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Posted to Vista-Ridge by Diane in Swanton, OH
on 9/6/2010 5:10:04 PM
The stonemason has been working on building two complete fireplaces with stone on the exterior and interior of the great room, going up 20 feet by about 6 feet. His work is true craftsmanship. In the great room, we have incorporated a traditional stone fireplace and hearth. Glass doors will be installed for energy savings, but will be "openable" to enjoy the wood burning on cold evenings.
In the master bedroom, we're going with gas logs, but we decided to create a working wood-burning fireplace anyway, and could, if we wanted, convert to wood anytime in the future. For now, no burning wood, or need to remove ashes from the bedroom, sounds like a good idea. The exterior of the master-bedroom fireplace is stone, but the interior will be only Jerusalem tiles (18"x18") around the firebox and on the floor as a low hearth. Above the rest of the fireplace is drywall, creating a more classic look for a fireplace. This fireplace, too, will have glass doors.
In addition to the fireplaces, the mason constructed a stone exterior on the rear stairwell, surrounding three walls with stone and incorporating the large Palladian window and two 8'x2' side windows, and four exterior doors into his work. Working with multiple baskets of cut sandstone, in a variety of shades of cream, gold, rust, and multi-stripe, he arranged the stones into a design that we all admire. Even all the subcontractors who work on the house are so complimentary of the mason's work. Again, the sign of a true craftsman. We are so lucky. I love the variety of stone color, shape, size, texture, and design to make for a truly unique masonry project.
The stucco guys were a bit tricky to get started on our project, as they committed to the project, got involved in other projects, pushed back their start time, had to leave again, but finally brought their whole crew out to complete their work this past week. All is done and they did a fabulous job. They were challenged by the areas of three levels at the rear of the house, and having to match stucco to stone, but they did an excellent job. I love the surrounds around each window, and the front door, and I love the keystone above the front door. The color contrast between the cream color of the stucco and the mahogany of the door is really attractive. We're out looking at front-door entry handles and locks.
Photos
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| Rear-stairwell stonework |
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| Stonework around the stairwell door. |
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| Stucco prep around the windows. |
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| Where stucco meets stonework of the fireplace. The craftsmanship to blend the two surfaces together smoothly is really excellent. |
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| Front door finished with stucco surround and stucco keystone. Love it! |
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| Adding the final capstone to the chimney. |
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Posted to Vista-Ridge by Diane in Swanton, OH
on 9/5/2010
I've included photos of the finished drywall. It was a challenge to get to this point, but the finisher is doing a wonderful job with making the walls smooth and straight. We will be ready for painting next week.
We took a weekend to include family in the construction of the deck handrails and metal railing. We used galvanized steel panels that we cut to fit, and attached them to cedar handrails with screws and clips. My son, myself, my husband, his brother, and my mother-in-law all assisted in the project. Using the metal rails was my husband's idea, and all of us who heard him suggest this idea thought he was nuts. But he was insistent that we could incorporate the metal rails and cedar handrails into decking structure that would be attractive, functional, and cost-effective. And we now think he was right!
We had boards cut at the local sawmill in lengths of 2"x6"x10 feet, and 2"x4"x10 feet. We purchased metal rails at a farm supply store in 4'x16' lengths. Measuring carefully, and setting up an assembly line of cutting, assembling screws and clips, and attaching rails and kick boards, we worked around the deck to install the railing.
We are really pleased with the look... how visually "open" the deck is, looking out to the river, and yet it is structurally very strong to prevent anyone falling off the deck. When the subcontractors returned on Monday after our installation on a Sat, and Sunday, they were really surprised, as well as very complimentary on the new look of the finished part of the deck railing. We have more to complete, but the railing is well underway.
Photos
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| Drywall goes up in the kitchen. |
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| Looking up at the loft from the great room. Spiral staircase will be installed shortly after walls are painted. |
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| Working on the deck railing. Cedar handrails are up, and metal frame ready to be installed. |
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| Cutting the metal deck railing. |
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| Grandma helps with the "assembly line" to install the deck railing. |
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| View is unobstructed looking to the Ohio River and Kentucky off the main deck. We love the open look of the metal deck rail with cedar handrails and kick boards. |
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Posted to Vista-Ridge by Diane in Swanton, OH
on 8/29/2010
We started with getting the name of a drywall finisher who came highly recommended by the fellows who were framing our home. They were so sold on this guy that they advised me to line him up early in the process, which I did, and then ask him who he recommended to contact to install the drywall. The finisher is very particular, and sets a high standard for himself and others. He gave the name of two installers, and I contacted both, and had them come to the house to give me a quote. One, as I mentioned in an earlier posting, started the conversation with a comment that my house would be "expensive", due to the many angles and high ceilings. The second fellow was more confident, accepted the challenge, and raised his rate somewhat to account for the installation challenges. I understood that his quote was higher, but I also understood that my project was more challenging than a typical house with square rooms.
