Up Went the Roof and Down Came the Rain!

Mike and I couldn’t be happier that we subbed out the roof. After spending several days on the roof tearing it all off in the searing July summer sun this was one job I was not looking forward to. For one, the new roof is 10 feet higher than the old roof and two, it’s absolutely miserable work (and I might have a slight fear of heights).

However, watching professionals do it, who do it every day for a living, was one of our best days. We were able to sit back and enjoy someone else working on our house. It made us wish we had a bigger budget because this whole addition thing would be soooo much nicer if we were just casual observers rather than hands on lunatics. I can’t count how many times Mike and I looked at eachother and said, “I wish we could just pay someone else to come and finish this whole thing.”

sigh

But we can’t. We promised eachother and ourselves we would stick as close to our budget as possible and at the rate we are going we are dangerously close to only going over a little bit – and to be honest our rough estimates were ridiculously low (we knew this though so we were mentally prepared to go over).

Things we didn’t budget for that we are glad we splurged on:
1. Upgrading our existing HVAC with new ducting and an entirely new system that matches our new one for the second story
2. Bit the bullet and went with a tankless water heater because of venting issues
3. Replaced the retrofit window in the girl’s old bedroom because it leaked
4. Pulled off all of the stucco on the south/west wall (thanks dad there you go “selling” your product)
5. Re-wiring/plumbing the old house to be more cohesive with the new

Things we have re-used:
1. The beam over the old porch was reused for the beam that goes across the new porch
2. The insulation in the garage attic and walls were re-used for the garage walls and by the ac wall
3. All the old trusses were cut up and the wood was re-used for fire blocking throughout the house and to build the pony wall in our shower and a few soffits around the house.
4. The old bathroom air vents
5. Most of the old copper lines
6. Some of the old electrical wire we pulled out was able to be re-run  and the electrical boxes for lights and switches and outlets were able to be re-used
7. Our front door
8. A few of the recessed lights we had to remove during demo will be re-used

Things we saved by buying on discount or on Craigslist:
1. Recessed lighting 20 can lights for $80. #winning
2. Bathroom vent/light normally $100 bought it for $20
3. Friend who sells Milgard $1200 for windows
4. Bro-deal on the roof: 2k for labor + materials
5. Tempered glass for our shower: $200
6. Pedestal sink for Jack and Jill bath: $40
7. Bath-tub in the J & J bath from a ding/dent store: $75
8. Home Depot sale on American Standard: Master Bath bath tub: $470
9. Loads of stuff from OSH on clearance because it was going out of business: 30-50% off cost.
10. Lots of friends who work for free (or at a loss when they have to go to the ER and get stitches)

Things we plan on doing ourselves still:
1. Finish plumbing
2. Finish electrical
3. Drywall (although we plan on paying someone to tape and texture it)
4. Building our own vanities for the Master Bath and the downstairs old Master (maybe Evie’s room – the jury’s still out on if we are letting her have the downstairs room)
5. Re-running the HVAC and installing the new HVAC
6. Tiling/flooring
7. All the trim/millwork/stairs and railing
8. Exterior finish work: siding/trim
9. Decking on balcony and railing
10. Re-landscape the front yard

That list is a little overwhelming. But, I think we can do it.

And now for a round of picture updates!

Before the roof went on Mike and I had to finish “boxing in the the eaves”. These 2×4’s give us something to adhere the lath to for stuccoing our eaves, they are 2′ OC. They went up pretty easily but took a couple of days to complete. The gable ends were the toughest. And no, we didn’t pound them into place with a hammer, Mike was just putting the 2x in the right spot, we used a nail gun.
roof6_second_story_addition

Before the roof Mike and I finished putting in all the windows and doors, it felt soooo good to use my key again!
prewrap9_second_story_addition

The roof going on. The delivery was $35 and this included them loading it onto the roof. Totally worth it.
roof4_second_story_addition

Papering the whole roof:
roof5_second_story_addition

The transition between the old roof line and the second story wall. This is called a “cricket”. Mike built it with 3/4″ OSB, then the roofer papered and torched it then covered it with custom flashing. Because of our roof shape, a lot of water can pool here during rain, so Mike built this to slope away from the wall and roof to prevent the water from pooling and destroying our wall/roof.roof1_second_story_addition

Up close view of all the vents we had to put through the roof before the roofers could come:
roof3_second_story_addition

The finished roof, almost ready for pre-wrap this Tuesday!
prewrap11_second_story_addition

Before our pre-wrap inspection, anything that is going through the exterior walls has to be in the walls like the AC lines:
prewrap12_second_story_addition

Climbing to the second floor is so much easier now that we have temporary treads in:
prewrap14_second_story_addition

And just as the roofers finished up it started to rain. I’m happy to say the roof worked, there were no leaks!

Getting Ready for Pre-wrap Inspection

Getting Ready for Pre-wrap Inspection

The pre-wrap inspection is coming up and we are scrambling around trying to get ready for it, because once it’s done we can seal the outside of our house and get it rain/hail/snow/apocalypse ready. That’s important because last week we had a little scare. I had to go off for work and Mike was just getting home from work and the weather report said rain, and the clouds in the sky said rain and wouldn’t you guess it, the freaking rain coming down said rain…and ironically the day before was sunny and the day after was sunny but for freak’s sake today was rainy.

We also had an inspection we weren’t 100% ready for.

I kissed Mike goodbye and wished I could stay and help…I even posted on Facebook asking people to come give him a hand (it got two likes but no comments…). And Mike put tarps and the leftover 10 mil visqueen from our slab (guess we aren’t selling the leftovers on CL) over the entire roof – in the rain. He said the rains stopped just as he finished. Nice. I wish I could show you pictures but apparently Mike wasn’t able to take any.

For the most part everything looks ok, I can’t see any rain damage. But it did remind us of how close we are to rainy weather and how far we are from being ready to weather it.

This past weekend my dad came out and helped us put in a few windows and an old friend helped Mike do some plumbing. Monday, while Mike was at work and before I picked the kids up from school I finished putting in the “fill” pieces of OSB around the rest of the windows and exterior doors. On Tuesday we finished putting in all the windows and the balcony door. On Wednesday, Thursday and Friday we finished putting most of the vents through the roof and boxing in most of the eaves. And while I was at work Friday afternoon Mike rebuilt the roof on our patio that we had to demo to add the second floor trusses.

The roofer is coming on Tuesday to paper the roofs. Oh, did I mention we are using one of our 3 get out of jail cards for a roofer? Yes we are. The roof is something that we could do ourselves. However, it isn’t that much more to just hire it out and with the scare earlier it didn’t take much convincing to tell M he needed to get someone else to help. Coincidentally, our neighbors up the street had gotten some wind damage from the Santa Ana winds last week (again, another reason why we want this thing sealed) and the roofer dropped his card off. M (I swear, he knows everyone in Awesometown), knew him and we got the bro deal.

And that is basically where we are at.

The list of things we need to do before our inspection:
2 or 3 more bathroom vents
1 more furnace vent
The electrical outlets/light fixtures for the exterior walls/soffit (balcony light, porch lights, garage lights and flood light on the side yard by the trailer)
Boxing in the eaves on the old gable and back gable
Install the front door
Plumb the hose bib to the balcony
Knock down 6″ of plaster from the old wall on the side yard leaving the lath and paper
Something else I forgot.

Not too shabby. I’m thinking that list could be knocked out in under 2 days.

Sorry about the lack of pics, maybe later I will only post pictures.