Tag Archives: exterior

Notes, 18 Dec. 2015

Early start to walk the house with Ron Dahlke from Ranserve, prepping for the week ahead and closing out this week.

Above, with temps in the high 30s, Ernesto works in short sleeves, building out the forms for the walk along the side of the house to the kitchen door, then turning 90 degrees to pace out to the driveway. Concrete for these pads is scheduled for the week of 28 December.

Ron and Steven inventoried the bathroom and kitchen fixtures. Master bath at 6, mudroom bath at 3, Jadin's bath and bath 3 at  12, and kitchen at 9.
Ron and Steven inventoried the bathroom and kitchen fixtures. Master bath at 6, mudroom bath at 3, Jadin’s bath and bath 3 at 12, and kitchen at 9.
Ron and Steven tested alternate-sized strike plates. The deep casing around each door means we need extended strike plates -- otherwise the latch will wear against the wood.
Ron and Steven tested alternate-sized strike plates. The deep casing around each door means we need extended strike plates — otherwise the latch will wear against the wood. This is an example of how small decisions cascade — the deeper casing triggers more thought.
Central Texas Custom Cabinets delivered more shelves and doors for the kitchen cabinets -- and Bassam is back to continue installation -- now that the painters have taken down the protective plastic sheeting.
Central Texas Custom Cabinets delivered more shelves and doors for the kitchen cabinets — and Bassam is back to continue installation — now that the painters have taken down the protective plastic sheeting.
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Busting the forms, taking out the front walk

Above, the team from Gilsa Construction is busting the forms off the new garage slab poured last week. The slab is now covered with plastic sheeting — as Mauricio says — to help prevent people damaging it with hammers, dropping paint, etc.

Gilsa used a Bobcat to clear the debris out from behind the garage and to grade the remaining dirt properly for drainage. The bare dirt will be covered with landscape fabric to prevent weeds, which will then be covered with three inches of black rock.
Gilsa used a Bobcat to clear the debris out from behind the garage and to grade the remaining dirt properly for drainage. The bare dirt will be covered with landscape fabric to prevent weeds, which will then be covered with three inches of black rock.
In front of the house, Gilsa used the Bobcat to rip out a long section of the front walk. We plan concrete pavers for this section. The Bobcat tore up sections of the lawn that will need to be repaired.
In front of the house, Gilsa used the Bobcat to rip out a long section of the front walk. We plan concrete pavers for this section. The Bobcat tore up sections of the lawn that will need to be repaired.
Gilsa is also using the Bobcat to lower the grade of what was the rock deck off the kitchen-side door. Like the area behind the garage, this will be graded for drainage, covered with landscape fabric to help prevent weeds, and then black rock for landscaping -- with concrete pads as a walkway.
Gilsa is also using the Bobcat to lower the grade of what was the rock deck off the kitchen-side door. Like the area behind the garage, this will be graded for drainage, covered with landscape fabric to help prevent weeds, and then black rock for landscaping — with concrete pads as a walkway.
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Outside / Inside

The artistic shot above is the interior of the wood forms that Gilsa is building for the front walk. Each is 21 inches wide, four-feet long.

Storing the forms at woodshop outside the garage.
Storing the forms at woodshop outside the garage.
Gilsa extended the forms for the front walk, nearly to the 90-degree corner to the kitchen side door.
Gilsa extended the forms for the front walk, nearly to the 90-degree corner to the kitchen side door.

That’s outside. Inside, the painters continue, spraying the final paint color, sanding it, prepping for the final layer of paint.

DSC_7522

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Exterior progress

While the painters work inside, Gilsa Construction advanced today from pouring the garage foundation to start framing the forms for the front walk.

Above, the mid-size pad that will serve as the keystone pivot for the walk to the kitchen side of the house and to the front walk to the street. Ron and Steven designed this last week as the garage pour began to cure.

