I’m rockin’ and rollin’ baby! Monday I passed the huge, monumental Frame and Rough inspection. The inspector looks at how the whole house was framed, Simpson hardware installations, shear panel nailing and then electrical, plumbing, hvac duct work, ventilation and fire sprinklers. There are so many little things that he looks for, that its easy to fail but I’ve been through this so many times we’ve got it dialed now. He was very impressed with the quality of my work and how fast we built the house, we just passed the 2-month mark from when we got our permit stamps and poured the foundation. I had the insulation company ready to come in Tuesday morning so we didn’t lose any time.
I use Tracy at OJ Insulation out of Escondido, I would pay the same money just buying the insulation at Home Depot for what it costs to have them do it. Since I went 2×6 on my exterior walls I was able to upgrade the standard R 13 wall insulation to twice-as-thick R 19, this is going to be a huge energy saver. The guys hung all exterior walls, between floors, attic, HVAC closet and bathrooms for noise reduction, in a day so I could call in the insulation inspection. The insulation job ran about $1500 bucks for materials and labor. Here in San Diego the inspector wants to verify the insulation before you can hang drywall, we passed this second inspection on Wednesday this week and I had the drywall hangers ready to come in on Thursday.
I’m using the same drywall crew that did my big historic project last summer The Painted Lady. There are less expensive guys I know that were chomping at the bit to do it, but this crew specializes in smooth hand troweled texture and I want the best for this house. They do all the custom spec houses and million-dollar Coronado remodels. I didn’t want the skip trowel or birdseye finish that most guys do, it costs more to go smooth because you are basically doing 2 coats of mud on the whole house and using lights at night to make sure everything is flat. The drywall hangers are old guys, one guy is 62 and another is 71 years old. I didn’t have to ask how long they’ve been hanging drywall but the texture guys wont use anybody else because the better its hung, the easier it is to get perfect smooth walls. The extra time we spent “straight edging” the walls is paying off. We took an 8-foot level and went around the whole house planing down high wall studs and shimming low ones to prep for the drywall.
The next inspection I have next week is for drywall screw spacing before we can tape and float. At the same time the inspector will sign off on the exterior moisture barrier so we can start installing the Hardi Siding on the house. I used the best product out there, Tyvek Home Wrap. My siding delivery comes on Monday so we’ll be off to the races on the exterior siding while the drywall guys continue inside. This project is running like a machine, its all production work and as long as you have the materials ordered and ready, pass inspections in a timely manner and have sub-contractors lined up, its like running a factory, I should know from my old days from the snowboard factory. Thanks for following!