Wednesday, September 14, 2005
Long Beach House Remodel
Whole House Remodel and Addition; Plus Garage/Bonus Room
These are completed kitchen photos left out of the original pics at completion. Photos dated 2/17/09. MG
Picture of dining room - woodworking by MG.
Feb. 19, 2007: The back garage has been demolished and the space reclaimed to the back yard. A sliding gate has been installed to allow access into the backyard for parking. Concrete remaining will be removed later - probably packed sand surrounded by plants and raised planters.
Updated Oct 20, 2006: Landscaping has been 95% completed in the front yard - still need more arbor work on North side. Since we moved in, utility bill for electrical was a pleasant surprise under 50/mo. even during the hottest months - no air conditioning - just whole house attic fan. Insulation worked real well combined with foil-faced OSB on roof sheeting.
Plantings seem to be holding thier own - a few didn't make it due to bugs.
Kitchen photos show cabinet doors and drawers installed but not painted - cab fronts not installed yet as they are primed waiting finish paint. Granite was better than expected.
Taken Oct 06;
99% Completed: this one is taken in May06;
Completed Stephanie's bathroom. Skylight over shower helps exhaust moisture and really lights up the space during daytime.
Hallway completed.
4/21/06 The last month has been slower as we have been assiting others with their homes, however, we did work on mostly interior finish work. See below. Included are: after shots of the dining room, Stephanie's closet, master closet, the outside before landscaping starts (designer working on plan for this), hallway where all the rooms converge for two wings (9 doorways); and during shots of master bath, Stephanie's bath, and guest bath. Placed after shot of Stephanie's closet near the during shot. The hallway shot was taken from opposite doorways due to lighting issues. More later. M
Revised 2/26/06 Slowed down a bit to work on other jobs - but completed interior trim install on doors and windows. Need to complete closets next prior to floor sanding and cabinets. Completed front porch - just needs a little paint.
Interior shots of living room, hallway, and shower in master bath.
Below are the exterior views at dusk.
Revised 2/5/06: Completed painting exterior - just a few spots where additional work will be done have yet to be completed (front porch). Started interior trim, and tile in master bath. Starting to complete finish electrical adding plugs and switiches as needed. All door jambs hung, window trim done, and doors to get hung this week prior to painting. Need to select paint colors for interiors, and finalize the design for the kitchen. Selected appliances and will design around them. Need to finalize designs for baths1 and 2. The master bath is getting done first. Will get laundry room done first and get the washer and dryer installed and working. Exterior landscaping needs final design, as well. Will install crown molding this week and start closet designs. Will also mortar up the showers in the 1st and 2nd baths to recieve tile. Will avoid doing cement boards in the future no matter how straight the walls appear to be (they're just more work in the long run).
Revised 1/25/06: Siding on the outside installed; trim 98% done with front porch details to go. Exterior is now primed and the north wall has been stucco'd. Hardwood flooring has been placed and is now resting - will sand it after we paint inside and place cabinets/molding (except for base molding).
Note that the inside has been primed and wood floors have been matched up from older stock salvaged from the rooms we demolished.
New front door has been installed and primed. The place is now securred and locked up. We haven't turned the heat on yet - if we keep the place closed up - it keeps temperature a long time, which means the insulation is working.
Attaching siding included construction adhesive and pneumatically driven roofing nails. We installed the nails on top and glued the nail heads on the previous board to hold the bottoms flush. This way you don't see the nails and the boards don't lift up even under high winds (which we don't get). Should last about 100 yrs - will check back then and see how it's doing :)
Revised 12/25/05: Spent the week placing stone on the concrete we placed on the walls a few weeks ago.
We plan to use some more of it for planters and the front porch area. Front door is ready to be hung and I picked up the door jambs and wood flooring materials last week. We'll get the rest of the trim up and start siding this week.
Revised 12/19/05: Finish work continued: the outside is ready for the stone and trim work - need to complete the stone work 1st followed by the trim work and the siding. Check out the window trim - used recycled rafters to make crown and parting beads by planing and moulding the fir (harvested 50 yrs ago - tight clear fir). I still have a good amount of rafters yet to use for inside moulding work. The inside is ready for priming the walls and starting the oak install on the floor. We have it bundled up to keep moisture out until we have the doors and seals on (keep the outside air out).
