Megan visited today — mother of Jadin’s friend Molly. She loves what we’ve done with the house. Thank you, Megan. She is officially only our second visitor.
Above, Habitat hauled away the last of the items we are donating from Emerald Hill. This is what remains — a collection of single-pane aluminum windows, the old fireplace mantel, and one of the original red-and-white-painted front doors. We’ve done well. We’ve done good.
Electrical. The electrical walk continues, locating switches and outlets in the house. It’s day 3 of the electrical rough-in. Steve from Capstone Electric, Ron from Ranserve, and Steven focused today on the family room, kitchen, pantry, office, mudroom, garage, exterior lights.
Steven has homework — a run to Ikea over the weekend to purchase samples of the LED puck lights that will be used in display niches in the entry hall, and linear LED light strips with motion sensors that will be used inside closets. Steve the electrician needs one of each to figure out how to wire them up properly — “because no LED light fixture is wired the same as another.”
Almost two hours. With 10 minutes left over for Steven and Ron to talk about the flooring and building of stairs. Ron thinks he has it figured out. More detail to come.
Plumbing. Albert and the team from Custom Plumbing continue to install red, white and blue PEX tubing for water lines, while also pressure testing the gas lines.
Painter. Ron has the painters working in the house for the first time, caulking all the holes and sealing open joints in the exterior framing and siding, preparing the house for expanding foam insulation that would escape through any punctures in what will become a “sealed envelope.”
Habitat donations. Steven contacted Habitat at Ron’s request to ask for a fourth pickup — we have more stuff pulled out of the house for Habitat to recycle.
Draw 2. Larry at South Star reports the wire transfer payment by the Leons to Ranserve executed today. Kathleen at Ranserve is cheering.
It’s Friday. Emerald Hill is quiet. There’s no one working, because we can’t move forward without the framing plan from the structural engineer. Time is going to waste.
Barry at Custom Plumbing Services approved the plumbing selections, no changes, no additions. Kathleen at Ranserve alerted Jonell at Ferguson to start the order and delivery schedule. Jonell confirms and is also assembling the specification portfolios needed for construction and installation.
Kyle at Elite Heating and Air Conditioning updated the Manual J to four tons at the request of Austin Energy Green Building. Steven forwarded the update to Miki at AEGB.
Framing lumber is delivered to Emerald Hill.
Steven is working through change orders 1, 2 and 3.
Mark from Ranserve, Brett the architect and Steven are scheduled to meet 1 July to review options for exterior siding — what reveal, smooth or cedarmill finish, mitered corners or not, vertical or horizontal. Steven and Jacquela promise a quick decision.
The house across the street is sold. There’s a dumpster in the driveway. Looks like another remodel is underway.
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.