My House - Part II

[eville]

Well I haven't been around much lately. I've been busy moving out of my house, relocating my company office.
I thought I'd post up a few pictures of what's going to consume most of my next 8 months... I'm not doing the demo or reconstruct, but am doing the electrical and radiant heat install.

So here goes, it's a tear down and rebuild... wish me luck.

before....
https://static1.pt-content.com/images/pt/2008/08/IMG_2486-1.jpg

during....
https://static1.pt-content.com/images/pt/2008/08/IMG_2487-1.jpg
https://static1.pt-content.com/images/pt/2008/08/IMG_2491-1.jpg

and after demo...
https://static1.pt-content.com/images/pt/2008/08/IMG_2493-1.jpg
https://static1.pt-content.com/images/pt/2008/08/IMG_2494-1.jpg

[BA.]

holy ***** dude, you ain't playing any games!


it's like watching an episode of Extreme Makeover.


Good luck man!

[BossaNova]

Wow. Are you going to reuse the existing foundation?

[Roger M]

Wow! Looks like quite a makeover you have planned. What kind of Radiant heat are you planning? In floor? I didnt think it got cold enough in Cal to warrant radiant heat?

[trapin]

If you don't mind me asking, how much do those homes go for in that part of California?

[eville]

Yes, we are going to keep the existing foundation, but add to it...
I'm planning a staple up radiant system. It doesnt get cold where I am, but ducted HVAC systems are just terrible for indoor air quality. The radiant will be a GREAT system.

In this declining housing market, the house I tore down appraised for 400k. They were selling for about 550k before this mess...

Construction cost will be about 400k.

[Roger M]

I Install Hydronic heating for a living, and did staple-up on my own home. It is nice, comfortable heat (warm toes and feet). What kind of boiler are you going to install? If you have any questions, feel free to ask. I've been doing this for about a dozen years now.

[WS6]

damn, didn't know people would do that to a house.

[Chevrolaine]

You've got 6 more days to finish that "Extreme Makeover"!:cool:

[Kenova]

damn, didn't know people would do that to a house.
I've seen more than a few homes where this is the best, if not only, solution. Far too many people buy a home, run it into the ground, then unload it for another.

Ken

[eville]

I Install Hydronic heating for a living, and did staple-up on my own home. It is nice, comfortable heat (warm toes and feet). What kind of boiler are you going to install? If you have any questions, feel free to ask. I've been doing this for about a dozen years now.

Thanks for the offer and support! I've heard the staple up systems work great.

I'm looking at a Peerless Pinnacle 80 with a PP-40 tank. I want to get my domestic hot from the boiler too do you think this will work?

I've heard good and bad about this boiler. Any thoughts?

What did you insulate your crawlspace with? I'm going to put batts in the joist bays and then I've heard that foil double bubble foil (FDBF) is the way to go for the vapor barrier.

[vp23271]

Wow! Good luck on the build, I am sure it will be nice when you are finished. Keep posting pics, so we can see the progress.

[Roger M]

Thanks for the offer and support! I've heard the staple up systems work great.

I'm looking at a Peerless Pinnacle 80 with a PP-40 tank. I want to get my domestic hot from the boiler too do you think this will work?

I've heard good and bad about this boiler. Any thoughts?

What did you insulate your crawlspace with? I'm going to put batts in the joist bays and then I've heard that foil double bubble foil (FDBF) is the way to go for the vapor barrier.

I've heard of the Peerless boilers, but they are not common up here in the Northwest. I install Buderus, Weil Mclain, Veissmann, and a few other brands.
Heating your potable water with the boiler is a great idea. The recovery time is much faster than an electric or gas water heater, and its much more efficient. Just make sure you size the piping and pump properly.

As far as insulating, I used the double bubble foil and cut it in widths about 1.5 inches wider than the joistbay. Push it up to where its about an inch away from touching the tubing. Staple it to the joist and then insulate under it with batting (R19 or R21).You dont want the bubble foil touching the tube or the subfloor. The Idea behind staple up is that the tube heats the insulated airspace and the bubble foil directs the heats upwards. You need to make sure that you seal that airspace good so none or very little of the warm air escapes.

I could ramble on more, but I'll save it. If you have more questions, feel free to PM me. Glad to help if I can. Good Luck with your project

[eville]

excavation is nearly complete. Forms and rebar start Monday.

