by Tom | Nov 17, 2012 | House Design, San Diego Real Estate Market, South Park Modern Bungalow
Just over 4 months since I poured the foundation on our Modern Bungalow, we are making progress over in South Park, walk through with me and let me know what you think. The grey interior colors might appear a little soft but don’t let that fool you.
Once I get the warmth from the hardwood floor refinishing, and my bold surprise cabinet choices, it will all work. I’m moving straight into tile now and concrete flat work outside. My electrician is trimming out and we just passed the meter inspection Friday so I can call SDG&E now to get the power moved from my temporary pole to the house. Construction rough in is complete.
Have a Happy Thanksgiving and thanks for following!
by Tom | Nov 9, 2012 | South Park Modern Bungalow
The James Hardi Siding came out really nice. exterior paint got finished last weekend, here are some pics that show how it came out. Its vivid and bold, definitely not predictable colors from the Craftsman era but leaning more modern.
The bronze aluminum windows also really give it a sort of commercial modern look and contrast well with the light trim. The stained overhangs and individually painted rafter tails are really a surprise detail not to be overlooked.
On the front porch, I went with a bronze standing seam metal roof, it ties into the windows and the main roof color. I feel that I got a really good deal at 700 bucks and my sub contractor hand made it on site.
The cedar porch posts and beam were also stained to match the eaves. The visible T&G under the porch is also stained to match the eaves, I’ll show this detail later with a better pic.
While the house was getting painted outside, I was inside trimming it out. I went with the Craftsman style 3-panel doors this time. Its the first time I’ve used them and they are pretty swell, especially the 8 foot high ones and the parlor doors on the bedroom closets.
Even the water closet pocket doors are the same style. I used 8″ baseboards and 4″ door casings. There are only 2 bedrooms that will get carpet, you can see I left the baseboards up 1/2″ off the floor in those rooms.
Here is the order I do interiors in: 1. Hang Drywall 2. Install Hardwood floors 3. Trim out 4. Spray Ceilings 5. Spray trims 6. Paint walls 7. Tile 8. Install Millworks 9. Refinish Hardwoods 10. Carpet.
When painting ceilings and walls I love coming with a roller behind the sprayer, your coat comes out way nicer and the roller pushed the paint into the new drywall. I also use PVA drywall primer on the new drywall. Everything always gets 2 coats as well.
There are other methods that work too, I’ve seen guys actually put the wall color on before trimming out the house and hanging doors. Then they come back and just paint the trim. For me I think it causes too much touch up later and the dust inside the house when you are cutting all the MDF trim gets everywhere.
You can see the guys spraying the ceiling and back rolling while still wet. I’m trying a lot of new things on this project with the interior paint colors and finishes and reversing lights and darks in a way most people don’t see. Its always more work to try new ideas but challenging and rewarding to keep progressing.
I am doing a fully custom millworks package (cabinets) for the whole house. Its on order and getting built, should arrive around the end of this month. After the interior paint we will move into the tile jobs inside and the concrete driveway, small retaining wall and flatwork outside.
by Tom | Sep 29, 2012 | Drywall and Texture, Insulation, Siding, South Park Modern Bungalow
Rough Inspection in San Diego. 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!
by Tom | Feb 12, 2012 | San Diego Real Estate Market
Right on track we are moving into the interior paint job on our Mid Century Modern renovation. Up top on the Cedar tongue and groove ceiling, I was at a crossroads this week with regards to what product I should use on it after all that work sandblasting it raw. Cedar is a soft wood with natural tannins in it, so any oil based poly or urethane would certainly make the wood darker which I didn’t want to do. There were many options such as linseed oil, wood wax, polyurethane, acrylic sealer, Danish oil, etc. Also some thick poly’s will yellow over time and darken the wood. I ended up using Satin Deft Acrylic Wood Finish from Home Depot. I sampled this product also in semi-gloss and gloss but it came out a little hazy for my liking. I couldn’t spray the Deft Finish and get enough penetration so it had to be applied thick with a roller and then back brushed in order to get into the open grains.
It came out really good, highlighting the natural color and grains and doesn’t look too plastic-like or shiny. The walls are also now in primer with Glidden PVA drywall primer. We are applying it with a 1/4″ nap roller and then sanding between coats in order to keep our smooth texture and not add roller stipple. On the walls I’m going with Decorator White by Behr this time in flat for the whole house, except I’ll switch the sheen to satin in the kitchen and bathrooms. With my wood ceilings and floors there’s no chance of the house looking too sterile with the white walls. Next up we’ll be spraying all the interior doors and trims with the color Sherwin Williams Snowbound in semi-gloss. The beams in the house now have the first coat of Behr Olive Leaf in satin on them as you can see. The dark green next to the natural reddish Cedar is really contrasting and looks dramatic and especially period correct.
My new stucco guy came this week to do all the patching around my aluminum windows and doors we put in as well as scratch and brown coat the front of the garage where we covered the existing paneling. After 2 days of showing up after 9 am by himself, he finally brought in a helper and they knocked it out. I look to hire sub contractors who are there at 7:30, bust ass all day like we do, and not drag it out. There are really 2 kinds of contractors out there, the hard working, taking care of business hungry guys and then the ones that seem to drag everything out and want to make small talk with you all day.
When he opened his air compressor line to bleed out the tank on my new driveway I almost lost it. You guys who have air compressors know that the air inside the tank is usually oily and rusty and will stain anything it drains out on. There is a job site etiquette that most guys follow but this guy clearly doesn’t see the big picture. When I called him out on it he mumbled something about it being a “flip” to one of my workers, as if that puts my job in a different category of service from him. Don’t get me wrong we have fun at work but I don’t think I’ll be using this guy again no matter how good the price or end product is. This year I am really concentrating at building the best team possible which will make my business run smoother for the future. It’s a continual battle, first you find sub contractors and then you start switching them out for better ones. Like anything else, the good sub contractors are always busy. The B grade ones will usually be the guys you find first.
Don’t forget to tune into my interview on Blog Talk Radio Monday night at 8 PM PST hosted by Jim The Realtor. You guys can actually call in to the show using the 1-800 number if you aren’t too shy or type me house flipping and design questions live. If you miss it we’ll have a podcast available after the show. Here’s a link to listen live tomorrow night:
by Tom | Sep 4, 2011 | Interior Paint, Painted Lady
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 – Tom Tarrant
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.