bungalow remodel pdx

week 70: phase 2: prepping the bath floor

2010-08-11T05:23:00.000-07:00

I swung by Bliss Restoration to pick up the newly powder-coated heat floor vent. They did an excellent job at the fraction of the cost of a new vent cover. I am glad we reused the old cover as we prevented more landfill and did not have to go through the hassle of making a new custom cover. If we had left the cover as is, it would look very dilapidated against the new floor tile.

Brian of Anctil Plumbing arrived to remove the pedestal sink and toilet. He’ll return after the tile is set to reinstall the fixtures.

Yuri of Art Touch Construction spent a whole day removing the old floor tile and sanitary cove base. It took some skill to leave the newer wall tile and millwork intact. It is amazing to see the original lath at the walls and the screen on the floor. Wow!

Unfortunately, we pulled the trigger a little too soon on the tiling. Pratt & Larson was having some quality control issues and did not have the tile ready when promised. Although we appreciate their high standards of their exquisite handmade tile, it did cramp all of our schedules. Still, their tile is so beautiful, it’ll be worth the wait.

We weren’t able to locate one of our bath hooks after the painters left, and ended up ordering a new replacement pair. Unfortunately, they are not in the desired finish. We’ll have Bliss Restoration plate them in Polished Nickel to match the other hardware in the bath.

Something else that seems to be missing is a closet door strike plate. Finding the right door strike is akin to looking for a needle in a haystack. The strike needs to fit the mortise lock on the leaf side as well as the precut holes on the jamb side. We stopped by the Rebuilding Center and Rejuvenation with limited success. Next, I’ll try looking for them at Old Portland Hardware or Salvage Works. While we’re at it, we are also in the process of making sure that the rest of the doors properly latch close.

We’re getting really close now. Besides the tile and hardware from Phase 2, we are awaiting some final paint touch-ups and warranty work to be completed from Phase 1.

Tune in next time for tiling the bath floor and arrival of the armoire!

week 67: phase 2: interior painting done!

2010-07-26T19:48:00.000-07:00

Leo the painter of C++ Construction and German his assistant spent a couple days prepping then applying two coats of no VOC paint on the ceilings and walls of the two bedrooms, hall and bath. They reassembled all the cabinets and doors and hardware. The last day they removed all the tarps, paper and plastic and cleaning. The rooms and cabinets were spotless when they left. Their work, effort, care and cleanliness cannot be beat and are truly appreciated. Thanks Leo & German! We’ll see them in a few weeks after the floor tile is done in the bath as the walls will need to be touched up. In the meantime, we are currently refitting and looking for some of the window, door and cabinetry hardware. We’ll post another round of after photos when the new armoire from Falcon Designs arrives next month.

Tune in next time for tile prep of the bath floor!

weeks 61-66: phase 2: interior paint prep & some phase 1 items

2010-07-03T10:59:00.000-07:00

Leo the painter of C++ Construction stopped by to test if we had lead paint. It was more of a formality, as we all were fairly certain of the presence of lead. He and German took one week to remove the two layers of wallpaper and paint, and skim two coats of mudset on the original plaster walls in the baby’s room. The second week, Leo & German prepped the walls and trim of the two bedrooms and hall. It seems like the work is taking longer than usual, but Leo insists in making the area safe for us and his workers. Although this is now mandated by code, not all companies are certified to do lead paint abatement or sincerely care to take the necessary precautions. We truly appreciate the level of attention Leo has with this toxic substance.

Yuri the tile setter of Art Touch Construction also stopped by to measure and calculate how much tile was needed. I then promptly ordered the tile from Pratt & Larson, a local tile artisan. The tile work will need to wait until next month as the tile has a 6 week lead time. I forgot that this tile is made to order. Drats! Below are the before shots of the worn tile. We were on the fence about replacing it at this time. When we realized that we would not have another opportunity to do so for the next six years, we decided to pull the trigger.

Dana the finish carpenter of Guillory Construction spent a day finishing up some of the Phase 1 items. He installed the elbow catch at the kitchen cabs and changed out a broken pane in the casement. He also completed the easier Phase 2 tasks of installing picture rail in the baby’s room, truing the cabinet doors and drawers in the existing hallway built-ins and planing the door to the baby’s room so that it fit better. He’ll return to do more finish carpentry in a bit.

Aaron of Portland Metro Electric also swung by to complete the last of the Phase 1 work. He inverted an outlet in the laundry room so that the irrigation plug could more easily be hidden as well as installed a larger light in the master bedroom closet. Now, there’s only painting left in Phase 1. I think Phase 2 may be completed before Phase 1. The race is on!

I dropped off the bathroom vent grate at Bliss Restoration for powder coating. It should be done in a couple of weeks. It would look very grungy next to the newfloor tile had we left it in its worn condition. I am looking forward to having it look brand new.

The county appraiser stopped by to reassess the property. He was surprised that work was still going on. As I was just on my way out the door, I could not let him in, but he was able to assess the home from the exterior. He also remeasured the porch and deck, even though we only had cosemtic work done on them. The paperwork should be done in the next couple of months, and we should be paying our new taxes by next quarter.

Tune in next time for the completed interior paint!

weeks 54-60: phase 2 has begun!

2010-05-19T17:21:00.000-07:00

Even though we have not finished Phase 1 completion of the basement, we’re rolling right into Phase 2. We had planned to wait a couple of years between phases, but decided to get things done sooner rather than later. As the tasks and scale are minor in scope, we opted to manage this portion ourselves.

We secured bids from the subcontractors: Tom Anctil of Anctil Heating & Cooling came by to price out the AC condenser install. During Phase 1, we had prepped the electrical for the AC unit so the install should be easy. And it was easy. Jeff of Anctil has already come out and installed the condenser. Scheduling during the off-season meant they were available immediately. Tom also made sure we got a great deal. We are now set for the summer. Thanks so much, Tom. We love you and Anctil Heating & Cooling!

Pete of Classic Sash & Door also returned to fix the last two sashes. We should have had him fix them while he was here the first time and fixing the other sashes. When he was leaving, Pete noticed that there were only 2 of 4 screws holding the escutcheon to the front door and promptly fixed it. He also tuned the lock and oiled the hinges with Tri-Flow. Remember to NEVER use WD-40 or liquid graphite on the hinges.

Dana the finish carpenter of Guillory Construction will install the
picture moulding in one bedroom, spiffy up the built-in cabinets that have settled over the last 100 years, build a tall wood fence for privacy and an enclosure to screen the AC condenser from view, make an end table out of an existing log, install more built-ins and cut a cat door into the laundry room for the recently rescued “Benicio del Gatto.” We thought long and hard how to “hide” Benny’s entry and still keep the charm of the place. Stay tuned…you will be surprised!

Leo of C++ Construction will remove the last of the wallpaper and paint 4.5 rooms.

Yuri of Art Touch Construction retile bathroom floor on the main floor.

I have been busy selecting interior paint colors, tile, electrical fixtures and cabinet hardware, and hope to have everything specified by mid-month. Goodness, I better get cracking! We were able to take advantage Rejuvenation’s latest sale. We saved a bundle on lighting, cabinetry and electrical hardware. Thanks, Rejuvenation!

Most of all, we are excited to have Robert Theiss of Falcon Designs make our custom cherry armoire for the Master Bedroom. Several years ago, he made the dresser, bed and night stands. We are looking forward to having him craft a matching armoire. Robert has already begun and anticipates completion by the end of July. How exciting!

Sadly, our bathroom remodel did not make the cut for HGTV’s "Bang for Your Buck." Better luck next time.

Tune in next time for final material selection and the start of demolition, we hope!

weeks 50-55: still going…sort of

2010-05-12T11:12:00.000-07:00

There’s been miscellaneous work that has occurred recently. Shiloh of Classic Sash & Door stopped by to fit the wood screen replacements. If you recall, one of them was defective and had to be remade. Another arrived too short. While he was here, Shiloh also fixed a couple of the misattached screen hooks and loosened the storms that had been painted shut.

Vitally of Aspen Painting came by to pick up the new screens so that he can paint them in his shop. He’s already dropped them off, so we can change out the storms to screens when it gets a bit warmer.

Daniel of Premier Plus Construction, Inc. installed insulation in the floor under the stair landing. This space had originally been a porch that had been enclosed over the years. We completed the finish work when we transformed it into the new stairwell.

Erik of Ostmo Construction secured the insulation into the ceiling joists at the unfinished storeroom and caulked the threshold at the exterior door to the Mudroom.

Phase 1 took much longer than anticipated. Originally, we were told that it would take 4-5 months to construct the basement. So far we are at a year and six weeks. We are currently waiting on some of the final carpentry, electrical and painting. There’s really not a whole lot to do now. Honest!

Tune in next time for the start of Phase 2!

Tour of Remodeled Homes 2010

2010-04-20T17:14:00.000-07:00

Each year, the Home Builder’s Association hosts the Tour of Remodeled Homes. This year, we were honored to be one of the 18 homes open to the public for the weekend. There was a steady stream of people both days. I was impressed that some had planned to get through all 18 homes, a feat to be sure. Oddly enough, we were the only basement on the Tour.

Overall, there was twice the number of attendees as last year, but not as much as in years past. Still, 8 hours straight on your feet and schmoozing took a lot out of me. I was very flattered to hear so many compliments. By 6pm, I was ready for bed each night and slept 10 hours on Sunday.

There were a couple of nibbles, but no substantial leads. Sometimes, it takes time for an interested tour-goer to pull the trigger and become a client. The economy is still soft and people cautious. Projects tend to be smaller in scale these days.

Tune in next time for an appearance HGTV’s "Bang for Your Buck" we hope!

weeks 43-49: prepping for the Tour of Remodeled Homes

2010-03-09T12:20:00.000-08:00

There’s nothing like a deadline to get things done. For us, the HBA’s 2010 Tour of Remodeled Homes was a great kick in the pants to try to take care of the last few construction items, or at least most of them.

In seeing the house come together, the yard was looking a little worse for wear. Knowing that several hundred people would be visiting shortly caused me to hire a landscaper to redo the front and side yards as well as the parking strip and clean up the back yard. He took out the sad-looking magnolia, ceanothus, azalea, smoke bush and mossy lawn, resculpted and moved the camellia, resodded, planted stepables and stepping stones and redesigned and installed the entire front and side yards. John Catandella of Catandella Landscaping did an excellent job, worked fast and hard, was easy to work with and was able to fit us in on short notice. He is awesome! He will return in the summer to help us revision the back yard.

Chuck of ecohaus refloated the floor where the engineered hardwood was not sitting properly. We decided to forego fixing a second section that was also giving us trouble, as it was too difficult for him to do. Chuck was able to reuse all the millwork, flooring, cabinets and threshold. Dana reinstalled them and Vitaly of Aspen Painting caulked and painted, and the Wet Bar was as good as new.

Johnny of Laurelhurst Fan Company installed the blades, nose cone and back cover for our vintage bath fan at no charge. He also camouflaged the galvanized ductwork. Now the fan really sings!

Ron of Stellar Cellars put the finishing touches on the wine cellar. It is now perfect!

The concrete guy came out and patched some of the driveway, curb cuts, egress wells and door jamb.