They nicked the sewer main a bit with the excavator...
https://static1.pt-content.com/images/pt/2008/08/IMG_2503-1.jpg

Trenches
https://static1.pt-content.com/images/pt/2008/08/IMG_2508-1.jpg

Location of Hot Tub... they hit the power line to my shed....
https://static1.pt-content.com/images/pt/2008/08/IMG_2497-1.jpg

[minendrews68]

I see the port-a-potty doesn't give much privacy...lol

[eville]

Well we have a foundation. They poured 23 yards on Wednesday. Stripped forms on Friday. We go vertical on Monday...

https://static1.pt-content.com/images/pt/2008/09/IMG_1912-1.jpg

https://static1.pt-content.com/images/pt/2008/09/IMG_1913-1.jpg

https://static1.pt-content.com/images/pt/2008/09/IMG_1914-1.jpg

https://static1.pt-content.com/images/pt/2008/09/IMG_1915-1.jpg

https://static1.pt-content.com/images/pt/2008/09/IMG_1916-1.jpg

[scogin918]

damn, didn't know people would do that to a house.

You should see what they do to houses around here near the water. Some municipalities stopped allowing people to buy a house just for the lot and then tear down the house to put up a McMansion, so now they claim they are adding on to the existing structure. They pick the house up turn it around and then the add-on becomes 3 times the size of the of the old house.

[MrQuick]

Wow you don't mess around do you? No bomb shelter?

[WS6]

Looking good Steve.

I grew up on Wilmington Is in Savannah. I didn't live on the water but my neighbors did and so did my great aunt at the end of the island. In the last 5 or 6 years they have proceeded to cram McMansions in to any little lot they can. I'm talking 1 million dollar plus homes with only enough room between the house and the wall that they put up instead of a fence to allow a person to walk past the house. To me, that's ridiculous. The place has become over crowded to me. I no longer enjoy going home to see my mom who still lives on the island.

[eville]

we're not making a mcmansion. 1,715 sf when we're done. Up from 1,010

[eville]

they sheet the second floor roof tomorrow and start framing the house on monday....
My second child is 4 weeks away....

https://static1.pt-content.com/images/pt/2008/10/IMG_2037-1.jpg

https://static1.pt-content.com/images/pt/2008/10/IMG_2038-1.jpg

I started the pex install for the radiant last weekend. Managed to bang my knee up pretty bad too...

https://static1.pt-content.com/images/pt/2008/10/IMG_2018-1.jpg

[eville]

Perimeter walls and a "roof".
We're ready for plumbing and electrical rough in.
I've got almost all the pex pulled for the radiant.
I'm tired of crawling in the crawl space for sure.

https://static1.pt-content.com/images/pt/2008/10/IMG_2075-1.jpg

[WS6]

looks great Steve. Are you saying the house is 4 weeks out or do you actually have a child due in 4 weeks. Congrats either way. Considering your idea of a remodel differs slightly from mine and oh say most anyone else's, I just wanted some clarity on the child comment.

[eville]

My second child is due Nov. 6. Next week.
The house is still 4 months away or so.

[eville]

Finally new pics.
I've been so busy with work and the house I haven't been on here much.

So, we're all framed up inside, the roof is on, two layer of building paper on, most of the windows in, rough in plumbing complete, front porch in progress, pex in for the radiant.
I'm acting as the electrician and am a bit behind schedule but it's coming together.
We're still hoping to move back in April.

https://static1.pt-content.com/images/pt/2009/01/IMG_2754-1.jpg

https://static1.pt-content.com/images/pt/2009/01/IMG_2787-1.jpg

https://static1.pt-content.com/images/pt/2009/01/IMG_2780-1.jpg

https://static1.pt-content.com/images/pt/2009/01/IMG_2790-1.jpg

https://static1.pt-content.com/images/pt/2009/01/IMG_2779-1.jpg

https://static1.pt-content.com/images/pt/2009/01/IMG_2757-1.jpg

https://static1.pt-content.com/images/pt/2009/01/IMG_3360-1.jpg

https://static1.pt-content.com/images/pt/2009/01/IMG_3359-1.jpg

[monza]

Your really flying along on the build nice work! I was going to ask how you stood up in the basement then I saw...:)

https://static1.pt-content.com/images/pt/2009/01/IMG_2754-1.jpg

[scogin918]

Is that plumber a member of the Lollipop Guild or is that your kid? Either way he does good work.

