Remodel of our new old house

[benyl]

We got Aero barrier done. Our house is now at Passive House levels for ACH. Passive House is 0.6 ACH. The house is tighter than a Tiger!

[benyl]

Stucco getting on before the cold







More Drywall pics

[benyl]

Kid's plant shelf



Big tiles. 30x30. Ironic because our washrooms are really small.



cabinets going in



Kitchen coming together



Finish carpentry mayhem

[npham]

Looks great man. Love the way the covered front deck/roof overhang turned out.

[Kloubek]

Looks amazing so far!

[killramos]

This thread scares the piss out of me

[ExtraSlow]

Custom-building homes is a rich mans game. Cost overruns are the norm in all economic climates. Find someone who built their dream house and had to sell it, much better value.

[eglove]

I wish I had benyl money

[finboy]

Mind if I ask what your stucco ran? We have the wavy finish of the 80’s and it is one of those things that dates our house in a bad way

[bjstare]

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Find someone who built their dream house and had to sell it, much better value.

This is the way, it just takes a long fucking time if you're particular, since most dream homes have some really weird (unique) qualities.

[flipstah]

Looks great, @benyl ! Are you worried about water collection in the middle area or something?

[killramos]

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Custom-building homes is a rich mans game. Cost overruns are the norm in all economic climates. Find someone who built their dream house and had to sell it, much better value.

I have an email blast to keep an eye on this exact option.

Inventory is shit.

[flipstah]

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I wish I had benyl money

I'll take @eglove money any day

[prae]

Thanks benyl for sharing every win and setback in this awesome journey. I'm having a lot of fun following along at home.

[ExtraSlow]

My brother is living in a house in Rosedale that was some couples dream home. Cost them about 3x to build compared to what he bought it for. A bunch of weirdo custom shit including a hidden passageway behind a bookshelf.
Now it was expensive in any case, and maybe some of that weird stuff would not have been on my bros list, but it was a great location on decent value.

I'm probably biased because every person I've ever known who had a house built for them always hated the process and always went over budget. Custom infill or cookie cutter suburb doesn't seem to matter, it always goes over budget.

Buying a house, you know your costs.

Benyl's place looks wicked though, no doubt about it.

[benyl]

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Mind if I ask what your stucco ran? We have the wavy finish of the 80’s and it is one of those things that dates our house in a bad way

~26 per sq yard for Acrylic smooth finish. That doesn't include the paper wire or the base coat. It's about $70 for everything including parging.

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Looks great, @benyl ! Are you worried about water collection in the middle area or something?

No, flat roofs tend to leak.

The underside is completely spray foamed, but that won't stop the plywood in the picture from rotting.

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Buying a house, you know your costs.

Not our first rodeo. However, the cost increase and material / labour shortage was and is still an unknown.

[vengie]

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No, flat roofs tend to leak.

The underside is completely spray foamed, but that won't stop the plywood in the picture from rotting.

Genuinely curious why you went with a flat roof then?

I mean it looks great... but you're already resigned to the fact you are going to have headaches down the road?

[MOB68]

Those are some amazingly low ACH numbers. I saw a Lux sticker in one of the pics. Did you go with them for all the windows and doors?
Also, is that EIFS on the exterior (foam + stucco), or something different?

[Tik-Tok]

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A bunch of weirdo custom shit including a hidden passageway behind a bookshelf.

Hidden passage to an art room? Or just a hidden closet type thing?

[benyl]

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How much 6/3 are you in need of? I have some strand that I may not be using.. I don't recall how much I have left though. Its at least a couple of feet.

Oh, I have a bunch too, but splicing it would require an accessible junction box. No bueno.

We managed to move it to a more direct path and also put the chargers in the middle of the wall instead of at the front near the big door. Thieves suck.

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Genuinely curious why you went with a flat roof then?

I mean it looks great... but you're already resigned to the fact you are going to have headaches down the road?

There was no way to get the look we wanted. We minimized the amount of flat roof. Early renderings had more than double the amount we actually ended up with.

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Those are some amazingly low ACH numbers. I saw a Lux sticker in one of the pics. Did you go with them for all the windows and doors?
Also, is that EIFS on the exterior (foam + stucco), or something different?

Yes, all windows and doors. No EIFS. The architect called for it, but builder didn't want to do it. We had to cut cost. Speaking with the Energy consultant, the biggest heat loss is air movement. It isn't strictly about how much insulation you have.

Doing Aero barrier was the equivalent of doing an R10-15 increase in the ceiling. The cathedral was limited to R40 due to space, so we opted to seal the house super tight. It was decent to begin with.