[UPDATE MARCH 2016: since this post was written, Leanne and I have entered into a contract dispute with Ridgewater Homes. For more details, click here.]
Happy New Year Team!
(Too busy e-mailing to update your blog? Try doing both at once!
I have been working hard on the day-to-day discussions, decisions and actual work of our renovation and retrofit so I haven’t had time to update this blog with all the exciting things going on. Yesterday I asked myself if I can combine these things and post an update that I would normally send by email to the team. Let’s see if it works! This way the team gets more photos and you get more nitty-gritty details.)
Here is an update to get everyone on the same page. I will be teaching two classes (from 9-5) this week from Monday to Thursday, January 4-7, so I will not be on hand on site as much as usual. I’ll be around Friday, though.
To remind you of who everyone is, here is a list:
Amber, Project Manager
Steve, Site Supervisor
Heritage Professional–Donald Luxton and Associates
Dave, my father-in-law, retired electrician and DIY home-builder
Brian, electrician, Big Mountain Electric
Leanne, my wife and electrician-in-training
Plumbing–Meadowridge Plumbing and Gas
Chimney and Fireplace
Ron, the neighbour-who-knows-about-masonry
Lighthouse/UBC/BCIT case study
Veronica, Project Lead from Lighthouse Sustainable Building
The house is more supported than it has been in its entire 92 year history. It is sitting on its new foundation walls, two interior temporary walls and its 3 new permanent steel beams as well as its new steel posts.
If you remember what the front steps looked like, you’ll notice that the ground level has risen a little, so we’ll have to adjust it if we want to replicate the front porch as it was. However, Steve, I don’t think anyone would object if we reduced the number of front steps by one. Would you agree, Don?
This room, which used to be an unheated crawl space under the porch, will now be a root cellar!
The front porch has its joists but we are waiting for clarification on what surface we should put on it assuming we use spray foam insulation on the ceiling of the space below.
Thank you, Steve for suggesting we have the steel beams pre-painted. Thank you also for making them short enough to fit 2″ of foam insulation between the end of the beams and the exterior wall to reduce thermal bridging.
One steel post is missing because I understand its length is being adjusted. Final adjustments to the support system have not been made yet.
The basement ceiling joists around the hole where the central chimney was
I would still appreciate some reinforcement of the joists around the interior stairwell and central chimney hole, especially if it is easier to do now than later.
Sidenote: Leanne and I were grateful that the house was supported better than it has ever been (new foundation, 2 temporary walls plus three new steel beams) by the time the earthquake shook Hammond last week! Whew!
I have removed and preserved some siding from the bathroom walls which will be dismantled. The bathroom window will be reused but I did not have time to remove it yet.
I planned to remove the rest of the siding around the window when I could determine exactly where the new exterior wall will attach between the pantry window and the existing bathroom window. I want to make a clean cut up the wall to avoid having to replace any siding on the section of wall that will be under the new porch.
The bathroom has now been gutted in preparation for its rebuild. That involved a lot of insulation falling out of the attic space above the ceiling. You may find some Roxul insulation and also original black rock wool insulation. The latter may look like mold or something worse, but it is harmless. Although it is a dusty space, I don’t believe there are any health concerns.
The East side of the upper floor has also been partially gutted in preparation for the dormer. I am still planning to strip the entire upper floor to the roof joists so that we can thicken the roof joist space and fill it with spray foam.
I have stacked leftover lumber, organized by type and length, in an easily accessible spot to the north of the house. Please use it (even if it’s a little dirty)! I know that nice clean lumber is relatively cheap, but we would like to avoid wasting resources.
Leanne and I are looking forward to watching the addition and dormer being framed.
I don’t want to slow the work down by demanding special care be taken to reuse and recycle. However, if the crew can simply create piles of similar material, I can take care of it later.
In addition to the containers I left for metal scrap, plastic, organics, paper/cardboard, etc., piles would be useful in the following categories:
- reuseable constuction wood (2X4, 2X6 etc.) with no nails or screws
- reuseable constuction wood (2X4, 2X6 etc.) containing nails or screws (I can remove them)
- firewood (wood is clean, contains nails and pieces are too small or damaged to reuse)
- junk wood to landfill (with paint or spay foam stuck to it so it can’t be burned)
There is a pile of waste wood on the North side of the house which I didn’t get time to remove. It is a mix of 1 and 2 above.
The future legal basement suite plumbing and sump have been roughed in by Meadowridge. Thanks guys!
The Maple Ridge plumbing inspector was able to fit in an inspection just before the Christmas break and gave the work a partial pass. I don’t know whether that means we can now back fill over the pipes or not. Richard?
Dave, Brian and I are in the process of getting approval from BC Hydro for a new underground 200amp service to the house. (The City of Maple Ridge Engineering Dept. is requiring all services to be underground as part of our Heritage Revitalization Agreement and re-zoning). Hydro has said that if we get the site plan and paperwork they require in to them before January 12th, they estimate their design team will have a design ready by March 7th, at which point we can schedule the connection to be made.