Revised 12/9/05 The inspection went fine and we got the green light to proceed with all the finish work. Drywall was installed and textured by one of only a couple of subcontractors on this project. Amazingly strong guys muscled 12 x 4' 5/8" drywall on the whole house - ceilings and all. Two guys would throw it over their heads on ladders and use their heads to hold it up - no easy feat considering 9' ceilings and vaults. I really challenged these guys with 9 different skylight chases with all sorts of compound angles. The results are quite cool and must be seen to be appreciated. Noting the location of wall and ceiling boxes, the drywallers would hang over these areas and cut them out with routers later. The dust was all over the place (not for use when people are living in the place). I couldn't use the ceiling fan until after the drywall was hung - but the tapers appreciated it after it was. One week of applying 2 - 3 coats of mud and sanding - the walls looked really good.
Texturing is a sloppy process. Like spitting pancake batter out of your mouth onto the wall, the process uses a huge mixer and compressor to apply the mud to the surfaces. Vary the thickness of the mud, the pressure of the air and the feed pressure of the liquid mud, plus the gun's aperture and you can 'spit' all sorts of different blobs onto the wall at various velocities. Different splats make different patterns - I like a bunch of fine specs in the background with large blobs in the foreground that are allowed to dry 50% before smashing it sideways to form flat spots or 'clouds'. The guy spraying the stuff (above) was doing this for the last 28 yrs - note drywall spittle on face. The trick is to wipe off the plastic squeegee after each wipe. The squeegee is curved at the ends so they don't leave tracks between wipes. We stuffed leftover insulation in all the outlets and openings to keep them from getting sprayed. It worked well.
Note drywall had a belly band showing a section was added in the middle halfway up the wall - the height was 9' and it only comes in 4' wide strips - they put the error in the center and join the mud between joints at that spot - hence the two wide tape joints in the 'belly'.
White oak T&G flooring coming this week & will sit while we prime the walls and get the trim on the outside before it rains. Trim was primed on all sides first today before applying it to the walls - exterior trim needs it these days. Each window opening takes 7 pieces to complete. Stucco 2nd coat is done, as well as the backing for the veneer stone. Will get stone on 1st and then the siding. Will get the baths tiled during the wet weather to come: polished 18 x 18 veined travertine in the master shower, floor, and countertop - butt joints with as little grout as possible. Need to select for the other two baths - undecided as yet. Corian for the kitchen: no maintenance thank you.
Revised 11/20/05
Up to this time we have been installing electrical, plumbing, heating, stucco wrapping and wire, and low-voltage wiring. The electrical was intense with wires for lighting, plugs, extensions from the garage, alarm, door phone, cable, telephone, computer networking, speakers, and fixtures (furnace, fans, steamer, a/c compressor, stereo). Switches were installed to allow one to switch lights on and off as you enter and leave the room from the opposite side, so you can walk the house from one end to the other switching lights as you go.
Plumbing was involved getting 3 baths, the kitchen, and the washer/dryer room completed. This included a new gas line to the kitchen, dryer, water heater, and furnace in the attic. A dirty job as we did most of it under the house. Since it was already tied in to the garage for temporary use in heating water and running the dryer, we had to disconnect it and test the system a number of times to ensure no leaks. Once we forgot to relight the water heater and Billie found out the next morning's shower --! We heard about it.
Heating was also involved: we installed an allergy filter in the line to keep dust and pollen down. Also added the newest R-6 duct work (the foil faced ducting) for improved insulation of the heat or cooling air. We ordered the stuff on-line and shipped it in from Florida - seems no one would sell to me around here (the air handler and cooling coils) without the C license for heating and cooling. Competition is mean here for the service. I hire an a/c expert to flush and install the Freon (or whatever) to the compressor when we want to get it going. We're going to wait for summer to see how the insulation and attic fan work 1st before popping for a compressor. It's ready to install when needed.
This is the attic space. A platform holds the house heating and cooling unit. To the right of the unit is the whole house attic fan. This house location in Long Beach affords one a choice between using the furnace air conditioner or using the attic fan to cool the house in the summer. Notice the shiny foil-faced roof sheathing
- it reflects heat from entering the attic and it works. Add to that the R-30 fiberglass batt insulation and we get further delay in heat transfer. Add to that 5/8" drywall and it adds up to a well insulated ceiling space.
Insulating the side walls and ceilings is almost completed. Just needs a few more hours of install. The master bedroom has air flow above the insulation to vent the hot air out. The other view is of the kitchen looking through to the dining room and entry areas. We will insulate interior walls as well - I prefer the privacy it lends to the spaces.