So, I chose the second installer, lined him up to start the job following the insulation being blown in, and I lined up the drywall finisher to follow the installer, a natural progression. My husband and I made arrangements to take a little vacation, I arranged for the sheetrock to be delivered while I was on vacation, and I planned to meet the drywall installer on a Monday morning. The installer discussed with me that he might have a day open to start a day or two early, and we set up that he could start when he was ready. I was expecting to hear from him that he had started, but when I didn't hear that he started the project early, I assumed he'd show up on the Monday, as we arranged.
Well... I got my first OMG moment on that Monday! On my drive down from Ohio to my Indiana home, between Indianapolis and Louisville, I got a cell-phone call from my installer. He had been working 7 days a week to install drywall for a major homebuilder, and would NOT be able to do my house at all! He tells me the day he's supposed to start that he can't do the job! Ahhhhh!!! As a courtesy, he offered up his brother (also an installer) to do the job. Except his brother is on a current job and can't even start for a week and a half. I had already lined up the drywall finisher for that next week, and was concerned I'd lose him if I bumped back the install that far. Not happy thoughts going through my head as I drove the rest of the way to my house.
I guess that it just was not meant to be to have that first guy install my drywall. When I arrived at my home and shared what had happened with my framer, he made one phone call, and lined up a friend of his to come install my drywall the next morning! So, when one door closes, another door opens. I shared with my drywall finisher that he would be following a different installer. He wasn't particularly happy about the change in installers, but decided things could still progress.
So, installer #2 takes the job, but he had not seen the extent of the challenges of the house, in regards to those angles and cathedral ceilings. He happened to be available and between jobs, but was at a bit of a disadvantage due to his usual partner having taken a vacation that week. He had stopped by the house during early framing (remember, friend of framer) and had expressed an interest in installing the drywall. So he came with a positive attitude, assistance from the framer, and another helper. He worked hard, but found that the job was more challenging than he expected. One of the challenges was that there were areas where the foam insulation had not been smoothed out to allow for proper installation of the drywall. He was hesitant to discuss his concerns with the guy who installed the foam and concrete. He spent time agonizing over how to make his drywall smooth, assumed that "the walls are out of plumb", and was quite frustrated at not being able to hang smooth drywall seams. A second problem was that my husband wanted the windows (28 total!) wrapped in drywall. That would have been a very labor-intensive process. The installer was totally overwhelmed, and on the morning of the 6th day, he approached me to let me know that he had never before "quit a house", but he could not work on my house anymore! Ahhh!!! Again! He would finish up that day, but he was behind on his next job, and he needed to leave my house to get to his next job.
My framers again came to the rescue. They shaved off the foam insulation to make the walls level to install the drywall. The walls were never out of plumb, it was just that the concrete had pushed the foam blocks slightly, and one needed only to take a sander to the foam to make it level. So the framers stopped their other projects and stepped in to complete the drywall installation. By this time my finisher is ready to start, and we were able to accommodate each group of subcontractors. Drywall finisher worked on the lower level, and framers completed the installation on the main level. Unconventional, but effective. Drywall finisher was not happy and complained about the various issues, but once he "vents", he goes about his business. I even caught him whistling on the job later, so I assumed he was okay with what was going on. I do know that whistling is a better sign than cursing.
I've stopped in daily to check the progress of the drywall finisher, and he is doing a wonderful job. He is pleasant, continues to whistle, and is very complimentary of my home and the views from the decks. He's excited to be working on the project, and is proud of his contribution. So all is well that ends well, and I think he will be done this week. It's been a challenge on my part to keep the project going ahead, what with drywall installers quitting: the first before he started, and the second before he finished. But I think we will be ready for the painter by the end of this week. The house is taking shape!
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Posted to Vista-Ridge by Diane in Swanton, OH
on 8/6/2010
The geothermal unit was installed this past week, with over 400 linear feet of tubing out in the front yard. A trench was dug, going down to bedrock, and the tubing was laid out, dirt set on the tubing, and then tubing folded over itself and laid back to the house. We may have air conditioning as soon as next week. It has been such a HOT, HOT summer!
The stone continues to go up for the rear stairwell, and the outside fireplace exterior. We had to wait (delayed two weeks) for the stucco guys to finish a prior project and get over to ours, so that the mason could set his stonework against the stucco. At least the mason could start on the exterior stairwell wall, so now he will follow the stucco guys as they apply the stucco around the other walls and windows.
Insulation was blown in, and we had a slight problem with them getting in all the corners, and getting the depth correct. The owner of the insulation company was very accommodating, and came back twice at my request to "make it right". It's understandable to miss a few areas in a job this size, (in a hazmat suit, and close to 100 degrees in the house!) Anyway, all is corrected and the insulation job will pass the Touchstone Energy criteria, in an independent inspection.
