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Thread: My Acreage Project - Let the fun begin

  1. #461
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    Well little update. While I can't do much anywhere else, I have been concentrating on the utility room and getting my hydronics finished up. I will post pics first and then at the bottom provide additional information. I think I did a fine job, given that I have never soldered before or done anything with copper. Time will tell how good of a job I did if I get any leaks...















    So the system is mostly done, it just needs to be filled and tested for leakage. I actually filled the floor loops yesterday with ~145 litres of 35% glycol, but run out to fill the rest of the piping above the manifolds, so dumped the rest into the auto-feeded and will pickup more on Monday. So far I only have 2 leaks..and it was on the first two loops. After I got those leaks I quickly tightened those connections, as well as all others, and haven't had any other leaks after that. I am most worried about the copper stuff, so we will see if that's all good or not. Area around the pump is the most questionable for me, as it was the first two valves and I am a bit afraid of a cold joint there, as I soldered those with a flame that was too weak. I went and got a stronger burner after and all other valves vent much better...but I am hoping I didn't overhead the valves there and damage the seals....we will see.

    I will explain the few components of the system for those who are curious. The brains of the operation is the green box in the middle, it is the Taco Zone Valve controller. All of my thermostats throughout the house connect to it at the top. Each thermostat controls a zone (bedrooms, master, living, garage), and out of the bottom the connections are made to Zone Valves, which open as the call for heat arrives from that zone. As the valve is opened, it tells the pump to start circulating the glycol, and also tells the boiler to fire up to heat the glycol. The glycol is heated and makes it's way to the top copper distribution rail, which has an air eliminator in it's path to remove air from the system (it's a closed loop system). As air is removed, the glycol makes it's way the zone valve(s) that are calling for heat, and the glycol goes down to the manifold, through the floor, back into the return side of the manifold, and via the bottom return rail back towards the furnace to reheat the fluid. Before it makes it's way back, it hits a dirt collector (under and close to the gray tank looking thing), where it collects any dirt in the system, and has magents to attract any ferrous metals. The entire system is pressurized to about 12psi by the feeder below (the think with a tank full of glycol), which keeps the pressure in the system and adds fluid as necessary to the system. The gray tank on there is an expansion tank, it's purpose is to absorb the extra pressure as water expands when heated. Without that tank, the system could blow the pressure relief valve, which would spew glycol all over the floor. You can see the two vertical white pipes going down on the left wall, that's for pressure relief valves should they ever open. One is for central heating and the other for domestic hot water. There is also a small white cannister looking this on the left wall, this is a condensate neutralizer, which takes the acidic condensate drips from the boiler and makes them more neutral, before draining it down the drain. The HRV unit just above will also tie into the same drain pipe for it's drainage later, but doesn't need any neutralization so it's just a straight shot down.

    And the final, and perhaps the most important thing...the cat passthrough has been cut out. I decided to do this now since it's all messy with drywall shit everywhere, so might as well add to it. In the future at finishing I will install the little surround, which will lead them into a small room just for their litter boxes ect.


  2. #462
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    Well little update. While I can't do much on the inside, I have been working on the exterior, finishing up trims and siding, and getting my special feature wall siding all sorted out. The drywallers are done with hanging board and started mudding yesterday. I also got my gas service hooked up and fired up my boiler for the first time, and tried to heat the floors, and it all works! What a relief.

    1. Gas Meter all installed.



    2. Boiler is up and working, heating my floors.



    3. Hydronics all filled and very pink



    4. Drywall is all up







    Little storage room under stairs



    Lowest room in the house, at 8' tall ceilings. There is a bunch of HVAC runs above this, hence the dropped ceiling. This is the walk-in closet.


















    5. Finished up siding and soffit/facia on this side of the house. Still have to paint over nails on the top strip and caulk everywhere, but getting there.






    That's all for now. Placing order for my special soffit and siding for the front entry today, spent like 4 hours getting it all measured out and calculated yesterday....a sneak peak at what is coming...



    This is to finish off this front entry space..


  3. #463
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    Out of rep so just gonna say, this is great. Thank you for sharing and your attention to detail is awesome. Please build my house.
    Tap, Rack, BANG!

  4. #464
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    Your attention to detail is absolutely incredible.

    This is such an awesome build.
    I can't give you enough kudos.

    When do you plan to be completed / move in?

    Can't wait to see what you do to the landscaping.

