May update, week 1

Well, needless to say we didn't move in on May 1st as planned, and we're certainly concerned with the building schedule, which originally showed that everything would be completed by now.  At this point there is still a lot to finish before we can move in, and we've been out of our house for one year now. There are structural things like posts in the basement and under the stairs, as well as the carport and basement walk out. At the start of the project we hired an engineering firm to review all the structural work and sign off on it, which now seems like a good idea since there are currently a lot of temporary supports holding up various bits and corners.

The flooring has been mostly installed and the good news is that it looks really nice. I wasn't sure how well I'd like it but I'm actually really pleased with how it turned out. However, the flooring installers accidentally put hardwood throughout the area meant for the tatami room, so they ran out of material to finish the front part of the house. We'll just make the best of it; the bright side is that there's now flooring through most of the house so it's closer to being complete. The tatami room platform and mats would've taken more time to build, but tatami mats are  something that we can add later after the dust settles.

We also got the kitchen cabinets delivered and the boxes are now put together and some of the cabinets hung. We went with IKEA cabinets because they're cost effective. We thought of installing custom doors on them, but decided due to time constraints to use their standard doors in birch and white.

The tiles were supposed to go down first because we bought enough to do the whole floor including under the cabinets. I'm not sure if that will be done now or if they'll just tile under the stove and fridge areas. The builder, Bramel Design and Build, prefers to put the cabinets on wooden plinths and finish them with wood instead of the cheap plastic legs and tie kicks that normally come with IKEA cabinets. That should make them a little more solid.

Progress update

We were supposed to be moving in within a week or so. That isn't going to happen as you will see from the photos. Nevertheless, this past week saw some further work on the porch and a start on tiling. There were a few things that needed to be redone with the porch framing. Linebox has provided input on ways to simplify things, which is much needed at this point to speed things along. One of the peculiar issues is that it was noticed rather late in the game that the planter in front of the house would need to be a "permanent structure", and hence built upon concrete footings to be immovable, if it were to be considered as a barrier in front of the deck to eliminate the need for a guard rail. Such footings were not part of the original plan however, and so they were not excavated or poured. Although we could add a permanent planter in the future, for the sake of expediency we will probably skip it for now. That means however that the guard rail will probably need to be extended across the whole front of the house, which is frankly a disappointment to me, because it really changes the character of the design and the view of the beautiful corner window.  Perhaps the change will grow on us, or perhaps we'll be able to install a guard rail initially and replace it later with the planter idea. The main thing at this point is simply to get the house completed as we've now been out of our house for a year and really need to get back into our home.

It's really neat to see the house beginning to look like the drawings. The porch adds a whole new dimension to the house. We can't wait to sit and enjoy that space.

Although delays are ongoing it's nice to see some things moving forward. The slate tile in the entry is looking quite nice, I think. Although the thickness is these natural stone tiles varies slightly, requiring wider grout lines, it has a really authentic and natural look. This is a good fit for the "genkan" entrance, a reflection of the fact that in old Japanese houses the entrance was actually just stamped earth. 

Still waiting for the front door lockset to be installed, but the tile is looking nice.

This setup on the floor here is one of the WarmlyYours heating mats embedded in a self leveling cementious mix. Tiles go over this part. There's a cable and a sensor wire that will run under the floor and then up to a wall mounted thermostat to the left of the door.

The missing circuit checker showed up in the mail - WarmlyYours sent it fairly promptly after a bit of phone discussion. Initially I nearly got punted back to HomeDepot until I insisted that the order had shipped directly from their warehouse to me and it was clearly an omission on their part and not a problem with the order placement from HomeDepot. I think I would recommend going directly via WarmlyYours so you deal directly with them for the whole process and don't get the runaround trying to blame the middleman. In the end they dealt with it. 

After you connect the wires to the right places, the circuit check will emit a siren if there's a break in continuity of the wires. There was no siren, and I tested with one of the wires disconnected to make sure the siren worked, so all seems good. It turns out that Canadian Tire had digital multimeters on sale at 29.99 down from 69.99 so I have one of those now too, and that's what they actually recommend for testing the resistance before during and after installation. 

