Mikel from Green Tree Professional returned 18 November to Emerald Hill to continue identifying problems with and repairing the sprinkler system.
With the system operable after the first repairs were made 11 November, Mikel focused in the front yard on repairing the main supply line to the sprinklers that was cut by the plumbers when they installed a new water line between the house and the city water supply at the curb.
After repairing the cuts, Mikel began testing the front sprinkler zones. He quickly discovered a lateral line that was cut when the front walk was formed — water burbled up from under one of the concrete steps.
The good news was … At least two front zones operated, even if they needed additional repairs.
It was time for Mikel to depart to his next scheduled appointment.
When Ranserve excavated the foundation for the new garage bay, the concrete crew cut and buried the end of the 12-strand cable that runs between the control unit location in the garage, out to the valves that control the sprinklers in the back yard, along the PVC pipes that were buried in the ground when a previous owner installed the sprinkler system, and out to the valves and sprinkler heads in the front yard.
Ron Dahlke did try to protect the cable, but bobcats, picks, shovels and form boards are brutal.
Ron, Odell, Kevin and Matt dug exploratory holes in the back yard after the garage was built — and they did find the cable.
But it had been severed — and a section about 20 feet long was missing.
Odell asked Steven to have a sprinkler company do the repair.
Steven collected four estimates. Two companies advised it would be easier and faster to install an entirely new system at a cost of somewhere beyond $4,000 to $5,000. Two companies recommended repairs at $95 an hour, plus parts, with about three hours required to diagnose whether the system could be repaired.
Steven selected Mikel and Darynn Eggert, the two brothers who run Green Tree Professional. Yes, Steven gravitates toward working with family businesses and brothers — see the fence postings as further evidence.
In episode 1 of the sprinkler saga, dated 11 Nov. 2016, Darynn and Mikel excavated the cut end of the control cable buried in the ground about feet away from the back of the new garage, patched it to new wire, and attempted to pull that wire into the garage through conduit that was fixed into place when the concrete slab of the new garage floor was poured.
First discovery — it is impossible to force heavy-duty 12-strand irrigation wire through a tight 90-degree elbow when you don’t have a heavy-duty pull cord.
After much discussion, Steven permitted Darynn and Mikel to drill a hole through the exterior siding of the garage above ground level, with a plan to shield the cable in new conduit that would be mounted to the exterior of the siding outside the garage, turned down to the ground in a WIDE 90-degree elbow, then buried and run out across the back yard to connect with the old existing cable.
Except … Ranserve still has to replace a chunk of concrete walk that was cut out when the garage foundation was formed and poured. The new wire out the back of the garage traverses this missing concrete, so permanent installation is not possible until the concrete work is done.
So, Mikel and Darynn ran the wire into the garage, temporarily loose and above ground, connected it to the sprinkler controller in the back yard, turned on water to the sprinkler system, powered up the controller — and began experimenting to discover leaks.
Second discovery — the system still worked. In some places.
Third discovery — in the front yard, the plumbers severed the main supply line to the sprinkler system when they trenched the front yard to install the new water supply line to the house as required by the city. Did the plumbers repair the sprinkler line as requested by Steven? Apparently, obviously, not.
One shortcoming is … there is no utility sink in the garage. Jacquela does NOT want Steven washing out paint brushes in the kitchen.
Steven proposed a utility sink during the design and build process, but it would have required a ridiculously expensive change order — and busting up more concrete.
Fortunately, when we shifted the sink in the mudroom bathroom, it wound up on the wall that is shared with the garage. This puts the water supply and drain lines into that shared wall. Which means we can open up the wall from the garage to tie in hot and cold water supplies, and connect the drain line from the utility sink to the drain line inside the wall that connects to the mudroom sink.
It just requires imagination, a budget, and a plumber.
Mike Rodriguez and his team from Elite Plumbing arrived 21 October to cut open the wall — photo above — and connect the pex lines — photo below.