And the new garage slab is beginning to dry out after a weekend of rain.
And the new garage slab is beginning to dry out after a weekend of rain.

 

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Talk and walk the week

9 a.m. Monday morning to talk and walk the week ahead.

Ron Dahlke from Ranserve, left, and Mauricio from Gilsa, right, recovering from his heart attack, meet Steven to plan the concrete pour for the garage foundation. We're aiming for Thursday, depending on city inspections of forms and steelwork. In front of the house, we plan the pavers that will replace part of the walk to the patio, and the landing in front of the porch. The cardboard on the ground approximates the location and size of the landing. The pavers will extend around the front of the house to the site of the former kitchen deck, which Gilsa has removed via Bobcat. Gilsa will now regrade the ex-deck to ensure water flows away from the side door off the kitchen. And ... Gilsa will also regrade behind the garage and enlarge the concrete slab to be used for the HVAC condenser. All this will be consequential toward finishing the house.
Ron Dahlke from Ranserve, left, and Mauricio from Gilsa, right, recovering from his heart attack, meet Steven to plan the concrete pour for the garage foundation. We’re aiming for Thursday, depending on city inspections of forms and steelwork. In front of the house, we plan the pavers that will replace part of the walk to the patio, and the landing in front of the porch. The cardboard on the ground approximates the location and size of the landing. The pavers will extend around the front of the house to the site of the former kitchen deck, which Gilsa has removed via Bobcat. Gilsa will now regrade the ex-deck to ensure water flows away from the side door off the kitchen. And … Gilsa will also regrade behind the garage and enlarge the concrete slab to be used for the HVAC condenser. All this will be consequential toward finishing the house.

Above, an army of 10 painters is sanding down the walls and trim, and taping more protective paper over the stairs and floors, preparing the interior of the house for final painting.

Over the weekend, Aaron from Central Texas Custom Cabinets installed the final box -- the small cabinet at the top of the pantry at left of the side kitchen door.
Over the weekend, Aaron from Central Texas Custom Cabinets installed the final box — the small cabinet at the top of the pantry at left of the side kitchen door.
Chris from Central Texas Custom Cabinets scribes the "skiin" panel that will finish off the end of this run of cabinets at the oven and microwave wall.
Chris from Central Texas Custom Cabinets scribes the “skin” panel that will finish off the end of this run of cabinets at the oven and microwave wall.
The skin that finishes the run of cabinets on the refrigerator wall.
The skin that finishes the run of cabinets on the refrigerator wall.
Upstairs in bath 3, Cris from Ranserve is rebuilding the drain line to ensure that the emergency cleanout is 8 inches off the floor. That elevation ensures we don't have to cut up the vanity to get access to the cleanout. Cris will repeat this surgery in the master bath, upstairs, and in bath 2, downstairs. After which, he will patch the drywall, then turn the wall over to the painters for sanding, priming, painting -- at which point he will finally be able to install the vanities.
Upstairs in bath 3, Cris from Ranserve, supervised by his shadow, is rebuilding the drain line to ensure that the emergency cleanout is 8 inches off the floor. That elevation ensures we don’t have to cut up the vanity to get access to the cleanout. Cris will repeat this surgery in the master bath, upstairs, and in bath 2, downstairs. After which, he will patch the drywall, then turn the wall over to the painters for sanding, priming, painting — at which point he will finally be able to install the vanities.
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The deck is gone, shower glass and door hardware approved

The concrete team today removed almost all the stone decking, leaving behind the base dirt and rubble that will be trucked away.

Why take out a perfectly good deck? We need to bring the impervious cover percentage down.

For perspective, here’s what the deck looked like Saturday, two days ago.

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And here is what it looks like today from nearly the same vantage point and camera angle.

DSC_5796

In other steps forward, Steven today approved the bid from Binswanger for the glass doors to the showers, and the bid from Push Pull Open Close for the front door hardware and pocket door pulls and handles. Progress. Steven is preparing to order the interior door handles and some exterior door handles online at nearly 40 percent savings.

