Tag Archives: Ranserve

Notes, 2 Dec. 2015

The team from Gilsa Construction progresses with the garage addition.

Above, using a reciprocating saw to cut through the nails and bolts, the sole plate of the back wall of the garage has been sliced free from the foundation. Next, it is braced.

Using a sledgehammer, Gilsa shifts the back wall of the garage over several inches, supported by the braces inside the garage. This will allow them to pour concrete level with the existing slab of the garage. The steel framework for the new garage slab is ready for inspection. At right, the electricians installed a grounding wire (the left-hand circle), and Gilsa chopped down the shrub that was so overgrown it resembled a tree (the right-hand circle).
Using a sledgehammer, Gilsa shifts the back wall of the garage over several inches, supported by the braces inside the garage. This will allow them to pour concrete level with the existing slab of the garage. The steel framework for the new garage slab is ready for inspection. At right, the electricians installed a grounding wire (the left-hand circle), and Gilsa chopped down the shrub that was so overgrown it resembled a tree (the right-hand circle). The steelwork is ready for inspection. Also, the formwork for the foundation is nearly complete, after which it too will be inspected.
One of the plastic stands holding the steelwork off the plastic sheeting, to ensure the rebar is inside the concrete, not under the concrete, when the concrete is poured.
One of the plastic stands holding the steelwork off the plastic sheeting, to ensure the rebar is inside the concrete, not under the concrete, when the concrete is poured.
After whacking with a sledgehammer, the back wall of the garage leans against the temporary braces. The wide-angle lens distorts perspective, but the footing of the wall is now offset 3 to 4 inches from the top plate.
After whacking with a sledgehammer, the back wall of the garage leans against the temporary braces. The wide-angle lens distorts perspective, but the footing of the wall is now offset 3 to 4 inches from the top plate.
Another way to see the lean of the wall. The red string line is level, but the bricks at left are now about 1/4-inch higher than the bricks at right.
Another way to see the lean of the wall. The red string line is level, but the bricks at left are now about 1/4-inch higher than the bricks at right.
Inside and upstairs, Kevin Rehberg from Ranserve continues to protect all the floors with heavy construction paper. Why? The painters are coming.
Inside and upstairs, Kevin Rehberg from Ranserve continues to protect all the floors with heavy construction paper. Why? The painters are coming.
The electricians came by to install detectors and switch plates, leaving behind a pile of boxes.
The electricians came by to install detectors and switch plates, leaving behind a pile of boxes.
In the kitchen, Central Texas Custom Cabinets continues to install drawer fronts to the cabinets.
In the kitchen, Central Texas Custom Cabinets continues to install drawer fronts to the cabinets.
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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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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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Week ending 9 Oct. 2015

Ron Dahlke files this week’s construction update.

This week:

  • Primed all interior walls
  • Two coats of paint on ceiling
  • Started 1st coat of paint on walls
  • Removed all floor covering and cleaned
  • Cleaned all window frames and hardware
  • Met with glass companies
  • Met with tile setter
  • Discussed landscaping and requesting bids
  • Verified cabinets condition and location
  • Verified door hardware
  • Delivered trash trailer

Next week:

  • Continue painting walls
  • Receive interior doors and trim
  • Prime interior trim
  • Start tile install
  • Touch ups to drywall

I’ll check in with Jeff with Austin Gutter King and get his schedule options for a site visit next week.

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Notes, 28 Sept. 2015

NASA today reports there is water on Mars. Now we have to look for those canals. The presidents of Iran, Russia and the US spoke at the UN. World Peace was not declared. Last night, there was a total lunar eclipse. Steven took out the telescope. Jacquela marveled. Randy and his son Owen walked across the street to peer through the lens. Owen was excited, asking questions. Jadin could not be distracted from talking with her friends via Skype.

Meanwhile, today, back at Emerald Hill, Ron Dahlke from Ranserve, Brett Grinkmeyer, architect, and Steven met to consider options for the tall window at the back of Jadin’s bedroom. If we crank it open, it hits the underside of the eave and is blocked by the back side of the fascia from opening completely. We chose to make this window larger and taller to allow more daylight into Jadin’s bedroom. Now we discover the consequences. The design team coalesced around one idea — extending the roof line out about one foot and raising the eave behind the “eyebrow” to create three to four inches of additional clearance for the window when completely opened. Brett will sketch it if Ron needs plans. But Ron thinks he has this figured out and will instruct head carpenter Cris through the cutting and nailing.

