Week 8

The crew continues to work on the back addition. We are still having record high temperature so they have been coming in real early in the morning. I am hoping the neighbors will forgive me for the noisy wake up call. The walls are up and I can start feeling the space. We were scheduled to install the windows next Monday but the Pella coordinator called me to tell me that they will not install the windows unless the roof is shingled. I had ordered the windows directly and had them initially scheduled for the following week but Steve was expecting to have everything under roof and asked me to move the installation date up thinking that a sheathed roof would be good enough. But the roof without felt or shingles that may not be dry enough and the window company would not take such a risk. It turns out that at any rate the roof framing was not quite completed by the end of the week so we returned the window installation to its initial date hoping that we will have enough good weather to complete roof. Steve brought me some large samples of the shingles and they look great next to the stone. So I am very happy with this selection and can't wait to see it up.

The framing of the back addition is a little tricky because it needs to be aligned with the existing roof of the garage and the intersection of the 2 roof lines with different pitches. We also had to install a supersized beam to replace a pre-engineered girder trusses. The large beam is needed to keep a clear span in the kitchen and was critical because I was trying to keep it as high as possible. We made some changes again going from a pre-engineered roof truss system to conventional framing. In general I try to use that whenever possible but it makes it difficult to make any adjustments if needed as we cannot cut or alter them. Plus there is the wait time for manufacturing. So once again I had to go back and run calculations to make sure everything is structurally sound.

The insulation remained an unresolved issue so I contacted a third company to come look at the project. I am learning a lot about foam insulation. That third company uses closed cell foam and will only work on existing walls filling the cavities through holes from the outside. The rep was very upfront with me about not being able to help. Then finally the first company called me back to give me a final estimate and tell me that they are working on my energy calculations to make sure we will not run into a problem with the building department. If all the paperwork is resolved then I will go ahead with them.

I also got a new HVAC bid and it is a lot more reasonable. We are adding a separate HVAC system for the addition and decided to go with the highest efficiency and quietest especially that the outside condenser will have to sit by the new back door.

Confession: With the intricate roof framing the carpenter asked me if he can trim the top of the beam. As with the bedroom beam I gave him the specification of what can be cut. I was not convinced it was necessary but he kept explaining that somehow it was going to protrude from the roof if we did not especially that I was trying to raise it as high as possible to it does not hang down into the space. According to my drawing it should not have hang down more than 4 inches. Steve and the framer explained the beam will hang down 8 inches and that the existing condition was not exactly as I had anticipated. To tell you the truth I was still not convinced despite several mock up they had done to show me how the rafters will run and connect. And since I was not the one actually cutting the wood and doing the framing I had to go along with their recommendation. As I said before remodeling is a bit more unpredictable then new construction and it doesn't matter how many additions I designed it is impossible to anticipate every condition. So as long as the change does not cause major negative effect we go with the flow and work with the changes.

Week 7

This is a chrged week with a lot of happenings. The master bedroom is pretty much framed and waiting for the windows. In discussion is the beam that would carry the roof replacing the wall we are taking down. Steve wants the beam to be flush so it doesn't hang down. That is optimal but it would mean clipping the ends. I need to make sure we can do that structurally. A little research checking the manufacturer specifications and we are good. I give the clipping specifications to the carpenters and the beam can go flush. The roof over the garage is also up. We had an oversized 2 car garage with  a storage nook. We added a bay and were planning on expanding the nook by removing the current laundry room to add a 4th car space. After serious consideration we decided to replace the laundry room with a full bath and a walk-in pantry and keep the storage. This is an example of a trade-off. Not adding the 4th car would save money that I can use somewhere else.
They also started framing the back addition. That is the largest part of the project. There is some more brick to take down. It is a hot week. 90 d. on wednesday so the workers leave early.
Thursday, Joe the Amish metal installer starts covering the dormer with metal. It is covered when I come home and could not see it until the next day when the guys uncover it for me. It looks great. It is awaiting the flashing and cannot be totally finished until the rest of the roof is done.
The stone guy dropped off the sample boards for the stone and I am really excited about the one I selected. I love materials especially when they are good looking and work well together. That stone will look great next to the existing brick.
I also finally got a quote from the first HVAC contractor. It was shocking. I am still waiting for the second quote and meanwhile contacted a third contractor that Steve recommended. Actually he had done work on a couple of commercial projects I designed and Steve built. I am hoping he will be more affordable.
Confession: I am hitting a wall with the insulation issue. Like I said I am considering using srayed foam insulation instead of batt insulation (the pink stuff). I talked to the product rep and quized him on the technical items. One aproblem is that we will have to provide the building department specifications and calculations to show that it meets the energy code requirments and I want to make sure the installer can provide us with this information before I sign up with them. The salesman came by again to look at the additions now that they are partly up and is supposed to get back to me. I confess that so far I am still not sure which way I should go. The delima is that I have no other option in regards to insulating the domer but I can go either way with the rest of the addition, except they will not come out just for the dormer. Not sure yet how this will be resolved.  

Click here to see pictures http://adventures-in-remodeling.blogspot.com/p/week-7.html

Week 6

The brick in the front is down and the framing of the master bedroom and garage begins. To speed things up Steve askes if can stick frame the roof over the badroom instead of using trusses. I agreed. We often do that unless the roof is too complicated to make last minute calculations. By the end of the week I can see both spaces.
The dormer window is delivered and installed and it really looks good on the inside even though it is still covered with blue plastic tarp. I met with the Amish roofer and asked for a price on using copper as well as regular metal. The copper roof will blow out the budget so I opted for a copper look metal that will remain shinny. The cost is still fairly high, higher than I expected and normally I would get another bid but Steve is not comfortable handing this installation to someone else. Steve is very good at working with me to make important things happen without breaking the bank and we worked it out so the metal roof could be installed. 
I am still waiting for the proposal from the HVAC contractor and decided to get another bid so I had another company that does both HVAC and plumbing come by. Steve's plumber never came to the site and I really wanted to talk about what needs to be done and how we were going to do it. I am also looking at installing an instant hot water heater for the kitchen and the added bath. Pete the technician was very helpful and educated me on my options. I am waiting on his proposal too.
Steve tells me we are 4 days ahead of schedule and that should be good news.  
Confession: I am behind in my selections and still have not finalized the kitchen layout. I tend to design and change things as we go. Not good for the schedule or the budget and it is the type of thing that normally discourage my clients from doing, but I am aware of it and I am making sure I know the cost of the change and if I can trade it off for something else I don't need as much. My aim is to not go over the budget and one way to do that is to take something out when you add something in. I will also forfeit the change if it will considerably delay the work.
See Pictures http://adventures-in-remodeling.blogspot.com/p/week-6.html