Huge progress this week in only 4 and a half days of framing, the Modern Bungalow is starting to take shape now with the whole first floor and garage framed up. I haven’t seen anyone doing this in San Diego, my architect is doing these in Austin, Texas and this is the hottest new construction style for the old metro neighborhoods. The house will still have the classic lines of a bungalow but mashed with modern construction and design features. Everyone loves bungalows but this twist is going to give you the best of both worlds with contemporary style being the most popular right now in the home design world.
The underground plumbing, floor system and insulation inspection went a little better the second time on Monday, my regular inspector said everything looked good and he wouldn’t have made me change the sanitee fitting to pass. 3 more signatures on the card and we were able to get the 3/4″ T&G CDX subfloor down.
We put up the North living room wall first and then the front, or East kitchen wall. Notice the 10 foot ceilings downstairs and the 8 foot door heights. We also made all the windows a little taller and lined them up at the 8 foot door height as well. The doors and windows are as high as most peoples ceilings, it makes the house feel so much more expansive. My framers thought I was crazy and never even do 8 foot doors, normally its reserved for McMansions and is popular in Phoenix and Texas so its probably safe to say this is a first for South Park. The coolest thing ever is walking in the front door and looking straight back at the green canyon through the custom 9 foot wide by 8 foot high patio slider doors.
The highlight of the week was lifting up the 19′ balloon wall. Its the exterior wall on the driveway side of the house that reaches all the way to the roof trusses because there is a stairway in this location. You can see the 3 headers that follow the staircase up. It took 9 guys to lift the wall in place it was so heavy with my over sized material. For this house I’m using 2×6 framing for all exterior walls instead of standard 2×4. Besides being structurally superior, this will give me room for a greater insulation barrier for huge energy savings and provide better sound proofing from the nearby flight pattern. Some builders move spacing on wall studs out to 24″ when they go to 2×6 but I left them at 16″ on center. A friend of mine who works for a large National home builder called it a energy saving fortress.
In order to do the wide open modern floorplan, I used Parallam beams to span the 22 foot living room and then hung the joists off the beams. You can see us here lifting the largest beam up which measures 7″x14″x22′
Upstairs I used engineered I joists from Trus Joist. These TJI joists are the highest quality available and resist warping, twisting and shrinking to prevent bouncy or squeaky floors. Besides allowing greater spans from the engineering, one nice thing is you don’t have to crown the wood, they are all perfectly straight and will give a perfectly flat floor upstairs. I’ll fir down each joist so the 14″ beam wont show when we drywall the ceiling in the living room.
In the shear wall locations I’m also using CDX instead of OSB. You can see how large the house is looking here with just the first floor up. It’s going to dwarf the 2-story bungalow next door. Seeing this huge 2-car attached garage and wide driveway is also very atypical for the neighborhood, of course I did a 8′ high garage door to accommodate my truck. Notice also here how the 9′ high garage ceiling height is lower than the second floor, this is where steps lead down to the master suite from the secondary living space to provide a little more interest and privacy. I’m so happy with this cutting edge design, there’s going to be so many cool things going on when its complete to make this a real fun house to live in. We are ready to start the second floor framing this week, there are more cool design features that I cant wait to see take shape. I planned on 2 weeks for rough framing but it will probably stretch out a little longer with all the small pick up work to be done at the end.
I had a productive week starting out by hanging all the OSB plywood on the room addition exterior, it really starts looking like a house once it has something on the framing. After the OSB I wrapped it with Tyvek, wow does Lowes like to advertise! Its amazing how many local rehabbers I see that dont use house wrapping on their additions. They’ll go straight over the OSB with the siding. For $88 bucks you cant go wrong and it really makes a difference on your electric bill and keeps the drafts out. The windows arrived Friday and I got most of them in along with the back door so now it all locks up again. As you can also see I had a retaining wall built this week from CMU block under the perimeter of the new addition. There was such a deep below grade cavity from my excavation that this was necessary for correct drainage and to prevent water intrusion under the house. I’ll backfill the sides now and we’ll be good to go. Another example of how we are doing things right, some guys would have thrown down some plywood and backfilled. The back porch is really neat, cant wait to see everything now with the historic waterfall style #117 siding on it to match the house.
