Friday, April 18, 2014

Sunday, April 6, 2014

windows all in!

Spring has arrived and our windows are all in.  We have had some issues with them that took a bit to get sorted out, but they are now all installed and looking good.  Many of them are casement windows below with an awning above.  This will allow for upper ventilation without being a security issue.

The gutters are also on and look great! Love how they just disappear.  Downspouts are just temporary till we finish the siding.




The above picture shows our cat door to the deck...just a slider window.  Being indoor cats, they are going to love having access to the upper deck!

The windows are Milgard Ultra series which is all fiberglass. We evaluated a few different windows and settled on Milgard because they are a local company (manufactured in Tacoma, WA), their great customer service and lifetime warranty for as long as we own the house.  Also other window packages were coming in higher and with 50+ windows, cost was a major consideration. 

We went with the flat black exterior, but it would have cost an additional $5,000 to do black on the inside, so we decided we were all right with the white.  They are also triple glazing, with 2 panes of Low-E coating on the glass to give us a lower U-value averaging .26. Surprising this only added about $500 to the entire $30,000 window package.  Triple glazing also helps with sound control from the busy street....but it adds considerable weight to the window...especially with our larger windows.  Luckily during install, the window sashes were removed for easier handling.


Wednesday, March 5, 2014

gutter choices


 The roofers are almost done, so we need to decide on gutters today.  We are going with the "fascia" type on the left.  I did not want to go with the typical k style gutter seen on the right.  Too busy. 

Sunday, March 2, 2014

construction update


 We are moving right along.  Exterior framing is done and the roof is in the process of being installed.


The kitchen is to the right and dining to the left leading out to the deck.

Our 8'x8' slider was an interesting feat in getting it up to the second story.  It took 4 guys on scaffolding to lift it over the parapet wall. I wish I had pictures of that.


It's exciting to have the upper deck framed in.  Fun to imagine hanging out on it in the future.




The light gray material is TPO which is a thermoplastic polyolefin single-ply roofing membrane. Underneath the TPO is 2" of rigid insulation and then there will be 9" more of blown-in insulation in the joist bay. 

All the water that lands on the deck will drain to the scupper in the upper corner in the above picture.  On top of the TPO we will have concrete pavers on pedestals at the level of the main room. 

Above is the skylight and windows in our shower/tub area.  Below is looking out the 2nd bedroom.


Before the composition roofing goes on, we had a ice & water shield installed as extra protection since we have a low slope roof  (3:12 pitch )


And windows are starting to go in! Here is our first layer of weather protection.  Tyvek DrainWrap next up 1-1/2" of rigid insulation.


Sunday, December 29, 2013

framing update



Our main living space is framed up and has the sheathing up on the roof.  It feels good to stand in the space and begin to feel what it's going to be like. 


Saturday, November 30, 2013

attic truss

 The house is really starting to take shape. 

 The opening in the floor here is where the stairs will go.

Above looks towards the back bedroom.  The first truss is a girder truss which will carry some of the main room roof load.  Beyond that first girder are attic trusses.  There's not much headroom up there, but enough to put our mechanical equipment for our ducted mini-split and a little extra storage. I had the truss manufacturer add depth in the truss above the attic space so that we can easily put insulation in the roof.  The attic will actually be conditioned space which means that our attic will also have drywall on the ceiling and walls.












Our skylight in the shower will be going above where Neil is standing. 

Wednesday, November 13, 2013

territorial views

Being in the middle of a city block that is located in a valley, our views are what real estate agents call "territorial".  This first picture will somewhat be the view from the dining room and out on the deck.  I love seeing the gables and different house forms going up the hill....I'm not crazy about that electrical pole though.

Below will be our main view from our 2nd story space.  I'm standing in the approximate area of our kitchen island.  This also shows why I angled the building slightly.  We still over look our neighbors yard, but the slight skew directs the view more diagonal to the southeast.

The floor trusses under the dining room needed to be hung from a beam to give us the maximum flexibility for our home offices below.


The garage: aka Neil's space.


This is looking out the apartment's kitchen sink windows.