Our decks and front stairs are in poor shape. Plus the front stairs are a bit dangerous in that they are straight and too steep. One slip at the top and you will fall down 15 steep stairs.
The new house next door is for sale at $500 a square foot! Our house has two large decks (about 21' by 10') at each level on the front/side of the house. The upstairs deck we never use. And the house has no reception area and no laundry.
So our idea is to build-in about 10' of each deck and add a reception down stairs and a laundry upstairs. The two rooms would add about 200 sf to the house and (based upon the house next door) about $100K of market value. And rebuild the remainder of the deck and stairs. So that's the plan.
There is a building boom in Charleston. I tried to get a few builders interested but most were not and the prices the other wanted was plain nuts. So I have decided to do it myself and hire any trades/contractors myself.
Having a house built next door has been a help. As each trade came and went I approached them and hired some. I have hired a carpenter/framer called Gabriel. He is Mexican and has friends and relatives in the other trades - so he has promised to help me find the trades I need.
We found a draftsman back in November and had him draw up the plans. he recommended a local engineer who specified some of the materials. I wrote a proposal and submitted the plans to the Wild Dunes HOA and then the City. The permits cam thru by the end of January.
In the mean time I ordered the doors and windows, as they tend to be long lead time items. We now have 3 of the 6 doors and none of the windows, but they are all promised. I laid out all the lumber and etc and ordered that in the last week of January. Gabriel promised to be back in town by February.
Wednesday January 30. 2019
The carpenter, Gabriel, returned to Charleston from Mexico today.
Thursday January 31, 2019
My big wood order arrived..
Friday, February 1, 2019
Gabriel turned up with his crew today at about 9 AM. I sent him off to the City to pick up the building permit. He came back with some weird story so both of us drove back. I have no clue what he or they had thought, but we got the permit and put it in the window
The "boys" helped me bring the new front door into the garage. They were a bit disturbed by ts size.
The crew started work upstairs. Deidre and I worked on loosening all the deck boards on the lower deck and I removed two sets of old railings. The builder next door OK'd us using his dumpster.
The crew knocked off a bit after 5 PM. I was a bit disappointed with what they achieved today:
1. Exposed the ceilings on both decks
2. Removed the sub floor upstairs
3. Removed the Hardie plank upstairs
4. Gave me a list of fasteners to purchase etc
Saturday February 2, 2019
The engineer specified a "Super beam" to add to the strength of the existing deck frame. He assumed we would rip out some of the existing frame and replace it with his beam. I had another plan that I emailed to him today.
Monday February 4, 2018
The guys arrived sharp at 8 AM. I did not want them to start on the Super beam until I heard from the engineer, as he had not replied to my email. I called him at 8:30 AM and found him in Boston. He came me the green light. The beam is now in place and looks great - the team did a great job!
I lost a bit of faith in the team. Gabriel messed up calculating the height of the new floor. I went over it with him a couple of times before he got it right. And again. The team installed the wrong insulation in the floor. They will have to change it tomorrow.
Then they messed up installing the first layer of ply on the floor and I had to get them to tear it up. Oh dear! But now its down except for a corner piece that we left open for the plumber.
Deidre and I worked upstairs - removed the electrical, cleaned up under the main house roof edge - lots of spider webs and "an unknown substance"!
Tuesday February 5, 2019
I spent an hour or so wide awake in the middle of the night thinking about the plumbing. Ended up getting up for a cup of hot chocolate! This AM I asked Gabriel to call the plumber and have him visit ASAP.
The team made some progress. Installed the frame on both sides downstairs. After talking about the window location a couple of times they put it in the wrong place and had to do it again.
No sign of the plumber. But I made a deal to pour the driveway.
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| This is to be our new front door with the old one behind. |
Wednesday February 6, 2019
The team started a bit early today at 7:30 AM. They installed the ply cladding downstairs and headed upstairs. Its starting to look like "something". I drove over to Lowes and picked up two windows.
Deidre and I headed to Summerville to pick up bricks for the driveway. We loaded about 200 bricks into the Jeep - about 1,000 lbs in all. Jeep handled it well. We were away about 2 hours.
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| Loading bricks into the Jeep |
Not much progress when we arrived home. I seem to remember the team had removed the horizontal ceiling joists, and that's good. Still no sign of the plumber. We cannot move forward without the plumbers guidance so I reluctantly sent the team home at 1:30 PM and started calling plumbers.
Deidre and I did a big clean up. The "team" is quite messy. The work site is now much improved but we are both tired. Meeting to discuss the driveway has been delayed again. We have a plumber and he agreed to visit us tomorrow in the AM.
We booked tickets to visit Australia for 3 weeks in June.
Thursday February 7, 2019
Rest day! I needed it. The plumber came and put my mind at rest. I paid the driveway guy a deposit. Purchased a small fire safe that I will bolt into the new structures. Went for a walk on the beach to get my steps.