So I'm hoping in the next update to show some tiles and flooring as well as the basement slab poured. As for doors and trim it turns out Home Depot takes two to three weeks to get any special order doors in, so we can forget about that. We will have to try a building supplier that carries doors in stock or go with a paint grade slab door option and potentially upgrade them later to the wood doors we prefer.

Prime Time

This update is almost a week since the last one and it feels good to be getting back to more regular updates.

The taping and mudding were completed, for the most part. There are a few areas that need further work, in particular the Japanese bath we room where the wall had to be modified to make a shower ledge and still needs side built up so the glass shower door will fit flush against the edge. It's too bad this wasn't completed as planned since now there will need to be more mudding and painting again afterwards.

The shower areas are awaiting waterproofing as well, and now that the drywall and priming are done it should be happening this week and tile started.

Also needed is to install the lockset on the front door, which is currently boarded shut, so the drywall mudding and painting couldn't be done around the door.

We purchased a wall hung vanity for the ensuite. It's not exactly what we had in mind but it proved incredibly hard to find one we liked without getting it custom made, which would have been a lot more expensive. 

We also received in the mail two electric radiant floor heating mats from Warmly Yours, which we ordered through the Home Depot website. They sell the product online only. It came pretty quickly but was missing the continuity tester that's supposed to ship with the kit, so there's one more thing to deal with. 

Now for a few pics of the house with the walls - they're looking good.

April Update

I missed a couple of weeks here, although to be fair there was not as much progress on the house as we were expecting and the drywall has only just been completed. The drywall was a two-week timeline on the schedule, and was actually supposed to take less so we could get the schedule back on track. Instead the drywall has stretched into 10 weeks.

The delays are frustrating. From what I understand the subcontractor was changed, then late to start, and then the house was too cold to start taping and mudding. Ottawa hydro was called in and did the hookup quickly, but evidently there were no outlets wired up from the electrical panel, so that caused another couple of days of delays. Some heaters were brought in, but they were small consumer grade ones and didn't produce much heat, and the drywall tapers wouldn't start without better heat. Without dry heat the mud doesn't dry and cure properly. Better industrial grade heaters were brought in and the taping began last week. It should be finished now and the painter is supposed to start next week.

Unfortunately the project manager at Bramel who was overseeing all the details of the build and schedules has left to join another company, so is no longer helping with our project. This came as a great disappointment and left us wondering how we were going to get through all of the organization and planning needed for the rest of the build.

To our relief the architect, Linebox Studios, has now stepped in and will be taking a more active role in overseeing the project through to completion. Linebox recommended our builder Bramel to us and they have worked together on other projects so they know what needs to be done. They've already provided painting specifics and will be focusing on one one aspect at a time for the remaining work to get it done by summer.

Here's some pictures of the interior drywall getting finished, and hopefully next week I'll post some with the walls painted!

Mud season

It's been a couple weeks since the last update. Last time we were waiting for drywall to start. At that time the drywall was already coming in five weeks behind schedule. The good news is the sheetrock is hung. The bad news is it still isn't mudded and the slab isn't poured. All this is contingent on getting some dry heat in the house. Fortunately the electrical mains are now connected. However when I last saw the panel it did not look connected inside.  The mains are hanging pretty close to where our back porch will be, too, so I'm pretty sure it'll have to be moved up.

Anyway. A couple weekends ago I went by the house to find snow melting off the roof and running down into the unfinished walk out basement area. I spent a few cold and damp hours trying to get plastic sheeting clamped up to direct some of the water away from the house. I was sick as a dog afterwards.

Most of the water puddled beside the house. 

Then it ran down into the walk out area. The plastic sheeting was to catch the roof runoff and direct it away from the house.

I hope nobody was planning to use these OSB boards for anything important.

I happened to have a submersible pump so I used that to get rid of some of the water that had pooled up by the door. Once the sump pump is connected there should be much better drainage.

Inside is looking better. The builder added a transom to house the top of the shoji screen sliding doors that will be in front of the tatami room. It doesn't house any mechanical systems or structural stuff, but it will hold up a track for the shoji screens to slide along.

It's a small house but the front office / spare room area is actually pretty spacious. The tall narrow windows are a nice touch by the architect, Linebox Studios. They have been moving toward commercial work and high end residential stuff, so our house is probably one of their smallest projects in Ottawa and one of the more conservative styles, but when you look at the house I think you can tell there is something special in the design. As the house begins to take shape we can begin to appreciate some of the architectural details. 

