well wishes. And for anybody really worrying, I have almost enough wood ahead to where if I am not able to cut up one tree next fall/winter, still can get through next winter. Two more pickup loads wood should do it.

This situation isnt something new. I have realized for some time now that this is no country for old men, well at least no place for an old man with poor health and no family or other support system, to get things done. As I pointed out, this place is pretty inaccessible to even hiring things delivered.

I am actually doing better than i have the last few years, but now is the time to make changes, not wait until once again, I cant even make it outside to the car. At that point I will really be screwed and forced to live in some tenement in the city, the govt just grabbing what I have and putting me on the dole. Wont have luxury of finding an affordable rural acreage that I can deal with.

I figure I can struggle a few more years here. The house is in bad shape. But writing clearly on wall, cant stay here beyond few more years. Well short of winning the lottery.

I am sorry for this place I looked at to sell out from under me so quick. It was lot bang for buck compared to most properties I have found. And good location for me. But I had to think its problems over in my head before biting bullet as I dont have lot energy to expend fixing stuff and it needed lot of fixing. I have only found one other property like that with lot value for the price. But it was in bad location for me, and if anything house on that property was even in worse shape than the doublewide. Though it was a real house, not a trailer.

One can still find somewhat reasonable land but its remote without any utilities and for sure no livable buildings. Anything with some acres and a potentially livable house and good well, etc tends to be priced to the moon and not a bargain at all, just overpriced poverty. Stuff that would have sold for $25k twenty years ago, is now $150k. Sorry, but my income didnt multiply six fold in those intervening years, really hasnt changed much at all. Just ask the govt, we havent had any inflation.... meaning I guess incomes havent gone up, just those pesky necessities of life. And yes eventually I can sell my current place but with just me alone, moving is going to be long drawn out struggle. And lot stuff has to be sold off and all that. Cant really have an auction here, cause again, the inaccessibility problems.

jwal10 · #17 03/20/15, 10:01 AM

Keep looking, something will come along. Be open to everything and the right place will just pop up. Some times were overlook what could be perfect, sometimes we just don't know it at the time. I have walked away from a property and get to thinking what can be done with it and it fits right in, just didn't look at it that way at first. Good luck and God bless you in your journey....James

motdaugrnds · #18 03/20/15, 01:01 PM

I have no idea what part of the world you live in; however, I can relate to your inability to do what you once did to maintain a place by yourself. I wish the best for you and encourage you to look where maybe you haven't in the past...just to see what is actually around you that might work for you.

newfieannie · #19 03/20/15, 01:27 PM

I could be wrong but I think ark. and I was under the impression that there were some reasonable places to be had there. course I was just looking for a small cottage. thinking of you HJ! ~Georgia ps. and do stop calling yourself an old man. you're a lot younger than I am. it will get you down.

HermitJohn · #20 03/20/15, 04:13 PM

Quote:

Originally Posted by newfieannie

I could be wrong but I think ark. and I was under the impression that there were some reasonable places to be had there. course I was just looking for a small cottage. thinking of you HJ! ~Georgia ps. and do stop calling yourself an old man. you're a lot younger than I am. it will get you down.

My effective age due to lasting effects of my illness is greater than my chronological age. far greater! I am realistic, not pessimistic. I'd stay here forever if I could. But I would be really foolish to try.

My idea of reasonable is probably 25 years out of date. Sorry I just dont consider $150k for a used double wide and rocky cutover 35A any bargain. A rural property should be able to generate enough income to pay for itself, thats my idea of value. This price level on this quality of land doesnt meet that standard unless you are raising a hothouse specialty crop in Colorado or something. I was looking again this morning. I found handful places (very few) with livable small house (I have low standards as to whats livable....) and drilled well and 35 to 55 acres for $80k to $100k and they were too far away for a move. But in my eyes they should more like $25k and these properties couldnt even pay for themselves at that price. I mean we are talking marginal housing whether run down small shack/cabin or some version of trailer house. And its not like its prime ag land either. This is the stuff they didnt used to be able to sell at any price (goes for back taxes) or at best it could occasionally be sold very cheap to poor desperate people with few chickens and goats.

Some true ag property popped up at one point. It was like half million dollars for 80A with no buildings. Ok, again, I dont see how even really productive ag property could generate that kind of income to pay for itself at that price. Even if you could just hand over cash in full for it. The interest would be killer if you took loan on it. Something is broken in this economy when even true ag property cant generate the income to pay for itself. The only way it could work is if you used it as tax write off somehow on other more lucrative endeavors. And then hoped you could find an even bigger sucker to take it off your hands for a profit in future.