Friday February 8, 2019
The team was on the job before 8 AM. Sadly, the new floor frame they made and 1/2 installed was 1/2" wrong so that they had to remove and redo. It seems like a bit of a remove and redo sorta day. They removed some existing ply to create access for the plumber - good. Built and installed the outer wall. We talked about repairing the wood rot damage at the front where there must have been a long term leak.
I discovered that the front door span downstairs was built off-center and I was a bit upset. Its only off by about 2" but it should not be wrong at all. Called Gabriel in for a chat. Let's see if we can do better. Can't say I am happy with progress.
Saturday February 9, 2019
Better day today. The laundry framing is now basically complete and the hurricane straps are on. All the ply cladding is in place. Monday I will call for the inspection. They did a much better job framing for the "front door" upstairs.
Gabriel left at lunch time for "an appointment"so just the two boys started to look at the water damage on the front corner of the building. That is starting to look like "quite a job!"
Gabriel emailed me his invoice for the first week and I thought it was reasonable and wrote the check.
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| There must have been a leak! |
Monday, Feb 11, 2019
Team was on the job at 7:30 AM. First thing I asked Gabriel to chat with me in my office - we reviewed progress but my biggest concern was safety - I was worried about where they had to work to get access to the water damage. We decided upon a couple of ways to protect the team from a nasty fall. Plus it looked like rain.
The water damage is now resolved and they did a nice job. Both 2 by 10" s across the front were replaced and supported with a couple of new 2 by 4 studs in the wall. The moisture barrier was replaced as needed. All in all, a decent repair and good days work in poor conditions. They were off the job by 5:30 PM.
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| The guys worked on that horizontal ladder - and that "was safer"! |
And the plumber turned up today as promised. He says he will be finished tomorrow. Good progress. I still do not have an electrician or HVAC guy confirmed.
Tuesday February 12, 2019
I was really happy with yesterday's repair of the damaged wall. It was awkward work and the end result was good, so I gave each of the guys $100 cash bonus. I hope they were pleased.
No rain today but lots of chilly fog. The team worked the lower deck. Discovered a problem that the hurricane strap on the front right column had rusted away. So Deidre ran out and rented a large percussion drill at Hughes with a 1.25" X 36" drill bit and the boys spent an hour or more digging out a 18" deep hole in the top of the column. Then buried a couple of straps in the hole and covered it in concrete. It may not be 100% code but a good effort.
Once this was done a new 6" by 6" column was installed and then the deck surface itself. We elevated the deck by an extra 1/2" to bring the front step into code at about 7". As I write this the deck planks are going on and by tonight the deck surface will be complete.
The plumber was late - arrived about 3PM but he is back at work. Had an HVAC guy visit today for a quote. We decided that the first level was too hard so we are just going to HVAC the laundry - all for $250. (What a deal). I have lined up an electrician - he is an Aussie! By tonight we should be ready for our first city inspection.
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| Installing new hurricane straps - prior to concrete. |
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| Plumbers work in the laundry |
Wednesday February 13, 2019
Another steady day today. Gabriel and I worked out another material purchase last night and I had emailed it to "my guy Ken" at Guy C Lee. The team needed some of the materials for today's work so I was on my way at 7:30 AM to pick it up. In all, we made 3 trips to and from the yard to pick up the new materials in the Jeep. It was heavy stuff, the Jeep worked hard.
The City Inspector arrived today to inspect the hurricane strapping, and with just a couple of additional straps, we passed. In the mean time the crew started work on the steps. I think this is their best work. The HVAC guys were on site for a couple of hours and installed the duct work for the laundry HVAC. No sign of the plumber today.
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| The steps are taking shape |
This morning Gabriel and I broke up and removed the concrete path at the base of the old stairs. We piled the rubble at the curb - the driveway people can take it away when they break up the old driveway.
Thursday Feb 14, 2019
I had a card and little box of chocolates waiting for Deidre this morning! The boys started at the usual time. Jayco seemed to disappeared about lunch time. Gabriel and Omar left a bit early, maybe about 4:30 PM. I had a chat with Gabriel about getting everything finished by 2/28.
Work progressed on the deck steps all day.
Friday Feb 15, 2019
Its hard to remember what progress was made today. The bottom section of the stairs was completed. A couple of sections of deck railing were installed. The two railing posts on the deck were installed and the railings were fitted. I am happy with the railing design. Garbriel removed the cladding ply from the area around the (old) front door an exposed the insulation and frame. It was probably a lot of work but there just isn't much to see for it. But looks like we will be fitting the new front door tomorrow and that will be fun.
Deidre and I made another "wood run" to Guy C. Lee. Another $600! The guys seem to use about 25% more wood that I estimated. It really bugs me when I see a couple of feet cut off a 10' piece.
