Tomorrow the drywall finally begins

After losing just over a month!!!

Lou told me the original drywall guy left a message for his father, apologizing and promising to make it up to Lou. I'll believe that when it happens. Lou also said he got in contact with drywall guy's brother, who says he doesn't know where he is. Turns out he has a gambling problem and his wife left him some months ago. Now it's clearer.

Still in limbo

The drywall guy is scheduled to start anytime between this coming Wednesday and the following Monday. Some little things, like some remaining insulation, will get finished between now and then. But that's the big thing. I am so sick of this whole entire process. Looking forward to the day when I can sell and go back to renting, where you don't have to worry about anything house related.

Drywall

The new drywall guy won't be able to start for almost 2 weeks. To the first drywall guy who split with $4k, thanks for stealing my contractor's $ and setting me back a month, you ass.

Unforeseen occurrences

Tons of them. And just when you think you're almost there, another one pops up.

My contractor Lou had a drywall guy lined up. Someone his father has worked with for 20 years. He gave him a deposit of half the money about a month ago while we waited for the inspection process to play out. All that time the drywall guy was calling constantly asking when we'd be ready.

Last week when we were finally ready, Lou called him. No response. He called again and again. Still no response. Lou went to the site where the drywall guy was working, but he hadn't been there for a few days. Lou and his father went to the guy's house. It turns out he moved a few months ago, no forwarding address. The guy disappeared with $4k of Lou's money.

So now Lou is calling a couple of other guys to come and give estimates for the labor. In the meantime, he's out the money, and if the guy truly skipped town, he has little hope of getting it back.

The drywall guy is American. I bet if he were Mexican there would be no problem - the worst you'd have to worry about is deportation, and the job would be done quicker and probably better.

Framing passed

Good news. This means no more inspections until the final certificate of occupancy inspection. Next up is to get the drywall guys scheduled and finally close off the walls.

And it turns out the egress window question was irrelevant. The guy who came to reinspect said it shouldn't have even been an issue, because there is no access for the fire department in the back at all. Glad I didn't go ahead and replace one of the windows with a casement window.

Egress

The windows in the back bedroom do not count as egress windows. Egress simply means access, and the opening must be 5.7 square feet to allow firemen access. The window is 5.7 square feet, but you have to 1) unlock, 2) unhinge the bottom sash, and 3) unhinge the top sash. For the window to count as egress, you can only have 2 actions, not 3.

So my options are to order a casement window to replace one of the currently installed windows (time, $), or remove the closet framing and reclassify the 2nd bedroom as an office.

Meanwhile, the insulation is nearly complete.

Architect visit

Yesterday my architect Manny Naval stopped by and walked through the house with me and Lou. We went over the list of framing inspection issues -- all pretty minor in the scheme of things. The next step is for Manny to write a letter addressing a few of those points (whether the windows in the back bedroom count as egress windows, the switch from a gas furnace, which was in the original plans, to a mini-split ductless system, and support for a load bearing beam). Lou will take care of the remaining details.

Meanwhile the insulation is being installed so that when the framing inspector returns we can put up the drywall asap.

Well that was interesting

The framing inspection happened Friday as scheduled. The inspector was a sub from another jurisdiction. He had a list of things he wanted resolved. Nothing earth-shattering. My contractor didn't take kindly to him, though, especially when he tried to pin problems with the houses on either side to me. So now we need a letter from the architect on technical issues, possibly a revised architectural plan (because the original plan shows a gas furnace, whereas now it's a ductless mini-split system), and possibly some additional items.

To get some clarity, and avoid having a DIFFERENT inspector show up who will find DIFFERENT items of concern, my contractor will go to the buildings department tomorrow to try and nail them down as to what exactly we need to do.

In the meantime, we'll be able to insulate.

Framing inspection scheduled

We got an appointment for this Friday. Assuming it goes well, we will be ready to insulate and close up (though I think there might be a separate insulation inspection, or it may be bundled with framing). That would make it four weeks of basically doing nothing while waiting for the inspections to be completed.

Electric inspection passed

Now we're waiting on the framing inspection (which couldn't be scheduled until the electrical passed). Once that's completed, then we can close up the walls -- finally.

