Tag Archives: garage

Notes, 3 Feb. 2016

By the time Steven got to Emerald Hill today, the carpenters were long gone. But they did leave behind completed work …

The lock set is now installed to the kitchen-side door. If this looks familiar, it's the same Schlage exterior handle and deadbolt used at Sea Eagle View, just 12 years later.
The lock set is now installed to the kitchen-side door. If this looks familiar, it’s the same Schlage exterior handle and deadbolt used at Sea Eagle View, just 12 years later.
Shane and Peter installed several more floor stops. Here's one of two hemispheres for the glass door to the water closet in bath 2. The other hemisphere is inside the water closet, not photographed. Note the wet paint on the baseboard -- evidence that the painters are again at work inside the house. Peter installed the baseboard yesterday -- actually, a reinstall, because the glass door installers tore out the first set of baseboards.
Shane and Peter installed several more floor stops. Here’s one of two hemispheres for the glass door to the water closet in bath 2. The other hemisphere is inside the water closet, not photographed. Note the wet paint on the baseboard — evidence that the painters are again at work inside the house. Peter installed the baseboard yesterday — actually, a reinstall, because the glass door installers tore out the first set of baseboards.
Speaking of the painters, the wood closet rods have been stained. And, with the electricity on, Steven tested one of the Ikea strip lights.
Speaking of the painters, the wood closet rods have been stained. And, with the electricity on, Steven tested one of the Ikea strip lights.
The plumbers trimmed out the refrigerator water line with a white plastic cover. That vertical gadget is an arrestor to prevent the water lines from hammering.
The plumbers trimmed out the refrigerator water line with a white plastic cover. That vertical gadget is an arrestor to prevent the water lines from hammering.

Speaking of the plumbers … Steven discovered that the bottom of the pot filler at the cooktop is damp. There’s a very slow leak, apparently. And, one of the red glass backsplash tiles to the left of the pot filler is pulling away from the wall. It’s also crazed at the side closest to the pot filler. Maybe water from the small leak is traveling behind the glass tile. Ron and the plumbers are going to have to investigate. Steven reported this by text message to Ron.

Steven also discovered what might be the escutcheon for the pot filler — it’s the same chrome finish, with a brass fitting to go around the copper pipe, along with a rubber gasket to help limit compression. Steven taped everything together and then taped all three parts to the pot filler for Ron and the plumbers to investigate.

Steven also discovered a damp floor under the drain of the mudroom sink. The drain pipe is also damp. Looks like another slow leak for the plumbers to investigate. Steven taped a note to the floor under the drain pipe.

In photo at top, here are the plastic shelves that Steven transported yesterday to Emerald Hill, assembled, along with two roles of heavy Ram Board cardboard. Ron suggested that Steven purchase these to help protect the floors during move in. Good idea.

For the first time, we are negotiating a date to move in — the end of February.

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Door stop

As busy as yesterday — painters, carpenters, electricians, plumbers, team Ranserve, garage door installers — today was quiet. One painter working inside Emerald Hill.

Steven cleaned up a pile of lumber at the back of the new garage, swept the floor clean, assembled plastic shelving, as preparation for moving boxes. He installed LED lights to the outdoor motion detectors and garage motors. Delivered a supply of shelf liner to the pantry for Jacquela’s kitchen. Found a ding in the glass globe of the ceiling fan in the family room, tagging it with blue tape.

The house was quiet. No radios playing. No nail guns firing. No bodies dancing around each other. It’s a preview of what it might be like for Steven to be home, working in the office, with everyone gone.

Above, yesterday, Shane and Peter installed the massive door stops at the back and kitchen side doors. We need these to ensure the doors don’t slam into cabinets.

Speaking of doors, here's the front door, test fitted by Shane and Peter -- Jacquela's red.
Speaking of doors, here’s the front door, test fitted by Shane and Peter — Jacquela’s red.
An empty house with electricity is a place to experiment. Steven worked the kitchen light switches for the first time.
An empty house with electricity switched on for less than 24 hours is a place to experiment. Steven worked the kitchen light switches for the first time. Seven six-inch cool-white LEDs arrayed in a U-shaped pattern over the aisles of the kitchen — one of the seven not visible in this photo. Plus the straight line of four four-inch warmer white LEDs over the island — Aldebaran, Regulus, Antares and Fomalhaut.
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What’s behind door #1, Andrew & Kyle?

Andrew and Kyle from Cowart Door Systems arrived today about 930 am. They removed the existing garage door in under 10 minutes — taking away the warped, decades-old, heavy wood panels.

