Insulation continues

The insulation team was back at it today - spraying while scraping and cleaning all of the overspray.  I'm really impressed!

Foam Insulation

The foamers arrived bright and early.  I'm trying a new crew out that is more of an owner operator approach than some of the bigger guys I've used in the past.  What's so complicated about spray foam?  Well, beyond the obvious "coverage" concern, clean up and attention to detail are really important.  So far, I like what I see with these guys...

Last minute items...

We had a few last minute items to check off the list before we foam insulate everything - after that, things get a little more difficult.  Tony was in to do some final preparations on the rough-in plumbing, and George had to put some vapour barriers in and do a final check on the tech side of things.

Electrical Wrapping Up

Electrical is just about finished.  We still have some odds and ends, and then Kevin will be back after insulation to work on the sub panel in the furnace room.

And... more electrical

More electrical and tech rough in this week.  With a couple of good, comprehensive walk through's on electrical, we're pretty confident we haven't missed anything.  Still, we have the rest of next week before Kevin will call for his rough-in inspection, so that gives us a little breathing room before we start to close up.

New Electrical Service

Enersource was a bit of challenge for Kevin to navigate, but we eventually got things sorted and we now have a brand new 200 amp service coming into the house.

Prepping stone

As Kevin and now George (technology stuff) continue their rough-in inside, Kimmy arrived to clean up and stack the old stone that will be used once we have the windows in place and can finish the front stone facade.

Rough-in Progress

This week was largely about Kevin and his team working their way through the electrical rough in.

We did have Miguel's team in on Tuesday to do the first day of rough-in carpentry.  This phase of the framing is little understood or appreciated, so I'll try and explain it here...

After the roof and windows are complete, the three  main rough-in trades can start.  "Rough-in" basically means "the stuff that has to be installed before we drywall and cover everything up".  First, the HVAC guys come in, making holes everywhere and sometimes disconnecting parts of walls in order to run their duct work and venting.  Then, the plumber comes in, and though they are usually able to keep most of the framing intact, they sometimes weaken critical supports and sometimes have to run their drains under or beside framing that will require "boxing".

Finally, the electrician arrives - he usually doesn't mess too much up so we'll keep him out of this.

After those three trades are pretty much clear of the house, the "rough-in framing" can start.  The task list can be long - this was Miguel's for 955 Crozier...

Basically, these are things that need to be repaired (damaged by the guys mentioned above), things that were intentionally left incomplete by the framers on the first pass (it's complicated to explain that one in less than 1000 words...), things that need to be corrected with new information (that vanity is wall hung, not floor mounted, so we need to reinforce that wall!) and so on.

Miguel had 4 guys there on Tuesday for the whole day, and they have another day scheduled next week!

Rough-ins continue

It was a fairly productive week at 955.  The HVAC guys finished up their gas service, as well as rerouted some unsightly venting (the floor joists in the house are very full with plumbing and heating runs, so venting has been a challenge, luckily Jose from Pinewood met me onsite and we came up with a better solution to send the water heater and furnace vents up to the rear part of the roof).

Kevin started his electrical rough-in mid-week.  He's got quite a bit of work ahead of him, but I'm confident that by the end of next week, we'll be in a good position on electrical and will be starting to think of getting the place insulated.

Kitchen Arrives!

Psyche!  Well, close enough.  While waiting for the framing inspection (he stood me up...sniff), I outlined the kitchen location in preparation for the electrical work to begin.  This kitchen is going to be fantastic!

Inspection day!

We had the city HVAC and plumbing inspectors in today.  Tony walked through the water and drains and passed with flying colours, and Wayne from Pinewood went through the HVAC and all seemed good.... until - the inspector said he would look at the basement rough in during the insulation inspection.  This made no sense to me so I will have to investigate further [that is, once the insulation has been done, that would mean all of the boxing in of HVAC services in the basement will have been completed... a little late to change things at that point!].

Plumbing rough in complete

Tony and the guys made quick work of the water service.  We now have the majority of the work done for the plumbing rough in (some will have to wait a bit until the rest of the carpentry rough in ....can you say chicken and egg?).

Water service work begins

Tony and the crew were in to start the water service today.  With HVAC primarily done (just some gas and venting left), we are getting ready to rough in the entire plumbing system before we can continue to electrical.

To the side

Juvee managed to get most of the South side done today.  The work is a little painstaking, with set up being the biggest time suck.

Meanwhile, the boys are still inside working on the venting part of the HVAC installation.

Back soffits complete

Juvee finished the back soffits today.  While they still need paint, aluminum fascia and eaves, the goal was to get the house pretty closed in for the winter.  Well, we're 1/4 of the way there!

Planning out soffit access

While HVAC continues to be roughed-in inside, Juvee arrived today to start planning out the crazon board, vented soffits.  We had Mick give the sheets of crazon board a light grey primer coat, and Juvee spent most of the day today working out the sizing and setting up the scaffold so he could work in a safe environment at the back.

Fireplace x 2?

Ready for some heat?  Hearth Manor was in today to install the beautiful double sided fireplace.  This view is from the sitting room side, while the other side is from the stairs going down to the basement.  Very cool!

Closed for business!

With the house now closed in and secure, work has now concentrated on the inside.  We should be done with HVAC by early next week, after which we can bring the plumbers back and invite the electrician to start his rough in.