Seeing things finally beginning to take shape has given us a little more confidence that this will be a really special home when it's all said and done. As March slips by we sincerely hope the inside will be completed by the end of April as promised.

An overdue update

Been a while since the last update, so I'll post some photos. The was some good progress at the house in February, the main event being window installation. After that we had some electrical and hvac work going on which is not as noticeable but very important. Insulation was delayed by a couple of bad winter storms that hit us in February. The drywall which was supposed to start in early February ended up getting delayed to the point where it's now starting about 5  weeks behind schedule. That's a real concern so we hope things go a little more smoothly as the weather starts to improve here. We're getting very anxious to finally complete this renovation and be back in our home.

Picking out flooring and tiling have kind of consumed our weekends for a while. We've visited about every flooring store in the city I think. We finally went on the recommendation of our builder Bramel Developments, to see Glen Carastan at Carastan Carpet and Flooring. Not only did Glen remember our names the following week but he remembered our daughters name as well and which hardwood we were the most interested in. We ended up going with a natural wire brushed oak because it had a fairly clean simple look. I've never been a huge fan of strong "cathedral" grain patterns - I the like long linear grain of rift and quarter sawn boards a lot better. But it somehow grew on me and Chiyo likes it too. 

That's Chiyo holding up a flooring sample next to some tiles.

Tiles are a whole other story. I had a pretty good idea what I wanted - dark gray slate in the entry, an anthracite middle gray in the kitchen... White tile for the bath surround. I was surprised to find out that "gray tile" comes in about a bazillion flavors. Well not surprised that there are options, but surprised just how much time and effort it takes to find one you like. Then there's the fact that it has to match the rest of the materials.

I ended up finding some natural black slate on sale at Lowes and decided to get it while they had it. It'll be for the entrance, which is the "genkan" Japanese style sunken entrance. This is where you take off your shoes and in really old Japanese houses the floor in this part was stone or compacted earth. So these somewhat rough slates are, I think a kinda appropriate choice. Not too neat and tidy, a bit wild and natural looking. Definitely earthy. These boxes were heavy!

Last weekend we finalized some tile choices, then focused on making selections for doors. I think we made some good progress on both fronts.

Windows!

Today was a big day at the house. The windows got delivered and installation is happening! 

What a difference it makes to have light coming in where it used to be all boarded up!

The crew has been busy on the site the last couple of weeks, and it's really nice to see things are in full swing now. The windows were kind of holding everything up, and the plumbing fixtures, but apparently the fixtures are all in the warehouse now, too, and should be getting plumbed in soon. 

That last photo from Tausha the project manager gives you an idea of the beaustiful light we get in the yard. Not entirely sure why... maybe the orientation of the house, but the afternoon light here has always been nice. A good finish to the week.

Measure twice cut once

The design of our house includes a mix of Japanese and Western influences that required special consideration. When it comes to implementing the design, however, there are a lot of details to figure out. 

One of the Japanese features is "shoji" sliding doors in the tatami room area. The tatami room is raised one step above the main floor, and is meant to accomodate sliding shoji screens between the rooms. Shoji screens can be a beautiful alternative to walls or heavy doors.

Now we're trying to work out the positioning of the shoji doors. I made a few sketch up drawings to show some of the options I talked about with the builder. 

This one isn't great because of the gap between to floor and the doors: 

This one would require more space:

This one is more traditional: 

And lastly, the solid wall could be removed to permit an arrangement of three or four shoji screens.

Inside jobs

This update is a little overdue but last week there was a lot of activity going on inside the house.

Stairs! Not the final ones of course, but much better for going up and down compared to the ladder we have been climbing. And notice that the alcove next to the stairs has been framed in now too.

In the tatami room area the drop ceiling has been framed in. It covers the ducts for the medium velocity forced air system.

And here's looking towards the bath area. It is worth saying that our project manager and builder have done a phenomenal job of dealing with a whole pile of design related issues, from figuring out where to place light switches, to adjusting door widths so that they will actually fit. There are so many little details involved in building houses that I never knew about. We feel quite lucky to have someone so knowledgeable and professional looking after these things.

