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Thread: Remodel of our new old house

  1. #181
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    Trench deeper than 4' requires shoring or slope. Looks like they are ~4' vertical at the bottom and then slope away.
    Now is the slope 45deg? I cannot tell from the pictures, but you can tell they did slope part way up.
    If this trench was vertical from top to bottom they would require shoring.
    Last edited by RawB8figure; 09-24-2021 at 01:42 PM.

  2. #182
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    Quote Originally Posted by RawB8figure View Post
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    Trench deeper than 4' requires shoring or slope. Looks like they are ~4' vertical at the bottom and then slope away.
    Now is the slope 45deg? I cannot tell from the pictures, but you can tell they did slope part way up.
    If this trench was vertical from top to bottom they would require shoring.
    There's no designed slope, they just dug until the sides stopped caving in. The bottom only has vertical-ish walls due to different strata or m/c.

  3. #183
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    Quote Originally Posted by cjblair View Post
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    lol, same.
    +2. Big plus 2
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    fact.
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    guessing who I might be, psychologizing me with your non existent degree.

  4. #184
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    Quote Originally Posted by benyl View Post
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    I need to start one. $350K over budget so far. Never and I repeat, never, go with an Architect that designs Commercial spaces and $5MM+ homes.

    So many design items turned out much more expensive, like facia that isn't vertical where gutters are supposed to go. So you need "gutter wedges". Or facia that is 10" so you need custom 22ga steel so it doesn't "oil can".
    (didn' want to clutter up the infill thread)


    I was wondering about that... Figured you'd be getting close to possession by now.

    Were most of the costs due to these over-designed quirks, or just straight-up inflated material prices? How far along is the build now?

    As we're looking to start a build later this year, any insights or updates from your experience would be greatly appreciated. TIA

  5. #185
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    Just finished first coat of paint. Tile next.

    Might be in the house in Feb.

    My builder just said almost all vendors are saying 10-20% prices increases. 13-15% average across the board.

    Wood was $130K more. Partly because of floor joist, but mostly due to price increase.

    The facia, soffit, etc came out to $20K but was budgeted for $5k. Alum soffit is $3 per sqft installed but cedar and 22ga steel is 20 sqft. You get the idea.

    Was going to go with a garage heater (Reznor) but saw the house down the street go with hydronic. Couldn’t do it. $30k more to do the basement, washroom floors and garage with hydronic.

    So, some was design, but some is just me being stupid.

    I’ll update pics later today.

  6. #186
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    Floor joists are overrated. Just space them 36 inches apart.

  7. #187
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    Looking forward to seeing the results, I just spent all my holidays doing work on my basement and just want it finished, I can only imagine how much you want to get into your place.
    sig deleted by moderator, because they are useless

  8. #188
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    I'm in the middle of a complete reno on my house right now and I am projecting to be $200k over budget. Half of ours is us being stupid (ie. adding additional scope) and the rest is a combination of a crappy budget to start with, increased material costs, and individual selections on some materials (countertops, tiles, etc)

    We also moved stairs and cut in additional basement windows so we had some structural engineering costs that we may not have anticipated when we first started down the design path.

    We've been kind of flexible on our selections - if something is unavailable in the time frame we need it, we choose something else. Would be difficult if we were dead set on our selections for everything. Still worried about our windows - hoping they come when they are scheduled to, but have heard too many horror stories about late windows.

    We also ordered appliances before we even decided to pull the trigger on the reno for sure. That was in May/June and we haven't received them yet. Don't need them yet, but still a potential problem for us if deliveries slide.

  9. #189
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    Appliances aren't even part of our budget. lol. Ordered in April. We are "supposed" to get them at the end of Jan.

    We still don't have a front door or a garage door.

    IMG_3895.jpg

  10. #190
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    Your house is looking great!

    Our front door is supposed to come with our windows - we'll see how it goes.

    Haven't even ordered a garage door yet - the exterior was a late addition to our project scope hah! It is on our list of things to do shortly. We tried to buy the majority of things we had left to order before end of the year so now all we are left with are smaller things - door handles, cabinet pulls, stuff like that - although I am sure there will be headaches with that stuff as well.