Here is another view of the house from the front with the house wrap. No, Home Depot did not pay me for the free advertising ( I was expecting only the Tyvek name!).
The brown paper on the bottom will get stucco and get covered with the stone trim we obtained. Planters and walls will get the stone but not past the top of the brown paper.
Revised 11/8/05
The house is wrapped with a microperferated film Dupont perfected, and the roof is done. Will wait until framing, plumbing, electrical, HVAC, and exterior lath are approved (shortly) for the exterior to be completed. That will include cultured stone on the bottom (from the ground to the top of the brown paper) and siding on the top (like the garage). Need to add trim and gutters during that time as well, not to mention stucco behind the stone.
Inside shots of the electrical and plumbing lines to come.
View from standing on master bedroom roof looking towards the front of the house. skylight is 30" x 30" exterior dimension as a scale frame of reference.
View from sideyard looking towards the front - front porch has been framed up above - the lower will be done later.
Revised 10/16/05: Completed installing corbels and facia, sheeted roof, and started papering it when we got word it was going to rain, so we covered up what we could. Minor drizzel so far, a few leaks into buckets below. Managed to paint the eaves and facia prior to the rain. Now we are set to do the roof shingles. Set all the flashings for skylights and roof penetrations. See roof shot below. Strated the front porch (above) - will wait till exterior sheeting is approved before doing the trim and porch - need to apply paper to the sides and flash before we put the rest of the porch together.
Revised 10/6/05 Completed roof sheeting and called for inspection. Will have roof loaded on the 7th and hopefully start roofing papering the roof on the 10. Need to paint the eaves and facia prior to roofing to prevent overspraying the roof and skylights. Pics to follow. Added link to Sacto house project at end of blog.
Revised 10/2/05 Framing still in progress. The view throught the walls is to the dining room and kitchen from the living room. Pocket doors and wall braces have been added.
Backyard roof line as view from the garage roof. Plastic was used to keep water out from freak rain we had last week that deluged most all of our work. Managed to save it by quick vacuuming and warm weather the next day. The pictures that follow show the work done on outriggers, ridge, and sheeting to prepare for hanging the facia and corbles (this week), after which we will sheet the roof. We will call for inspection for rough framing and take delivery of our roof ing materials this week, most likely the end of the week.
Note new front porch framing on left margin - will add decking after the house is wrapped.
Revised 9/27/05: added picture during shear paneling walls. Due to a lot of cuts, progress goes a bit slowly. We are almost done with shearing the walls. After, we will cut in the rest of the outriggers (those boards sticking out at the tops of the roof), the rafter tails and hang the facia, followed by nailing the roof sheeting. The sheeting will stop short of the front porch area and we'll build the front porch at that time. That way, we get the place covered and then build the porch. After that, we'll finish a few details inside (connectors, bracing, soffit in dining room, HVAC platform, plumbing holes cut through roof, flash the window openings) and then call for framing inspection. That will allow us to get a roof on. We'll prime and paint the facia prior to roofing to avoid spraying the roof with paint (eaves and facia).
Revised 9/22/02 - added pictures of during framing and a before shot - see below. You can magnify the pictures by clicking on them!
Current status: we are doing the framing punch list, and letting a few items go till after we sheet the walls and get the roof sheeting up ( protect against the weather a bit) Skylights (13) took some time to place and cut in. Each one is different except for the paired ones in the kitchen and master bedrooms (which are framed alike).
Small opening in bedroom - 24 x 24 in.
Bath 1: access to attic in foreground placed in bath as other areas were too confined to get to the HVAC without making a zigzag path in the attic. By the time we're done with it, it will hardly get noticed as a small recess in the ceiling (1 in. depth). The skylight is in the background over the shower stall. All the slylights can open.
This one is in living room and is the largest at a 5 x 5 ft opening at the bottom, leading to a 30 x 30 in. skylight at the top. All sides flare out on this one - the others flare only on two sides.
Same skylight in living room looking out into the front yard in the corner. The rolling scaffold has two sections that stack up to 14 ft, which worked well in the garage and in the vaulted parts of the house.
View through kitchen out the back door to the mud porch, with the bedrooms framed on the other side.
__________________________________
This shot is just before concrete was poured, looking at the backyard area where the new bedrooms and bathrooms will be. No plumbing added yet -
and these forms weren't braced, set for steel, j-bolts, hold-downs, tie-wire or leveled.
