Hot mop, HVAC, Electrical and a healthy dose of distraction

This month started with a bang…really. A huge bang to my head or ego or whatever.

I’m 30.

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Yay.

The last couple of weeks we have been working on the house, shopping for Christmas and trying to squeeze in a little family time.
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And Elfie time
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Can you believe this is our neighborhood? And you think we’re crazy…
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We’ve also been steadily working towards our combo inspection and took one day off from that to work on our lath inspection (since that one is tomorrow).

See the paper on the front? That’s what’s going underneath our Hardi board.
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The plumbing is officially done, thanks to So Cal Shower Pans who hot mopped our shower.
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While Mike was at work I replaced the flapper on one of our old toilets because it wouldn’t stop running (high five to me and my old lady wisdom) and we are now back to using the in house toilet and shower.  Unfortunately, during demo, we must have cracked the tank in the toilet in our old master bedroom and soon to be guest room (sorry Evie, I’m just not ready to let you be all alone downstairs…maybe one day).

Now that toilet will need to be replaced cause it is officially decommissioned (special thanks to the Captain who finally did it in).
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Check out the fancy shmancy light switches though! Mike says you can tell a pro diy (oxymoron?) from a regular diy if they “clock” their screws.
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I also stained the treads we are putting on the stairs and painted the wood for the risers (cuz I am super anal about finish work being pre-finished before it’s installed). I also bought myself a nice new random orbital sander for the job (happy birthday to me).

As I’m writing this post I’m sitting in the livingroom, drinking coffee, in my pj’s with the heater running cuz Mike is awesome and he did the whole HVAC downstairs by himself (I was there to take pictures and hold his tools). We still have the HVAC to complete upstairs, but for now this will do.
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And a little close up:
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And the ducting:
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Can you see my Halo?

Then Mike and I moved on to finishing all the electrical circuits. I nailed in all the can lights (there were 30), fixture and electrical boxes and Mike wired them up. We now have all of our lighting circuits complete throughout the entire house and some of our outlet circuits. Including the sconces (makes me feel so hoity toity to say “sconces”) in our stairway and master bathroom.

I am able to cook in my kitchen because, thanks to running gas, electrical and plumbing, it is now functional again! I’m serious! My outlets, lights, microwave, refrigerator, garbage disposal, gas stove and electric oven all work.

Look how happy pepper is for me!
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Today I’m going to finish nailing in some straps and A35’s and some truss clips while M’s at work and the girls are at school. Tomorrow our drywall is being delivered. It’s like slow rewind through the demo phase!

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.
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Before the roof Mike and I finished putting in all the windows and doors, it felt soooo good to use my key again!
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The roof going on. The delivery was $35 and this included them loading it onto the roof. Totally worth it.
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Papering the whole roof:
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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:
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The finished roof, almost ready for pre-wrap this Tuesday!
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Before our pre-wrap inspection, anything that is going through the exterior walls has to be in the walls like the AC lines:
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Climbing to the second floor is so much easier now that we have temporary treads in:
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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.

We’re Done!!!

Not really, but it felt amazing typing that.

We did frame almost all of the second story walls and we did put about half of the roof trusses onto those walls (not nailed into place but kinda leaning on where they may end up). And I say “we” in the most general of terms here, because I’m pretty sure between work and the kids I only nailed one wall together. Add the heat exhaustion and I can’t remember anything else. Somehow I also took pictures.

Luckily, I’m more of a finish carpenter than rough carpenter and so my lack of skills at this point will be made up for later.

As of right now, there is only one small wall left for the exterior and one small wall for a closet/bed alcove in Red’s room.

We have not attempted the stairs yet, so we are still using the scaffolding and ladders to get up onto the second floor.

However, it has been pretty exciting these last couple of days. We can actually see a lot of progress. With all of the rooms framed out we can actually do a complete walk through, so tomorrow I will post the framing house tour.

When I take pics of it now from the street and back hill it just looks like a big mishmash of wood walls. It’s hard to see 3-d with 2-d.
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(mishmash front)

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(mishmash back)

There have been a few minor hiccups along the way (of course) where would the fun be if everything went as planned? Suffice it to say on paper everything works, in real life it always works out, but not necessarily as it is on paper. Walls were re-assigned, doorways moved (my closet door *ahem* – I’m still burning about this one – was moved a few inches back and a corner of my closet was angled to make the hallway more roomy – screw roomy I need shoe storage!)

The point I’m driving home here is, even if things don’t go as planned, if you want to enjoy the process (which I do, I reeeallly do Mike, I promise!) you have to let go, be flexible, and be thankful that you even have a closet home!

Here are some pics of the “process“. The pics above are how it looks right now though.

The wall with the entrance to the master bath:
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A bunch of the small walls all stacked up and ready to be nailed in place:
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Some of the walls being framed and already nailed in place:
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