I filled the 6 post holes and leveled the ground around the stairs. The dumpster next door is now full and so Deidre and I loaded the Jeep with building trash and drove the 12 miles to the Arwendaw dump. We will do another round trip on Tuesday (Monday is a holiday)
Saturday Feb 16, 2019
Raining this AM and the crew was a bit late, maybe 8:15 AM. I had driven over to Lowes to pick up some door wedges and some glue. By the time I returned the boys had carried the front door up and had tried it out for size. An hour or so later the door was secured in place and looked great.
I helped Jayco carry the outside matching laundry door up to the top level and an hour later that was secured in place. Deidre and I walked over the street to check out how they looked from the other side. All good. Omar was replaced today by another very short Mexican kid who could not speak a word of English and was very shy. I felt sorry for him. I am taller than all of them - its a bit funny. But they sure do work. We provide coffee and a snack every afternoon about 3PM - I think they really like it!
The two windows were installed and the team started installing Hardie Plank around the front door. The neighbors are starting to take an interest in the work and Gabriel has been offered two jobs as a result! The team left at about 4PM "because it was Saturday!)
I am getting frustrated with the plumber. He never turns up until late in the day and only works an hour or two. A one day job is dragging out to a week. The electrician starts Monday and I want to plumber out of here by then. He did not turn up at all today. I plan to get the plumbing inspected on Tuesday (Monday is a holiday for government people.)
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| Both front doors in place, a few railings on the deck |
Our neighbors on the left live in Charlotte, NC and only use their IOP house a few times a year. But they turned up on Friday, with our work site a bit of a mess and a lot of refuse in between the houses. Needless to say, they were not amused. So Deidre and I got stuck into the mess today and cleaned it up, 90%.
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| New front door with some Hardie Plank in place. |
Monday February 18, 2019
We had Audrey overnight and most of the day. She was a good girl all day but she still tires us out! Ky picked her up at about 4PM and took the 2 kids to the beach. Its not really beach weather.
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| Cooking lessons |
Gabriel's crew worked on Hardie trim today and I assume they worked hard but there really is not much to show. I received and paid their second invoice today and I am not as pleased about the number this time.
The concrete crew turned up about 10 AM and tore out the old driveway. While they were away for a (long) lunch I dug a trench across the front of the garage and dropped in a 2" waterline for future sprinkler use. They were back about 3 PM and are now installing form work.
The Australian electrician turned up about 3 PM and is still here. The bloody plumber did not turn up at all and he is now holding up my schedule.
Deidre and I are going to have a quick pizza and then go hunting for light fittings.
The concrete guys were planning to pour at Noon, but never came back from lunch. According to the boss "the concrete supplier ran out of concrete"! (And the dog ate my homework?) There is 80% chance of rain tomorrow, so no chance for pouring tomorrow. maybe a good thing as I established that the form-work was off on one side by about 4"
The electrician worked steadily all day but otherwise it was a disappointing day, not much seemed to happen. The plumber turned up at last, but late and did not finish.
Gabriel's team seemed to run out of "this and that" and we made one trip to Guy C Lee in the AM and a run to Lowes in the afternoon - but they still ran out of something. Most frustrating. Some railing was built, some Hardie plank was installed, some mess was made.
Deidre and I made a successful run to the tip.
Wednesday February 20, 2019
Wet day, the electrician worked most of the day and the plumber turned up late but worked late and finished. Deidre and I drove across town to look at lights.
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| The automated painting machine |
Thursday February 21, 2019
The electrician came and went. I tried to arrange an HVAC and Plumbing inspection but that did not happen because neither party had "pulled a permit"!
The cement truck arrived about 10:30 AM and the driveway was done by about 3 PM. I installed some insulation, painted some pickets and generally cleaned up.
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| The pour |
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| Painted Picket Stockpile |
Friday February 22, 2019
Gabriel was on his own today. The last board he cut today was about 1/8" short and I will have to replace it tomorrow. I had specifically purchased it for the last "long" top rail. Frustrating.
The concrete guys turned up later in the day and installed the brick edge along the driveway till they ran out of bricks - six short!
I have been calling and texting the plumber solidly since Thursday morning, to no effect. If I do not hear from him by Monday I will visit the city and ask for advice. What an idiot.
Today we purchased 3 carriage lights and the door locks and handles for the two new front doors. They were a bit expensive, but seemed good quality.
Deidre and I are still painting deck rail pickets.
Saturday February 23. 2019
The three guys were back on the job today, at about 8 AM. I had left for Lowes to purchase the replacement top rail and was back by 8:10 AM. (They left today at 4:00 PM)
The three amigos had a productive day. They removed the sliding door access from the upstairs hall to the "old deck" and replaced it with a new single "frosted" door that will now be used for access to the laundry. I think that they completed the Hardie Plank installation. They started work on the deck "ceilings". They installed copper flashing around the front of the upper deck - very fancy. Not a bad day's work, and no mistakes?
