The Re-Development Group – Josh Dubach

We have another fun rehabilitation that we have begun.  This mid sized cottage was in need a serious make over.  With a full gut, we were able to get to the bones of the structure, and correct the failed framing issues.  We also were able to stabilize the deteriorating brick foundation and install vapor barriers in the cellar and crawl space areas.  Of course, then after framing, and exterior stabilization, this becomes similar to any new construction and the trades come in a do their work.  All new plumbing, electrical, and HVAC have been installed.  We are currently in the energy star auditing/inspection process, and look to move forward with insulation early next week.  Here are a few pictures of the progress over the past month.

Currently we have the paint contractor in the house beginning the masking and prep work to apply stain and paint to the finished trim work.  After the trims are all final coated, then we will begin to roll out the walls and ceilings and prepare for the finish items to be installed.

The stone work on this house really makes it stand out.  It is a man made stone veneer, but that can only be realized upon very close inspection.  It really looks sharp!

It has been a while since the last update, and now we have hung and are currently finishing drywall.  The home passed municipal and energy auditing inspections with ease.  Sprayed cellulose insulation, coupled with the 2′ of Blue board foam sheathing, give the wall systems for this home a superior R-value of 23 rather than the typical 13 in a 2×4 wall assembly.  The exterior siding is complete and is being painted as the rain will allow this week.  The flag stone will be installed around the base of the home (everywhere you see the foam board in the current exterior photos) in a week.

This home has an Arts and Crafts style to its finishes, so there will be a lot of custom trims and stain work to come.

We have had a lot of consistent activity since the rain has given us a break this week.  We have begun the very complicated hip and ridge roof  construction.  With this home being more of a ranch style there is a lot more roof than we typically are used to in smaller downtown lots and homes.  The home itself isn’t overly large at 2500 square feet, but has a massive footprint and roof system.  Here are a couple of process pictures since the last post.

Well Ladies and Gentlemen, the project is complete.  The client has moved in, and the place is really looking great.  This particular client has really cool taste, so I think the finishes he chose really help to define the space and add design interest.  The exterior looks great too, but we are sorry to say that he is handling the grade work and landscaping package on his own, so the final product hasn’t fully be achieved from the street view.  That will happen over the summer.  Enjoy the pics.

We have just completed the under slab plumbing work.  That brings to mind a couple of interesting things about walk out basements.  In most typical foundation situations (where lots are flatter), the perimiter drain tile is looped aroudn the footings, and ran into the sump pit inside the basement.  There it is pumped up and out of the structure as the pit fills.  More often than not, with walk outs, the sump pump will be relegated to emergency back up only.  The ground water will natually flow to the rear of the property, so gravity and a trench away from the strcture can be used to ‘passively’ drain the perimiter drain tile.  This of course, conserves energy, and takes one less potential problem area out of the basement dryness equation.  Additionally, on this lot, we were fortunate enough to have the sewer main depth and distance from the house allow a gravity fed system as well.  The alternative for most foundations, is all underslab plubming runs to a lift station or ejection pit.  This a similar to a sump pit with pump, but the ejection pump also grinds solids before ejection.  Yummy I know, I’m just explaining building science here people.

Anyway, the slab will be poured just as soon as the city gets a chance to come out and inspect the underslab plumbing installation.  You really only get one shot to install this plumbing correctly, so the city Inspector’s watchful eye is always welcome.  This is really a formality, as I don’t want to have to rip up concrete to repair plumbing and neither does my plumber, but maybe some builder a hundred years ago didn’t glue his drain pipes properly and they had a real mess on there hands?  Who knows,  but we are looking forward to pouring the slab, and backfilling the foundation.
We will be framing by Monday!

Plumbing, Painting, and Electrical finishes are all under way.  However, I do have to kick them all out for a few days, as we begin the sand on site floor finishing process.  That will command the project for the next 6 days, but we are really looking forward to seeing the salvaged hardwoods come back to life!  The sun is shining, the birds are chirping, the market is stimulated and going crazy right now, and this project is flowing and finishing nicely….what a week!

Here are a couple pictures of some of the happenings.  By the way, I can’t say enough about Lugger box dumpsters.  See the pictures below, but your typical dumpster is about 10 feet longer, and gets delivered on a roll off truck.  They require much more space, and that comes at a premium as the project comes to a close.  We hold off on garage construction as long as we can, but eventually have to begin the process so we can complete it at the same time as the house.  When that construction begins, we typically run out of room for dumpsters.  In comes the Lugger.  As they say in France….WA LA!

We work very hard with clients, typically for months, through the design and estimation process.  So, it is a real treat to actually have all that work come to fruition and get the heavy machinery on site!  This lot is one of the last available in Normandy Farm, an existing development in Zionsville.  It is a little over an acre and has many mature trees.  The orientation of the home was chosen so that as very few of the trees had to be removed.

It’s been a while since I’ve had this kind of room on a jobsite.  I am extatic!  Parking, dumpsters, toilets, AND material? For this builder, it just doens’t get any better.  Nothing against the density of downtown; I love and live downtown.  It’s just that legistically, downtown construction can be a real challenge.  I have a project looming that sits right in the middle of the Historic Lockerbie Neighborhood downtown, and the lot is about the size of my truck.  Seriously though, that is going to be awesome fun, but I’m already not looking forward to the phone calls from the incovenienced neighbors.  I digress… here are a few photos from the Zionsville site.

We have been pushing very hard for the past few weeks, and most of my subcontractors are angry at me.  The client has a very real banking deadline, and also was surprised by a quick home sale, so now the pressure is on!  Currnetly we have painters, drywallers, carpenters, and tile installers working around each other.  Most of the time it works, but it can get a little crazy every once in a while.

Here is a example of how NOT to project manage.  Notice the holes in the drywall, it seems that the derilect project manager missed  a small but important detail on the print.  Roughed in for one shower head, found out there was two!  My bad.  Bad went to stupid when the masons showed up (3 days late) to power wash and tuckpoint the foundation.  They helped themselves to turning the water main on, in the cellar.  Bad timing, as the plumber was in his truck getting tools, and had the 4 lines in the shower, he was working on, cut wide open.

All's well that ends well

That is why the ceiling looks like this.  Hilarious….not really.  I do not enjoy peppering the house with holes, but even the Bob Vila hits his thumb with a hammer from time to time.

Had to cut a hole below, to drain the water. Water is not a real problem if dealt with quickly!

Just a day in the life, but really the project is moving forward nicely.  I just thought I should share some of the mini-drama along the way.

Here are some pics of some other happenings in the project.  Enjoy.

We have gotten through the insulation, inspection, and drywall process.  We are just beginning the interior trim and hardwood floor patching processes.  In this home, the client elected to save money and salvage the existing hardwood floors throughout most of the floor plan.  Some areas need patching, and then the whole floor will be sanded and refinished.  The end product will be really nice, noticeably original, but shiny and new!

More pictures to come of the interior and exterior.  The siding work is now complete, and the paint process will begin shortly.  The house will really start to have curb appeal within the next weeks to come.