I received three tile quotes (to install the ceramic tiles I purchased), and they differ by close to $4,000 from the bottom bid to the top bid, with the third bid pretty much between the other two. I'll clarify exactly what the lowest bid includes to make sure all the quotes are comparable, and then make a decision.
The front door was installed and looks great! I've been away on vacation this past week, so stone and stucco have gone on without my being there. It will be exciting to see the progress of the exterior finishes.
The sheetrock for drywall was delivered last week, and the drywall installer is set to start next week. The delivery guys distributed the sheetrock (just over 200 sheets of 4x12 boards!) throughout the house. I'm sure the installer will be busy for quite a few days getting all those boards up.
I ordered the spiral staircase to the loft, and will arrange for the interior doors to be delivered shortly. It's fun to be working on interior projects now. Exterior is almost complete... mostly just soffits, fascia, and decking yet to be installed.
Photos
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| Great-room fireplace. Has plastic over it due to insulation being blown in on ceiling. |
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| Trench for water line. |
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| Blowing in the foam insulation. What a hot, nasty job! |
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| Double mahogany front door. We've kept plywood over the door for protection, but I was able to take a photo without the plywood. |
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| Installing the geothermal loop system. Guys are drilling through the concrete walls to lay the tubing. |
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| Three loops of parallel tubing will run 400 feet out in the yard, and then doubled over itself, back to the house, to provide the necessary heating and cooling support for the geothermal furnace. |
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| Finished PEX plumbing to upstairs and downstairs fixtures. |
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Posted to Vista-Ridge by Diane in Swanton, OH
on 7/26/2010
I've purchased most of the ceramic tile for the floors of the great room, hallways, and bathroom floors. Also, we've picked up lovely tiles for the showers, walls and floors. I've been working with a local small business that installs tile, sells paint, and handles other small home-improvement projects. I finally got a quote for installation from them, and believe the quote is really high. I was planning on using them out of loyalty, but now am having second thoughts about their bid. I've looked into getting two more quotes, one from a local competitor, (another small business that installs tile among other services) and I have a tile installation specialist coming to bid the project as a self-employed individual. I will see how the numbers come in. The first small business has tried to convince me that their bid is fair because there's lots of labor involved. I'm not convinced that he doesn't think that I will question his quote. I will update this blog to tell how the tile installation bids come out. There is a LOT of tile to be put down, so I definitely need to keep on top of the bids, and I need to consider the project carefully.
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Posted to Vista-Ridge by Diane in Swanton, OH
on 7/11/2010
The past week was exciting, as the roof went on, and the exterior doors and windows arrived. They've been installed, and things are really moving along. The roof will need to be finished this coming week, as they got rained out on Friday of last week. Besides, with a metal roof, it's not such a good idea to be up there in the rain, as the metal would be awfully slippery. I don't want to lose good people off the roof, for heaven's sake. I am so in awe of the workers who are putting in such long hours on my house to get it done in this recent blast of heat. Temperatures were in the upper 90's, and they just kept working. They are so conscientious. I cannot be more pleased with the guys we've hired to work on the house.
The mason is about done with the structural work, and the stone for the fireplaces and exterior walls was to be delivered on Friday. I had left on Thurs. afternoon, so have not seen the stone, but expect it will be on site when I return on Monday morning. The fireplace doors have arrived, and will be fitted to the openings in the fireplaces. I spoke with the mason again about colored grout, and he offered to absorb the extra cost of the grout dye. He figures that 1) the grout will look more attractive in a color that matches the stones, and 2) by having a matching grout, any potential drips or spots of grout will be much less noticeable, thus allowing the process to proceed just a bit quicker, as they don't have to worry so much about contrasting grout messing up the stones. I appreciate his offer, as it was about a $250 cost to us to use the dye, and we actually had decided to save the money and compromise with the gray grout. Now we'll have a buff or tan-colored grout. Should look nicer overall.
The electrician has set all the lighting fixtures, and came back to put in the TV jacks and phone jacks. We had completely forgotten about those until he asked if we were going to include them in the house. Well, duh! Our bad to have forgotten about them, but thanks to the electrician we will have TV and phone. Yeah!
The front door will be installed on Monday, according to plan. The guys will have to dismantle the door, taking the doors off the hinges, in order to transport it to the site. It's been at the painters, getting stained and varnished. It is beautiful! We got the door online from Texas, and it's got beveled glass and an arched top. Everyone who's seen it has admired it, and the painter did a lovely job with the finish. I'm not crazy about having to have the door installed, as there are still lots of construction materials (sheetrock, cabinets, tile, counters, appliances, etc.) that need to come into the house. But the stucco needs to come right up to the door, and so it's imperative that the door be installed. We decided to put the door in to apply the stucco, pad the door, and put plywood over the padded door to protect it going forward. Any materials to come in the house will come through one of the other five exterior doors in the house. That should be adequate entry points, I think.