I wish I was back in Hawaii.

Fireblocking completed

And the plumbing inspection is done and fine. Next is the electrical inspection, then we should be able to insulate and schedule the framing inspection.

First round of inspections

Electrical and plumbing were yesterday. The work my contractor did was fine, except that since I'm a row house, they're requiring me to fireblock all the outlets and the spaces between the wall joists -- anywhere that fire can travel between the buildings. This means applying special ($) caulk to the outlets, and sealing the spaces between the joists with sheetrock. More money, more time

Quick update

-- The Tuesday before Thanksgiving my back patio window was smashed - one pane only. No one broke in. Another $250 to replace the glass. Honestly I wasn't fazed

-- Had to update my electric permit because we changed the panel from 100 amps to 150 amps. All that meant was more paperwork, time, and money, of course

--Tomorrow the electrical and plumbing inspections are scheduled. Assuming all goes well, the next step is to lay all the insulation

--Once that's done, we schedule the framing inspection. When that's approved, we can begin to close up the walls.

I try not to think about this all unless I have to...

New front steps are in

Old ones...

And the new ones, minus the metal railings to come. 1k times better. Glad I had it done.

More stairs

Since the front stairs are leaking into the basement (!), new front stairs are getting put in. Was at the stone yard picking out bricks. It took me five minutes. I've been doing this long enough to know that my first choice is usually the one I'll end up with in the end.

Stairs are finally in

After a lot of false starts, the main staircase is in place. The treads are old planks salvaged from a barn somewhere in upstate New York. They're 3 inches thick.

Once the drywall is up, I'll sand and apply polyurethane to the treads, then secure them. Once that's done, a railing will be installed that will sit on the outer edge of each tread.

Stairs are in, BUT...

They're not right. They look awesome. Too bad they're the wrong measurements.

When I walked in this morning I saw Lou, my contractor, standing on the third step, his head inches from the support beam in the ceiling. That means the clearance is bad, and there's no way that would pass inspection. After trying to figure out what the hell went wrong, we realized that the run of each step was 11 inches, rather than 9 inches. That added an extra two feet to the whole length of the stairs. See where the diagram says unit run? That's what I'm talking about.

So what's the fix? I called up Peter, the ironworker. He came over to look. The whole thing will have to be disassembled and re-welded with the 9 inch run, rather than the 11 inch run.

Nothing goes smoothly.

How hard is it to get a number right?

Nothing goes smoothly (except the things you don't notice). I ordered a sign for my house number: 425 1/2. I triple checked the order to make sure the number was correct, then I sent it off. Four weeks later the sign arrives: 425. No 1/2. They made another one for free, of course. This one took another six weeks to arrive. Time has become meaningless.

Stairs

The iron workers start tomorrow on welding the main staircase, in the house. Not sure what the process is exactly, but we had to clear out all the trash from the living room and remove anything flammable. Should be interesting.

Electric's done

Now they're doing the rest of the plumbing. The iron shop is fabricating the main staircase now. Once that's installed, we can get the electric and plumbing inspections completed, then will come the drywall. Moving along...

Progress now

Electric should be wrapped up this week, with the inspection next week. Then the plumbing will get finished and inspected.
Some more items include:
fixing the front stairs
installing the main staircase
concreting the back patio
adding concrete support to areas in the bottom level
installation of the heating system
framing inspection
then insulation and drywalling.
No more timelines. I don't have a clue. Especially after getting dumped on by Irene and the delay caused by that. Several feet of water in the basement, two feet on the street. Luckily there was nothing in the house to get damaged yet, and it's all fine now.
PS I'm tired of this.

I hate Irene

That's all.

Hurricane

After a flash flood and sewage backup I had another sump pit and pump installed, and a check valve put in place to prevent anymore sewage backups. Now comes a hurricane. I'm expecting the worst, but there's not much else I can do. Everything else has been put on hold.