Erik our contractor of Ostmo Construction spent a whole day attaching various knobs and the dryer vent. It had been dumping hot, humid and dusty air into the laundry room. I was wondering why it was so muggy and linty. My husband leveled the washer and dryer as Erik was having difficulty with that task. Erik was here the day before the Tour attaching the upstairs thermostat, Rainbird (irrigation timer) and adjusting the height on the under counter refrigerator.

We finally got the door hardware back from Bliss Restoration. They had replated some existing door hardware that we had wanted to reuse. Sadly, once Dana the finish carpenter of Guillory Construction had installed them, we decided that removing the door was best. Oh well.

Shiloh of Classic Sash returned with our two screens only to discover that one was the wrong size. Looks like one screen will need to be remade. Doh! He was able to reseat the window hardware though. Pete tweaked the screen door hinge, rescreened the door and installed a closer.

The new kitchen cabinet doors finally arrived from Crestwood and were fitted in the full-height cabinet box. These were replacements for the warped ones.

Alex returned twice to do some quick aesthetic fixes on the neighbor’s garage. Yay! It no longer looks shabby chic!

Pablo and Pancho of Aspen Painting returned to paint the last few cabinetry items, touched up a couple of interior & exterior surfaces, matched the existing dark stain on the main floor and painted the neighbor’s garage. The garage faces our house, so we were happy to finally have this done.

Ben Aldred and Scott Foster of the Hollywood A-boy assisted in selecting a fan for the upstairs bath. The conundrum was whether or not we wanted to vent the adjacent powder as well using an inline fan or just stick to a regular fan venting just the main bath. We opted for the latter then realized that the former was the better decision because it would provide better ventilation and be quieter. C’est la vie!

Aaron of Portland Metro Electric returned to install the under cabinet light at the Wet Bar, sump pump receptacle, office light fixtures and an exterior outlet. He came back a second time to install a light in the master closet and a new fan for the upstairs bath and replaced some oddball receptacles and plates. He also reattached the grounding wire to the house.

Dana, our savior, reinstalled the millwork at the wet bar, installed the replated door hardware, fixed the squeaky powder room door, changed the exterior door hardware to the correct ones, installed a couple of cabinet hinges, a latch and the robe hooks, adjusted the screen door knob, fixed the door sweepers and attached the under cabinet lights at the Wet Bar with a stud gun.

There’s STILL some work to be done. The original 4 month project has taken nearly a year to finish, and now will run into the start of phase two of the remodel. Tune in next time for the last 1% of the original project, we hope!

weeks 35- 42: more furnishings

2010-01-16T18:52:00.000-08:00

It’s been s l o o o w-going these last few weeks. In fact, this entry spans work done in the past eight weeks. Although the pace of the end of the project should not surprise those of you familiar to remodeling, nevertheless it is very agonizing to be this close and still not be done.

We already had our first house guests. They report that their accommodations were very nice and comfortable. Usually I tell my clients not to make the spare room too cozy, lest you encourage longer-than-desired visits. In our case, we needed the extra space, and thus did an all-out remodel in which the new rooms matched the detailing of the existing spaces on the main floor.

Andy of Anctil Plumbing stopped by and repaired the mysterious humming in our plumbing lines. Whenever we turned on the hot water at the kitchen faucet, new bath handheld wand or the washer, the existing pedestal sink would hum. If we turned off the pedestal’s hot water supply, the humming would stop. It was very strange. Andy determined that it was due to pressure building up whenever a fixture was turned on. The excess pressure caused the two ceramics discs in the pedestal’s hot water cartridge (handle) to vibrate very quickly, producing the humming noise. He took the cartridge apart, cleaned it out, reassembled it and voila! No humming! He also showed us how to drain our irrigation system manually. Now, we don’t have to call a professional to winterize the lines. Thanks Andy!

A big kudos to Bill Anctil of Anctil Plumbing. He was extremely proactive in taking care of the mysterious humming. It’s rare to find an owner of a company taking so much interest in a single client, and following through on the job. We love Bill!

Wendy of Bolliger Window Fashions came back to install the last bit of return on the blinds. At the time of the initial installation, one of the mitered returns was damaged. Wendy easily slipped the new piece into place.

We ordered a Chilewich floor mat for the upstairs landing from Relish. It is the perfect size, color and thickness. It also needed to be tough enough to be an entry mat but comfy under foot. We still are looking for a good entry mat at the mudroom door.

After three months, our couch finally arrived from Z Gallerie. We were very impressed by the delivery men from WDI. They were able to think through the conundrum of getting a sectional past a railing, down some stairs and through a door without damaging the furniture, door, exterior light or the house. Although we did make sure that the selected furniture would fit, one never really knows until the sofa is sitting on the lawn. I am glad we got a sectional, did not opt for the larger couch, and did not get the sleeper sofa. Whew!

I picked up an ottoman from Rejuvenation. It can store blankets and remote controls, is the perfect size and is sturdy enough on which to put a cup and saucer but soft enough on which to rest your feet. Aaron was most helpful and made the transaction so fast and easy. Who knew you could just walk into a store and come out with a furniture purchase in under 30 minutes. Thanks, Aaron. We love it!

We finally hung a print that has been just sitting on the dining room plate rail. It complements the neutral tones of the family room very well. I can't wait to get a throw pillow that will help tie all the tones together.

Lastly, I grabbed some used lateral files from this great second-hand office furniture store called Portland Office Furniture. At first I was overwhelmed at how much stuff there was, but then realized that these guys are keeping all this out of landfills. How sustainable! I am still looking for a bookshelf and desk. Used, of course.

We also populated the wet bar and are continuing to stock the cellar. Time to celebrate!

Some time recently, Pacific Power stopped by to lock the electric meter and remove the woody vines that had taken over the electrical supply mast. We are glad that the vines are no longer entwined around our electrical lines.

We finally heard from ecohaus about the mis-installed floating wood floor. The floor still deflects 1/8” or more in a couple of spots, which voids the manufacturer’s warranty. After nearly three months, we are happy that a consensus was made and that the flooring will be redone at no cost to us or the contractor. The new flooring and associated repair work should take one to two weeks to complete. Hopefully, everything will be in good working order before the home tour in early March.

Tune in next time for the last 5%, we hope!

remodeling in a down economy: how to save without skimping on design

2009-12-23T10:04:00.001-08:00

I have been asked how we are able to do such a large remodel in a down economy. First of all, we have been planning and designing the project for several years. We also purchased the house with the intent of remodeling the basement. As we view this as a long-term investment, it really did not matter when the project took place.

But there were ways that we stretched our dollar that you can too. Below are thirteen pointers that will help you save a bundle on your next project without sacrificing the design.

1. Contain your project to the existing footprint. Additions and large dormers are expensive per square foot, especially in older homes. Adding a floor by raising the roof or building an addition means spending money on an exterior envelope and structure. Instead of building up or out, consider working with what you already have: the basement or attic. In these instances, the shell and foundation are already there, so you can concentrate your dollar on interior spaces and finishes.

It was a no-brainer to finish our full-height basement. By completing the unfinished space, we maximized the use of an under-utilized area of the house, retained the existing landscaping and size of our backyard and economized costs. If we had built out, we would have lost valuable yard space. If we had built up, we would have had to raise the roof, beef up floor and ceiling joists, strap the floors together, add new beams, posts and footings, and increase strength by adding sheathing to the perimeter walls.

2. Plan projects strategically. If you’d eventually like a new kitchen on the main floor, a family room in the basement and want to create a master suite on the second floor by dormer-ing out a new bath, make sure you do the projects in the right order. There’s nothing worse than having to undo some work that you’ve already done. In general, it’s good to work on a house from roof to foundation, and from the outside to inside. In this example, do the dormer and master suite first before working on the kitchen and the family room.

3. Keep existing plumbing fixtures where they are. If possible, maintain the locations of the sinks, tubs and toilets. Moving any of these can add unwanted cost. If the existing layout is undesirable, see if you can place the fixtures back to back or stack them between floors.

In our remodel, we created a wet zone by centralizing all the water in one sector of the house. We placed the new bathroom and laundry right under the existing kitchen and bathroom. By stacking the bathrooms, we were able to tie into the existing soil line, and minimized costs greatly.

4. Visit a store that sells a wide selection of finishes. If you select several products from one store, see if the salesperson can give you a cost reduction. Oftentimes a store can grant a lower price for a larger order. We were able to get a better deal on some of the materials because we got all of our flooring from ecohaus.

5. Ask about discontinued items. When manufacturers change their color palette or style, you can save a bundle on their old stock. The only caution here is to be certain that there is enough material for your project needs. We got our high-end carpet and pad and an incredible price from ecohaus. We also got a great deal on some discontinued lighting from Schoolhouse Electric. Appliances and electronics will have a similar price reduction on last year’s models when the newer lines are released.

6. Look at the ‘seconds’ or ‘scratch and dent’ departments and consider floor models. Rejuvenation offers lighting and hardware in their Seconds and Clearance Department. Schoolhouse Electric has a similar area; ask one of the salespeople to assist you. ecohaus offers some materials like Marmoleum and carpeting in their Seconds and Remnants area. Standard TV and Appliance has a wonderful Scratch and Dent section. Check them out and save!

7. Watch for sales and rebates. Rejuvenation has an annual housecleaning event early in the year and a spring lighting sale. During the course of the project, we took advantage of one of their coupons for our lighting and cabinet hardware, applied a rebate to some hardware and scored a vintage light fixture by using a free shipping offer. We ordered the cork tiles from ecohaus a little on the early side because it was on special. Keep an eye out during holidays as appliances often go on sale then. Some supply stores will also have anniversary sales that are too good to pass up. We waited a few weeks to take advantage of a rebate for our TV. We also took advantage of manufacturer rebates for our window treatments and furnace. Sweet!

8. Don’t forget about those tax credits! The new windows and furnace qualified us for the federal tax credit. These incentives were more than worth it to upgrade to more energy efficient, quiet models. The American Recovery and Reinvestment Act of 2009 includes federal tax credits that encourage homeowners to make energy efficient improvements to their homes. The credit is based on 30% of the cost of qualifying materials (not labor), with a maximum credit of $1500. So, if you spend at least $5000 on qualifying materials between 1/1/09-12/31/10, you should be eligible for the full credit.

See this IRS publication for more information on the 2009 credit.

9. Use some elbow grease. Ask your contractor if you can do some of the labor to reduce costs. If you have the skill and the time, this might be a great way to save a little. Remember to adhere to the contractor’s schedule and level of craftsmanship, and that any work you do will not fall under his warranty. Some past clients have executed demolition, insulated, laid tile, fixed window sashes, installed millwork, painted and cleaned up the jobsite daily. For us, the final cleaning and the denailing of the tongue-and-groove were where we chose to save.

10. Reuse or donate existing materials. Sometimes what is being removed during a remodel is still useable either in your own project or someone else’s. We were able to incorporate some lighting, door hardware and all three existing doors into the basement by keeping the sizes in mind and accommodating them during the design process. We also used the leftover subway tile from an earlier bath project for the backsplash at the wet bar. And because we had saved the base cap and other trim materials, we were able to match the millwork profiles. Although reusing items such as these does not necessarily save any money, it prevents more landfill.