Deidre and I spent most of the morning washing the soffit sheets that once made up the deck ceiling material. Its $16 a sheet to buy new and I want to re-use the old sheets. So Deidre and I spent the morning on the neighbors driveway with a brooms and the hose cleaning the old sheets. They were very dirty but cleaned up OK! $360 saved!
After lunch I started installing the door hardware on the two new doors. I really liked the quality - solid and went together well. They may even be made in the USA - how unusual. All my chisels are blunt so Deidre picked up a set for me at Lowes. Its cheaper to buy a new set than have the old ones sharpened. Weird. After the boys left we resumed painting pickets.
Still no contact from the plumber. I will go to the City on Monday and explain my dilemma.
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| The new driveway & the new steps |
Gabriel only worked from 8:00 AM until Noon.
I had emailed Gabriel a "punch list" over the weekend, and this morning I gave him a printed copy and a blue marker to make them done. I have decided this is a tool Gabriel needs to utilize! And I must say the team has made a bunch of progress today - we crossed a lot of items off.
First thing Deidre and I drove a Jeep load of refuse to the dump and picked up (another) load of wood on the return trip.
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| Oscar working on the enlarged opening (where the front door once stood!) |
Tuesday February 26, 2019
The boys took today off. If I did this again I would arrange for the team to work on Mondays, Wednesdays and Fridays so that Deidre and I could catch up and rest on Tuesdays and Thursdays!
The building inspector arrived mid morning and checked the plumbing. Had a few minor comments but overall OK. We spent the rest of the day cleaning up and packing the Jeep
A drywall contractor visited about 1:00 PM to give me a price - $2100. As soon as he left Deidre and I headed to the dump. On the way back we purchased more lumber at Gay C Lee and locks and door handles at Home Depot.
Just sent Gabriel a new punch list for tomorrow. That should do it for my "three amigos" until we get back from Chicago next Wednesday.
Wednesday February 27, 2019
Gabriel and his guys were "done and dusted" by 3 PM today. The floor was completed in both rooms, the closets framed and doors hung, and a few wrap up jobs completed. Not sure what happens next, maybe the electrical inspection? I have texted the electrician.
I insulated the "outside wall" plumbing today, completed installing the door handles and locks and generally cleaned up. Our new "safe" arrived this week. I have allocated a special spot in the new closet where I will bolt it into place. One of Gabriel's team helped me carry it up to the first floor today.
I lodged a complaint with the driveway people today, I wonder what that will achieve.
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| Now we have doors on our two new closets |
Thursday February 28, 2019
Adam, the Australian electrician worked today from 10 AM till about 2 PM He says we are ready for electrical inspection. Deidre and I cleaned the front yard and got all the remaining wood onto the porch under the back deck.
The bricks along the driveway were obviously not installed properly. We already have several break loose. I have complained, the contractor says he will be back next week to resolve.
Thursday, March 7, 2019
Back home from Cleveland and Chicago last night. My goodness it was cold in Chicago.
Disappointed that the driveway had not been fixed, but "apparently it rained". I think the boss should send them to fix a few driveways in Chicago.
The city inspector returned to check the electrical and re-check the plumbing and all was well. That gave me the go-ahead to start on the insulation. But Ky got sick and we ended up with the two kids - which was fun - but not much progress with the insulation.
Friday March 8, 2019
Mason is a school today but we kept Audrey because she did not seem well. I made some progress with the insulation and waterproofing the upper deck. Gabriel called in for his check and we planned a visit for early next week to wrap up a couple of tasks.
Saturday March 9, 2019
Finished the insulation in the "reception" and 50% complete in the "laundry". Also gave the top deck its first complete coat of "waterproofing" paint. If the inspector does not comment on the quality of the insulation installation I will be bummed!
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| The Insulation Nurse |
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| "What a perfect job" said the Inspector! |
Gabriel and team turned up today on schedule and completed the last few jobs. Everything will stand still now for the next 5 plus weeks. Overall I am pretty pleased.
Deidre and I took two loads of materials back to Guy C Lee and without hesitation they issued us about $700 in credit. Pretty good service.
Yesterday I issued a formal complaint about the paint peeling off our new front door. The manufacturer responded today and declared that they were making another door! I told them I did not need another door, the first one was well and truly installed, and all it needed was a couple of hours attention from a skilled painter. "No, they did not do that!" So I asked them if they would remove and replace the existing door with the new one? "No, they did not do that!" So I decided to let them do their thing.
I can swap out the actual door and repair the "side lights". I can then sell the "spare" completed set on eBay. The door cost about $2,700. Crazy!