  11. #191
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    To catch everyone up.

    Insulation was next:

    IMG_3715.jpg

    IMG_3717.jpg

    IMG_3727.jpg

    Scratch coat

    IMG_3730.jpg

    - - - Updated - - -

    Quote Originally Posted by CarlLester View Post
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    Your house is looking great!

    Our front door is supposed to come with our windows - we'll see how it goes.

    Haven't even ordered a garage door yet - the exterior was a late addition to our project scope hah! It is on our list of things to do shortly. We tried to buy the majority of things we had left to order before end of the year so now all we are left with are smaller things - door handles, cabinet pulls, stuff like that - although I am sure there will be headaches with that stuff as well.
    We ordered the Garage door in September. It had increased in price 20% from when we started talking to the door company in April. Due for another price increase.

    We ordered Emtek door handles the day after a 20% price increase.

  12. #192
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    Thanks for not being ashamed of the bloodshed and providing some of the details.
    Win some, lose some and you will sure enjoy it when it's done.

  13. #193
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    weird, can't upload any more photos.

    edit: now it works.

    We did some manual labour because my wife is particular about the colouring of the stain. This is for the soffit.

    IMG_7752.jpg

  14. #194
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    That's looking great!

    I know some of the updates were done as photo dumps, so it's difficult to track actual progression... Would you mind sharing an approximate timeline for milestones (i.e purchase / design / permits / demo, etc)? It would be great to see to compare expectations with reality, to help keep the former in check.

  15. #195
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    Quote Originally Posted by you&me View Post
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    That's looking great!

    I know some of the updates were done as photo dumps, so it's difficult to track actual progression... Would you mind sharing an approximate timeline for milestones (i.e purchase / design / permits / demo, etc)? It would be great to see to compare expectations with reality, to help keep the former in check.
    You are going to make me do work?

    Bought the house in July of 2020.
    Talked to a bunch of builders / renovators in July / August / Sept
    Took possession in late August 2020.
    Start working with the architect in Oct 2020.
    Picked a builder in Jan of 2021.
    Submitted for Dev permit in Feb 2021.
    DP approved end of March
    Submitted for Build permit in April. Some back and forth. City counsellor didn't like our front drive garage. Can you guess who it was?
    House torn down in May. After getting the engineering done for keeping the existing foundation, we determined that it made more sense to just remove it and start fresh.
    Lumber package delayed until mid July (supposed to be delivered in early June).
    Framing through end of July and most of August.
    Windows scheduled to arrive Mid august, but a world wide glass shortage didn't have them show up until end of Sept.
    Windows in, but no front door in Mid Oct. Fuckers tried to steal wire.
    Plumbing happened in there somewhere
    Insulation delayed because of picky insulators... lol Too much work available out there.
    Lock out late October.
    Drywall mudding all of November
    Paint and cabinets early part of December.
    Tile started yesterday.
    Hardwood next.
    Lights and Plumbing fixtures scheduled for Jan 20th.
    Hope for appliances at end of month.

  16. #196
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    Got ahead of myself in the last photo post.

    Electrical thieves! They even left some of their cut offs. If you are going to steal, at least be good at it. They cut a massive portion of the impossible to get 6/3 cable for car chargers.

    IMG_7724.jpg

    IMG_7728.jpg

    IMG_7729.jpg

  17. #197
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    Flat roof section between the two peaks. Can't wait for the issues in 10 years. lol

    IMG_7551.jpg

    Me moving a light because I didn't like where it was.

    IMG_3725.jpg

    Flat roof torch on being installed:

    IMG_3488.jpg

  18. #198
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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.

  19. #199
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  20. #200
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    IMG_7721.JPEG

    IMG_7722.jpg

    IMG_7723.JPEG

    - - - Updated - - -

    If you pour concrete without waiting a year for the back fill to settle, make sure you get brackets. Or get commercial tamping. We have brackets, so we get the awesome floating concrete option!

    65695266328__FA50874D-3440-4FC8-88C7-81CCDBE1D70A.fullsizerender.jpg

    IMG_7761.jpg

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