I am not alone in thinking that this lengthy process suggests that Hydro believes this is a larger project than a simple residential connection. It is not the first time that Leanne and I have felt the powers-that-be are treating us like a development corporation. This week will be our first opportunity to find out if there has been a misunderstanding. I hope Brian or Dave can find time to discuss this with BC Hydro.
Construction electrical service
The Ridgewater crew has been using the outside outlets on the Little Yellow House for power. These outlets are on 15amp breakers which has resulted in breakers tripping and interrupted work. The electrical team is working on a solution.
In the meantime, I have provided two extension cords, one red, one green, running out the window of the Little Yellow House (in such a way that the window is still secure) which are plugged into the 20amp outlets in the kitchen. With the two exterior outlets, still available, and another outlet available from the Yellow House garage, I hope that will be enough power for now. We have a few more cords you are welcome to use.
Steve, please let me know if this solution works, or whether we need to try something else. Thanks.
Apologies, Steve, for not doing my homework. I intended to finish back-filling the basement stairwell hole, but the ground was frozen by the time I got around to doing it after Christmas. You can still leave it to us. Let me know if that hole is holding up the work and we’ll put it at the top of our list. Otherwise, I’ll wait for a warmer stretch of weather.
Basement slab preparation:
Once the temporary walls are removed we can start to work toward pouring the basement floor slab. Much of this work can be left to us (Leanne, Dave and I under Steve and Amber’s direction) while the Ridgewater crew works on framing in the addition and dormer. These are the steps as I understand them:
- fill in dips left by Nickel Bros’ cribbing (remove that remaining cribbing block on the North side of the basement first)
- fill the root cellar with crushed rock only, leaving 4″ for concrete
- level the rest of the basement with crushed rock and sand (if it can be compacted enough–please advise), leaving room for 3″ of rigid foam and 4″ of concrete
- smooth off any concrete lumps on the forms so that there is enough room for the foam and the concrete
- compact the fill as much as possible to avoid settling of the ground under the slab
- laying the 3″ of Terrafoam rigid insulation
- adding Terrafoam to the perimeter walls up to the level of the slab (4″) and also up the sides of all post and interior wall footings to completely separate the basement slab from the foundation walls
- surrounding all roughed in plumbing coming up through the floor with Terrafoam
- laying a plastic vapour barrier on top of the foam and part way up the walls and posts
- laying wire mesh on top of the vapour barrier and foam to stabilize the concrete and tie the radiant heating pipes to
- mapping out and tying the radiant heating pipes to the wire mesh in lengths of 250 feet under the direction of Richard and Meadowridge plumbing.
- Pour the concrete!
Ed from Haney Builders should have ordered all the new triple-paned fiberglass windows. However, there was one adjustment we made before the holidays which may mean the order has not gone to Milgard Windows yet. I’ll let you know when we can expect them.
I understand that the key to energy efficiency with windows is the way they are installed, so I want to make sure we use best practices here (whether it is us or Ridgewater who ends up installing them).
Spray Foam Insulation Confusion:
I am hearing different opinions about what is needed for using spray foam insulation in attic spaces. Once we spray, it is very difficult to correct any mistakes, so we have to get this right.
The question is, do we need to ventilate the roof surface (mostly to extend the life of the roofing material) or not?
Right now, the 2X6 roof joists of the main part of the house are strapped with 1X4 boards (3/4″ thick) and sheathed with 1/2″ plywood. The shed addition roof (which will be replaced) has 2X4 joists sheathed with plywood.
I am reading information online which says that if spray foam is installed correctly, it should allow for no air gap between the underside of the roof and the foam and also allow no moisture to escape into that space from inside the house.
The concern seems to be that asphalt shingles get hotter in the sun if there is no airspace beneath them, which reduces their life span. However, there is research which states that the colour of the shingles and other factors has more impact on their temperature than ventilation does.
I have asked Maple Ridge’s Head of Building Inspection about whether the BC Building code has anything to say about this, but I’m looking for the best information available on this question before we proceed. Veronica?
We also need to know if this question affects what we can do with the front and back porch surfaces. Both have living space beneath them. I would like to clear this question up quickly so we can rebuild the front porch.
Finally, a big shout out to our amazing neighbour, Ron, who volunteered his time on the day the house was lowered on to its new foundation and took care of our chimney and fireplace with such skill! Ron has now finished the brickwork to connect the chimney to its new foundation. He says he will work on repairing any damage to the fireplace in his free time in the new year.
When you lift a house with a chimney for any reason, standard practice is to remove the chimney and that means removing the fireplace, too. Without Ron’s expert opinion and confidence that the fireplace could be saved, we would have lost a key heritage feature of the house. Once you remove a brick chimney, the BC Building Code will not let you build a new one.
Thank you, Ron!
And thank you to everyone who has helped us so far in our audacious home energy retrofit project.
That concludes your 2016 update! As you can guess, there is a lot more to most of these items but they will have to wait until more pressing matters are dealt with.
Leanne and I are looking forward to this next stage of the project, together with all the help and support from everyone on the team and the community at large.
Joyously looking to the future, we wish you all a happy and fulfilling 2016!