[eville]

that's my kid. the plumber is the big guy in orange.

[jimhamptons]

Very Nice! I am impressed they are using cast iron piping for the drainage system. Is that code?

[scogin918]

What type of siding/exterior finish are you using?

[eville]

cast is code. 10k extra!
Stucco siding. We're utilizing a rain screen so, two layers of building paper, 1/2" pt plywood fir strips, paper/wire lathe, stucco.
It would be dry for eternity.

[Part Time]

Nice work. Keep us posted.

[eville]

Well onward we go...
I'm finished with electrical rough in, inspection on tuesday.
https://static1.pt-content.com/images/pt/2009/02/IMG_2896-1.jpg

Plumbing rough in is complete so we're ready for the framing inspection.

Rain screen is on and as soon as it's dry stucco starts...

https://static1.pt-content.com/images/pt/2009/02/IMG_2919-1.jpg

https://static1.pt-content.com/images/pt/2009/02/IMG_2922-1.jpg

[craigs73]

moving right along nice work. i'm going to be buying another house because i have my first kid on the way so i will have some work in for me i have to do some touch up work on our current house so i can put it up for sale.

[eville]

Time has been flying by! We're getting close to moving back in!
Scratch and 2nd coat of stucco are up. We're about 14 days away for the color coat...
https://static1.pt-content.com/images/pt/2009/04/IMG_3078-1.jpg

We're all insulated and rocked....
https://static1.pt-content.com/images/pt/2009/04/IMG_3082-1.jpg

Veneer plaster will be finished tomorrow....
https://static1.pt-content.com/images/pt/2009/04/IMG_3094-1.jpg

Tile in the bathrooms is complete...
https://static1.pt-content.com/images/pt/2009/04/IMG_3080-1.jpg

https://static1.pt-content.com/images/pt/2009/04/IMG_3089-1.jpg

The addition to the garage gives me space for a "shop area"
https://static1.pt-content.com/images/pt/2009/04/IMG_2960-1.jpg

and room for the camaro once I get rid of the fridge and table saw...
https://static1.pt-content.com/images/pt/2009/04/IMG_3086-1.jpg

I've been busy plumbing away on the boiler...
https://static1.pt-content.com/images/pt/2009/04/IMG_3085-1.jpg

Now for doors, trim, finish plumbing, electrical, cabinets and flooring.

We'll be moving in a month hopefully!

[eville]

And I built medicine cabinets out of plyboo last weekend. I think they're turning out nice!
https://static1.pt-content.com/images/pt/2009/04/IMG_3088-1.jpg

https://static1.pt-content.com/images/pt/2009/04/IMG_3079-1.jpg

[class67]

Cool, Steve....nice to see things moving along!

[andrewb70]

Sweet. I wish you much happiness in your new home!

Andrew

[Samckitt]

Looks pretty good.

[MickMc]

I just caught this build.

I have always heard that there were rich guys buying homes and then tearing them down and building new homes in their place.
I would love to talk to more about how this works like details from the banks side, or cash side or insurance side or lien side or permit side.


Tell me more about the 'rain screen stucco'
I live in New Mexico and am very familiar with stucco, two layers of paper and lath, but am not to familiar with the furring strips?

I love home builds, in my next life...
Slate is one of my favorite materials...

Mick

[Code Red]

holy crap i dont think i'd have the balls to do that so was it cheaper than a new fresh lot?

[WS6]

I'm loving this build. Can't wait to see the final product.

[eville]

holy crap i dont think i'd have the balls to do that so was it cheaper than a new fresh lot?

Have you been to California before? They don't have too many fresh new lots around here. There's a few reasons we did what we've done, but yes, we saved some money compared to how we could have done it.

[eville]

I just caught this build.

I have always heard that there were rich guys buying homes and then tearing them down and building new homes in their place.
I would love to talk to more about how this works like details from the banks side, or cash side or insurance side or lien side or permit side.


Tell me more about the 'rain screen stucco'
I live in New Mexico and am very familiar with stucco, two layers of paper and lath, but am not to familiar with the furring strips?

I love home builds, in my next life...
Slate is one of my favorite materials...

Mick


We're not rich, I wish, but no.
We owned the house outright, so a cash out refi financed this build. Permits were easy, the city is very builder friendly, inspections have been a breeze.