If you are unable to use the materials in your own project, donate or sell them to a company that specializes in the reuse of building materials. Here in Portland, The ReBuilding Center, ReStore by Habitat for Humanity and Rejuvenation are havens for old house parts. The other day, I even walked right past a sink in Rejuvenation that is the exact pedestal in my bathroom. It was weird, but very cool! Although selling items on Craigslist is also an option, first consider donating to a non-profit company, like The ReBuilding Center, as your items are tax-deductible. More often than not, you can claim more on your tax return than what you can sell it second-hand. And you do not have to go through the hassle of posting an ad, arranging a meeting, bargaining and selling the items. So far, we donated lighting and plumbing fixtures, control panels, window sashes, unused tile and some vertical grain Douglas Fir TNG.

11. Talk to your contractor about using salvaged materials. Sometimes contractors and their subs have material leftover from other jobs or from a previous demolition that they are willing to let you use in your project. In these scenarios, you can save tremendously on material costs.

You can also visit those same establishments where you donated your unwanted, deconstructed materials to look for items. If you do reuse old hardware, fixtures and finishes, you will see greater savings if you search for them and buff them into shape yourself. Besides, half the fun is in the hunt. I can spend hours wandering the aisles at The ReBuilding Center looking at all the windows, doors, plumbing fixtures, lights, millwork, hardware and tile. Although you might not save a whole lot by incorporating second-hand items into your project, the more salvaged materials used, the less will go into landfills. And you will be adding to the rich history of your home.

We lucked out by finding the granite slab for the countertops at the wet bar and wine cellar. Normally, the stone itself would cost a bundle, but with our find, we essentially paid only for the labor.

12. Consider phasing your project. If you love the whole design and are unable to afford it all at once, see if you can phase out specific items or portions of the work. It’s always better to save for what you really want rather than settle for second best. After all, remodeling is an extensive use of time, energy, money and resources. It is thus wiser to phase a project into manageable segments than to regret a cost-cutting decision.

We decided to phase some finish millwork, built-in cabinetry, new roofing, some interior painting, gas conversion of the fireplace on the main floor and installation of the AC condenser, and solar water heater. We made sure that everything was pre-plumbed, pre-wired and blocked out for the future installations. By phasing the solar water heater and AC unit, the added bonus for us is that we will be able to take advantage of another round of federal and local rebates when we do the work.

13. Last, and most important, design before you build. If you make your design decisions and finish selections prior to construction, you’ll save a bundle! With a complete set of plans and specifications, there will be minimal change orders and the build-out will go a lot faster and smoother and will be less costly.

Having a clear vision of what you want even before you start designing will also save time and thus money. Write a wish list for the project and prioritize them into three categories: the "must-haves," the maybes and the "if I won the lottery." Assemble images from books and magazines of spaces that you like and—equally as important—dislike. The more ideas you have to share with your architect early on, the less time he will spend developing concepts that may not be to your taste.

We saved on the design fees as I executed the drawings, did the details and selected all the finishes, but you too can hire an architect on a budget by setting some parameters. Establish a budget, specify what kind of design services you would prefer (full or abbreviated), get the contractor involved during design and fully engage in the design process by critiquing the drawings and finish selection. Remember, in the end it is your house and you will have to live with the design, not the architect or contractor. The more feedback you give, the happier everyone will be.

For more information on why you should design before build, please see this previous post.

For information on what to expect during the design process, please see this previous post.

Tune in next time for the last 3%!

week 34: final inspection

2009-11-21T07:22:00.000-08:00

We have been moving things from the main floor and garage into the nearly completed basement. We cleared out the basement prior to construction and lived among boxes stacked waist–high and things piled on the floor while the work was being done. After eight months, I was glad to have things finally put away in their proper places. Now, if I could only remember where I put everything!

One of the things that struck me this week was that it is key to include storage space when remodeling a basement. We saved one small corner of our basement as an unfinished storeroom. Many times, clients want all of their basement to be converted to finished space and forego storage, and then get into a bind when there is not enough places to put their belongings. I was a bit nervous during design when we made the storeroom smaller and moved the furnace and sump pump into it. I feared that we had made our storage too tiny. However, with shelving racks from Storables, we were able to maximize and make our storage room extremely efficient. We have one half-height and five ceiling-high racks, with space for one more full-sized rack.

Now that the project is mostly complete, there are a lot of blank walls. We are redistributing what little art work we have, but will soon need more art. I framed more diplomas around the corner at the neighborhood store, Pratt’s Custom Picture Frames. We also need more furniture. I hope the sectional from Z Gallerie arrives soon.

I thought some plants might help the new spaces feel warmer, lived in and less bare. I visited Garden Fever for some plants and pottery, and came away with a Christmas plant, an airplane plant and a croton. More importantly, they told me how to care for the greenery.

I also found this fabulous little table and bucket at Shogun’s Gallery. They had their warehouse clearance sale this weekend.

The big to-do this week was the final inspection. Our contractor is a member of the FIR program here in Portland. Our inspector came by the house and checked out compliance for all egress doors and windows, electrical plugs, other items pointed out earlier during construction, as well as the head height, width, and the rise and run of the stairs. After about an hour, he signed off on the final permit. Thankfully, Erik, our contractor remembered to secure the gas hose before the inspector arrived. Hooray!

Tune in next time for the last of the plumbing, cabinetry and painting!

week 33: tropical beginnings

2009-11-16T19:49:00.000-08:00

This morning I was happy to see the port-a-potty go, as it is proof that the project is near completion.

The guest bed arrived, and I promptly put on the new linens. The room will have an island tropical theme with a little bit of kitsch. So far, we just have the linens and the one requisite hula picture.

Dana of Guillory Construction installed the linen cab chain stops, tweaked the med cab and water shut off doors and attached magnetic stops for them, fabricated one more AV shelf, made a finish piece for the laundry chute, installed the mail slot, re-sat the screen door and fine-tuned the screen door hardware. He installed a floor stop that mimics the shape of the light shade overhead. What made us happiest this week was the new adjustable shelving Dana made for some previously underutilized built-ins. With all the new cupboard space, we now have ample storage space. The finish carpentry is now done!

Daniil of Anctil Plumbing installed the spigot to the irrigation. We now have to determine how to bypass the backflow valve in order to drain the irrigation lines before winter comes.

We heard from the HBA that our house will be on the 2010 Tour of Remodeled Homes, so mark your calendars for the weekend of March 6 & 7, 2010. You too can see this project and many others in person. It should be an exciting tour.

Tune in next time for the final inspection!

week 32: the blinds are in!

2009-11-07T07:45:00.000-08:00

Erik of Ostmo Construction took care of more punch list items. He attached the gutter elbow to the downspout, switched out couple of electrical cover plates, installed the last light shade in the cellar, replaced the filters fabrics for the vents and cleaned up the job site. We are getting there!

We are eagerly awaiting word from ecohaus about fixing the floating floor at the wet bar. The concern is that with the holidays upon us, this issue might easily fall by the wayside.

On a more positive note, we were lucky to have a stretch of good weather. Vitaly, Pablo and Pancho of Aspen Painting, LLC stained the back deck with a solid color stain. It looks like new!

Did you notice the light in the above photo? Aaron of Portland Metro Electric installed the exterior lights. Now that it gets dark earlier and earlier, we really appreciate it. I am glad that we got wet-rated fixtures, as the rain has already demonstrated that the weather can indeed reach the lights. As for the interior lights, Aaron could not install the under cabinet lights at the wet bar because the fixtures were not the best quality and were not fully functional. It looks like it’s another trip to the lighting store for me.

Peter of Classico Marmo returned to install the wine cellar counter, remove a stray glob of epoxy grout from the wet bar counter, and seal both granite counters. Peter did a fabulous job. The stonework is now finished!

Wendy of Bolliger Window Fashions and Interiors was most helpful with our window treatments. She was very knowledgeable, prompt and wonderful to work with. John Kennedy did a great job with the installation. I especially like those mitered returns on the valances. Thanks, Wendy and John, those new blinds do certainly put the finishing touch on the windows.

Tune in next time for tropical bedroom furnishings!

week 31: moving in already???

2009-11-01T06:29:00.000-08:00

Now it gets difficult as a homeowner because the project is close to being done, people are not here everyday and you want to move in but can’t because work still needs to be done. I guess our contractor, Erik of Ostmo Construction, felt sorry for us as the project is taking much longer than originally planned. He let us start moving in while working on the punch list. We were very glad to start putting things near their intended locations, clearing out our over-stuffed garage, and cleaning up and filling the storage room. Thank you very much!

Erik also put in a temporary light on the front porch as it has been getting dark of late. This fixture will eventually go on the garage. He dropped off the cabinet pulls for the wet bar, which I installed. I tried to match the adjacent appliance pulls and found several options in all price ranges. These give the most bang for the buck. And check out the soft-close toilet seat cover. Very nice!

We had a bit of bad news this week. The floating floor at the wet bar is deflecting so much in two spots that it voids the manufacturer’s warranty and will have to be replaced. The trick will be to minimize the collateral damage to the nearby cabinets, painted walls and finish trim. Erik is coordinating with ecohaus who did the installation. Hopefully, the matter can be resolved in a timely manner.

Dana of Guillory Construction put in a bead at the medicine cabinet door to mimic a more traditional way to hold the mirror in place. I don’t know why, but I have an aversion to those plastic little mirror tabs. He also put in the cutest little magnet catch at the electrical panel. Although tiny, it is very strong.

Daniel and Ralph of Premier Plus Construction, Inc. started the fixes on the neighbor's garage. It was a little worse for wear, as seen in the "before" photo (lower left). They’ll get the wall back onto its foundation and strengthen the structure a little before the cosmetic fixes and painting are done. They also rehung one of our sagging gutters. The elbow still needs to be attached.

Pablo and Pancho of Aspen Painting, LLC touched up the interior paint. We spent a good deal of time scanning the walls, ceiling and trim looking for dings and slight imperfections. It’s not that they did a poor job initially; walls, ceiling and trim get bumped during the project and need to be touched up at the end. It looks fabulous now. They also spent some time removing the paint drips from the driveway and egess window wells. Thanks guys!

Tune in next time for the window blinds installation!

week 30: still inching towards completion

2009-10-24T07:58:00.000-07:00

Alex of Crestwood affixed the cabinet doors to the kitchen cabs and access panel to the main water shut off. He placed the knobs and pulls on the stair pull-outs, medicine and linen cabs, and the water and electrical access panels. He made sure the drawer glides on the kitchen and stair pull-outs were smooth. He’ll return with new cabinet doors for the kitchen as the ones he had were warped.

Dana of Guillory Construction switched out the handrail brackets to ones with a more traditional profile. He installed the last of the door hardware, doorstop, medicine cabinet ball-chain stop and mirror bead, AV shelves and custom-made removable return grille. Dana, you’re amazing! We love that grille!

Jeff of Anctil Heating secured a loose wire that was rattling in the furnace, flashed the utility chimney (so that’s why it was leaking) and refitted the dryer vent so that the hoses aligned and the machines could sit flush to the wall. In a tiny laundry room, every inch counts! After a couple of hours, the mechanical work was complete!

Craig of NW Glass Specialties affixed the towel bar and toilet paper holder. It was tricky avoiding the drain pipes. All bath accessories are now done!

Andrei and Val of Vic’s Hardwood Company sanded, double-coated the oak hardwood floors and stair treads and filled a few small holes on the main floor. It looks awesome! Now, all the finish flooring is complete!

Aaron of Portland Metro Electric installed more shades in the cellar and refurbished and installed some old fixtures in the store room.

