- Ferguson reports replacement for the bath 2 shower pan will be 20 August.
- Without the shower pan, Ron Dahlke and the City of Austin inspector opted to delay the framing inspection — because the plumbers are still punching holes in lumber.
- Custom Plumbing began today to test drain lines — pulling a hose through the house to fill drains with water in the master, laundry/utility, bath 3, mudroom. The master shower leaked and was quickly fixed. It’s better to test now, before the insulation goes in and the drywall goes up …
- The painters caulked the bottom plates where the lumber met the slab, sealing against air, water and insects. If you build new today, the framers unroll a thin layer of foam that adheres to the bottom of the bottom plate — the foam was not invented in 1968 when Emerald Hill was built. Silicon caulk is the alternate to ripping down the house and starting over with new lumber and foam.
- The painters caulked today because Ranserve will spray borate on the exposed framing of the first floor. Termites don’t like borate. Steven and Jacquela and Ron don’t like termites. We’ve seen the damage termites do. The framers were forced to replace a lot of lumber that the bugs chewed through. The borate is a line of defense — and it is also required by the Austin Energy Green Build program.
- Ron now plans to re-attempt the framing inspection for Friday this week, or early next.
- Ron put the insulation team on alert to start next week as soon as Emerald Hill passes the framing inspection — with drywall anticipated for the first week of September.
- Steven received and is reviewing updated quotes for door handles and hardware, and for tile — and the potential third garage bay.
Back from NYC and “day job” earning money to pay for this remodel, tackling the to-do list:
- Manual J. Kyle from Elite advises that his math now calls for 4 tons HVAC, after reviewing numbers with Austin Energy Green Building. Kyle updated system configuration, saving the Leons approximately $500. Kyle advises he will contact AEGB with updated numbers and share copy with Steven.
HVAC observation. Emerald Hill at approximately 3200 sq ft heated will have half the HVAC "tonnage" as the Leon's existing 4200 sq ft heated -- 4 tons dual speed at Emerald Hill vs. 8 tons multispeed at Sea Eagle View. Emerald Hill is getting new insulation -- foam in the attic, blown-in in the walls, new exterior sheathing, new siding, new dual-pane insulated windows, and more, but will that suffice when Sea Eagle has foam everywhere? This math is worrisome ...
Kyle messages: "Bigger system will give you the extra capacity to cool the house more quickly if you wanted it cooler than 75 degrees when it is more than 100 outside and also will give you extra capacity if you have a lot of guests.
"The smaller system will run more often and remove humidity better and generally speaking be more efficient."
- Habitat. Mark Rehberg from Ranserve reports Habitat pickups #2 and #3 of donated items are now scheduled for 2 July and 8 July.
- Structural Engineer. Steven pinged Ben Feldt to ask for ETA on structural engineering needed for wood framing, plumbers, HVAC chases.
- Exterior siding. Brett Grinkmeyer, architect; Mark and Ron from Ranserve; and Steven will schedule a meeting at Ranserve to review options for Hardie exterior siding — what reveal, what finish, what labor budget, what materials budget.
- Front door. This is a Critical Path Item (CPI). Steven is working with Mark and Ron to identify options — wood species, paintable or stainable, glass or no glass.
- Doors. Additional exterior doors at kitchen, back door, garage, and interior doors. Mark tells Steven that Ranserve has received proposal from BMC West. Ron is reviewing. Steven asks to share.
- Door hardware/handles. Steven began contacting 2-3 weeks ago suppliers of door “jewelry” recommended by Ranserve. He’s starting to get responses.
- First draw. Steven is coordinating paperwork for first draw payment to Ranserve by SouthStar Bank SSB. It’s a process. Brett Grinkmeyer completed his architectural signoff. Kathleen Baker at Ranserve has to complete form supplied by Dawn Embry at SouthStar. Steven will sign. Larry Weisinger at SouthStar will inspect house. Ranserve will receive money.
- Plumbing fixtures. Ron, site supervisor, and Barry at Custom Plumbing are to complete review of plumbing fixtures selected by Jacquela and Steven. With that review, Kathleen from Ranserve and Steven will be able to finalize the Ferguson order.
- Flooring. Will we be able to save and refinish the existing oak floors?
- Habitat. Lauren Gregory from Habitat scheduled pickup for 24 June of items staged in the garage for donation.
- HVAC. Kyle Bacon at Elite HVAC and Bryan Mitchell at Carrier are reviewing the HVAC systems and selections. Ross Britton finalized bath vent/light units with Elite. Elite updated quote to include vent/light units selected by Steven.
- Doors. Ron Dahlke from Ranserve obtained quote for potential front door from Brian Wolter at Stock Building Supply. Steven will review with Ron. Still waiting on additional exterior and interior door quote from BMC West.
- Countertops. Steven is scheduling a meeting with Kim Strmiska at Austin Stone Works to walk the “boneyard” for “remaindered” material left over from other jobs that might be adopted for use as shelving in the master shower and at the fireplace hearth.
- Plumbing fixtures. Steven received updated quote from Jonell Speak at Ferguson and forwarded to Ranserve and Jacquela for final review and approval.
- Kitchen appliances. Steven messaged Kristin Nauert at Harway with questions about the appliance selections, working toward final review and approval.
CPI is not the Consumer Price Index.
When it comes to remodeling, CPI is the acronym for Critical Path Items — the decisions that must be made or everything else cascades to failure and delay.
Today’s assignment from Ranserve is to finalize the plumbing fixtures — toilets, showers, shower heads, sinks, drains, faucets, etc.
Steven met today with Jonell Speak at Ferguson to go over every item in four pages of fixtures previously selected during three meetings in person with Jonell and Jacquela, and countless email messages with Jonell and her assistant Herb.
Ranserve, the plumber and Jacquela are now triple-checking all that work.
Jonell would not allow Steven to photograph her to document the two-hour meeting. She did allow this shot of her desk.