Outside we are now into the second week of the siding job while the drywall crew finished up on the inside of our Modern South Park Bungalow. I ended up going with a 90% smooth, hand-troweled texture on the entire house and garage. It took 165 sheets of drywall, a case of tape and 30 boxes of mud for the entire job on this 1850 s.f. house. My guys do an incredible flawless job so I’m happy once again.
Now that the drywall is done, we are going straight into laying the hardwood floors this week. These are the real deal, 2 1/4″ x 3/4″ Red Oak unfinished wood. Once the house is all done, one of the last things we’ll do is then sand and stain them. These are the best hardwood floors you could ask for, they’ll last 100 years and you can refinish them many times and always change the stain color. Laying unfinished Red Oak and then paying someone to refinish it, is a little more expensive than just laying a pre-finished engineered hardwood, but the quality is second to none. After the hardwoods go in, I’ll then trim out the house on top of them. What you see here is about half of what I bought, I am doing 1200 of the 1850 s.f., which is the whole house minus the two secondary bedrooms.
My new construction project is running very smoothly. After passing the inspection on my house wrap Monday, we were finally able to start putting the Hardi Siding up. I have really been anxious to see what the house will finally look like after all the rough work that gets buried and nobody will see. Now comes the fun part, which actually gives the house its personality. What’s inside the walls is just as good as you guys know, but this part is what I’ll look at every day.
First, I framed the windows with 1 x4″ Hardi Trim. The Hardi Lap Siding on the bottom goes up pretty fast in 12 foot lengths with a 7″ reveal, I went with the smooth version to look clean. The Hardishingle Staggered Edge style up top on the other hand, is quite labor intensive. The pieces are only 48″ wide and go up with a 6″ reveal, but really give the house some dimension and texture. I ran a 1×8″ dividing band board with a 1×2″ shelf on top to separate the styles and add even more detail. The siding comes in primer, but oddly enough the color is similar to what we will actually be using for paint. We are now on our second wall, I can see this siding project stretching out to several weeks as there is tons of detail work and not much room around the house for the scaffolding, but its looking great!
The second inspection we passed this week was on Thursday, for the drywall screw spacing. The mud crew was on standby to start taping and floating everything once the inspector signed off on the hanging job. Once again, this is an extremely specialized crew. Different guys than the drywall hangers last week. We are putting one of the best drywall crews in San Diego on this project and after the whole house is taped and floated we’ll be doing 2 coats of a level 4 smooth hand-troweled texture.
In order to keep up my construction pace, I ordered all the pre-hung interior doors last week, bought the Red Oak unfinished hardwood flooring material this week, and am currently about ready to pull the trigger on the millworks package. It’s all about thinking 2 steps ahead to make sure you don’t run into a 3-week wait for a special order, which in my case is just about everything.
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!
I’m really excited about the Milgard aluminum windows I picked out for this house and have to say I’ve removed tons of aluminum windows but this is the first time I’ve ever put them In. They are a modern energy efficient version of what we took out. With my right hand man Barney, we got them all installed including the 6 foot and 8 foot patio doors in a day and a half. These are new construction windows meaning you have to break the stucco back to install them using nailing fins. Putting them in is easy but the most important part is getting new flashing behind the old felt paper and using Jiffy Seal around them for a good seal. When breaking out your old ones try not to damage the wire mesh or felt paper. There’s a lot of guys flipping houses in San Diego and throwing in retrofit or vinyl lip windows. Believe me, you don’t want to put in vinyl retrofit windows, they will not hold air and warp in less than 10 years. I know because I have them in my house!
For our Mid Century project I wanted to get the stream-lined modern minimalist look so the aluminum was a clear choice. I wanted to use a mixture of casement and awning windows on this project so the master bedroom window was a perfect candidate to replace the old huge slider with a fixed window and 2 casements on the sides. I was able to put together a custom front window also with an awning on the bottom and slider on the top as seen here. I almost went with a really cool look – triple awning on the front, but thought there might not be enough air flow on those hot San Diego summer nights with no A/C so I played it functionally safe and put sliders in the secondary bedrooms as well. Since we are re-stuccoing the whole house I also took this opportunity to break out and replace all the old crawl space vents as you can see at the bottom of the top picture.
After price shopping around at 4 places I ended up getting the best deal at Home Depot. These are special order windows and take 3-4 weeks to arrive so you want to order them as soon as possible so they don’t slow your project down. For orders over $2500 you can request special pricing from the Home Depot Bid Room. Just ask to do so at the Millworks or Contractors desk. In my case they knocked off another 14% and with no delivery charge I ended up paying about $3600 for all the windows including a 6 foot and 8 foot patio door. These windows are of course low E and dual pane. The patio doors were a little more tricky because the frames come in 4 pieces but easy for anyone to do and they installed like a dream. They shut so good it sounds like an airplane door.
I tried out a new drywall patching crew this time and am super happy with the results. They cut out everything square, patched all my Swiss cheese holes from running the mechanicals, and then skim coated the entire house with a new 90% smooth texture. They also had to redo some of the window and door returns from our install, so it was nice to have them there fixing stuff as we were putting in the windows. The inside is ready for paint now, everything is really going smooth with this house. I’m off to the recycle yard with the old aluminum windows now for a nice bonus check for helping the environment!
Did you know Benjamin Moore has over 140 shades of white? Nothing is more classic than a white room and with big wide trims and good architectural details and there’s so much you can do using different shades of white to add texture. In the design world, white interior paint has also been becoming all the rage and we’ve been noticing. After all the hard work trimming out the house, its always a pleasure to start painting inside. Our floors are covered so no worries there, I went back to the well for my old favorite interior trim color Snowbound by Sherwin Williams in a semi-gloss sheen. High-gloss is just too Brady Brunch in my opinion so I always use semi-gloss for trim inside. I sprayed all the interior doors, casings, closet shelving and baseboards with 2 coats after taping the glass up and switching out my chrome hinges with dummies. I keep a bucket of crappy hinges that I don’t mind painting and find it easier to switch them out instead of taping the new ones off. This way also my new chrome hinges stay as new. As you might notice I sprayed the semi-gloss right onto the drywall next to the doors and window trim with no cause for concern, my flat wall paint color will go right over that and you wont be able to see it. Also the hardwood floor refinishing will get any over-spray from the floors upstairs.
For the wall color I tried something new, it’s Cloud White by Benjamin Moore. I didn’t want to use the typical “flipper beige” and wanted to lean modern a bit without creating a full blown white box. I’ll run this color through the whole house to unify these big spaces and provide more flow. The first few pics downstairs you can see the color on the walls already, I’ve layered the space by stacking 3 whites together; Pure White in the ceiling tray, Cloud White on the walls and Snowbound on the trims. I thought that with the huge room size anything too pure white might look like a hospital so with the soft, cream hue that this wall color offers, it will go good with the hardwood floors and be very easy to live with. Cloud White seems to have a chameleon affect, in different rooms and at random times of the day, it picks up color around it, even sometimes almost looking a little pale yellow when the sun is coming in the front room. Since I used good PVA drywall primer I can get away with one coat on the wall paint. I’m rolling the walls carefully with a very small 1/4″ nap roller cover because I have a high-end smooth drywall texture. After all this work getting this hand-troweled luxury finish, the last thing I want to do is use a big nap and add stipple from the paint roller. The walls are looking amazing, probably the nicest finish I’ve ever done, I’m never going back to spray orange peel texture again. The staircase is almost all stripped down to the original wood now as well. Once I get done painting upstairs I’m ripping this paper off the floors and its on! That’s all I got for ya.