Seth and Matt of Integrated Technologies returned to complete the finish installation on the AV equipment. They installed the in-wall and in-ceiling speakers, mounted the TV on the wall, installed the remaining coverplates on the phone jacks, ethernet lines and cable, activated all the phone lines, programmed the remotes, installed the antenna in the attic and hooked up and calibrated all the equipment. Now all the low-voltage items are done! Check out the wireless repeater at the base of the TV; that little "eye" enables the handheld remote to communicate through the wall with the AV equiptment. Also, look how tight the drywall and millwork fit around the sub-woofer. Awesome!

Even our own contractor Erik of Ostmo Construction was on site working to get the project done. He attached the cover panels on the undercounter refrigerator at the wet bar.

We have been vacuuming the basement almost daily to make sure that the construction dust and debris do not get ground down into the new carpet. It is amazing that we’ve already filled one vacuum bag. I’ll need to get rid of the three brooms we’ve used throughout the project as the bristles have all been worn to shreds.

We put up the new, wood storm windows from Classic Sash & Door. They look just as fabulous as the new, bronze wood screens, but now we are ready for winter.

This week marks the third time that I have separated the recyclable paper and cardboard from the landfill. It is astounding how much packing stuff there is. I am doing everything I can to reduce the amount of landfill created. The construction industry is one of the biggest producers of landfill in this country.

And I found the most perfect item at Rejuvenation; a porcelain toilet screw cover! It really made me happy to remove those awful plastic ones from the main floor bath.

The HBA came by to assess whether or not our project will be on the 2010 Tour of Remodeled Homes. Keep your fingers crossed! You might be able to see the finished project in person in March next year.

With that, we have substantial completion of the project. Home owners should note that this means the start of the warranty period. We’ll clean the house thoroughly inside and out and "blue-tape" construction-related items we would like fixed or completed. These items become part of what is called the punch list.

Tune in next time for the punch list and the neighbor’s garage!

week 29: not done yet, but inching closer!

2009-10-18T09:12:00.000-07:00

Nick of Diamond Drywall touched up all the holes, divots and bumps in the drywall. He also sheetrocked the subwoofer cubbie. Nice! Now, the drywall is done!

Pablo and Pancho of Aspen Painting, LLC spent the week on site painting the base and shoe and the last of the millwork and cabinetry. They also touched up all the walls and clear-coated the screen door. They’ll return for the punch list in a couple weeks.

Daniil of Anctil Plumbing installed the drain and water filter at the wet bar. He also leveled the water meter in the landscape strip so that I won’t trip on it getting out of the car. Finish plumbing is now complete!

We’re so close to being done. There’s some millwork, cabinetry, counter, low-voltage, flooring and electrical yet. I have been busy shopping for blinds (which are already here and waiting to be installed), furniture, linens and knick-knacks. Tune in next time for a little of this and that!

week 28: almost there!

2009-10-10T17:17:00.000-07:00

Steve from Broadview Security (aka Brinks) completed the install of the new system. With the new windows and all the doors wired and the new keypad and panel in place, we are safe and secure. The security system is now done!

Seth and Matt of Integrated Technologies came by and began the finish installation on the low-voltage items. They’ll return to install all the AV equipment once we’re done with construction.

Ron and Chris from Stellar Cellars returned to oil the wine cellar racks a second time and install a rail for the countertop. They glisten in the light and look even more fabulous! The racking is now finished.

Peter of Classico Marmo returned to template the granite counter for the wine cellar. He’ll install it next week.

Jonathan and Sean of ecohaus installed the carpet in the two bedrooms, closets and family room as well as the transition strips between the carpet and linoleum. The wool carpet and extra poofy pad feel very comfy underfoot. Ahh…

Dana of Guillory Construction was busy with a lot of the little finish carpentry items this week. He installed the last bit of base shoe, cabinet knobs on the access panels in the laundry room, access door for the electrical panel, outside corner guards, recessed sash lifts, front screen door, exhaust grille, magnetic catch for the laundry chute, picture rail and doorstops as well as hung all the interior doors. He’ll be back to finish up the last bits of millwork.

Aaron of Portland Metro Electric installed more of the fixtures as well as the exterior outlets. Just a couple more items upstairs, outside and at the wet bar and he’ll be done. Check out the last two images of the door-activated closet light.

Pablo, Pancho and Rogelio of Aspen Painting, LLC caulked, primed and painted the millwork, cabinetry and trim that have since been installed. They also did the first coat on the screen door and started touching up some of the walls.

As you can see, we’re getting real close. Tune in next time for the final week of construction!

week 27: tile, hardwood flooring & cellar rack installations; final plumbing too!

2009-10-05T19:30:00.000-07:00

Erik our contractor of Ostmo Construction put back the washer and dryer. Along with the laundry sink, they had been removed from the laundry room for the flooring install. I can’t believe we went three-and-a-half weeks without the washer and dryer. Well, it wasn’t that bad, as our neighbors graciously let us do several loads of laundry at their place. What great neighbors we have!

Ron Cowan of Stellar Cellars was on hand to oversee the installation of the wine cellar racking. He and Chris did a great job on the finish work as well. The Brazilian cherry wine racks are a glorious sight to see. It'll look even more fabulous once the counter top is placed on the center display. Now we need to start up the cooling unit and buy more wine.

With the compressor fixed, Peter of Classico Marmo was able to cut the granite and install the wet bar counter. He'll return to seal this slab and install a similar one in the wine cellar. We were very fortunate to catch Peter in a slow period, as he was able to get in and out in just over a week’s time. He also had a slab of granite in his warehouse that was very similar to the existing stone in the kitchen. Talk about luck!

Daniil of Anctil Plumbing installed the wet bar faucet, adjustable shower bar and showerhead in the basement and replaced the risers for the main floor basin and toilet. He'll return to put in the wet bar drain later.

A big thank you to Scott Foster of A-Boy Plumbing and Electrical Supply in Hollywood for all their help in selecting and specifying the plumbing fixtures. Scott was even able to suggest a better sink as an alternate when the one I had specified could not be on site in time. The new bath room, wet bar and laundry room look awesome! I couldn’t have done it without your generous assistance and expertise.

Yuri the tile setter of Art Touch Construction laid and grouted the tile at the wet bar. He also removed out a misdrilled tile in the shower. Upstairs, he cut out the old mildew-y grout between the tub and tile and caulked it. Now the upstairs bath looks new as well. With that, the tile work is complete.

Andrei and Val of Vic’s Hardwood Company installed the red oak on the stair landing and stained the landing and stair treads. They'll come back to seal the stairs once all the other work is done. This could possibly have been the smallest job ever for them. We really appreciate them coming out to do the job!

Chuck of ecohaus installed the custom transition strip between the hardwood and carpet. I was a little disappointed that the wood floor sinks in a couple spots when walked on but was told this is normal. Oh well. Dana of Guillory Construction had handmade the beautiful transition strips. Dana also installed the base moulding and shoe. Jonathan and Sean of ecohaus prepped for the carpet in the two bedrooms, closets and family room. They filled in the footing holes and laid the tack strips, and will return next week to install the carpet.

Aaron of Portland Metro Electric installed the ceiling fan timers, more of the light fixtures.

Cliff of NW Glass Specialties returned to install the shower door. How magnifique!

Tune in next time for final flooring, electrical & finish carpentry!

week 26: cork tile install & plumbing

2009-09-27T09:56:00.000-07:00

There were a few ups and downs this week.

Cliff of NW Glass Specialties came by to measure for the shower door and medicine cabinet mirror. In just a couple of weeks the bath will be finished.

Jeff of Anctil Heating and Cooling installed the vent covers for the new heat vents in the basement and outfitted the laundry dryer with a form-fitting cap. He’ll come back to adjust that cap a bit as it does not fit the dryer well and look at our chimney cap, which has been leaking.

The toilet and laundry faucet finally arrived and Daniil of Anctil Plumbing installed them. He’ll return to install the wet bar sink and faucet once the counter is here. He’ll also attend to the adjustable bar for the shower then, as the wrong part was shipped.

Chuck of ecohaus installed the cork tiles in the cellar. We were eagerly awaiting the cellar racks from Stellar Cellars, but will have to wait a bit longer. Unfortunately, Ron got his truck broken into and his tools stolen. How awful!

The custom flooring transitions that Dana of Guillory Construction fabricated did the trick. Shown below, is the one between the linoleum and hardwood at the laundry room. The second transition he made between the hardwood and carpet will be installed later. He also made beautiful access panels and trim for the return grille, water filter and water shut off in the laundry.

Aaron of Portland Metro Electric moved the refrigerator outlet to a more convenient location so that the undercounter fridge could be installed properly. He'll return to install the rest of the lighting.

Erik our contractor of Ostmo Construction changed out ALL the receptacles, switch and plate covers to the correct finish color. The photo on left is the before and the one of the right is the after. He also installed the under counter refrigerator at the wet bar in preparation for the counter installation.

Peter of Classico Marmo stopped by and templated the granite for the wet bar counter. Sadly, he was not able to cut the stone this week, as a valve in his compressor gave out. He was able fix it quickly, and shall return next week with our counter.

Johnny of the Laurelhurst Fan Company dropped by the exhaust cover. It is a thing of beauty! I am so glad I splurged on it. Because of existing constraints, the exhaust fan for the bath was placed on an interior wall. The fan was then vented through an exterior wall and under the back deck to obscure the exterior vent cover from view. But on the inside, I could not bear the idea of staring at a 14" white plastic square vent cover every time I entered the bathroom, so I searched for something more vintage-looking and discovered the Laurelhurst Fan Company located right here in Portland, Oregon. Who thought something so mundane could be so gorgeous? I thoroughly enjoyed working with Johnny and Nicole and can’t wait to have the grille put up. Below is a photo of it, but tune in later for better pictures when it is installed. This really does not do their work justice.

Tune in next time for tile, hardwood flooring, cellar rack & installations as well as final plumbing!

week 25: wet bar installation

2009-09-20T08:16:00.000-07:00

Daniil of Anctil Plumbing stopped by to reinstall our water heater. After 3.5 days, we are very glad to have our hot water back. Yay!

Dana of Guillory Construction installed the stainless steel wet bar cabinets and trimmed out the new kitchen cabinet. The trick with the kitchen cabinets was aligning the top bead, header and crown to that of the adjoining doorway. He fabricated and installed two door thresholds, vent covers for the AV room, as well as custom equipment shelves for AV room and wine cellar. He also started installing the base moulding. Today he’s milling in his shop the access door panels for the laundry room water turn off and water filter, a return grille, and a couple of flooring transition strips. The profile provided by the manufacturer was a couple inches too short, so Dana is making them. Thanks so much, Dana. We don’t know what we would do without you.

Brian of Custom Metal Fabrication installed the stainless steel open shelves above the wet bar. He also installed stainless steel sidesplash panels at our existing range. The simple clean lines and stainless steel cabinets and shelving of the wet bar in the basement mimic the kitchen aesthetic on the main floor. The wet bar thus becomes an extension of the kitchen.

Erik our contractor of Ostmo Construction picked up the rest of the light fixtures, removed some of the excess dirt near the egress window wells, dug out a stray metal pole in the side yard and cleaned up the jobsite. Thanks, Erik!