This is the before shot - not the greatest perspective since the tree is hiding the front entry and the gate is blocking the rest, but you can get an idea of the lack of overhangs at the bay window, and the use of red brick.
This is a view from the back of the house looking at the kitchen. We extended the electrical from the previous garage addition project: it's ready to go for electrical lines to the various circuits (lighting, appliances, etc.). Note 9 Ft ceilings throughout - we added beams on top of the old walls to extend the space up to 9 Ft. Back door is on the right.
Same view from backyard except on top of the old garage looking down. New garage is on the right bottom corner of the picture. We add ceiling joists and rafters on 1st week of Sept. '05. Started vaulting master bedroom with the first joist and beam.
View from back yard. Kitchen area.
View of Master Bedroom area. Below is the front of the house during framing. Another view earlier in the project is below this one.
Here is the beginning of this shot after demo and forms.
View of the front of the house off to the right side. This is a nook area where we will probably put the entertainment center. It could also be used as a reading nook with built-in seating. It is part of the living room. The entry is to the right but about 10' over and under a porch which hasn't been built yet. Gas meter was relocated to this spot as it would have been inside the house had we left it where it was. It moved about 6'.
This is the remodel floor plan of the house. The house was stretched to the right, to the front, and to the back. We used the existing foundation and supplier, reinforcing certain areas to take the new loads from a new roof design. Basically, we decapitated the house, stripped all the walls, removed most of the walls, and kept the plumbing line connections.
We modified the drains, the gas lines, the water lines, pulled all the electrical wires, and saved most of the hardwood flooring.
The lot size is 60 x 120' with an additional 13' in the front for city easement. There are no sidewalks - people walk in the street. Fortunately, the whole neighborhood is like this and drivers are considerate - it also helps that the street is wide.
The original house floor plan was a 3 Bedroom/1 (small) bathroom. The plumbing had been replaced, but the electrical was original 1950s - glass fuses!
For a previous project in Sacramento (circa 1999) , check the house on Mission Way at the link below:
http://mbsnowyegret.homestead.com/Sactohouse.html
These are completed kitchen photos left out of the original pics at completion. Photos dated 2/17/09. MG
Picture of dining room - woodworking by MG.
Feb. 19, 2007: The back garage has been demolished and the space reclaimed to the back yard. A sliding gate has been installed to allow access into the backyard for parking. Concrete remaining will be removed later - probably packed sand surrounded by plants and raised planters.
Updated Oct 20, 2006: Landscaping has been 95% completed in the front yard - still need more arbor work on North side. Since we moved in, utility bill for electrical was a pleasant surprise under 50/mo. even during the hottest months - no air conditioning - just whole house attic fan. Insulation worked real well combined with foil-faced OSB on roof sheeting.
Plantings seem to be holding thier own - a few didn't make it due to bugs.
Kitchen photos show cabinet doors and drawers installed but not painted - cab fronts not installed yet as they are primed waiting finish paint. Granite was better than expected.
Taken Oct 06;
99% Completed: this one is taken in May06;
Completed Stephanie's bathroom. Skylight over shower helps exhaust moisture and really lights up the space during daytime.
Hallway completed.
4/21/06 The last month has been slower as we have been assiting others with their homes, however, we did work on mostly interior finish work. See below. Included are: after shots of the dining room, Stephanie's closet, master closet, the outside before landscaping starts (designer working on plan for this), hallway where all the rooms converge for two wings (9 doorways); and during shots of master bath, Stephanie's bath, and guest bath. Placed after shot of Stephanie's closet near the during shot. The hallway shot was taken from opposite doorways due to lighting issues. More later. M
Revised 2/26/06 Slowed down a bit to work on other jobs - but completed interior trim install on doors and windows. Need to complete closets next prior to floor sanding and cabinets. Completed front porch - just needs a little paint.
Interior shots of living room, hallway, and shower in master bath.
Below are the exterior views at dusk.
Revised 2/5/06: Completed painting exterior - just a few spots where additional work will be done have yet to be completed (front porch). Started interior trim, and tile in master bath. Starting to complete finish electrical adding plugs and switiches as needed. All door jambs hung, window trim done, and doors to get hung this week prior to painting. Need to select paint colors for interiors, and finalize the design for the kitchen. Selected appliances and will design around them. Need to finalize designs for baths1 and 2. The master bath is getting done first. Will get laundry room done first and get the washer and dryer installed and working. Exterior landscaping needs final design, as well. Will install crown molding this week and start closet designs. Will also mortar up the showers in the 1st and 2nd baths to recieve tile. Will avoid doing cement boards in the future no matter how straight the walls appear to be (they're just more work in the long run).