Steven’s job is to install a backer board to attach the sink to, re-insulate the wall with foam, replace the drywall, patch the drywall, then glue a plastic sheet against the drywall to serve as backsplash. Here’s what that looks like when Steven is done:
Now Mike can return to the scene of the crime to hook up the sink and water lines.
The main drain line under the slab, from the mudroom, under the kitchen, under the office, to the whole-house cleanout at the front of the house, plugged. Again. And flooded the mudroom bath. Again. With crap coming up in the mudroom through the shower drain and from under the toilet. At 830 pm.
Ron Dahlke from Ranserve asked Steven to call for help.
Jose from AAA Auger arrived about 930. As Steven donned rubber gloves to mop up the mess, Jose snaked the drain line from the cleanout in the garage at the back of the mudroom bath. No joy. Jose snaked the line from the main cleanout at the front of the house. No joy. We determined that bath 3 and Jadin’s bath still functioned. We arranged for Jose to return in the morning with a more-powerful snake and his camera.
About 930 am the next morning, Jose inserted the camera into the drain line. We discovered a “belly” in the drain line where it intersects with the line that drains the sink. Everything collects in the belly.
Steven asked Jose to call for the hydraulic power wash needed to flush the line clean.
Here’s the special nozzle fitted to the end of a standard hose. There’s a main jet at the front end of the nozzle; that jet dislodges the crap. A series of smaller jets at the back end of the flange on the nozzle push the crap down the line, flushing the line clean.
It worked. Yay.
Ron Dahlke arrived to consult. Jose alerted Ron to the belly in the drain line. Steven asked Ron to research a technique that “re-lines” the inside of the existing pipe — as an alternative to trenching under the foundation by hand, digging out the old pipe, replacing the old pipe with PVC, backfilling the trench — a labor-intensive process that takes weeks and costs multiple tens of thousands of dollars. The alternative approach sandblasts corrosion out of the old cast-iron pipe, sprays an epoxy onto the interior walls of the pipes, inserts a balloon into the pipe to hold the epoxy to the walls of the pipe, deflates and removes the balloon — and reportedly leaves behind a cast-iron pipe that is lined with a PVC-like material to which nothing adheres, which means the crap flows to the sewer line at the street — as it is supposed to operate.
We don’t want to have to do this again in six months.
The hot and cold water at the shower heads in the mudroom, upstairs hall and master bath were reversed. This appears to now be fixed. Nick and Blake conclude that quality control did not actually test the plumbing for errors.
Water pressure to the wand shower head in the master bath, nearly non-existent, appears to be fixed.
The drains in the master sink are now centered.
The pot filler above the kitchen cooktop appears to be as close to level as Barry can make it, since the wall is not perfectly plumb; it will always appear to be slightly askew.
The drain line to the downstairs tankless water heater is adjusted to spill less water into the emergency drain pan under the unit; Nick and Blake did not have a supply of pex tubing to adjust the drain line under the upstairs tankless heater and will have to return.
Noah arrived in a Custom Plumbing van about 830 am, with Blake, new to this gig at Emerald Hill. Tim pulled up seconds later in his truck. And they set to work resurrecting the whole-house cleanout that was, for some reason, never searched for, never identified, during seven months of construction.
There’s a classic science fiction movie, The Blob.
Emerald Hill is not Downington, but the alien blob did attack — and we don’t know yet whether the attack is over.
Eight to 12 feet of gelatinous, clear, mystery gunk lodged in the main drain line under the house, extending from under the pantry to under Steven’s office, toward the street. It plugged the line. The toilet and shower in the mudroom bath blocked up. There was a flood.
At 1030 pm Tuesday night, Steven texted Barry for help. Jacquela and Steven mopped up everything they could, wiped down the floor with bleach, switched on the exhaust fan, left it running overnight.
At 8 am Wednesday morning, Terry from Custom Plumbing dispatched Tim and Noah, who helped to build the plumbing system at Emerald Hill.
The snake stopped about 20 feet down the drain line, and would not clear the line.