Last, but not least, Peter of Classico Marmo stopped by to scope out the project. He will be installing our granite countertops at the wet bar and wine cellar. He measured the area and took into account all the plumbing, cabinet and shelving constraints, and will produce a template. He’ll stop by again next week to verify the template.

Tune in next time for the cork tile install, cellar rack install, final mechanical, final plumbing and final electrical. We’re on the home-stretch now. Heehaw!

week 24: flooring

2009-09-12T10:16:00.001-07:00

Alex of Crestwood Inc. installed the last of the wood cabinets in the kitchen, and it looks fabulous! The full-height cabinet will provide much-needed storage for our tiny kitchen. It will house the microwave, cookbooks and stereo in the open shelves above, and pantry items in the drawers below. It will look more finished when it gets trimmed out next week.

Daniil of Anctil Plumbing made another appearance to remove the laundry sink and water heater so that the flooring could be installed correctly. He’ll return immediately to reinstall the sink and water heater, then come back later in a week or two to install the rest of the plumbing fixtures.

Chuck of ecohaus spent a good deal of time preparing the floors for the finish flooring. To make the existing concrete floor smoother and flatter, he applied primer then self-levelling concrete in one area of the basement, and grounded, patched, filled and skim-coated other sections. He installed the Marmoleum sheet flooring in the laundry room, AV room, mudroom and closets and floated the hardwoods at the wet bar. We reviewed the mudroom floor design and layout very carefully as we wanted to avoid unsightly seams. Chuck masterfully mitered the corners in the framed border pattern of the mudroom. All the designing and planning paid off as there are almost no seams in his work. Next week he'll float the cork tiles in the cellar and install the thresholds.

Tune in next time for more finish flooring, wet bar install & more finish carpentry!

week 23: plumbing & electrical installations

2009-09-05T06:34:00.001-07:00

This week, most of the plumbing and lighting fixtures were installed. It’s incredible how close we are to being done. We still have the flooring and base moulding, wet bar, cellar racks, AV set up, window treatments and furniture to go, but the end is in sight.

Aaron of Portland Metro Electric installed all the recessed lighting, receptacles, switches and most of the cover plates. He also installed the ceiling-mounted fixtures in the majority of the rooms. We’ll have to pinpoint the exact location of the wall sconces before he can put them up. I also can’t wait for the cellar light to arrive so he can install it. Aaron still has the exterior lights and outlets, fans, door-activated closet lights and a few recessed can trims to go, but those will all go pretty fast.

The most precious fixture is the little one in the laundry room. It’s an antique fixture from Rejuvenation. The light is low-profile at a mere 2”, which leaves plenty of headroom. It puts out a lot of light for a tiny fixture, making sure that the room is cheery and bright. It also matches the Marmoleum flooring and wall color. Nothing could have been more perfect. Thanks to Amy of the Restored Lighting & Hardware Department at Rejuvenation for all her assistance! I'll have to get a better photo when the flooring goes in; this one just does not do it justice!

Daniil of Anctil Plumbing spent a day installing the shower valves, console sink and laundry sink. He’ll return later to install the toilet, laundry faucet, and wet bar sink and faucet. So far, everything looks fabulous!

The Rebuilding Center stopped by for the last of our donations. They were able to take the old doors, jambs, APA sheathing, electrical panel, an old work bench, lumber, millwork, siding and other building material scraps. They are helping us minimize landfill. We love that place!

Erik our contractor of Ostmo Construction has been by everyday this week keeping an eye on things. He hauled everything to the dumpster, helped install some of the lighting, and leveled the top of the footings as they had stuck up above the floor’s surface. Such personalized service! Now the floor is all ready for the finish flooring.

Tune in next time for flooring installation!

week 22: more finish carpentry & interior trim painting

2009-08-30T06:31:00.000-07:00

Dana of Guillory Construction custom-made a couple of louvered grilles that will help ventilate the AV Room. As the equipment will make the room rather warm, the vents along with a ceiling fan will help keep things cool. Dana also refabricated the open shelving for the AV Room. Now all the woodwork is done and ready for paint.

Pablo and Pancho of Aspen Painting, LLC finished the final caulking and paint prep on the last of the woodwork. They primed then sanded all the woodwork in the basement and on the stairs. They finished the interior painting, but will return for touch ups.

With all the fumes, it’s been a little stinky this week. We went with oil paint for the cabinets and trim because it has a more durable finish that is longer lasting and easier to maintain. Although low VOC products are more environmental, they require to be redone sooner (think sanding, masking, painting, gasoline for travel). Neither option is necessarily more eco-friendly than the other in my opinion.

Pablo and Pancho also painted the front porch and stairs, as well as the backside of our garage. The exterior painting is also now complete. We will have them return to paint the backside of the neighbor’s garage as it faces our yard.

We could not have asked for a harder working crew. And their work is excellent to boot. Prior to the new exterior paint job six weeks ago, our house had looked a little worse for wear. After Vitaly’s team finished, the house seems almost happier and looks a lot newer. Wow, what a difference!

Ron Cowan of Stellar Cellars stopped by to measure the cellar for the wine racks. We cannot wait to see the Brazilian Cherry racks installed and are very excited! Everything is starting to come together.

Tune in next time for plumbing & electrical installations!

week 21: finish carpentry & interior trim prep

2009-08-29T18:48:00.000-07:00

Dana of Guillory Construction spent a full day resetting the sills on the casements so that the cranks would better clear the sills. He also recased the medicine cabinet and detailed electrical panel. Awesome!

Pablo and Pancho of Aspen Painting, LLC put two coats of clear sealer on the interior doors and handrail. They sanded and caulked the porch, front steps and guardrails. Painting the porch floor and front steps will go quickly next week.

Pablo and Pancho also spent a couple days masking the entire basement and stairs in preparation for painting the woodwork. The whole basement--walls, ceiling, floors, doors and windows--is covered and wrapped and ready for trim paint.

Tune in next time for even more finish carpentry & interior trim painting!

week 20: tile & exterior painting

2009-08-17T19:54:00.000-07:00

Yuri of Art Touch Construction completed the tile work in the bath. Having laid the wall tile last week, he set the ceiling tile, placed the borders on the walls and ceiling and tiled the soap nook. He then tediously worked on the floor tile, making sure the accent borders and interior pattern were perfect. Yuri also installed both marble thresholds. He will return to do the backsplash at the wet bar when the cabs and shelving are installed. He has truly impressed us with his handiwork.

And a special thank you to Hilary of Dal-Tile for all her help in procuring the tiling materials.

Alex of Crestwood Inc. installed the last of the wood cabs. We can’t wait to have it trimmed out like the others. It’ll be fabulous.

Chuck of ecohaus floated the floor for the Marmoleum. He'll do one last finish coat, then install the flooring material. It’ll be exciting to watch him do the tricky border pattern. Stay tuned!

Dana and Darren of Guillory Construction spent a second week on the finish carpentry. They put the finishing touches on the stairs, added the handrail, installed the open shelving in the AV Room, cased and trimmed the doors and windows, installed jamb extensions with extra-deep stools, installed the closet shelves and rods and installed the picture rails. With all the beautiful work they’ve done, the interior rooms look more complete.

During the brief rain, Vitaly’s paint crew from Aspen Painting LLC moved indoors and started the millwork paint prep. Pablo and Pancho caulked and masked most of the interior before the sun returned. With the better weather, they were able to finish the majority of the exterior painting.

Tune in next time for more finish carpentry & interior trim prep!

week 19: cabs, doors, tile prep, millwork & exterior painting

2009-08-09T07:33:00.000-07:00

It was a very busy week! Many tradesmen were working hard: cabinet installer, finish carpenters, tile setter and painters.

Alex of Crestwood Inc. installed most of the wood cabinets. He’ll get to the last wood cabinet in the kitchen next week.

Dana and Darren of Guillory Construction started the finish carpentry. They installed and cased all the interior doors, installed jamb extensions at the windows, installed and trimmed the medicine cabinet, trimmed the stair cabs, and started finish work on the stairs. And, they hid the water shut off behind a nice cabinet door. Dana used marine-grade plywood to conceal the rough finish of the existing concrete foundation wall at the stairs. Ingenious!

Yuri the tilesetter of Art Touch Construction executed the prep work this week. He mudset the shower pan, installed wonderboard at the shower and floated the bath floor. Yuri even laid the wall tile.

The painters from Aspen Painting LLC continued their work on the exterior. Vitaly, Pablo and Pancho prepped the porch, spackled the house in a few areas where the siding was a bit worn, painted the eaves, porch ceiling, upper shingles and lower siding. They are now hand rolling and brushing the trim and window casings. We can’t wait to see the finished product!

Another triumph was the relocation of our phone service connection. The original service came in off an alley, crossed over three neighbors' properties and attached to a neighbor's garage before entering our house at the back. I contacted Qwest and explained the situation. They came out, surveyed the conditions and decided that the service connection was indeed not ideal. Qwest then relocated the phone service connection off of the main street at the front of the house. It was a very smooth, quick and easy process. We were without phone and internet for only a few hours during the transition. A big 'thank you' to Linda Dodge at Qwest for all her assistance. Wow! We also appreciate Seth of Integrated Technologies for stopping by on short notice to connect and activate the phone lines within the house.

I was very excited to get our washer and dryer back in action this week. They had been sequestered to the storage room during the construction for the past month. Our neighbors had graciously allowed us to wash our clothes at their place. With our washer and dryer moved back to the laundry room, I now can do laundry in our own house. Yay!

Tune in next time for the tile install and accent paint!

week 18: painting

2009-08-08T10:27:00.000-07:00

Pete and Dave from Classic Sash & Door fixed the old wood casements and double hung windows on the main floor. After a hundred years, they needed a little TLC to become fully operational. Pete did a wonderful job. Like Pete said, “The windows are now a thing of beauty!”

Shiloh from Classic Sash & Door installed one last screen and replaced some window hardware.

Nick and his team from Diamond Drywall came out and laboriously sanded, sponged, sanded again and did touch-up work. They then masked, prepped for priming and primed the interior walls and ceiling. It was a very long and hot day for Nick and his family, and we are very thankful for all their hard work!

Alex from Custom Side, Inc. finished installing the exterior light blocks and apron trim and replacing the ragged siding.

Vitaly and his team from Aspen Painting, LLC finished the prep work. Pablo, Pancho and Juan caulked the seams and taped the windows and roof during record temperatures. They continued the prep work on the house and garage as it was too hot to paint. They finished painting the screens, storms and interior walls and ceilings. With color on the walls, the spaces have really come alive! Fabulous!

Tune in next time for the installation of cabinets and interior doors, tile prep, finish carpentry and exterior painting!

week 17: exterior paint prep

2009-07-26T16:00:00.000-07:00

Vitaly and his crew from Aspen Painting, LLC arrived Saturday morning to begin the exterior paint prep. First, they power washed the house, garage and back deck. Then they spot scraped, sanded and primed for six days. They also primed all the screens and storms and the railings. To beat the heat, they started at dawn and sometimes worked until the end of the day. Thanks Vitaly, Pablo, Pancho and Juan!

It was interesting to see the different colors the house had been painted over the years. There seems to be 10-12 layers. Among the colors were khaki, a couple of whites and yellows, mint, rose, peach and even black (on the sashes).