Right now it all looks like a bunch of framing and sheathing but you can still get an idea of how it is shaping up. We're expecting windows from Dalmen to be delivered this week and that will be a major piece of the puzzle.

Ofuro and Slab

So there is a Japanese bath in our plan. Basically this means a wet room configuration where a shower and bath are placed next to each other in a tiled area so you can shower before you get in the tub to soak. Japanese bathrooms are super nice. We have nothing like it in North America; the Japanese companies are light years ahead in terms of bathroom products. Here's an example from a Japanese Toto catalogue.

When we went shopping for fixtures, Terry at Boone Plumbing put us onto this system called Maax Modulr. It's a similar idea, basically a shower floor and tub that lock together. Here's a picture of the Modulr wet room layout.

So with this setup you can make something very similar to the Japanese system baths and its pretty affordable. I would have liked a tiled floor with a linear drain but this option just had several advantages. Easy to install, affordable, all in one system with glass doors to match. I may try to make a thin wooden slat "floor" to lay over the shower pan, giving it a more earthy and custom look.

Outside of the bath is a sink area and separate water closet (toilet room).

Again this is a typical Japanese thing. We wanted this area to have a modern yet earthy vibe so one idea we had was to use a live edge wood slab for the countertop in this area. One day while we were browsing a home renovation store in Gatineau my wife pointed out these huge live edge Acacia slabs. Like, a single piece of wood literally the size of a dining room table, completely finished, boxed up, shrink wrapped and ready to take home and mount on legs (which they also had for sale). The whole affair would set you back less than a grand. Considering that tables of this sort go for a couple grand easily, and are almost always laminated from several boards, to get a table size slab from a single solid piece of wood for less than a grand is pretty crazy. We went back once or twice more and kept eyeing these slabs. It turns out they stocked some 24" deep slabs also, with a live edge on one side, perfect for a desk or countertop. I started thinking we had better jump on this soon so we went back today. The big table slabs were all gone but there were a couple of the counter slabs left. We looked at them both and liked the color on this piece so we scooped it up, loaded it in the back of the SUV and drove home with poor Chiyo scrunched in the front passenger seat, which was pushed as far forward as it could go. Not comfortable. But we have our slab! Check out this beauty.

Roughly Going

Bosch RedZone unit. We originally planned and budgeted for in floor radiant heat. However when the final hvac quotes came in from subcontractors  they were two to three times higher than the original budget. This meant we had to forego the radiant heat and use a forced air system. To make matters worse, a regular forced air system could not be used. We had to opt for a medium velocity system with smaller ducts. This was more expensive than the original hvac budget even. 

That said, there are a couple of advantages to the new system. It includes air conditioning (which we originally skipped for cost savings, planning to go with a wall mounted mini split system later) and a HEPA air filter that will improve air quality compared to a radiant system. It also gives us a few more options for flooring and simplifies (and hopefully speeds up) the construction process.

The basement has been mostly cleaned up and frost walls were framed up. Upstairs is mostly unchanged.

Since the beginning of the month, with everyone back from holidays, things have been moving along and we're starting to see things taking shape with the interior mechanical systems: plumbing, hvac and electrical. The rough plumbing (short of installing fixtures) was completed about two weeks ago, and the hvac duct work was roughed in about a week ago. Electrical was to be completed today but due to unexpected calls the electrician was only able to start today. 

The week of delays hurts us a lot because we can't just extend our lease for a week and we will end up paying another months rent in our temporary accommodation. Considering we're already four months behind our original schedule this is a hard pill to swallow but there's a chance we might make up for lost time if the drywall can be completed quickly.

The real hold up at this point is windows. Dalmen Windows and doors is the manufacturer of our custom Windows. They're a local manufacturer, and I like keeping our business in the Ottawa valley. Their product is nice looking, too. Its a hybrid window with aluminum exterior and vinyl interior. This makes for a really nice looking frame and it can be painted any color on both inside and out. The simulated divided lights are used to keep costs low and they look quite good. Unfortunately the manufacturer seems to be having trouble delivering on schedule, as the windows were supposed to be here this week, but are now scheduled to be delivered February 3rd.

Here's Rob the electrician going through to see where to put the wires.

Without windows some snow and ice have gotten in but now plastic is over the window openings to provide a bit of protection from the elements and there are propane heaters inside that have started to dry things out a bit.