Stairs - kitchen, basement

Ended up saving a lot of room in the kitchen. Here's a view in the kitchen looking up into the living room toward the front of the house:

Looking down in the above pic you're in the basement. Here's the stairs up from the basement into the kitchen. On the right will be the bathroom. On the left will be the laundry and HVAC:

Exterior shot

The siding is 90% done now. Take a look:

Siding, stairs

The siding's almost finished. The back is completely done, and it looks real good. The upper part of the front is all that's left - should be done by tomorrow.

The stairs from the living from the kitchen, and from the kitchen into the lower level, are going in today. We've pushed the stairs back a little. This will give more room in the kitchen for a table and chairs, while still leaving 18 feet of length (rather than 20) in the living room.

Where we're at

These are some of the main things that still need to be done:
1. build stairs from living room down to kitchen, and from kitchen down to basement
2. electrical
3. run the plumbing lines into the kitchen and up to the top floor bathroom
4. run the water lines
5. duct work
6. main staircase from living room to bedrooms
7. drywall
8. finish the siding
Those are just the big items. Never ending .

Back wall, kitchen

They demolished the entire wall and reframed it:

Closed it up, then inserted the patio door and transom window. It lets in a lot more light than before.

Front porch, rebuilt

In one day.

Front porch, demolished

To be rebuilt:

Framing

Things are moving along. The framers knocked out the whole back wall (the kitchen) and reframed it. With the patio doors and transom window it will let in a good amount of light. They also raised the kitchen floor to make it more of a split level. (I took pictures. Will post later.) The down side is that the back is an addition, so it is smaller, and with it framed out it will only be about ten feet wide.

Unfortunately the front bumped out area, which is also an addition, is in bad shape, as per the roofer. So we're going to tear it all out and reframe it as well. I'm past the point of obsessing over every little complication. As long as it's all fine once it's finished.

Stairs, con't

Settled on a stair company. I ended up going with a local metal worker 2 blocks from my house. The main staircase will be steel stringers with wooden steps, open treads.

It will kind of look like this, I think (see the staircase wedged into the right side pix):

The railing will carry through the entire house.

Other progress - they're laying the cement in the basement floor, and the roofing guy is doing his thing.

New wall

Before there were steps down off the street and a door leading into the basement level. Not anymore.

Beyond the gate was where the steps were. That black wall with the new window is new. The wall has been pushed out about 3 feet. concrete will cover where the gravel is now.

Here's a very dark interior view, looking out:

The black wall is the old wall, which, by now, has been knocked down. The gray cinderblock wall is the new wall.

They're continuing with the basement work - installing the main sump pump and backup pump, laying more gravel, and other foundation support work. In the meantime, I'm still trying to settle on a stair company, and the roofer is set to begin ASAP.

Stairs

for the main staircase I want an open design like the one pictured here:

So far I've called seven places to get an estimate. Two have gotten back to me. One, based in Queens, doesn't work in Jersey City(!) The other four???

I keep hearing how there's an especially sharp recession in the home building industry. You'd figure they'd be jumping for work. Maybe I'm too small. Or maybe they've cut their staff back so much they don't have enough people to handle what little work they have. Or maybe there's something good on TV they don't want to miss.

Doors

Crash course on entry doors. I needed to buy one this weekend. No screen, so steel is ruled out. Wood too. That leaves fiberglass, which seems to be well-regarded. Insulated, weather resistant, all that stuff. I got a simple design, no windows. I don't want anyone peering in.

Fun living over a bar

A thunderstorm rolled through on Friday night about 2 in the morning. This coincided with the bar downstairs closing. It poured for an hour. All I heard was a bunch of screaming girls. For an hour. Screaming about how they're getting wet. For an hour. Are people that dumb? Apparently, yes.

Jackhammer

Stopped by this AM. They're jackhammering away at the outside front area, where we're going to dig down a couple of feet and expand the front room. The concrete there is a couple of feet thick, so it looks like a hell of a tough job. But it will change a room that would be 6x10 to a room that is 9x10. Not much larger, but significant in terms of usability.

Holding

The basement, thanks to the French drains and sump pump, weathered the monsoons of May and came out dry. The plumbing lines are laid, gravel piled on top, and now we're waiting for the plumbing inspector to sign off so we can seal it up with concrete and resume work on the rest of the house.