So we went looking for the whole-house cleanout.
It’s not on the side of the house outside the kitchen.
They checked the drain line where it meets the city service main drain at the street, running a camera 75 feet inside the line, back toward the house Nothing. At least the pipe was not crushed or blocked, which would have required digging up the driveway and lawn to trench for a new line.
We put in calls to Barry at Custom Plumbing and Mark at Ranserve. Mark dispatched Mauricio from Gilsa Construction, which poured the paver slabs outside the kitchen. Barry slid his small pickup on the rain-wet street into a parking spot in front of Emerald Hill. Everyone shoveled gravel and dug, looking for a buried cleanout.
Barry opted to rent a snake with a camera and a locator wand. Noah and Tim drove off to pick it up. When they got back, Tim drove the snake through the mudroom cleanout and Noah walked through the house, with the wand pitching tones high and low.
We found the head of the snake lodged in the drain line under the pantry.
Then they reversed, driving the snake from the street toward the house.
That’s how they found the whole-house cleanout, buried almost two feet down in front of the house, in what used to be planting bed of bushes and weedy ground cover.
Barry, Tim and Noah snaked the camera through the cleanout into the pipe. That yielded our first real look at the blob. They poked. They probed. They put a cutter blade on the snake. Stick the roto-rooter in and spin away, and the blob just re-formed.
Two hours into the counterattack, the blob suddenly gave way as Barry flushed the toilet in the mudroom.
What was it? We don’t know. Barry, Tim and Noah agree they have never seen anything like it.
It’s not normal household waste — feces, toilet paper, rice, vegetable materials, etc. All that stuff was backed up behind the blob. It appears “brain like,” folding back on itself and pulsing.
Steven believes it is some kind of construction material dumped into the line. But, what?
Barry will be back Friday to run the camera back into the pipe for a second look. Just in case.
Team Ranserve continue working through the punch list as we count down to moving in.
Odell called for the Final Inspection. The inspector arrived. Emerald Hill failed. As expected. This inspector is new to the remodel. He requires more documentation of where the two layers of fire-resistant drywall are and are not installed in the garage, around the mudroom. The previous inspector approved two layers around the mudroom and one layer on the walls that do not connect with the body of the house. Odell is attempting to contact that previous inspector for clarification and resolution.
Above, Julian test fits the 12×12 sheets of 2×2 black tiles that will become the final floor of the master shower. This is how we resolve an issue that has festered since November, when the shower floor was first tiled. The grout lines do not line up. Jacquela objected — the first issue she ever raised on this project. Julian laid out the mosaics. Jacquela arrived to inspect. She approved. Julian is five sheets of tile short. Odell ordered the tile. Now we wait for delivery and install.
Upstairs in the master bath, Odell discovered that the left-hand medicine cabinet is not centered over the sink faucet; he will take it down and recenter it. He also ordered a replacement for one of the sink faucets, which seems to have developed a permanent slow leak via the cartridge.
Steven brought the Schlage Connect smart lock online for the first time, programming in new entry codes. Jadin tested hers — and then threatened to lock Dad out of the house …
Climbing a ladder, Steven twisted and locked the Engenius Wireless Access Points into position in the library ceiling downstairs and upstairs hallway. In the electronics closet upstairs, Steven unpacked the Power-over-Ethernet switch, pulled three Ethernet cables out of his bag of network cables, plugged everything up — and the WAPs lit up with power, looking for signal. There are several hours of configuration and testing ahead …
Today, Odell returned to the mudroom with several pipe fittings, working on proper installation of the T-trap for the mudroom sink. He got everything snugged up, with no leaks after wrapping the threads with tape. Then he took it all apart, putting up the parts for final installation after the drywall team patches the wall …
Odell also pulled out his metal detector and went in search of the control wire for the sprinkler system. Kevin dug this out before the garage slab was poured. Someone cut the wire that was coiled near the formwork. Odell did not find the wire today. More spelunking to come …