I've lined up the experienced drywall hanger to take on my project. I have arranged for him to start in mid-August. That should give enough time for the rest of the folks to be done with their parts. The HVAC guy comes on Tues. to put in bathroom vents and dryer vent, and take a look at the vent for the kitchen hood. After he completes his vents, the insulation folks will blow in insulation in the ceiling. The house gets "tighter and tighter", what with insulated concrete, energy-efficient windows and doors, and now ceiling insulation. We should be getting the geothermal heating system in before too long, as well. I'm really hoping the energy efficiency of the house will be high. The builder wants to have a Touchstone Energy representative come and "sign off" on the house as being super energy efficient. That would be nice feedback if all was done right.
I've taken a couple days off to come home and get back to my "former life". It was nice to get back into the usual summer routine. I spent time with my husband, harvested vegetables from the garden, weeded the garden, hung laundry on the line, attended a friend's wedding, and celebrated the high-school graduation of my neighbor's son. I head back to the house project first thing in the morning, so it's been nice to take a few days away. Still, while home, we bought entry-door locks, ordered the kitchen hood for the stove, and checked out tiles. Just because we're not "on site" doesn't mean the work stops. It's nice to see the progress, and know that things continue to come along.
Photos
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| Electric panel wiring. Pretty complex. |
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| Cathedral ceiling in the great room. The supports will be wrapped in cedar to match the exterior cedar posts and trusses. |
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| Staining and sealing the cedar posts on the porch. This should keep the color fresh and protect the wood. |
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| Cedar trusses over the front entryway. Front door to come shortly. |
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| Roof windows/skylights installed in the roof. They will provide light to the loft area. |
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| Large Palladian window in the stairwell. Views go from the great room through the window to the Ohio River. |
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| View from the front of the house, through the great room out the back stairwell window. |
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| Back of the house showing kitchen window, (top left), bathroom window, (top right) and loft window in the bumpout. Lower level window is in the bedroom, and to the left you can just see the deck which will get the grill. |
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| View of the Ohio River from the grilling deck. |
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Posted to Vista-Ridge by Diane in Swanton, OH
on 7/5/2010
Last week has been a bit quiet as most subs took the day off on Friday to enjoy the holiday weekend. The mason worked on Friday continuing with the fireplace foundation and blocks up the walls. The great-room fireplace is complete and awaiting the "veneer". We're using full stone, but the term is veneer, whether it's full stone or the thinner veneer. Learning all kinds of new vocabulary on this project. The mason is completing the support structure for the master-bedroom fireplace now. That fireplace will get gas logs, and we've ordered glass doors for each fireplace. I expect those to arrive this week.
I met with two different sheetrock installers over the weekend. The first guy walked into the house, looked around (cathedral ceiling, lots of windows and angles) and pretty much the first words out of his mouth were "this job is going to be expensive". Oh dear... did not make me feel so good. He continued on with a statement that he would have to charge time and materials, as the project was complex enough that he was not comfortable locking in a price by the square foot, which is the usual way of doing business. On a list of two sheetrock installers, he was moving to number three pretty fast. Another installer came on Sunday, and also took a look around. He, too, indicated that the project was fairly complex, but his attitude was much more oriented towards solutions to solve the installation "challenges". He even noticed and commented on a couple things that might need to be adjusted to make the installation look as it should. He was very detail-oriented and it was evident that he respected the complexity of the installation, but expressed confidence that any potential problems could be solved. His bid was higher than what he'd bid for a project with typical square walls, but given the challenges and complexity, I think we need to take that into consideration. I can't really ask someone to take on a challenging project and then expect them to bid the job as though it were a typical job. I'm thinking this gentleman's 40 years of experience will come in handy.
We have the structure for the decks built, but the decking has not been installed yet. We're living with plywood sheets to walk on. But the location is fabulous on the top of a ridgeline. The tiny town at the bottom of the hill hosted a fireworks display over the holiday. We invited a few family members to come to the house to watch the fireworks. Word got around to the rest of the family and by the start of the fireworks the group had grown to 18 people, 4 generations of family, from 7 months to 89! We used rope lighting around the edge of the decks, made constant comments to the 12-year-old (and others) to stay AWAY from the edge. The fireworks were wonderful, the view was outstanding, and no one fell off the decks. Yeah!!!
Looking forward tomorrow to the metal-roof installation, and the delivery of the doors and windows. Everyone says that putting in the windows will really change the look of the house. I can't wait.
We used the Fourth to shop for kitchen appliances. We had been doing research (internet prices, appliance stores, big-box stores, etc.) so had some reference points for prices. I took my list to a "one stop" store, brought my husband along for the final decisions and "went to work". The salesperson was very patient and really did discount every appliance... even below the posted sale price. My husband and I are really pleased with the final cost on all the appliances, and added a washer and dryer, while we were at it. Overall, a productive weekend.