Framing complete!

Miguel was in today to finish the rough framing.  He'll still be back later for the back framing, but he and his team have done a tremendous job getting the project in shape (not to mention all of the extra labour he supplied to keep the place clean and taking numerous loads of garbage and masonry waste directly to the dump!).

Working together

A multi-trade day again... we had the HVAC guys continuing inside...

....while Thom and his guys patched the brick areas and missing sills on the back and South side...

...while Virgilio finished up the skylight flashing and the chimney waterproofing on the roof.

Sangria Street here we come!

A lot of activity at the house again today (HVAC, plumbing, roof, concrete, deliveries...), but the most important part for Karen was the beginning of Sangria street...the concrete (then later, flagstone) front porch that will be a year-long hangout spot! 

Wrapping up

The boys were at it again today.  Tony and his team finished their drains rough-in and will be back to do the water services when the HVAC guys are done.   Meanwhile, Junior was in to expertly apply housewrap to the exposed wood areas of the house.  That will protect us over the few winter months so we can continue to work inside.

Moving along

Ted was in early to weld the various steel connections.  This was a much needed step for Miguel to progress on some of the front framing.  

Meanwhile, Tony slipped in to do some more rough in work.  He had Rui and Mario with him all day so he was able to get a ton of work done.

Mid-morning, the HVAC guys arrived and started prepping their layout. We did a great walk-through and headed off some issues that were sure to arise... I'm sure there will be more next week - with HVAC, there always are!

Busy rain day

Rain?  B'ah!  That doesn't stop a guy like Thom from BHM Exteriors spending the day forming the front and back concrete porch areas.  We should be able to pour those slabs early next week.

Meanwhile, Miguel and his team were working in the relative warmth of the basement, prepping the floor for hardwood and continuing some of the demo that could now take place with proper supports in place.

Mid morning, Tony showed up like it was Friday the 13th with his chainsaw in hand!  Plumbing has started folks!

Back to the roof

Miguel was working late last night and early this morning to prepare the new roof areas for Virgilio's team.  The front of the house is really taking shape with the addition of the sliding door to Downtown Sangria Street!

Busy day at 955

If my trades don't like working with each other, they sure have me fooled.  Today was a model of how, with careful planning and communication, you can have different trades who respect one another, pitch and in keep the job moving forward.  On site today we had John from A&J Windows to manage the window and door installation, Kim from BHM to do more brick cutouts (yes...more #@&* demo!), and Miguel's team.... 

Everybody had to pitch in at different moments, but Kim - so versatile, smart and strong - was the lifesaver today.  Don't have 3 guys to hold a window while it's being put in?  Just insert one Kim and Bob's your uncle.  Miguel was also a big help, moving the Zoom Boom machine all over the place and lending a guy or two when needed.  Thank you team!

Basement strapping, more roof work

The boys were able to complete the basement strapping today.  We lost two days last week (heavy rain Thursday and Friday), but we're on track for getting the windows installed tomorrow.  Can't wait!

Box windows

The infamous "box windows" on the front and back of the house, required a ton of careful planning by Miguel.  It's nice to provide a great level of detail (as the architect's office did in this case), but translating that into an existing structure has been a challenge... but Miguel is ALWAYS up to the challenge.  Looking good!

Moving on

Miguel and the boys were back at it today, finally setting up the front steel beams that form the semi-cantilevered front porch.  I'm really liking how this project is coming along.  It's always so slow at the start of a renovation (as opposed to a new build), but then you get to a point where you can accelerate and get pretty quickly to the drywall phase.  That point of acceleration should happen in the next week or so.

Demo continues?!?

Yay, more demo!  It was a busy day today.  Thom's guys were here continuing concrete prep, and taking breaks cutting and cleaning block and stone away from some of the openings.  The steel was put in place, bolted together and used to support the old roof, then the front door section of stone was torn down.

Hopefully the weather cooperates tomorrow and allows us to continue to get the window openings framed out.

Carpentry Continues

Miguel was back at it.  The new addition floor, walls and ceiling were completed today, as well as prep work for the front cantilevered porch steel.

Setting up the back

There's a ton of work to do this week.  We'll have the framers scrambling to meet the deadline of getting the roof and window openings ready for the end of the week.  Yikes!  Luckily, I'm not worried (even if Miguel has to work in the dark!).

We set up the scaffold and even started a little exterior concrete pad work today.  It's important to have some of Thom's guys close this week, as we'll have to do more cutting and demo (yes, you read that right) for some of the window openings.

Half roof

Virgilio's crew was in today to start the roof.  They had to strip the seemingly centuries-old layers of shingles on half the roof.  They made sure to strategically place all their shingles on the mostly unsupported section of the new cathedral roof, much to Miguel's chagrin (can you read my sarcasm?).  Oh well, it made Dave have a hero moment when he caught a sag in the roof so Miguel was able to scramble over and rebrace it to support the new load.

The "Canopy"

The garage canopy was put in place today.  It may look like a plywood box, but his sucker is solid steel underneath, with 4 more steel columns coming.  People have been asking me about it every day - "What is that?  Is that a scaffold?  When are you going to move that?".  An I answer, of course, "It's a garage canopy of course!  No, it's not!  Never!".