  5. #465
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    This is good. OP is better homebuilder than most homebuilders.

  6. #466
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    Starting to look like a real house! Thanks for keeping this updated.
    Quote Originally Posted by heavyfuel View Post
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    That's why I just say I have a 4" dick and lift weights to make up for it.
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    My car sounds like shit.

  7. #467
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    eblend you're awesome. Great work and i think this place is going to turn out unreal.

  8. #468
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    Thanks everyone for kind comments.


    Quote Originally Posted by vengie View Post
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    Your attention to detail is absolutely incredible.

    This is such an awesome build.
    I can't give you enough kudos.

    When do you plan to be completed / move in?

    Can't wait to see what you do to the landscaping.
    We have until August 2nd to get residency permit....I am going to try as hard as possible to hit that deadline...but it will be tight. I don't need it to be fully complete, but all systems have to be operational (water, heat) + working shower/kitchen ect ect. Basically has to be livable, without being fully done, and that's what we are going for. After that deadline, I won't have any insurance on the place...which is a bit scary to think about. My current course of construction insurance is up on August 2nd, it's the 2nd extension and the final one. I need to get residency permit to switch to standard homeowner insurance.

    We are hoping to move in around September into here, and rough it out while we finish it up. Funds are tight and we need to sell our existing house to get out of this whole we dug.

    Quote Originally Posted by littledan View Post
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    Out of rep so just gonna say, this is great. Thank you for sharing and your attention to detail is awesome. Please build my house.

    Don't think I will be building any more houses ever after this haha, not a simple task, and I take too long due to my attention to details, so noone would wait for me to do anything this slow haha

    Quote Originally Posted by bjstare View Post
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    This is good. OP is better homebuilder than most homebuilders.
    Funny enough, I work for a homebuilder, but in IT, so nothing to do with the construction side at all. Also after seeing how some homes are built nowadays, I think a monkey could be a better home builder than most homebuilders

  9. #469
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    What's your total CoC insurance cost? when I priced it I got sticker shock, it was 10x what regular homeowner rates were.

    What a rewarding stage to have reached; i love it when the drywall starts going up. Congrats. As others have said, it's looking amazing and you should feel very proud.

  10. #470
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    Quote Originally Posted by prae View Post
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    What's your total CoC insurance cost? when I priced it I got sticker shock, it was 10x what regular homeowner rates were.

    What a rewarding stage to have reached; i love it when the drywall starts going up. Congrats. As others have said, it's looking amazing and you should feel very proud.
    Thanks. The CoC insurance is pricey...it was $9k for the initial 18 months, then 4k for 3 more (was increase + value bump to 800k), and last 3 are $2400....so like 15k for 2 years I guess. That's for $800k construction cost.

  11. #471
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    Quote Originally Posted by eblend View Post
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    Thanks. The CoC insurance is pricey...it was $9k for the initial 18 months, then 4k for 3 more (was increase + value bump to 800k), and last 3 are $2400....so like 15k for 2 years I guess. That's for $800k construction cost.
    yep that's about what I was quoted. ouchies! It all adds up. As you know well by this point. Love the transparency and honesty you've been showing off here throughout the process.

  12. #472
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    looking great!

  13. #473
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    Well little update. Drywallers are going to be done today or tomorrow, they are just doing their sanding now, so I will be doing a thorough cleaning and masking over the weekend, and we will be spraying next week the primer, and if no major issues, painting the entire place shortly after, which will lead to all kind of fun things, like installing all lights, electrical, ect ect.

    Here are some pics of current state of drywall:






    I finally got around to installing all of my battens on my front siding (before and after pics below)







    I also went around the entire house and did all the caulking that is required with Hardie Board siding. Major pain in the ass, but it's basically all done aside from just a small amount in the front, when I get my custom siding installed and tied into the Hardie.

    Pic with the gap in the corner post



    And the gap is gone! This is just a small example of some of the caulking I had to do.



    I got a ton of pigeons sitting on my roof, so installed a couple of these reflective spinners....they don't work haha, but spin in the wind silently, so will leave them up there. Pigeons just ignore them





    Got some house numbers installed as well. I realize that they are slightly different color...only after I installed them. Might reach out to Amazon and see if they can send me a replacement as it annoys me.




    And the most important update of all, after more than a year of trying to get my water contractor to come out, he finally did, and I got my pressure tank and water in the house! Right now just feeding the outdoor faucets, but by end of the week it will be working inside and a toilet installed....I don't have to shit in a bucket anymore! Woot!