The design team also tackled ideas for the door trim and baseboard, and where to put electrical outlets in the proposed garage extension.

And Federal Express delivered the first vanities.

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Week ending 26 Sept. 2015

Ron Dahlke files this week’s summary:

This week:

  • Finished hanging drywall
  • Inspected and passed wall board install
  • Met with Martel about large bedroom window
  • Talked with tile setter, cabinet maker, and interior door company about schedule
  • Called Ferguson, no news about delivery of shower insert
  • Completed small repairs to electrical in kitchen
  • Checked in with Austin stone works about countertops.  Everything good.

Next week:

  • Start tape and float process
  • Meet with glass company on site Tuesday

Steven makes this observation — the walls are now up, drywall is hung, and all the systems behind the drywall are roughed-in — electrical, low voltage, plumbing, HVAC, exterior, windows, inspection after inspection. This means we are advancing toward completion and moving in. The remodeling process feels like it is steaming ahead and sliding toward done. There’s still a lot to do — flooring, cabinets, taping and floating and priming and interior painting, plumbing and electrical finish out, interior doors and door hardware, etc. But we are no longer saving this house from itself. Demo is behind us. Framing is behind us. Discovering structural issues that must be fixed is behind us. We are shifting gears …

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Week ending 11 Sept. 2015

Ron Dahlke at Ranserve files this week’s report:

This week:

  • Set plumbing for pot filler
  • Selected low voltage company and started prewire
  • Hvac passed duct leakage test thru ATS.
  • Continued on exterior paint
  • Received replacement panel for mud room shower
  • Tile delivered to Austin

Next week:

  • Install surrounds on two shower stalls
  • Complete low voltage prewire
  • Start wallboard install mid week
  • Deliver tile to house
  • Habitat pick up for donated items
  • Finish exterior paint
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Cleaning up the boneyard

Lumber, brick and other recyclables taken out of Emerald Hill were piled on the driveway at Emerald Hill, creating a boneyard of sorted material piles, with each material chucked into a specific dumpster on a specific schedule to help meet Green Build requirements and properly recycle the waste.

Today, above, Matt from Ranserve has cleaned it all up — and there’s still room in dumpster #7.

And at the end of the day Matt hauls one final bag of trash off the driveway -- which has not been this clean since day 1 of demo. There are still piles of metal and unpainted drywall to sort and properly recycle.
And at the end of the day Matt hauls one final bag of trash off the driveway — which has not been this clean since day 1 of demo. There are still piles of metal and unpainted drywall to sort and properly recycle.
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HVAC change

Mark Rehberg called this morning. Early. Ranserve fired the HVAC installer. Everything at Emerald Hill will be removed. Mark will bring in a new installer. We start over.

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Notes, 17 Aug. 2015

Above, the roofer is removing attic and appliance vents, patching the holes with plywood, then nailing up underlayment and asphalt roofing shingles. The new cricket at the back of the chimney is already in place to guide rain away from the back of the brick — and to prevent water from seaping down into the framing — which it has apparently been doing for years in the absence of the cricket.

Steven met with Mark Rehberg at Ranserve to review the construction schedule. The flooring delays are going to push completion of the house into middle to late December.

Ron Dahlke ordered the interior doors from BMC West.

Cris and Ron found time to add blocking to the wall in the office where Steven plans to hang shelves.
Cris and Ron found time to add blocking to the wall in the office where Steven plans to hang shelves.
Dumpster #5 is reporting for duty. It will be loaded with all the lumber removed from Emerald Hill. The lumber will be recycled into mulch.
Dumpster #5 is reporting for duty. It will be loaded with all the lumber removed from Emerald Hill. The lumber will be recycled into mulch.
The painter put up test colors on the fascia and siding -- dark Cyberspace for the fascia; Wall Street gray for the body, with a splash of Cyberspace to help demonstrate the two grays -- lighter and darker -- against each other. A generic white under the eaves, to reflect light.
The painter put up test colors on the fascia and siding — dark Cyberspace for the fascia; Wall Street gray for the body, with a splash of Cyberspace to help demonstrate the two grays — lighter and darker — against each other. A generic white under the eaves, to reflect light. Ron recommends satin finishes that are more resistant to mold and mildew than flat paints.
Some of the roof vents that will be recycled to Habitat.
Some of the roof vents that will be recycled to Habitat.

 

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