Peter and Alex of Custom Side, Inc. reviewed the exterior siding and trim work that was required before painting. Alex started replacing the old, broken, misaligned siding and siding with holes. He replaced to bottom course and flashed it where necessary. With the siding scraped, sanded, primed and caulked, the exterior painting will start next week.

Nick and his team from Diamond Drywall returned to sand and mud a second time. They are making sure to get a smooth, Level 5 finish on the drywall. The interior will be primed next week, and Vitaly’s paint crew will begin the interior painting.

ecohaus verified flooring types, layouts and measurements for the install in three weeks. Jeremy of Classic Sash & Door finished installing the exterior door and window casing. Peter of Classic Sash & Door assessed the work needed on the old double hung and casement windows. Next week he'll swing by to fix all the old windows.

Tim and Adam of Stereotypes also helped us order all the AV equipment. Thanks guys!

Tune in next time for exterior AND interior painting, weather permitting!

week 16: sheetrock

2009-07-18T06:58:00.000-07:00

We really appreciate Nick and his team from Diamond Drywall working overtime in order to finish hanging the sheetrock. I can’t stress how much more real the spaces feel with the drywall up. Wow!

Nick and his team returned the next day to start the taping and mudding process. Each step needs to dry. They are taking the proper time and care to make sure the final finish is smooth.

Tune in next time for the exterior paint prep!

week 15: wine cellar prep

2009-07-16T17:17:00.000-07:00

With all the exterior doors and windows installed, the security company wired all the doors and windows. Jeff did an excellent job in making our home secure.

Erik our contractor of Ostmo Construction installed the vapor barrier himself for the wine cellar. As he had to snake it in and out of the joists (all four walls and the ceiling), it was a pretty big task. Such personalized service!

The sheetrock arrived one morning, and installation began soon after (check back next week for all the excitement). Note to self: need to keep in mind the sizes of door and window openings, stair well configurations and hand and guardrail locations (and remove-ability) as well as the timing and scheduling of deliveries. With a little pre-planning, bringing in larger items like sheetrock, cabinetry, and ultimately furniture, can be made a little easier. The Knez delivery team were almost unable to get the 12’-0” drywall into the basement. Whew! I’m glad they were able to work some magic!

The stainless steel cabinets for the wet bar arrived as well. We cannot wait to see them fully installed and operational! For now, they are nicely shrink-wrapped and tucked to the side like Christmas presents.

Tune in next time for sheetrock installation!

weeks 13 & 14: pre-sheetrock inspection & insulation

2009-07-06T18:13:00.000-07:00

This week the different trades were still gearing up for the presheet-rock inspection. Everything had to be done and in order so that the inspector would approve the project for insulation. He will also need to approve the insulation once it’s installed.

Minh and Ron of Anctil Heating and Cooling were here late to make sure all the ceiling and wall fans and dryer duct were properly vented. To economize space, we used one inline fan unit to vent both the bath and laundry and hid the exhaust under the deck. Usually, this type of fan is used in an attic, but it worked perfectly for our situation.

We also wanted to vent the AV Room to prevent heat build-up by the electronic equipment. Unfortunately, we could not determine where to place the exhaust because of the tight configuration. Originally we hoped to vent this fan through the utility chimney, but there was not enough space to fit another sleeve (the water heater vents here as well). Minh solved the problem by running the vent the opposite direction and exhausting the AV Room fan under the front porch. Thanks Minh. You rock!

Chad from Crestwood Inc. came by to fine-tune the cabinetry design. He looked at the style of the existing built-ins and determined what details would look nice for the new cabinetry. Chad had the shop drawings prepped the following week. We can’t wait for the real thing!

Daniel and Bob of Premier Plus Construction Inc. blocked out the bath and laundry sinks, the water turn offs and medicine cabinet, removed more dirt, cut out the old stray piping, framed in the kitchen drain and cleaned the entire job site. They had everything looking pretty tidy for the inspector. And a happy inspector is what we all want!

The pre-sheetrock inspection went smoothly. The inspector pointed out some missing fireblocking and a slightly drippy faucet, and had us secure some loose gas piping (so that it would not get damaged during construction). The plumbing and water service had already passed inspection, and were not a concern this round. The framing, electrical and HVAC easily passed as did the stairs, which had been a concern of mine from the beginning. Daniil of Anctil Plumbing took care of the faucet right away. Daniel and Bob of Premier Plus Construction Inc. installed the fireblocking. Erik our contractor of Ostmo Construction cleaned up the ceiling and foamed the holes in the ceiling joists. Now we were ready to insulate.

Phil and his team from Knez Insulation Company LLC insulated the basement in half a day. Besides insulating the exterior walls and wine cellar, we insulated the laundry, bath, furnace room and basement ceiling for sound. That way any noise from the main floor will not travel between floors or from the laundry and bathroom.

Aaron of Portland Metro Electric stopped by to make a couple of adjustments.

Dana, the finish craftsman from Guillory Construction, installed the exterior doors. Little did he know that he would also need to frame in one of the doors on the hottest day of the year. Thanks Dana!

The inspector came by and approved the insulation. Now we can rock! Sheetrock, that is.

Tune in next time for the wine cellar prep!

week 12: the windows are in!

2009-06-21T18:54:00.000-07:00

The windows are in! Shiloh along with Jeremy, Derek and Brenden of Classic Sash and Door Company spent three days installing our new windows, screens and storms. What can I say? They look fabulous! Besides being more energy efficient and having a tighter seal than our drafty single panes, the Marvin wood windows allow less sound transmittal, making it much quieter inside. Ahhh, peace at last.

The other trades were busy making sure that everything was done and in order before sheetrocking takes place next week.

Nick of Premier Plus Construction Inc. redid some framing as we were concerned about the stair width not meeting code. He also framed in the ventilation fans and the shower.

Aaron of Portland Metro Electric put the final touches on the electrical.

Andy of Anctil Plumbing, Inc. tweaked the height of the shower drain and minimized the kitchen drain.

We executed the pre-sheetrock walk through to make sure all the mechanical, plumbing, electrical, low-voltage and security wiring were correct. It’s easier and less costly now to make any changes as the walls and ceiling are still unsheathed. Next week will be a different story.

Tune in next time for the pre-sheetrock inspection! The project will be flying from here on out.

weeks 9 - 11: framing, electrical & low-voltage

2009-06-07T18:51:00.000-07:00

Progress had been a bit slow but steady the last three weeks as we waited for the windows to arrive.

Aaron of Portland Metro Electric continued to place all the outlets, lights and switches, and should have everything done by the end of week 12.

Aaron moved the electrical panel over a couple feet. Why just a couple feet you ask? Well, when the panel was first upgraded by the previous homeowner, the mast was placed on the other side of some existing upper cabinets in the basement. In order to preserve those cabinets, the homeowner decided to turn the mast 90 degrees and run it two feet more along the exterior of the house. He then threaded the mast into the house right above a basement window. He boarded up the window on the inside and the placed the panel right on top of it. As we removed the upper cabinets that were in conflict, we decided to move the panel where it was intended to go—on the wall—and regain the window. Aaron also installed a new grounding rod.

Aaron replaced all the knob and tube. We had been on the fence for a long time about removing it. Although deemed "safe" by several electricians, this would be the only opportunity to replace it as the access would be sealed up when the basement project was complete. And even though the wiring had lasted almost a hundred years (and a couple of remodels), it was not certain that it would survive one hundred more. By replacing the knob and tube, we now have peace of mind. Thanks Aaron!

After interviewing several low-voltage companies, it was clear that Integrated Technologies was a great match for us. Seth worked with us to design an AV and communications system that suited our every need. Although were initially only interested in outfitting the TV with a 5.1 speaker system, Seth had a vision that the entire home could be "smartly" wired; the phone, internet, cable and AV equipment could all be wired from a centralized location and would act as a command post or "brain." Each service enters the house, goes to the homerun panel, then is distributed to the different areas in the home. If ever a changes needs to be made, it can occur at the homerun panel. In a couple days, Seth and Matt installed the homerun panel, the low-voltage items for the basement and also rewired the existing low-voltage receptacles on the main floor. We are very happy that we will have music in the kitchen and living room upstairs. Wow, you guys rock!

We took out some of the previous and extraneous low-voltage wiring ourselves and made another donation of windows to the Rebuilding Center. We love that place!

We also had the home security company come by and reassess our needs for the basement. Jeff and Doug installed new sensors and updated and rewired the old system. They did a great job. Thanks guys!

Marc and Dawn of ecohaus, Yuri the tile setter of Art Touch Construction, and Chad the cabinet maker of Crestwood Inc. also stopped by for their respective initial walkthroughs of the project.

In anticipation of the arrival of the new windows, Daniel and Nick of Premier Plus Construction Inc. removed the old sashes, trim and concrete. They framed out the windows, upper stairwell and a last bit of wall. They soffited some piping and vents, placed siding on the new foundation and even removed all the excavated dirt from the site.

Last, but certainly not least, our friend who helped us salvage the fir v-groove boards, completed his remodel project using our wood. He remilled the material into corbels, rails, stiles and trim for the plate rail and wainscot in his dining room. He even fashioned a sassy bench for the mudroom out of a crawl space door. Norm Abram, eat your heart out!

Tune in next time for the installation of the new windows!

weeks 7 & 8: egress window wells & new stair footing

2009-05-23T17:25:00.000-07:00

Next up was the egress window wells, which meant it was time to move some existing plants that were in the way. We spent an evening transplanting the azaleas, irises and roses. We could not have done it without the ample help of friends. Thanks guys!

We saw a lot of Daniel and Nick of Premier Plus Construction Inc. the last couple of weeks. They dug out the area for the new egress window wells, placed the rebar and framed up the walls. They even framed the foundation stem wall for the new stairs. After the inspector stopped by to approve the work, Daniel and Nick poured the concrete provided by Miller’s Mini Mix Concrete. After twenty-four hours, they removed the forms, finished framing the laundry room and stair walls and added the positive bracing at the existing stair connections.

Randy of Brothers Concrete Cutting, Inc. spent the morning sawing the existing foundation walls for the new egress windows. Now we’re all ready for the new windows.

Tune in next time for window framing and knob & tube removal!

week 6: MEP rough-in & stair framing

2009-05-09T08:02:00.000-07:00

There was a lot of action this week. With the HVAC guys, plumbers, framers and electricians all hard at work, we had a full house!

Minh and Ron of Anctil Heating and Cooling finished the ductwork, installed the thermostats and relocated the dryer vent. Yay, I could finally do some laundry! After the inspection, the furnace was turned on. We were happy to get warmed up finally after almost two weeks without heat. It was a good thing that we did not start the remodel any earlier in the year or that there hasn’t been a cold snap; I’m not sure I would have made it. The new furnace is incredibly quiet, and efficient to boot. Thanks guys!

Daniil of Anctil Plumbing moved the water heater to its new location in the laundry room, moved some existing drain lines that interfered with proposed cabinetry and wall locations, replaced the soil line from the existing toilet and replaced all the galvanized lines to the existing fixtures. He also finished the rough-in plumbing with a little help from Jeff. With the new water service, all new supply lines, replaced galvanized pipes and new drain lines, the house is definitely ready for the next 100 years. Daniil, Jeff, Ben and Andy, you rock!