The inspector was supposed to come Friday, but didn't, then Tuesday, but didn't, and now today, supposedly. That's the system.

Basement so far

Some more pictures. There's a layer of gravel across the basement floor now. I walked through it earlier today and as I was leaving the sump pump kicked into gear and shot out a stream of clear water. I guess my walking on the gravel pushed the water into the French drain, which funneled it to the sump pump. It actually works!

Basement from back to front.

Front right corner: the window wall will be pushed out.

French drain sticking out in front left corner. The bottom of the shelf above it is where the old floor was.

Front corner - you can see wetness, even though there was no rain for a few days

French drainage

Word is, the gravel is laid down and the French drains are installed -- and they're working fine. No truck delivery after all - the contractor went and got bags of gravel. As long as it works...

And for the record, French drains have nothing to do with France. They're named for some long-ago dude named Henry French.

Fun with permits

Need gravel delivered Wednesday for the basement. I called to get No Parking signs put up. But I need a permit for the gravel truck BEFORE I can get the No Parking signs. So I called the traffic department. The gentleman said he would fax over an application. The fax came through -- blank. If it's not a torrential rainstorm, it's bureaucracy and technology.

Inspector

Swung by today. So far so good for my place. He'll report violations for the place next door (we've almost drained their basement through attrition), and he'll contact the apartment building behind me, so they can reroute their downspout, which is currently dumping all the building's water onto my back area (which is dragging away the dirt in my house, and not in a good way).

A million details...

First the neighbors now the weather

The basement is dug up, awaiting the installation of the drainage system and plumbing lines. Only it won't stop raining. Too much rain and it floods. Constant rain and it never gets the chance to dry out, and the ground needs to be somewhat dry for the work to progress. If the ground is dry enough, it will take at least a week before the ground can be closed up. But the rain will be coming and going for the next couple of weeks.

Bones

Stopped by this morning and they were digging out the bottom level. One of the guys said that they found bones in Hoboken one time. I said if they find any bones at my place just bury them again. No CSI delays, please.

Lots of Progress

Top floor addition. It's been pushed out six feet.

Bottom level out back, will be raised a couple
of feet and become the kitchen with patio doors.

Old fireplace, apparently. Will NOT be restored.

The second floor addition is framed out, as is the entire second floor itself. The floor joists had to be replaced entirely because the floor itself was so uneven.

The back part of the main floor is cut away now as well. the next step - digging out the front part of the bottom level to add another foot to the room height (increasing it to a whopping seven feet). Also, the french drain will be laid, and the sewer pipes, etc.

I'm on dumpster number four now. One 40 yd and two 20 yarders for the debris, and a 10 yarder for the dirt and concrete.

The horizontal beams on either side of the chimney are
where the old floor joists lined up. Check out the differential.

Ladder to be replaced by stairway.

View from the front main floor.

FOUR MONTHS

The four month delay is practically over. The water line is officially separated as of this afternoon. The water company is tapping the new line, and once that's done, I can begin to finish this up. We didn't even need to go into their house. They have a copper line running from their house that connected to the lead line in the sidewalk, so we just replaced the lead line for a copper one, and hooked their existing copper line to that.

Now was that really worth holding it up for so long?? (Children. I swear.)

Permit obtained

That's the good news. The not-so-good news is the neighbor isn't free until March 28th. Yes, 2 and a half weeks from now.

In the meantime, the contractor is going ahead with everything else BUT the basement, which is probably flooding as I write this.

Still waiting

The excavator put in for the permit for the water line last Friday. No word yet on dates. Supposedly there are sewer/water line problems on a stretch of rt 440 on the other side of town that's taking up all the city's time, so they're backed up.
Figures.

The neverending water line saga

More waiting. The neighbors have been on board for a couple of weeks now. But the excavator is backed up until mid-March. He's going today or tomorrow to  the city to get the permit and a list of dates. That should take a few business days. Then I let the neighbors pick from one of those dates. So a vital project that began in November won't be finished until nearly April.

Demolition photos

Here are some pix. They came out pretty dark.

Front bedroom

Kitchen

back bedroom, will be expanded and bathroom added to left

Living room (that wall will be gone)

Brick chimney in bedroom