    The guy was in a very bad shape health-wise, and was struggling with breathing, so I told him to just throw it together however to get it working, and I will clean it up after he is done. Below are two before and after pictures. The extra wire by the well is for a future plug for my communication hub with Starlink, HDTV antenna, WiFi, weather station ect.

    This is what he left me with:






    And here is how I cleaned it all up and going:





    That's all for now.

  14. #474
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    Just a quick, but very important update.

    I officially have a toilet that I can use while on site....it's starting to feel like home





    Also started priming the place. Going to take a while to get everything painted.....I thought it would go faster....but it's gonna be a few weeks to get it all done. Priming everything, then two coats of ceiling paint, and two coats of wall paint. I spray and my dad bankrolls. We are tying to get the ceiling done in the main room completely to final coat, so that we can return the scaffolding that our drywallers generously left for us to use for this purpose. After two afternoons we got the main big room primed, and got another 1.5 rooms done. Tomorrow will be the first coat of ceiling paint. The ceiling in this room takes forever....










    This is my Vevor spray rig. I made a platform on wheels on it today to easily move the entire thing around from room to room. Works pretty good once we got the hang of it.



    And this is the paint we chose, called "On The Rocks", this will be our wall color throughout using Sherwin Williams Emerald paint.





    That's all for now. In a few weeks should have it all painted and will post updates then.

  15. #475
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    Looking great!

  16. #476
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    Great job so far, your place is going to really nice.

    Pigeons don't ignore .22 or .17hmr. Or even a high velocity air rifle.

  17. #477
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    Hi All, bit of an update. Been a while as I was hammering through things, but got a bit of time this morning to update, so here we are. Would have had more done if I didn't get kidney stones, which sidelined me for nearly a week. It's interesting to see my own pictures from the previous post, as it gives me a clearer view of what I have accomplished since

    The place is now entirely painted. Need to do some touchups, but that can happen later. Took me and my buddy nearly 3 weeks to paint the place...fml. I am also 99% done with all my electrical, just got to finish 4x soffit plugs outside, and install the lights in the garage. So far everything is working, which is a bit surprising to be honest, lots of opportunities for mistakes, but I did it all without problems. I had 1x LED bulb that was dead on arrival, and 1x LED driver that was dead on arrival, aside from that, all lights are good to go.









    My nap place....future Japanese room.



    Temporary lighting for kitchen island. Just some cheap $3 light fixtures from Princess Auto on clearance haha. Enough to pass electrical final.



    Painting the stairway was fun..had to get creative with everything I had to be able to do the cut-in between ceilings and wall.





    Climbed up into my attic to test my string lights, work well.



    Installed my 100" fan. Tried it out, it's amazing.







    Started working on my railings.







    That's really all for now. Doing electrical took about a week while my buddy was helping with the paint, but nothing fun to show there that isn't already captured. Next update I will have my railings all done up, and my temporary kitchen and one finished shower. This place is getting close to being livable!
    Last edited by eblend; 07-12-2024 at 08:37 AM.

  18. #478
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    Looks great! And sorry to hear about the stones, I had some last year and it was awful.

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    Where did you find the 100' fan? I am looking for a 72' but the selection isn't great. Did you have to reinforce anything when installing it?

  20. #480
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    Quote Originally Posted by visualk View Post
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    Where did you find the 100' fan? I am looking for a 72' but the selection isn't great. Did you have to reinforce anything when installing it?
    https://www.amazon.ca/dp/B091BJJWZ4?...roduct_details ... .damn $45 cheaper now than I bought it.

    My intention was to always have a huge fan there, so it's installed into a special ceiling box that basically doesn't do anything but provide passthrough to the structure below.

    I don't have pictures of it exposed, but basically it's like this:



    I have a 2x4 secured to the rafters, the box is there to make it look pretty and provide space for electrical terminations, but the actual screws that hold the fan go through the to openings on the left and right on that picture, which get screwed in with lag bolts into the 2x4. In my case it was a 3.5" structural screw like this:



    I did have to make a custom bracket for this particular fan, as it's designed to mount into concrete ceilings (it's industrial type), so I made a metal plate with holes that match the mount, connected that with 4 bolts to the plate, and secured the plate to the structure with the screws shown above. I didn't take any pics, else it would be easier to understand.

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