Tag Archives: framing

35 sq. ft.

The only addition to the house takes place at the front entry, dictated by the need to rebuild the stairs to code. See Stairs, cascading.

Here are the new exterior walls, erected by the framers, yesterday and today. The front door is turned 90 degrees, away from the street. There will be more windows cut into the OSB sheathing, to spill more light into what was a dark hallway.

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Stairs, cascading

The knee bone’s connected to the shin bone …

The stairs are not built to code for rise and tread. The rise varies from stair to stair — 10 inches for the first stair and landing, then 7.25 inches, until you get to the top, where the rise suddenly shrinks to 5 inches. We suspect the stairs were originally carpeted, built nearly correctly. Then a remodel replaced the carpet with oak treads — tripping up ascents and descents.

Courtesy chestofbooks.com.
This is the way stairs should be built. All the treads the same depth. All the rises the same height. Proper headroom. Courtesy chestofbooks.com.

To fix this, we need to add additional run — the horizontal distance the stairs travel from first stair to last.

Last week, the framers took out the closet over the stairs at what will be the loft, to ensure we’re not whacking our skulls each time we climb the steps. See photo here.

These issues force us to push the front entry of the house forward about 3.5 feet. It’s the only addition to the square footage in the entire remodel. We sweated whether this would complicate or delay permits from the City of Austin, because of limits on impermeable cover. But we’re building the extension over the existing slab, which is already impermeable. And bringing the stairs up to code for safety. The permits came more quickly than we expected.

Today, the framers opened up the front wall of the house, and went to work on the structure. By tomorrow, the front door will be repositioned forward 3 feet and turned 90 degrees.

A temporary support holds up the front porch. Temporary supports hold up the second story as new lumber is cut elsewhere for nailing.
A temporary support holds up the front porch. Additional temporary supports hold up the second story as new lumber is cut elsewhere for nailing. Silverio at left, Roberto on the ladder to the left of where the new front windows will soon arrive.
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Mud room, master closet, concrete entry

A Saturday morning visit reveals additional advances from late Friday at Emerald Hill.

The framers are starting on the mudroom and mudroom bath.
The framers are starting on the mudroom and mudroom bath.
The master closet is now framed.
The master closet is now framed.
The new concrete needed to raise the front porch for the front entry extension, poured yesterday, is curing, solid enough to walk on.
The new concrete needed to raise the front porch for the front entry extension, poured yesterday, is curing, solid enough to walk on.
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Naked house

Ranserve and the framers removed the cedar siding that is original to the house. After 50 years, it flaked and crumbled and split away from the framing. Ron Dahlke took these photos as the cedar peeled off and the new OSB sheathing nailed up.

The kitchen side of the house.
The kitchen side of the house.
The back of the house, looking up into what will be the master bath.
The back of the house, looking up into what will be the master bath.
The back of the house, at what will be bedroom 3 -- aka "the train room."
The back of the house, at what will be bedroom 3 — aka “the train room.”

 

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Notes, 14 July 2015

Ron and Steven are now planning to meet at least twice a week, walking the house, making decisions. Today’s agenda:

  • Properly locating the tall, narrow new window going into the back wall of bedroom 2 — Jadin’s bedroom.
  • Triple-checking the location of the wall between bedroom 1 and bath 2; it’s in the wrong place and needs to be reframed two feet toward the rear of the house, enlarging bedroom 1 at the front of the house.
  • Going over the window, door and trim schedules and quotes, line item by line item, to identify options, questions to research, items to order.
  • Meeting with the flooring company to determine how to best save and refinish the existing oak floors. They will look for new 2 1/4-inch oak planks to feather into the existing floor. We will use a section of flooring in the pantry for tests.
  • Meeting with a candidate company for structured and low-voltage wiring — network, audio/video, security, CO2 detectors, smoke alarms, ceiling speakers, etc.
  • Deciding to replace the warped plywood at what was the master bathroom — a checkerboard of small sections and uneven layers. Larger sheets of plywood will be stronger, more stable, more level.
  • Marveling at how open the house is beginning to feel as the framers replace termite-infested wood, open up the maze of claustrophobic rooms, repair damage to beams cut through by plumbers who should never be trusted with power tools, define the framing for the new windows, and nail new LVL structural support into the ribs and bones of what will be a much better house. It feels like the house in Steven’s head, the house that Brett converted into plans, is emerging.
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New spaces emerge

The framers have taken out the maze of tiny rooms cut off from each other, which is how houses in the late 1960s were built, opening up the house to begin breathing deeply, then putting up new walls to define functional larger spaces and a simpler traffic pattern from room to room.

To the left, what will be the new kitchen window. Joist hangers now reinforce the ceiling beams where they meet the new LVL ceiling beams. The new wall between what will be the pantry -- right side of photo -- and kitchen is framed.
To the left, what will be the new kitchen window. Joist hangers now reinforce the ceiling beams where they meet the new LVL ceiling beams. The new wall between what will be the pantry — right side of photo — and kitchen is framed.
Standing in what will be Steven's office at the front of the house, looking back at the pantry framing and kitchen beyond.
Standing in what will be Steven’s office at the front of the house, looking back at the pantry framing and kitchen beyond.
This is the framing for what will be Jadin's bathroom, which is designed as a large, open, second master bath. The shower will be placed at right, the vanities at left.
This is the framing for what will be Jadin’s bathroom, which is designed as a large, open, second master bath. The shower will be placed at right, the vanities at left. Before the framers opened this up to create this open space, this was originally an L-shaped Jack-and-Jill bathroom with a walk-in closet, toilet, tub/shower and two separate sinks with extended counters — one on each branch of the L. We suspect it was part of the original master bedroom, because one of the sink counters was set up as a sit-down vanity.
Moving up to the second floor, this is what is now framed to become the master bath -- shower at left rear, water closet at right rear, with vanity outside the "wet" rooms, and a large vertical window to the right.
Moving up to the second floor, this is what is now framed to become the master bath — shower at left rear, water closet at right rear, with vanity outside the “wet” rooms, and a large vertical window to the right. There’s a new header inserted into the ceiling above, replacing the beam from an earlier remodel that intruded down into the ceiling of what will become the master closet and master bedroom.
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Reconstruction / Transformation 1

“We are saving the house from itself.” Ron Dahlke, site supervisor, Ranserve.

It’s day 3 of framing. Steven stayed out of the way while Ron wrangled the framers. Until today. Wednesday, 8 July 2015.

What we imagine for Emerald Hill is beginning to emerge as the framers replace termite-damaged lumber with new, jack in new LVLs to replace undersized beams deflecting under load, and execute the structural engineering plan by “sistering” in new beams where there’s not enough lumber. It’s not really a remodel. It is, instead, a reconstruction, a salvaging, a saving, an interjection to create new life.

Let’s take a photo tour with the framing crew — Silverio in gray shirt, Roberto in white shirt, Marco in red shirt, sometimes with Cris from Ranserve.

An annotated map of some of the new structure framed into the house. Consider how much new lumber is needed to correctly replace the undersized single beams that the framers have replaced.
An annotated map of some of the new structure framed into the house. Consider how much new lumber is needed to correctly replace the undersized single beams that the framers have replaced.

What will be the door to Steven’s office.

Marco, left, in red, and Silverio, in gray, mark the floor where the wall to the right will extend further left.
Marco, left, in red, and Silverio, in gray, mark the floor where the wall to the right will extend further left.

The new pantry.

Marco and Silverio snap lines into place for the new pantry walls, to begin constructing the pantry.
Marco and Silverio snap lines into place for the new pantry walls, to begin constructing the pantry.
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