Revised 1/25/06: Siding on the outside installed; trim 98% done with front porch details to go. Exterior is now primed and the north wall has been stucco'd. Hardwood flooring has been placed and is now resting - will sand it after we paint inside and place cabinets/molding (except for base molding). 
Note that the inside has been primed and wood floors have been matched up from older stock salvaged from the rooms we demolished.
New front door has been installed and primed. The place is now securred and locked up. We haven't turned the heat on yet - if we keep the place closed up - it keeps temperature a long time, which means the insulation is working.
Attaching siding included construction adhesive and pneumatically driven roofing nails. We installed the nails on top and glued the nail heads on the previous board to hold the bottoms flush. This way you don't see the nails and the boards don't lift up even under high winds (which we don't get). Should last about 100 yrs - will check back then and see how it's doing :)Revised 12/25/05: Spent the week placing stone on the concrete we placed on the walls a few weeks ago.
We plan to use some more of it for planters and the front porch area. Front door is ready to be hung and I picked up the door jambs and wood flooring materials last week. We'll get the rest of the trim up and start siding this week.
Revised 12/19/05: Finish work continued: the outside is ready for the stone and trim work - need to complete the stone work 1st followed by the trim work and the siding. Check out the window trim - used recycled rafters to make crown and parting beads by planing and moulding the fir (harvested 50 yrs ago - tight clear fir). I still have a good amount of rafters yet to use for inside moulding work. The inside is ready for priming the walls and starting the oak install on the floor. We have it bundled up to keep moisture out until we have the doors and seals on (keep the outside air out).
Revised 12/9/05 The inspection went fine and we got the green light to proceed with all the finish work. Drywall was installed and textured by one of only a couple of subcontractors on this project. Amazingly strong guys muscled 12 x 4' 5/8" drywall on the whole house - ceilings and all. Two guys would throw it over their heads on ladders and use their heads to hold it up - no easy feat considering 9' ceilings and vaults. I really challenged these guys with 9 different skylight chases with all sorts of compound angles. The results are quite cool and must be seen to be appreciated. Noting the location of wall and ceiling boxes, the drywallers would hang over these areas and cut them out with routers later. The dust was all over the place (not for use when people are living in the place). I couldn't use the ceiling fan until after the drywall was hung - but the tapers appreciated it after it was. One week of applying 2 - 3 coats of mud and sanding - the walls looked really good.
Texturing is a sloppy process. Like spitting pancake batter out of your mouth onto the wall, the process uses a huge mixer and compressor to apply the mud to the surfaces. Vary the thickness of the mud, the pressure of the air and the feed pressure of the liquid mud, plus the gun's aperture and you can 'spit' all sorts of different blobs onto the wall at various velocities. Different splats make different patterns - I like a bunch of fine specs in the background with large blobs in the foreground that are allowed to dry 50% before smashing it sideways to form flat spots or 'clouds'. The guy spraying the stuff (above) was doing this for the last 28 yrs - note drywall spittle on face. The trick is to wipe off the plastic squeegee after each wipe. The squeegee is curved at the ends so they don't leave tracks between wipes. We stuffed leftover insulation in all the outlets and openings to keep them from getting sprayed. It worked well.
Note drywall had a belly band showing a section was added in the middle halfway up the wall - the height was 9' and it only comes in 4' wide strips - they put the error in the center and join the mud between joints at that spot - hence the two wide tape joints in the 'belly'.
White oak T&G flooring coming this week & will sit while we prime the walls and get the trim on the outside before it rains. Trim was primed on all sides first today before applying it to the walls - exterior trim needs it these days. Each window opening takes 7 pieces to complete. Stucco 2nd coat is done, as well as the backing for the veneer stone. Will get stone on 1st and then the siding. Will get the baths tiled during the wet weather to come: polished 18 x 18 veined travertine in the master shower, floor, and countertop - butt joints with as little grout as possible. Need to select for the other two baths - undecided as yet. Corian for the kitchen: no maintenance thank you.