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Posted to Vista-Ridge by Diane in Swanton, OH
on 6/27/2010
Here are the recent photos of progress.
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| Cedar posts around the porches. |
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| Viewing deck trusses off the rear. |
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| Front entryway is coming along. |
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| Master-bedroom-fireplace foundation. |
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| Roof sheathing and tarpaper being installed. Metal roof to follow. |
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Comments (2)
Posted to Vista-Ridge by Diane in Swanton, OH
on 6/27/2010
The cedar posts are being set all the way around the deck. The roof sheathing is on, and the tarpaper is being installed as well. The mason has arrived, and begun his foundation work. It will be exciting to see the stone arrive, which is in a color palette of cream, gold, soft orange, and rusts. We're using local Indiana sandstone for the exterior and interior stonework.
The metal roof should be installed next week, and I expect the exterior doors, as well as the windows to arrive next week for installation. I did a walk-through with the electrician, and that was really interesting. He is very organized, experienced, and detail oriented, thinking of possible lighting options, switch placements, ceiling-fan options, etc. that would not have occurred to me. I feel confident that he will make sure things go as planned. I also met with the HVAC guy, who also needed to coordinate with the electrician, as we are going with an all-electric geothermal system. The plumber also arrived the same morning to check out his portion of drains, plumbing, and gas lines for the gas fireplace in the bedroom. Yes, at one point I had the mason setting the fireplace, the framer installing cedar posts, my foundation/general supervisor checking in, electrician starting his wiring, plumber doing a plumbing "walk through", and HVAC guy starting on his portion. Subcontractor overload!! But they are all nice guys, and they all know each other and have worked collaboratively on houses before.
I'm traveling between my home in Ohio and my construction project in southern Indiana. I actually looked forward to getting on the road to come home to Ohio, and have a nice quiet drive ahead of me that day.
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Posted to Vista-Ridge by Diane in Swanton, OH
on 6/17/2010
We've decided to use tile for most of the flooring throughout the house. The great room is about 20x25, plus it's open to the kitchen, so the tile will flow right into the kitchen. Also we'll tile down the hallway to the master bedroom, and into a guest bathroom, master bath, and probably under the washer/dryer, which will be set into a closet, rather than an actual utility room. I met with a guy who did the measurements for the tile we'll need, so we can start to get an idea about a cost. We also want to use tiles in the bathroom showers on the main floor, so we have to factor in those floors and walls as well. Now I'll be looking for possible sales on tiles that we can pick up in advance and incorporate into the house. It's fun to look at all the tile choices, but why am I always drawn to the most beautiful (read expensive) tiles? I know I will need to compromise on design vs. price/budget, but it's like that on most of the components for the house, I know.
We'll tile the lower level hallway and bathroom as well, and there will be some space to tile under the stairwell. We're planning on using sale tiles (12x12 tiles) in those areas to save some money. It's pretty apparent that the 12x12 tiles are the most common, and therefore the most economical. They would be too small to lay in the great room, so we will use 18x18 tiles for the great room. I'm talking with the design folks about a couple of ways to orient the tile in the great room so it looks like a living area and not an industrial hallway.
We've chosen to use hickory wood for the stairwell. We have access to a local sawmill in southern Indiana that will cut the trees, saw the boards, and create beautiful flooring... all locally. We've lined up a flooring-installer craftsman who will custom-build our staircase. He's come out and measured the rough opening, and will be ready to go once things are moved along a bit further. We should be under roof in a couple weeks, and that, of course, would be a critical factor (as well as having doors and windows installed) prior to floor installation. But things are "in the pipeline" for him to install the hickory stairs and landing. We chose hickory based on recommendations that it's one of the hardest woods, as well as the look of hickory. Hickory wood has a beautiful variegation of blonds, tans, light and medium browns throughout the planks, so that will add to the design element as the flooring will be adjacent to tiles (yet to be chosen).
Finally, bedrooms with get carpeting. I've not chosen colors yet for bedrooms. I'll get a nice carpet for the master bedroom, and will look for low-nap carpeting for the lower bedrooms and for the loft area. Haven't really put too much time into those decisions yet, as I've got time before those need to be decided.
We're not really sure yet what flooring to put in the lower-level storeroom and mechanical room. Part of me wants to use tile to match the other areas, and part of me wants to use a more economical solution (peel and stick tiles, maybe?) as these are rooms that are rarely used. Will give more thought to options for those rooms and decide later.
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Posted to Vista-Ridge by Diane in Swanton, OH
on 6/15/2010
The upper walls have been poured, the roof trusses are on, and the inside walls for the main level have been built. Now it's really looking like a house! We had to tweak a few measurements to get the interior walls lined up properly, but again, the folks we're working with (Mike and Denny, in particular) have been wonderful in their ability to approach a potential problem, and figure out a solution. I continue to be amazed and pleased at their problem-solving skills.