And then they set to work installing the new doors at both the existing garage and new garage.

Here’s a photo essay.

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Notes, 30 Jan. 2016

Saturday morning. Jacquela and Steven visit Emerald Hill.

Above, Jacquela set the correct time on the oven. It’s the only appliance that is powered, so far. Along with the GFCI circuits. The electricians are scheduled to arrive next week to test everything, now that the residential meter is installed and power is delivered to the house.

 

Above, we started in the garage, where the painters have stacked trim lumber in two locations -- moving it all to the side of the new bay, clearing obstructions away from where the garage doors are on schedule to be installed next week. We're also creating storage space -- we hope to start moving in and stacking boxes as Ranserve finishes construction. In the photo above, at left -- painter supplies. Lumber stacked along the back wall of the new bay. Ladders leaning against the pole that helps to support the beam that carries the weight of the new structure where it joins the existing garage. Drywall supplies to the right of the ladders. Old lumber taken out of the back wall of the existing garage when it was removed, stacked here in front of the original two-car garage door for removal by Ron Dahlke, who plans to recycle it. That door is trashed after decades of use, and it will be replaced.
Jacquela and Steven started in the garage, where the painters built two stacks of trim lumber in two locations — blocking everyone’s ability to move easily through the garage. We picked up everything and shifted it all to the side of the new bay, clearing obstructions away from where the garage doors are on schedule to be installed next week. We’re also creating storage space — we hope to start moving in and stacking boxes as Ranserve finishes construction. In the photo above, at left — painter supplies. Lumber stacked along the back wall of the new bay. Ladders leaning against the pole that helps to support the beam that carries the weight of the new structure where it joins the existing garage. Drywall supplies to the right of the ladders. Old lumber taken out of the back wall of the existing garage when it was removed, stacked here in front of the original two-car garage door for removal by Ron Dahlke, who plans to recycle it. That door is trashed after decades of use, and it will be replaced.

David Garcia and his team of painters are pulling up the heavy paper that has protected the floors through construction, sweeping out debris and vacuuming the baseboards, then rolling out new, clean paper. It’s amazing to see the hickory floors exposed, however briefly.

The master bedroom.
The master bedroom.
The loft.
The loft.
Rolling out the new paper to protect the wood floors.
Rolling out the new paper to protect the wood floors.
Late Friday, the team from Gilsa Construction transplanted three bushes to the left side of the house. They were located at the right side, where Gilsa built the new walk. Steven soaked the roots. We'll see if these survive.
Late Friday, the team from Gilsa Construction transplanted three bushes to the left side of the house. They were located at the right side, where Gilsa built the new walk. Steven soaked the roots. We’ll see if these survive.
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Notes, 29 Jan. 2016

Ron is home sick. Day three. He and Steven suspect a virus. The plumber was sick a couple of weeks back. The garage door company pushed back into next week because the install team is down. Steven compared symptoms with Peter, one of the carpenters — sinus cavities so blocked you gasp for air. Combined with allergies to ceder pollen, because ceder is off the scale.

We campaign on without our leader …

Above, the team from Gilsa continues to lay weed block and cover it with gravel, extending the gravel deck off the kitchen side door around to the front of the house.

About an hour later, the gravel extends to the front porch and dirt is going in between the concrete pavers.
About an hour later, the gravel extends to the front porch and dirt is going in between the concrete pavers.

Steven signed off on change order 26 — we went $600 over on the lighting budget.

Steven also signed off on draw 7 — and Ranserve has begun to reconcile all the line items, change orders, monies not spent, as we approach what promises to be the final month of construction.

It’s one-third the massive truck that Ron drives, but Steven was able to transport two eight-foot-long and two six-foot-long lighting tracks inside his serviceable Honda Element from Lights Fantastic to Emerald Hill. Now the electricians can finish putting up the track in the office.

Since the garage doors are reportedly on schedule for next week, Steven cleaned up the random pile of lumber stored in the garage, moving it clear of where the doors will be assembled, sweeping the floor clean, and shifting out of the way Ron’s desk, a pile of pavers and a second pile of bricks. That leaves only a second pile of dried-out 60-year-old studs that the framers cut from the garage when joining the existing two-bay structure to the new garage shed; Ron plans to recycle these.

And … between conference calls and work, Steven began assembling the specs requested by the Austin Green Build program. This homework will take a while.

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So much depends upon a red wheelbarrow

With apologies and full credit to William Carlos Williams.

The first coat of barn red is up on the new garage shed.

Rich. Dark. Bloody. Brilliant.