Revised 11/20/05
Up to this time we have been installing electrical, plumbing, heating, stucco wrapping and wire, and low-voltage wiring. The electrical was intense with wires for lighting, plugs, extensions from the garage, alarm, door phone, cable, telephone, computer networking, speakers, and fixtures (furnace, fans, steamer, a/c compressor, stereo). Switches were installed to allow one to switch lights on and off as you enter and leave the room from the opposite side, so you can walk the house from one end to the other switching lights as you go.
Plumbing was involved getting 3 baths, the kitchen, and the washer/dryer room completed. This included a new gas line to the kitchen, dryer, water heater, and furnace in the attic. A dirty job as we did most of it under the house. Since it was already tied in to the garage for temporary use in heating water and running the dryer, we had to disconnect it and test the system a number of times to ensure no leaks. Once we forgot to relight the water heater and Billie found out the next morning's shower --! We heard about it.
Heating was also involved: we installed an allergy filter in the line to keep dust and pollen down. Also added the newest R-6 duct work (the foil faced ducting) for improved insulation of the heat or cooling air. We ordered the stuff on-line and shipped it in from Florida - seems no one would sell to me around here (the air handler and cooling coils) without the C license for heating and cooling. Competition is mean here for the service. I hire an a/c expert to flush and install the Freon (or whatever) to the compressor when we want to get it going. We're going to wait for summer to see how the insulation and attic fan work 1st before popping for a compressor. It's ready to install when needed.
This is the attic space. A platform holds the house heating and cooling unit. To the right of the unit is the whole house attic fan. This house location in Long Beach affords one a choice between using the furnace air conditioner or using the attic fan to cool the house in the summer. Notice the shiny foil-faced roof sheathing
- it reflects heat from entering the attic and it works. Add to that the R-30 fiberglass batt insulation and we get further delay in heat transfer. Add to that 5/8" drywall and it adds up to a well insulated ceiling space.
Insulating the side walls and ceilings is almost completed. Just needs a few more hours of install. The master bedroom has air flow above the insulation to vent the hot air out. The other view is of the kitchen looking through to the dining room and entry areas. We will insulate interior walls as well - I prefer the privacy it lends to the spaces.
Here is another view of the house from the front with the house wrap. No, Home Depot did not pay me for the free advertising ( I was expecting only the Tyvek name!).
The brown paper on the bottom will get stucco and get covered with the stone trim we obtained. Planters and walls will get the stone but not past the top of the brown paper.Revised 11/8/05
The house is wrapped with a microperferated film Dupont perfected, and the roof is done. Will wait until framing, plumbing, electrical, HVAC, and exterior lath are approved (shortly) for the exterior to be completed. That will include cultured stone on the bottom (from the ground to the top of the brown paper) and siding on the top (like the garage). Need to add trim and gutters during that time as well, not to mention stucco behind the stone.
Inside shots of the electrical and plumbing lines to come.
View from standing on master bedroom roof looking towards the front of the house. skylight is 30" x 30" exterior dimension as a scale frame of reference.
View from sideyard looking towards the front - front porch has been framed up above - the lower will be done later.Revised 10/16/05: Completed installing corbels and facia, sheeted roof, and started papering it when we got word it was going to rain, so we covered up what we could. Minor drizzel so far, a few leaks into buckets below. Managed to paint the eaves and facia prior to the rain. Now we are set to do the roof shingles. Set all the flashings for skylights and roof penetrations. See roof shot below. Strated the front porch (above) - will wait till exterior sheeting is approved before doing the trim and porch - need to apply paper to the sides and flash before we put the rest of the porch together.
Revised 10/6/05 Completed roof sheeting and called for inspection. Will have roof loaded on the 7th and hopefully start roofing papering the roof on the 10. Need to paint the eaves and facia prior to roofing to prevent overspraying the roof and skylights. Pics to follow. Added link to Sacto house project at end of blog.
Revised 10/2/05 Framing still in progress. The view throught the walls is to the dining room and kitchen from the living room. Pocket doors and wall braces have been added.
Backyard roof line as view from the garage roof. Plastic was used to keep water out from freak rain we had last week that deluged most all of our work. Managed to save it by quick vacuuming and warm weather the next day. The pictures that follow show the work done on outriggers, ridge, and sheeting to prepare for hanging the facia and corbles (this week), after which we will sheet the roof. We will call for inspection for rough framing and take delivery of our roof ing materials this week, most likely the end of the week.
Note new front porch framing on left margin - will add decking after the house is wrapped.