Rain screen is a traditional European system. We two layer building paper and then firred the stucco lathe/paper off the building using strips of pressure treated plywood. Now if any water gets past the stucco, it can't reach the house. No tyvek here.

I love slate too. The bathroom tile that looks like slate is actually ceramic. I really like our limestone though.

If you have any more questions, feel free to ask away.

[MickMc]

Steve
You hit the nail on the head...
If you cashed out refinance, then tore down the house, who freaked out. (took the cash and no house to back it up)
Or
Did you cash out with approved plans in hand so the finance company didn't freak out. I assume the finance company knew your plans.
Did they give you all of the cash out, or was it like a typical construction draw, thru the project cycle.

Sorry for all of the questions, I just dig the idea of tearing down a house in an established neighborhood and building a new home.

I do like the modern (I call it modern, or contemporary european) design.

I'm still trying to picture the stucco system, I understand the process, but you have a 1/2 void that is either open or partially open (partially filled with stucco) then the wire, only nailed at the strips, is supporting all of the stucco weight? Is the void really 1/2 inch or is that just the beginning space and most of it will be filled with stucco? Therefore providing drainage channels?

PM if you have time to talk on a phone.

Mick

[eville]

Steve
You hit the nail on the head...
If you cashed out refinance, then tore down the house, who freaked out. (took the cash and no house to back it up)
Or
Did you cash out with approved plans in hand so the finance company didn't freak out. I assume the finance company knew your plans.
Did they give you all of the cash out, or was it like a typical construction draw, thru the project cycle.

Sorry for all of the questions, I just dig the idea of tearing down a house in an established neighborhood and building a new home.

I do like the modern (I call it modern, or contemporary european) design.

I'm still trying to picture the stucco system, I understand the process, but you have a 1/2 void that is either open or partially open (partially filled with stucco) then the wire, only nailed at the strips, is supporting all of the stucco weight? Is the void really 1/2 inch or is that just the beginning space and most of it will be filled with stucco? Therefore providing drainage channels?

PM if you have time to talk on a phone.

Mick

We cashed out and didnt tell the lender our plans. They gave us 80% of appraised value. Thank goodness we did it in June 08. Too bad we didnt do it in June 07.

I'll PM you my cell. I'll see if I have a few more rain screen pictures...

We started with two layers of building paper everywhere...
https://static1.pt-content.com/images/pt/2009/01/IMG_2780-1.jpg

Then added the 1/2" strips of ply at each stud.... In this picture we had just installed the corner window so the strips are missing around the window...

https://static1.pt-content.com/images/pt/2009/02/IMG_2919-1.jpg

Then we installed the wire lathe where the stucco goes, it is attached only to the fir strips... We're getting Cedar siding in the area around the porch...
https://static1.pt-content.com/images/pt/2009/04/IMG_2933-1.jpg

The stucco does get pushed into the cavities a bit, but we were assured it would not contact the building paper behind. The rain screen is vented at the bottom with the metal with holes, with vents under the porch ceiling and with vents in the upper part of the second story walls .... I don't have a picture right now...


Here's a great article on rainscreen...
http://www.greenhomebuilding.com/pdf/RainScreen.pdf

[eville]

We were finally able to move in a few weeks ago. It's been a long journey. We still have tons of unpacking and organizing left, I still have a bunch of painting to do and a deck to finish but it's good to be home.
Here's a couple of shots of the front and my favorite part, the kitchen.
https://static1.pt-content.com/images/pt/2009/07/IMG_3373-1.jpg
https://static1.pt-content.com/images/pt/2009/07/IMG_3372-1.jpg

https://static1.pt-content.com/images/pt/2009/07/IMG_3365-1.jpg
https://static1.pt-content.com/images/pt/2009/07/IMG_3367-1.jpg
https://static1.pt-content.com/images/pt/2009/07/IMG_3371-1.jpg

[MrQuick]

very nice Steve, I love the corner glass window. Very modern.
wait....no 2 car garage?
Congradulations on the move in.
vince

[WS6]

Three thumbs up! Way cool design. Congrats on moving in finally.

[class67]

Congrats on the move in, Steve!

[Motown 454]

Congratulations it look sweet!

[dropit69]

sweet house..what type wood on cabinets..looks like bamboo?..im in process of buying a lot to build..looking for ideas..

[zbugger]

So, uhhh... When's the first bbq? lol... You got a nice house there. Congrats on moving back in.