Glazed with blue sky

Beside the white eaves.

DSC_9311
It will take two coats to hide the primer.

DSC_9347

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Notes, 28 Jan. 2016

Inside the house, Shane and Peter are carving up pocket doors to install hardware — plus towel bars, toilet paper holders, floor and wall stops, and more.

Outside, David Garcia and his team of painters are priming the back of the new garage structure — bright white.

But … in front, the first coat of barn red exterior paint is up. Perfect!

David, at left, on the ground, with roller, at the back of the garage structure, painting primer, with team.
David, at left, on the ground, with roller, at the back of the garage structure, painting primer, with team.
At the rear of the garage, Gilsa is regrading the dirt to ensure water runs off away from the garage foundation. This entire strip of bare dirt will be covered with weed block fabric and then black gravel.
At the rear of the garage, Gilsa is regrading the dirt to ensure water runs off away from the garage foundation. This entire strip of bare dirt will be covered with weed block fabric and then black gravel.
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Notes, 27 Jan. 2016

Steven met today with Miki Cook from Austin Green Build to walk Emerald Hill. Miki detailed specs she requires to qualify the house for the Green Build Program. Steven has homework.

Above, Gilsa today compacted the fill for the gravel patio outside the kitchen, rolled out weedblock fabric, stapled it down, then shoveled out the gravel.

At break time -- shoveling gravel is heavy, hard work -- this is what the patio looks like from the roof outside the master bedroom.
At break time — shoveling gravel is heavy, hard work — this is what the patio looks like from the roof outside the master bedroom.
David Garcia began to apply primer to the new garage structure.
David Garcia began to apply primer to the new garage structure.
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Notes, 20 Jan. 2015

Robert the roofer set to work yesterday nailing shingles to the new roof over the new garage. He returned early today to continue. Steven stepped out the side window of the master bedroom, onto the roof, to see and ask questions.

Above, standing atop the new roof over the new garage, looking back to the house, this is the first time Steven has seen the old and refurbished roof from this altitude — all of about 20+ feet above ground. The new cricket is clearly visible at the back of the chimney. The roofers added this to push water away from the brick. There was no cricket when Steven and Jacquela purchased Emerald Hill. When we opened up the walls in bedroom 4, we discovered water damage and some mold traveling between the roof and chimney, down the brick, behind the sheathing.

When Ranserve constructed the new garage bay, we added an oversized cricket atop the existing garage to push water away from the new structure. At a low pitch of 3/12 and 4/12, the roofers opted to put down the heavy adhesive membrane that normally protects flat roofs -- instead of conventional tar paper or felt.
Early in the morning … When Ranserve constructed the new garage bay, we added an oversized cricket atop the existing garage to push water away from the new structure. At a low pitch of 3/12 and 4/12, the roofers opted to put down the heavy adhesive membrane that normally protects flat roofs — instead of conventional tar paper or felt.
Robert outlined with yellow chalk where he will mount ridge vents.
Robert outlined with yellow chalk where he will mount ridge vents.
Later in the day ... with the ridge vents installed, Robert is cleaning up, nearly done. He still has to install drip edge along the high end of the new roof.
Later in the day … with the ridge vents installed, Robert is cleaning up, nearly done. He still has to install drip edge along the high end of the new roof.
Steven went for a stroll, carefully, on the new roof above the new garage.
Steven went for a stroll, carefully, on the new roof above the new garage.
In the kitchen, the quartz countertop is reinstalled to the island. That's Ron Dahlke, supervising his kingdom.
In the kitchen, the quartz countertop is reinstalled to the island. That’s Ron Dahlke, supervising his kingdom.
The structural engineer required Ron to add waterproofing to the lumber at the garage door framing for the new and old garages.
The structural engineer required Ron to add waterproofing to the lumber at the garage door framing for the new and old garages.

Steven received from Cowart the quote for the new garage door for the new garage bay — and approved it.

The glass door kit for the fireplace arrived today.
The glass door kit for the fireplace arrived today.

Ron and Matt started to clean up the garage; it’s almost time to scrape up the old linoleum tiles, acid wash the glue away, and turn the garage over to Steven and Jacquela.

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Garage in winter late-afternoon light

Distracted by all the bright shiny distractions to discover after a week of work on the house while he was traveling, Steven forgot to photograph the exterior of the garage yesterday.

Here it is, with the siding corrected — and the attic ventilation installed under the eaves — which means Ron solved the question of how precisely the City of Austin wants us to ventilate the underside of the roof.

Now the painters get to prep the exterior box, prime it, paint it.

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