Due to the inaccurate measurements on the plans, interior spaces were "shrunk" due to the increased depth of ICF walls over stick-frame walls. We lost some space inside, but the guys adjusted the loss to areas such as the closets (lost a linen closet in the master bath), and lost some area in the master walk-in closet. Also, I think the kitchen pantry was "downsized". All this was in an attempt to keep the dimensions of the kitchen and master bedroom to the original designed size. I'm willing to trade off kitchen for closets, so all is well. Mike extended the stairwell, as well, which turned out to be a good plan. We have an adequate stairwell, with a lovely landing, to look out the back view right down to the river.
I've been busy continuing to line up subcontractors for the interior finish and design work. I think I'm in good shape, and am early, if anything, in lining up people. I've arranged for the following folks to work on the house: insulation installer, kitchen cabinet builder, granite installation, stairwell installer, ceramic-tile installer, framer to set the spiral staircase from main floor to loft, mason for two fireplaces, drywall finisher, (he'll arrange for a drywall installer that he works with), HVAC guy, plumber, electrician, painter, and finish carpenter. Whew!
I am so fortunate to be building in this area, as all my subcontractors come already recommended to me by family or people who have used them before. Just about every time I mention to a new person who's already working on the house (plumber, electrician, etc.) their name is readily known and all have gotten the "thumbs up" approval. Not one person "on board" has been cited with any kind of negative comments. EVERYONE has made positive comments; the bonus of living or building in a small town, rural area, where reputation is paramount for continued business. Everyone knows everyone, so people are much more likely to protect their good name and act in an honest manner to make things right. Definitely brings peace of mind with such a large project.
The deck supports are going in this week, and stucco and roof will come next week. The mason will start the stonework shortly as well. Once under roof, it will be time to continue on the interior-finish work. Will update when that time comes.
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Posted to Vista-Ridge by Diane in Swanton, OH
on 5/23/2010
This past week saw the framing of the lower-level walls. The concrete floor was poured, drains were put in, and the location of the heating/ac unit was decided. We were originally planning on a dual-heat-pump system with a propane-heat backup system. After talking with our HVAC guy, (and others) about the advantages of geothermal, we decided to go with geothermal. Right now, there are gov't incentives (30%) rebate/tax credit, plus rebates from the electric company, and rebates from the state of Indiana, which, all together, make the geothermal unit comparable in price to a dual system. We currently have geothermal in our own home, and know about the advantages of using geothermal for whole-house heating and air conditioning. The savings going forward are definitely worth looking into geothermal. The initial cost is more expensive (looks like the HVAC guy might be the real winner here, as he gets more money to install a more expensive/efficient system), but going forward our monthly costs will be reduced by having the geothermal. We were initially not going with geothermal, as we did not think that we would recoup the extra costs (due to the high efficiency of the ICF), but with the rebates from the power company, as well as the state, now the cost is worth pursuing installing geothermal. The HVAC guy needs to install the tubing in our front yard, which is plenty big enough. Just need to watch out for the electric line, and water line, and keep away from the buried propane tank.
We are still going to bury a propane tank, even though we won't be heating with propane. We're still planning on a gas log-fireplace in the master bedroom, a propane stove for cooking in the kitchen, and will connect a future outdoor-grill to the propane. We ordered a 500 gallon tank, thinking we'd also need propane for heating, but now that we won't need the propane for heating, we will have one HUGE tank for our use for years to come, I would guess. Once we fill that thing, I guess we will be set for quite some time.
Walls in the lower level are complete for one bedroom, closets in the bedroom(s), bathroom, mechanical room, and crawlspace. After the rest of the walls are complete, the trusses should be ready next week for the floor for the main level. Once the main level floors are set, the next process is to continue up with the ICF walls for main floor. That process should be the same as for the lower level. They frame out the windows and doors, set the blocks, and pour concrete.
My husband and I lucked out yesterday at a builders' supply and plumbing supply house that was having a huge sale on overstock, inventory and floor models. We picked up beautiful Aristokraft maple and cherry cabinets (some still in boxes) for $25 for upper cabinets, and $50 for lower cabinets. NOT scratch and dent... just extra inventory. Boy, were we in the right place at the right time! Also bought a Kohler cast-iron tub ($800 retail) for $50, faucets for kitchen and bath, and even the kitchen sink! Were we glad we have a truck (tub is in the truck... need to get it to new house) and an enclosed trailer. Cabinets, granite tops, sinks, are in the trailer. We'll take those down to the new house once it's under roof. No need to bring them down just yet, as we have no place to put them anyway. Now things are starting to get exciting, as I think we all love the thrill of the hunt. We didn't have an absolute budget for kitchen and bath, but I had done some initial cost and price research. It's nice to bring some parts in under budget, as we continue to find things that we had not thought of that should be added as we go along.
