Today, Steve emailed me and asked me for as many details as I can give him so that he can create as accurate a bid as possible. I sent Steve the following email:
I don’t mind going with OSB if the 9 foot ceiling height will not be a problem for your and if it will save me in excess of $3000 overall. If the savings is less than $3,000 overall, I would rather pay a little extra and stay away from wood. If we do go with OSB, I would like to use “jumbo” panels to run the full length from the slab up to the top of the gable ends, as well as full length roof panels over a ridge beam and purlins. I would also prefer the use of support beams, ridge beams and purlins so that the ceiling on the second floor is soaring with exposed beams and no roof trusses. You can engineer support beams that go up through the middle of the deviding walls on the first floor and up through the center of the bedroom walls on the second floor.
The reason that I mentioned using Open Joist 2000 openjoist2000.com/ is that this floor joist is very strong and light, makes it very easy to install A/C ducts, cables, plumbing and compact fluorescent recessed cans, and also makes it extremely easy to glue and screw the tongue and groove osb panels that I would like to use for the second floor subfloor. If you choose to mount the joists on top plate of the first floor wall panels, we can spray the interior of the rim joist with insulating foam between floor joists. If the rim joist creates an extra 12” or so of wall height on the exterior elevation, that is OK with me. Or you can mount the floor joists on ledger boards, as long as I don’t loose my 9’ ceiling!
Once the floor plan is completed and the permits are pulled, I can take it to Home Depot or Lowes and have them layout the kitchen and bathrooms for the specific cabinets and sinks that I want. I will shop around on the internet for appliances. The kitchen will feature at least 4 recessed compact fluorescent cans and granite countertops. My brother will supply the countertops, as that is what he does. I can purchase and install the cabinets and counter tops.
First floor Ceiling:
I would like the first floor ceiling finished to level 4, flat with no texture. No crown molding. I will do that myself some day.
I would like to install and finish the trim myself, in 5 ¼” urethane baseboards and custom made oversized door frames.
You can’t beat the price of American Craftsman single hung insulated vinyl windows at Home Depot. I would prefer nail fin, as they are the strongest in my opinionTry and stick to a standard 3 X 6, nothing fancy. 2x3 grills for the front elevation.
It would be good to have the dormers made in SIP panels, for energy savings. The dormers should have a balanced appearance, like in the elevation that I sent you. The roof flashing should be done in GAF Stormguard, If it is not too expensive, it would also be nice to get the tops of the dormers done in standing seam metal instead of fiberglass roof shingles.
Gas and HVAC:
The following appliances will be gas: stove, ventless gas fireplace, tankless gas water heater, gas clothes dryer. If you like, my gas company can run the gas lines for $200 per appliance. I will be using heat strips in the A/C unit, because I intend to use the fireplace for heat. I would like to use an American Standard HVAC unit, Allegianace 16. This is the least expensive dual stage unit they make.
americanstandardair.com. If you can get an equivalent unit for less money, please let me know.
I want to do the caulking, priming and painting myself. This will save quite a bit of money.
Rather than a tub in the master, I would like a shower stall with 2 shower heads. I would like to do the liner and tile work myself. I plan to use Red Guard custombuildingproducts.com/ by Custom Building Products instead of the old fashioned pvc shower pan liner. In case you are wondering, it is code compliant.
I also want to install a frameless shower door myself. I know where to order them at a very reasonable price.
For flashing, I would like to use GAF Stormguard instead of that cheap aluminum stuff. I would like to use GAF Shinglemate instead of regular roofing felt. Although the products is more expensive, it installs so much quicker and easier that it ends up costing the same or even a little less because of the labor savings. I would also like to use GAF Country Mansion Premium designer shingles. I know they are expensive, but I don’t want to put a crappy 3 tab 20 year shingle on your beautiful house.
The front door will be a 3’6” X 8’ insulated fiberglass door by ThermaTrue. The interior doors on the first floor will be Masonite 8’ doors and Masonite 6’8” doors on the second floor. I can install the doors if I need to. I would like an 8’ SGD in the living room instead of windows.
I would like to take care of all the floors myself. Tile (Daltile) downstairs and T&G heart pine engineered flooring over OSB subfloor on the second.
Siding, eaves and facia:
I intend to use either Hardiboard shake siding or high end Vinyl siding, depending upon which type of skin you are going to use, and Hardiboard for the eaves and facia.
I would like to use paperless drywall in the kitchen and bathrooms. I would also like to discuss with you what my options are for a covering on the soaring ceiling on the second floor.