Revised 9/27/05: added picture during shear paneling walls. Due to a lot of cuts, progress goes a bit slowly. We are almost done with shearing the walls. After, we will cut in the rest of the outriggers (those boards sticking out at the tops of the roof), the rafter tails and hang the facia, followed by nailing the roof sheeting. The sheeting will stop short of the front porch area and we'll build the front porch at that time. That way, we get the place covered and then build the porch. After that, we'll finish a few details inside (connectors, bracing, soffit in dining room, HVAC platform, plumbing holes cut through roof, flash the window openings) and then call for framing inspection. That will allow us to get a roof on. We'll prime and paint the facia prior to roofing to avoid spraying the roof with paint (eaves and facia).Revised 9/22/02 - added pictures of during framing and a before shot - see below. You can magnify the pictures by clicking on them!
Current status: we are doing the framing punch list, and letting a few items go till after we sheet the walls and get the roof sheeting up ( protect against the weather a bit) Skylights (13) took some time to place and cut in. Each one is different except for the paired ones in the kitchen and master bedrooms (which are framed alike).
Small opening in bedroom - 24 x 24 in.
Bath 1: access to attic in foreground placed in bath as other areas were too confined to get to the HVAC without making a zigzag path in the attic. By the time we're done with it, it will hardly get noticed as a small recess in the ceiling (1 in. depth). The skylight is in the background over the shower stall. All the slylights can open.
This one is in living room and is the largest at a 5 x 5 ft opening at the bottom, leading to a 30 x 30 in. skylight at the top. All sides flare out on this one - the others flare only on two sides.
Same skylight in living room looking out into the front yard in the corner. The rolling scaffold has two sections that stack up to 14 ft, which worked well in the garage and in the vaulted parts of the house.
View through kitchen out the back door to the mud porch, with the bedrooms framed on the other side.
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This shot is just before concrete was poured, looking at the backyard area where the new bedrooms and bathrooms will be. No plumbing added yet -
and these forms weren't braced, set for steel, j-bolts, hold-downs, tie-wire or leveled.This is the before shot - not the greatest perspective since the tree is hiding the front entry and the gate is blocking the rest, but you can get an idea of the lack of overhangs at the bay window, and the use of red brick.
This is a view from the back of the house looking at the kitchen. We extended the electrical from the previous garage addition project: it's ready to go for electrical lines to the various circuits (lighting, appliances, etc.). Note 9 Ft ceilings throughout - we added beams on top of the old walls to extend the space up to 9 Ft. Back door is on the right.
Same view from backyard except on top of the old garage looking down. New garage is on the right bottom corner of the picture. We add ceiling joists and rafters on 1st week of Sept. '05. Started vaulting master bedroom with the first joist and beam.
Here is the view from inside the master bedroom. The vault is within the overall framing of the wing and required an additional beam to hold the ceiling joists. It centers the vault over the room vs. vaulting the entire wing, which I didn't want to do (no access in the attic if the rafters become the ceiling joists as well). We stocked the drywall before closing up so it would be easier to load.
View from back yard. Kitchen area.
View of Master Bedroom area. Below is the front of the house during framing. Another view earlier in the project is below this one.
Here is the beginning of this shot after demo and forms.
View of the front of the house off to the right side. This is a nook area where we will probably put the entertainment center. It could also be used as a reading nook with built-in seating. It is part of the living room. The entry is to the right but about 10' over and under a porch which hasn't been built yet. Gas meter was relocated to this spot as it would have been inside the house had we left it where it was. It moved about 6'.
This is the remodel floor plan of the house. The house was stretched to the right, to the front, and to the back. We used the existing foundation and supplier, reinforcing certain areas to take the new loads from a new roof design. Basically, we decapitated the house, stripped all the walls, removed most of the walls, and kept the plumbing line connections.
We modified the drains, the gas lines, the water lines, pulled all the electrical wires, and saved most of the hardwood flooring.
The lot size is 60 x 120' with an additional 13' in the front for city easement. There are no sidewalks - people walk in the street. Fortunately, the whole neighborhood is like this and drivers are considerate - it also helps that the street is wide.
The original house floor plan was a 3 Bedroom/1 (small) bathroom. The plumbing had been replaced, but the electrical was original 1950s - glass fuses!
For a previous project in Sacramento (circa 1999) , check the house on Mission Way at the link below:
http://mbsnowyegret.homestead.com/Sactohouse.html