Daniel, Nick and Ralph of Premier Plus Construction Inc. began preparing the new stairs. They removed the existing stairs, walls and flooring, dug out under the existing deck for the new footing, placed the rebar, cut out an opening for the new stair run and laid out the new treads and risers. As working with existing stairs in older homes tends to be tricky, the inspector was called for advice on the constraints posed by the preexisting stair well. We were lucky that the stairs did not require any major structural upgrades or reconfigurations. We were given the go ahead to pour the new footing. Whew!

I felt even more relieved when our structural engineer stopped by the following week to take a look at the existing stair framing. The stairs were framed out with single 2x10s. There were no straps connecting the headers to the post, the joists were not on hangers and nothing was even toenailed. Seeing all of that had made me nervous. Granted, the house has stood for nearly a hundred years without incident, and the lumber used in its construction are larger and far denser than what is used today, but it seemed as if gravity and friction were what was keeping that corner of the house together. After assessing the now exposed framing, the engineer felt that we had nothing to worry about. Still, a few positive connections of hangers and straps wouldn’t do any harm.

Aaron of Portland Metro Electric began removing all the old, crazy wiring and weird junction boxes. He also started placing the recessed cans, outlets and switches. With the electrical in place, the spaces seem more and more real.

I talked to Tom from Western Pacific Building Materials Inc. about the door order. We walked through the framed-in basement and reviewed each door location, swing, style, threshold, jamb, hardware and detailing.

Tune in next time for the egress window wells & the new stair footing!

week 5: framing & rough-in plumbing

2009-05-02T07:11:00.000-07:00

The basement has finally taken shape! Daniel and Nick of Premier Plus Construction, Inc. framed out the space in three days. The wall framing makes the project seem all the more real. It’s very exciting to see the different spaces in real life after almost three years of dreaming about them on paper.

Minh and Ron of Anctil Heating and Cooling installed a little more ductwork. We are patiently waiting for our heat to come back on. Daniil of Anctil Plumbing rerouted more plumbing and continued the rough-ins.

Tune in next time for the electrical rough-in & stair framing!

week 4: heating & cooling

2009-04-26T17:11:00.000-07:00

The third week, we had a little respite from the initial whirlwind of activity. We used the time to select the AV equipment, created the wall framing plan and details for the TV & speakers, respecified the wine cellar racking and cooling unit, refined the exterior paint scheme, and reexamined the interior colors and interior lighting.

In looking at the lighting, I had become concerned that the new ducting for the two-zones and the lighting would conflict, but as soon as Tom Anctil of Anctil Heating and Cooling arrived with his team at the start of week four, all my fears melted away. Minh and Ron reviewed the locations of the ducts with us, making sure that the supply and returns did not interfere with any lighting, cabinetry or architectural accents. They also installed the new ¾” gas line. Hopefully, in a little over a week, the new high-efficiency furnace will be fully installed. Relocating the furnace from the center of the basement to an exterior wall opened up the plan, improved the flow and increased the ceiling height where we needed it. We are very pleased with the work by Anctil Heating and Cooling.

Daniil of Anctil Plumbing, Inc. returned to reroute the existing plumbing and Ben installed the new water service. Lucas and his team from Rose City Contracting, Inc. removed the asbestos-covered ducts in half a day. Things were buzzing along.

The inspector stopped by and pointed out a few minor things from a previous remodel that will need to be addressed during construction. Yes, that is correct, the city inspector made a house call. This project is a part of Portland’s Field Issuance Remodel (FIR) Program. In this program, the inspector comes to the home before the start of the project to review and approve plans and troubleshoot potential code issues. On the subsequent visits, he performs the inspections and issues the permits. This single point of contact with the city allows for greater efficiency and project continuity. Ultimately, the FIR Program encourages code compliance in remodels and additions because the process is so smooth, easy and less costly for the home owner.

We also consulted Ron Cowan of Stellar Cellars about storage racks and a cooling unit for the wine cellar. We liked Ron because he is very knowledgeable of cellar systems and design, is extremely helpful, has an eye for detail and quality and is right here in Portland. Ron explained cellar design, lighting, insulation and weather-stripping, wood specie selection, millwork connections and detailing, cooling unit positioning (and camouflaging), among other things. The other companies we talked to were just area sales reps who did not really know the ins and outs their products.

We celebrated Earth Week by de-nailing and cleaning up the TNG boards for one friend so he could reuse it in his home and for another friend for picture frames. With the ample help of our buddies, we were able to salvage 2000-3000 lineal feet of the CVG Douglas Fir TNG v-groove board. Thanks guys, you are the greatest!

Tune in next time for framing & more rough-in plumbing!

weeks 1 & 2: deconstruction & rough-in plumbing

2009-04-12T15:12:00.000-07:00

The deconstruction team from Premier Plus Construction, Inc. came out (the day after contract signing, no less) and gingerly removed the CVG Douglas Fir TNG v-groove board that lined the walls and ceiling. It took Daniel and Nick three days to remove nearly 4500 lineal feet. We gave it to a friend who will reuse the material in another improvement project. We are very happy it will go to a new home rather than a dumpster or as landfill.

The concrete slab was cut by Antonio and Jordan of Brothers Concrete Cutting, Inc. in a couple of hours, and the rough plumbing was installed by Andy and Daniil of Anctil Plumbing, Inc. in three days. After the rough-in was inspected, the concrete was poured by Michael Stearns and Gene of Accu-Pro. All this in two week’s time!

I am STILL tweaking the design and fine-tuning finishes. Architects make the worst clients. Granted, the design rework was due to an excellent idea that came about during the bidding phase and the reselection of some of the finishes was an effort to maximize aesthetic effect per dollar, but it makes me nervous to be doing this during construction as I do not want to adversely affect the schedule. Dawn Strout and Marc Stumpf over at ecohaus and Hilary Noah of Dal-Tile were extremely helpful in the selection of materials that give the most bang for the buck. Thanks, you guys are the greatest!

The one item that delayed the project was the window selection. I had a difficult time settling on a product style, but in the end selected Marvin’s Ultimate Wood windows. Mark Bell and Andrew Haslam of Classic Sash and Door Company did a marvelous and thorough job, and patiently explained all the available options. I don't know how we would have done it without all their assistance.

We are also looking at how to best layout the AV equipment, something that should have occurred much sooner, as it potentially could affect the framing plan. We talked at length with Teri Inman of Stereotypes about AV equipment and their requirements, and feel certain that everything is in order. Teri, you rock!

Tune in next time for the new furnace installation!

hiring the contractor

2009-03-15T07:35:00.000-07:00

It was a tough choice as all the contractors we interviewed were great, and we felt we would be happy with any of them. In the end we hired Erik Ostmo of Ostmo Construction. During the bid process, Erik was extremely customer service-oriented and willing to work with us on refining the design and the bid. Communication was very easy and clear, and he took the time to explain things. He gave us a thorough and complete bid. The bid was also “open book” which made it easy to reevaluate some design and material choices. Having visited one of his projects, we were impressed by the quality and craftsmanship of Erik’s work and his attention to detail. He gave us confidence that he had the necessary skills and was the best man for the job. We also felt that he was a very good value. He wanted the job and he made us want him to do the job. Simply put, we liked him.

After we hired Ostmo Construction as our contractor, there was a month dedicated to “project start up” items when the contractor scheduled his crew and subs, ordered materials and the like. We used this time to tweak the design a little. During the bid process, other design opportunities came to light. We decided that moving the furnace to an exterior wall, placing the water heater in the laundry, rotating the wet bar and family room, and creating an AV Storeroom was best.

To recap the schedule, the below outlines a realistic timeframe for a similar project:

1 month: interview and hire architect
4 months: design
1 month: get bids and interview contractors
1 month: review bids and select contractor
1 month: pre-construction project start-up
4 months: construction
1 month: post-construction move-in

As some of these phases can overlap, the total time for a full remodel from start of design until the end of construction is about 6-12 months.

We can't wait for the deconstruction to begin. Whoohoo!

comparing the bids

2009-03-08T11:50:00.000-07:00

Having a finished design and complete set of drawings and specifications ensured that we got more accurate bids that could be directly compared with each other. The contractors took about a month to put together their respective bids. Each contractor presented their bid in an hour-long meeting. During the meeting, we:

Skimmed the bid to get the gist of the proposal (note: the bottom line number is not really the bottom line).
Asked questions.
Reread the bid and looked for what was included and not included, or included as a line item or option. For us, these items were plumbing and electrical options, HVAC equipment, light fixtures and appliances.
Asked about the options or line items.
Asked how change orders are handled.
Asked about the payment schedule.
Asked what happens if something were mistakenly omitted from the bid.
Added the desired options and items that were not included. This became our revised bottom line number.

Keep in mind that the bid is really a ballpark figure. During construction, there will be change orders due to materials or finishes being discontinued or unavailable in the project’s time frame, client changes, better construction techniques, pre-existing conditions and surprises inherent in older homes. It’s best to think of the bid as the financial starting point of the project.

What we most appreciated was that the bids were transparent and open-book. They indicated what and how the contractor was thinking about the project. Because they were itemized, we knew exactly what we would be paying for each service or material. In essence, we knew what the subcontractors’ had quoted to the general contractors. This allowed us to make educated decisions on where we could shave costs.

Despite the transparency, it was difficult to compare bids directly as each contractor bundled the numbers slightly differently. I ended up creating an Excel spreadsheet based on construction industry standards established by the CSI to decipher the differences between bids. In doing so, I was able to identify areas where the contractor was a little high or low, and then ask the contractor about the discrepancy. The most common reasons for cost variations were: (1) my misunderstanding of the bid, (2) the contractor’s or sub’s misinterpretation of the drawings, specifications or scope or (3) omission or oversight by the contractor or sub.

Creating the spreadsheet was well worth the effort to better understanding the bids. At first glance, the bottom line numbers looked like they differed only by 4%. After doing the detailed analysis through the spreadsheet, we discovered that the spread between the three bids was more like 11%. This was not too surprising given the varying experience levels, sizes of company and amount of overhead.

It was clear that we would be happy with any of the contractors as the client references all spoke highly of their respective contractor. Having visited completed projects, we were confident that each contractor could produce the level of quality we desired. All the contractors and their subs were licensed, bonded and insured. Everyone seemed likable and trustworthy. It was difficult to have to select just one.

Tune in next time for hiring the contractor!

interviewing contractors

2009-02-01T09:04:00.000-08:00

With the drawings and specifications complete, we solicited bids from several contractors in order to get different perspectives of the project and potential cost. I identified three residential remodeling contractors whose general philosophy and approach seemed most inline with our own. We asked each contractor several questions:

What is your specialty?
How long have you been in business?
Are you licensed, bonded and insured (see below)?
How many employees do you have?
How many crews do you have?
How many projects do you complete a year?
How many projects do you work on at any given time?
What is the average size or type of project?
Is my project similar to projects you typically worked on?
How long will my project take?
When can you start my project?
What are your fees? payment schedule?
Do you have a list of references (see below)?
May I see finished a project (see below)?
May we meet some of the project managers/lead carpenters?

Besides the answers, we were attentive to how and what they communicated. Sometimes their behavior or what they did not say was just as important as what was said. It seemed as if some contractors were not particularly interested in the project or in us as clients, which was highly unusual given the current economic conditions (it’s winter 2008-09). We liked the contractor whose general philosophy mirrored our own values and whose demeanor set us at ease. Like-ability is key, as he and his crew would be in our house almost all day, everyday for several weeks if not months.