We priced out a driveway, but need to build in a turnaround area for cars and parking. So we talked to the foundation guys to build a small area to park cars. We have a slope down the hill, and decided while we had access to guys with big toys like graders and loaders, we should take advantage and create a small area of terraced backyard, rather than have the lot just "fall down the hill". We have access to beautiful sandstones and limestones on the property, and would like to incorporate them into a terrace wall. It doesn't make much sense to have the guys take their equipment away, only to hire someone in the future to come back and push dirt around. May as well get the work done while we have equipment and the yard is torn up anyway. But it adds up, just the same.
Photos
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| These are the locally grown-and-cut cedar posts that will be around the covered porch, on the deck, and exterior trusses. |
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| Here is a small downstairs bedroom, adjacent to the lower bathroom. |
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| This will be a downstairs bathroom, cozy, but efficient, with tub/shower, toilet and cherry vanity with granite top sink. |
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| Here is the mechanical room, which will house the geothermal heating unit, AC unit and hot water heater. |
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| Walls for the second lower level bedroom. This bedroom is a bit larger than the other lower bedroom. |
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Posted to Vista-Ridge by Diane in Swanton, OH
on 5/15/2010
Here are some photos of work in progress. The ICF forms for the basement are in place, and the foundation guy is pouring the concrete into the forms.
Photos
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| Interior of the basement layout. Scaffolding in place to begin to pour concrete around the forms. |
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| Pouring the concrete into the ICF forms. |
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Posted to Vista-Ridge by Diane in Swanton, OH
on 5/14/2010
Week One saw the excavation, site preparation, basement walls going up, and lots of research. We've now gotten the concrete walls poured, which is a pretty interesting process. A truck comes to the site with concrete, and the guys stand on scaffolding and use a large tube/hose to direct the concrete into the space between the styrofoam blocks. It just fills right from the bottom up. Doors and window openings were sealed off, and the concrete is poured into all the remaining spaces.
This past week gravel was also delivered to the basement, and spread from one end to the other. A space was left open in which to connect the basement drains which will be set by the plumber this next week. The crawlspace now has a heavy vapor barrier, and gravel has been spread on the crawl space as well. In the gravel in the basement, the guys have set grade pins for rails, which will be used to level the concrete for the basement floor. Basement floor gets poured next week. The sewer line has been run under the footer to the outside, and will be connected inside, and run outside. We've not dug the septic system yet, but that will happen, as we are in a rural area, and do not have access to sewers. We will have city water, though, so no need for a well. The rear of the house has a staircase "bump-out" that will be completed with a full-stone exterior. The foundations and footers, for the stone masonry to be added, have been poured.
We've been busy getting bids from HVAC and electricians, and have made our decisions on choosing those folks. We're really fortunate to be building this project in a small-town community in which our subs (due to our family contacts, and advice from our foundation guys) already come pre-screened and approved by others. We feel very fortunate to be able to work with folks who are honest and conscientious tradespeople. It really gives my husband and I peace of mind not to have to "screen" every sub and try to pick out the good ones. Each of the tradespeople we've contacted have come with high personal recommendations, which makes our decision-making so much easier.
I've asked for a few bids on kitchen design, and have had some challenges there. Although we indicated that we were building an ICF house (pertinent word: concrete walls), the first design person drew a plan for us, and told me that he "had to move the kitchen window" in his design. I am at a loss to understand his thought process that moving a window in concrete is less work than adjusting a wooden kitchen cabinet. Also, on his plan the dishwasher was placed adjacent, not to the sink, but adjacent to the stove! Does he expect that I will just want to put my pots and pans right from the stove into the dishwasher? I did not respond to that bid and design, as I felt we were not quite on the "same page".
I have since received a bid from an independent craftsman, who will build custom cabinets exactly to my specifications at 75% less than the prior bid. Needless to say, I've definitely decided to go with him. I'm in the southern Indiana area, so if any of you are building in this area, I can share his name, if you'd like. Just contact me. He does beautiful craftsmanship, and I have seen another kitchen he did. I am so excited to find him and look forward to working with him to build my kitchen, and will talk with him also about additional cabinetry and bathroom vanities.
I head back to the site in a couple days to check on next week's progress. So far, so good. Hope things continue to progress without too much angst.
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Posted to Vista-Ridge by Diane in Swanton, OH
on 5/3/2010
The guys had beautiful weather the first four days to break ground, dig the foundation, and start to erect the ICF forms. Our foundation guys, who are also acting as general contractors just to get the house under roof, have been really busy to clear the site, mark off the house design, dig the foundation, and begin to stack the ICF blocks. There was a slight delay (could have been a BIG problem) in the delivery of the ICF blocks, as they were delivered by a semi truck, which had a really difficult time trying to turn onto the road up to the property, (left-hand turn, truck almost jack-knifed), then, after one of the workers got into the truck to take the driver around the country roads, so as to approach the entrance from the opposite way, the driver still couldn't get the truck up the steep incline.