The original owner of the house stopped by and said that their dad build it back in the 20’s. She’s going to give us all the info on the home and story behind it so we can pass it along to the new owner eventually. I am hoping she has some vintage photos of the front so when I go to rebuild the columns and porch area I can replicate it correctly. While I was under the house this week I found some old moonshine jugs, a 1927 Good Housekeeping magazine and a Texas automobile license plate from 1933. Since last weekend we’ve had 10 showings at Neighbor’s House and more offers as well. Spring buyers are out in full force. Cool stuff, stay tuned …
Here’s how my 900+ s.f. addition came out over at The Target House. The floorplan is flowing nicely even with the change in elevation to the master suite. That hallway is actually 46″ wide even though I mistakenly tell you 42″ in the video so its not cramped at all. As you can see I basically had to rebuild the entire floor in that back room this week because it was originally a screened-in porch so it sloped down for drainage. It’s all straight now and lines up perfectly with the new addition. As far as sales go, we are getting great showings at The Neighbors House, Spring is here, the weather is beautiful, flowers are planted and there is a strong smell of home buyer in the air: ).
For those of you taking notes, I just completed step #4 in my standard order for major renovations.
Step#2 Level the existing structures’ foundation
Step#3 Frame up new construction portion
Step#4 Put the roof on
As with any renovation the demo always comes first. Next, I always level the existing house’s foundation so I am starting with something straight before I add on. Thirdly, I frame up the new addition and then finally get the roof on so everything inside will now be dry. After the roof I’ll usually move towards getting the siding on which includes doors and windows then I can have my sub contractors come through and rough-in the electrical, plumbing and hvac. I like to have the house secure before new stuff goes in so this is my reasoning. You can see how the roof gable pops up moving backwards through the addition, this compensates for the interior steps keeping the same 9′ ceiling height throughout.
After my usual price shopping all over town I ended up getting the 30-year roofing material at Lowes for $50/square. If you are spending alot of money at Lowes or Home Depot have them send your quote to the “bid room.” They’ll come back with another 10% off everytime. If you bring in a competitors quote they’ll beat it by 10%. In San Antonio if you can speak a little Spanish you can get a roofing laborer to put on a new layer for $20/square if you supply all the materials whereas roofing contractors charge over $160 with materials. I ended up throwing down about $80/square total after including all new flashings, tar paper and drip edges. I used my favorite color Estate Gray by Owens Corning, it goes with everything and looks rich. This isnt bad and less than half of what a homeowner would pay. This roof is 37 squares so the total price is around $4000 which is a great price for a 30-year shingle with all new metal and added ridge vents on a 2200 s.f. house. Another rain storm caught the guys mid-way Saturday so we’re finishing it up Monday.
We had a buyer come back for a third time on the Neighbor’s House this week as well as tons of calls and another new showing. Nothing in writing yet so we are still patiently waiting.
I got alot done this week on the Target House, with another day rental on the Bobcat but this time with the 2 foot auger attachment I drilled the holes for the 28 piers. The City of SA wants to see them 2 feet deep with #4 rebar at the bottom of each hole. I found a new engineer that came out and inspected the footings before the concrete pour. My old guy tried to raise his prices from 400 to 600 bucks for the inspection but the new guy’s price is only 350 so I am happy. The City of SA doesn’t inspect foundations for room additions anymore themselves, it’s up to the builder to supply his or her own engineers cerificate to satisfy that portion of the building permit.
After the footings were finished Friday I placed all the piers on Saturday so now I am all ready for the framers to come in and knock this puppy out. I used 12″ sonitubes for the piers but the City only calls for 8″. For the small extra cost I just think it provides for a way better product with the larger diameter piers so I always upgrade. We hand mixed 48 bags on 4000 psi concrete and poured them to the top. I’ll lay the 4×6 treated sills (beams) across the top next week before the framers get started. Stay tuned, we’ll be showing you some cool videos of the whole framing process soon!