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Week ending 6 Nov. 2015

Above — delivered earlier this week, the base cabinets have been moved into the pantry hallway for installation.

Patrick installs the skirt board along the stairs.
Peter installs the skirt board along the stairs.

Ron Dahlke files this week’s summary:

This week:

  • Installed interior doors
  • Started trim
  • Continued on cabinet install
  • Finished template of countertops
  • Started removal of patio
  • Started excavation of soil for new garage
  • Site visit by Harway appliance installer

Next week:

Kathleen Baker reports “the light order has already been placed [with Lights Fantastic]. Tracy just forgot to send us the confirmation. Most everything is in, they are waiting on the fans. I expect to get the confirmation email on Monday.”

Saturday update: Tracy reports the fans will arrive 10 or 11 November and "everything else is here and ready to go."

Steven met with Kathleen this morning to begin work on the forms that must be submitted to qualify for the Austin Energy Green Building Program. This will require extensive documentation. Stay tuned.

Steven also met at Emerald Hill with Jonathan Hiebert from Push Pull Open Close to finalize selections for the front door handles and the pocket-door hardware. Jonathan promises to finalize the quote and message that to Kathleen for formal submital to and approval by Steven and Jacquela.

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Fence posting

DSC_5330Jared Hohensee purchased the house next door to remodel and flip it. He proposed a three-neighbor project to replace the fence across the sides and back of that lot, asking Steven and Jacquela to share the cost of the shared side fence. Steven said yes.

Today, the crew ripped out the old rotted cedar slats and posts, and began planting new steel posts into cement.

Good fence projects make good neighbors.

DSC_5396

 

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100 days

It’s 19 weeks plus 5 days since Ranserve started demo. That’s 138 days, counting weekends — and only the drywallers have worked a weekend at Emerald Hill, so far. Subtract 38 Saturdays and Sundays and, surprise, we are 100 days into saving Emerald Hill from itself and resurrecting it. Wow.

At the request of Larry at SouthStar Bank, Steven walked around the exterior to photograph what the house looks like at this point from outside.

Above, the front elevation — painted brick at the first floor, Hardie Board siding at the second floor, stained cedar at the front porch, with the temporary door still installed at the front entry. That new front door is expected to arrive next week.

A slightly different perspective on the front elevation, with different lighting.
A slightly different perspective on the front elevation, with different lighting.
From the northeast corner of the lot -- the back and north side of the house, and the back of the existing garage. In direct sunlight, the blue-gray exterior paint turns much more blue. In shadow, at the front of the house, the eye sees more gray.
From the northeast corner of the lot — the back and north side of the house, and the back of the existing garage. In direct sunlight, the blue-gray exterior paint turns much more blue. In shadow, at the front of the house, the eye sees more gray.
In direct sunlight dappled through the oaks, here's the kitchen and master bedroom side of the house, with the existing garage projecting forward at right side of photo. Ranserve continues to use the existing stone deck for staging and workspace.
In direct sunlight dappled through the oaks, here’s the kitchen and master bedroom side of the house, with the existing garage projecting forward at right side of photo. Ranserve continues to use the existing stone deck for staging and workspace.
The back of the existing garage, partially demolished. We borrowed the brick to patch the front and sides of the house. The rest of the back wall will be demolished when we start construction of the new third garage bay. The pile of lumber is maybe .00001 percent of the wood taken out of Emerald Hill during demo, set aside here in case it is needed and for Steven to recycle for use inside the house, possibly for a bench or worktable.
The back of the existing garage, partially demolished. We borrowed the brick to patch the front and sides of the house. The rest of the back wall will be demolished when we start construction of the new third garage bay. The pile of lumber is maybe .00001 percent of the wood taken out of Emerald Hill during demo, set aside here in case it is needed and for Steven to recycle for use inside the house, possibly for a bench or worktable.
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