Ahh, the challenges of living on the top of the world! Waiting, waiting for the truck which never came. Next we see my guy running up the hill... where's the truck??? He got into one of his machines, drove it down the hill, and shortly after, the truck appeared at the top of the hill. When I asked how the truck got up the hill, my contractor replied "You don't want to know". Success is success. Not looking any further.
We also found out that some of the measurements on the plans are measured from the exterior of the ICF wall, and some of the measurements are measured from the interior of the ICF wall. If you get plans utilizing ICF construction, be sure to check that the measurements are consistent... either from the exterior or the interior, but consistent. Found that out on the fly. Our contractor picked up on that, adjusted his measurements, and worked out the details. We are liking this guy more and more. He also had to adjust a rear wall, as the plans did not take into account a structural problem with a stone wall. He picked up on that, adjusted for it, and explained his thinking and his adjustment. End result is an extra 9 sq. ft. in a hallway on the rear of the house.
I've been busy lining up HVAC and electricians, getting bids to hire one of each. I'm waiting for them to give us a bid. I've given PDF files to kitchen design folks, to give me a bid on cabinets. Will see how those numbers come in. Also waiting for bids from roof-insulation folks, and had a preliminary conversation with drywall finisher. My contractor advised that it's never to early to line up people who will be involved later in the process, just to let them know you'll need them later. No one wants to be "caught" needing a pro, and not having started the process.
Talked to the mason and he sent me off to buy a propane-gas fireplace insert. I checked a couple out, but I thought there'd be one choice to make (choose this style or that style). Ohhh, nooo, I need to know vented, direct vent, unvented, attached glass doors, openable glass doors, blower, no blower, remote, no remote, (and more). Fireplace information overload! So I did what anyone would do, I left to recharge my brain, did not make a purchase just yet, and will have another conversation with fireplace mason to narrow down what exactly I'll be needing. At least I'm early in the process, so will have some time to continue to educate myself and make an informed decision. We did pick out the stone for the interior and exterior fireplace walls, so I'm happy about that. My choosing and paying for the stone (rather than the mason buying the stone) saved about $6,000 off the original estimate from the mason. So that was good news.
We bought an 8' x 5' arched-top double-mahogany door for the front door. Got a great deal on it. It's unfinished, but we've lined up a guy to finish the door for us. It's got beveled glass on the top half, and solid mahogany on the bottom portion. Should be really pretty when it's all finished out and installed.
I've purchased all the exterior doors and interior doors, windows, and decking, so those will be available when the time comes to install them. I do still need to line up a painter to paint the doors and walls when we're ready for that portion. I do have a plumber who is ready to set up drains in the basement when the floors are poured. I am expecting that the concrete for walls and floors will begin to be poured tomorrow (weather permitting).
We are going with an electric heat-pump as primary service, with propane backup. We're getting a propane tank buried in the yard to supply gas for heat, kitchen stovetop, and of course, the future fireplace box. We will get a recommendation for what size of a unit we will need to heat and cool the house, adjusted for the superior insulation of the ICF construction. We should be able to heat and cool the house with a smaller unit than what would be placed or needed in a conventional-frame house. I'm waiting to hear back from the HVAC guys on their bids.
I had to leave the site for a couple days, and will return mid-week. Will be interested in seeing the progress while I've been gone.
Photos
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| ICF forms ready to be set. |
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| Basement walls going up. |
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| Driveway stone being delivered. |
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Posted to Vista-Ridge by Diane in Swanton, OH
on 4/24/2010
Looking over the hill to Kentucky. Beginning clearing the land to site the house on the crest of the hill. Excavation to start next week for daylight basement. House will have ICF walls all the way up from basement to main floor. That should keep the utility bills for heating and cooling down. I'll enjoy watching the ICF blocks go up. Our builder refers to the construction similar to LEGO blocks going up. We'll see how that works...
Photos
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| Vista Ridge looking over the Ohio River to Kentucky. |
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Comments (0)
Posted to Vista-Ridge by Diane in Swanton, OH
on 4/24/2010
We break ground on 4/27/2010, an exciting journey to begin. We've been doing LOTS of research and planning (as advised by this website, thank you all), and I'm looking forward to meeting with foundation guys at the site at 6 AM. I thought my husband was the only person to start a workday that early (8:30 AM would have suited me just fine). But I will be on site, with camera, to record the moving of dirt and delivery of supplies. We already have permits in-hand (water, septic and electric), and have done some clearing of scrub bushes and trees to open up the lot. We're on the top of a hill overlooking the Ohio River, so will enjoy the view as we continue to open it up. Will post more as work progresses.
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