Each contractor requested a separate, two-hour walk-through with their sub-contractors. We fielded questions from the subs and asked some of our own. The subcontractors that impressed us most were the ones that were asking questions and making suggestions. They demonstrated that they were thinking beyond what was drawn in plan, were actively engaged in the project and wanted to do what was best, as if it were their own house. When possible, we asked the general contractor to stagger the subs’ visits so that we, the general contractor and the sub-contractor could have an uninterrupted opportunity to look at the house and ask questions. It was difficult when there were several subs looking at the space and asking questions at the same time.

We checked out each contractor with the local CCB to verify that they were licensed, bonded and insured. It is best to check this each and every time before hiring anyone. In the past, I've had several contractors tell me they were LBI when they were not.

We obtained references from each contractor, contacted at least three of them and asked:

Did the project come in on time and under budget?
Was it easy to communicate with the contractor?
Was he prompt and responsive?
What were some of the challenges in the project?
What were some of the challenges in working with the contractor?
Were you happy with the work when it was first complete, and are you still happy?
Would you hire the contractor again?
What would you do differently?
Do you have any other suggestions or words of wisdom?

As our project was relatively sizeable and involved, we asked the contractor to see a finished project that was similar in scope. We paid close attention to the finish work (carpentry), cabinetry, paint job, tile work, intersection of different materials and their transitions, and door thresholds. At each project, we asked the contractor:

How long did this project take?
Did the project come in on time and under budget?
What were some of the challenges this project posed?
What would you do differently in this project?
What did you learn?
Will you use the same subs in our house that worked on this project?

It was surprising that some of the projects we saw weren’t the best examples of the contractor’s work. Didn’t they know that this was an interview and that they should put their best foot forward? I mean, did they want the job or not?

Tune in next time for comparing the bids!

the design process

2009-02-01T08:56:00.000-08:00

The design process below is specific to our own basement, but may be used as a general guideline for any project. If you have questions about your own project—whether a remodel, an addition or new construction—please feel free to contact me.

First, we established and prioritized our goals (or scope or program) for the project. This ensured focus during design and discouraged scope creep. Our goals were simple: we wanted two bedrooms, a family room, one full bath, finished laundry room, wine cellar, wet bar and unfinished storage. We did not want the spaces to feel like they were in the basement, so natural light and air, quality materials and detailing were important. We intended to stay in the house well-after the remodel, and viewed the project as a long-term investment. We would live in the house while the construction took place. The project needed to be code-compliant and city-permitted.

Second, we had in mind a budget, or an amount of what we wanted to invest. The budget flexed during design as options came and went. The budget informs what is possible, the level of finishes and attention to detail, and refines the project scope. If you intend on staying in your home for a long time (i.e. at least ten years) and your budget does not allow for the entire project scope to be executed at one time, consider phasing the project into manageable chunks or wait until you have enough funds. In this type of scenario, any remodeling should be viewed as a long-term investment; the worst thing would be to cheap out in order to do the whole project and then be unhappy with the design or material palette.

Third, we measured the entire house, top to bottom, inside and out (see above). This included all site elements, secondary structures and utilities. From this data, I produced the as-built drawings (see below); that is, the plans and elevations of the house and property as they stood before any work was done.

Fourth, I laid out several schematic options investigating how the rooms might fit in the given space. I used the structural bays, existing window locations, chimneys and utilities to define and locate the different spaces, and the layout easily fell into place. In general, it’s best to create simple spaces with a logical flow.

To make the most of the natural light, the bedrooms were located to the south at the existing windows. A single “wet zone” was created by stacking the baths, then placing the laundry and wet bar close by. To avoid large thermal swings, the wine cellar was not positioned at an exterior wall but at the interior. The unfinished storage went next to the cellar to operate as the thermal sink. At the center of the basement is the family room which functions as the “hub” for all the activities on the lower level. The main issue was the existing stairs; although the width and rise and run were grandfathered in (complied with a previous code), the head height was a bit too low. I reconfigured the stairs and in the process gained more kitchen storage. This layout will go through one more interation before construction.

We discussed the pros and cons of each scheme, then selected the layout we liked best. I refined the design by investigating different details, materials, finishes and fixtures. I visited local showrooms often. I consulted structural engineers, HVAC specialists, carpenters, painters, cabinet makers, metal smiths, stone fabricators, flooring specialists, plumbers, electricians, window and door manufacturers.

Last, I tighten up drawings and specified all details, materials, finishes and fixtures. All site, demolition, framing, finish, mechanical, electrical and plumbing plans, elevations, details, interior elevations and perspectives were drawn and notated. All finish and fixture schedules were completed. The whole design process took 2-1/2 years, worked on at night or on weekends and holidays.

Normally, the design process for a project of this scope would be 4-6 months. Although even this may seem long to some, the time and effort spent thinking through the entire project, selecting all finishes and determining the details before the contractor starts will result in a cheaper, better executed, more refined project with a shorter duration and less headaches. Or at least we hope it will.

Tune in next time for interviewing the contractors!

hiring an architect

2009-02-01T08:39:00.000-08:00

Ok, so we’ve established that design should occur before construction, but do you need to hire someone or can you design it yourself? Do you need an architect?

Before embarking on any home improvement project, it’s a good idea to define the project. Ask yourself:

What am I remodeling? Is it just new finishes for a face-lift or a whole room or several rooms? Am I moving any walls or adding on?
Why am I remodeling? Is it for personal enjoyment and long-term investment or to sell?
Who will be doing the construction work? Me? A contractor?
When is the project to be done? Next week, next month or next year?
How much do I want to invest (budget)?

Most larger home improvement projects are complex enough to hire an architect. Smaller projects such as new finishes in one room may not need the skills of an architect or designer, but if you work full time, or do not have the inclination, patience, desire or aesthetic sense, it would be worthwhile to employ a professional. An architect will suggest several design alternatives, propose a better utilization and flow of the rooms and help you to visualize and understand the new spaces. He will help clarify the project scope and keep it within budget. He is knowledgeable of the local codes, requirements and building techniques and can stamp the drawings if required. He is familiar with the different finishes and fixtures and can help you wade through the myriad of options. And he can refer you to contractors that will fit your personality and needs.

So how do you find an architect? The process of searching for one is similar to searching for any professional. Ask friends, neighbors and relatives for referrals. Read the local paper and magazines. Search online. The local chapter of the American Institute of Architects (AIA) offers a class in hiring an architect and can assist you in finding a qualified professional. Go to open houses and home tours and ask for business cards of projects you like. In a few months, the HBA will be hosting their annual Tour of Remodeled Homes in which you can see the projects firsthand and talk to the professionals who designed and built them.

Interview at least three architects. Ask each of them:

What different services do you offer?
What is your specialty? (residential, commercial, historic, sustainable, etc.)
How long have you been in business?
How many employees do you have?
How many clients do you work with in a year?
How many clients do you work with at any given time?
What is the average size or type of project?
Is my project similar to those that you’ve done in the past?
How long will it take to design my project?
When can you start?
What is your general design philosophy?
How do you approach a design problem?
What is the design process like? What will happen during the design phase?
What is my role during this time?
How many people will work on my project?
What are your deliverables?
Do you monitor the project during the build phase? What tasks do you do during construction?
What are your fees and what do they include? What is the payment schedule? (Note that fees are usually hourly, lump sum, dollar per square foot or a percentage of construction cost.)
Do you have a list of references?
May I see a portfolio?

Look for someone who shares a similar aesthetic sense and whose design ideas are in keeping with your own values. Although he is trained to design in any architectural style, make sure he has done work that you love. Of course, the architect should be someone that you get along with easily. Be clear about your needs and ready to actively engage in the design process. Carefully reviewing the architect’s proposals and providing thoughtful feedback will help the process go smoothly.

Now that we’ve touched upon the general topics of whether or not to design and how to hire an architect, we will return to the normal programming of Bungalow Remodel PDX.

Tune in next time for designing the basement!

“do i really need to design before i build?”

2009-02-01T08:26:00.000-08:00

The next two topics are general in nature. They are not specific to the Bungalow Remodel PDX project as I executed design work, but the questions of whether to design at all and how to hire an architect might be interesting to some.

“Do I really need to design before I build?” I have been asked this question many times by friends and relatives, and the answer is always “yes.” I have designed during construction in the past, and the projects have always been more expensive, taken longer and were less elegant in design. It’s extremely frustrating and stressful when you’re forced to make last-minute or on-the-fly decisions in order for the tradesperson to install the fixture or finish that afternoon. By designing first, you have the opportunity to:

Consider the project as a whole as well as the fine details.
Establish a game plan.
Investigate different schematic layouts and finish possibilities.
Select the best design solution.
Anticipate concerns and address them before they become issues.
Develop a strategy to minimize construction impact.
Get a more accurate bid or construction cost.
Determine what the finished project will look like prior to construction.

The results are a more thoughtful design, coherent finish palette and cleaner details, shorter construction time, less construction cost, better execution and fewer headaches. Although it is impossible to foresee everything, this holistic approach prepares you for the questions that arise during construction, creates a good foundation for the work to be done and sets the bar for the quality of construction. All-in-all, it’s time and money well-spent.

Tune in next time for how to hire an architect!

waterproofing the basement

2009-01-18T19:03:00.000-08:00

The first concern was that the almost one hundred year old home had the usual porous concrete foundation walls. The original builders had used unclean river rock as the aggregate and no reinforcing as was customary at the time. Over the years, this type of wall weakens, as evidenced by the hairline and large cracks in our foundation walls. There were also a few areas where the wall was soft and crumbly due to poor drainage from the gutters and downspouts. Although the amount of water coming in was never substantial, it was enough to raise concern for the basement build-out.

We interviewed several water mitigation contractors. Each proposed a different method of addressing the infiltration. Our preferred choice was to install an exterior french drain and drywell, but we could not locate the drywell without the undue cost of tearing out trees and digging up an oil tank or ripping up a deck and paving stones.

In the end, Western Construction Systems sealed the larger cracks with expanding foam, patched all cracks, skim-coated the walls, replaced the exterior drain lines that were clogged with debris, installed a sump pump with interior drain along the perimeter walls and applied a two-part epoxy paint on the foundation walls and floor. We then waited for the heavy winter rains to test the system. Mother Nature complied with record snow- and rainfall over the holidays, and the basement remained dry. We were finally ready to start! Whoohoo!

Tune in next time for the benefits of design prior to construction!

welcome to bungalow remodel pdx!

2009-01-11T16:40:00.000-08:00

A few years ago, we bought a one-story 1915 bungalow. The modest two-bed one-bath home had a well-kept interior and wonderfully landscaped yard. As if the beautifully updated kitchen and bath, hardwood floors, box-beam and coved ceilings, original built-ins and arbor were not enough, the real selling point of the home was the full, unfinished basement. At 1500 sf, the original home was a little small for us, but we could easily double the area by finishing the basement.

After a couple of years of hemming and hawing, I finally completed the drawings and specifications for the basement project. Although it’s true that working full-time designing and remodeling my clients’ homes did leave little time at the end of the day to work on our own project, the real reason for the delay is that architects make the worst clients. I somehow felt compelled to run through all possible design and finish options. I could not stop even as the contractors were bidding. Design is a never-ending process.

The project is now getting underway, and we are all very excited. Please join us as we remodel our bungalow!

Tune in next time for waterproofing the basement!