Plumbing & Heating

During the past 4 weeks the rain has delayed the installation of the vinyl decking however we finally have the upper deck and the front veranda completed.  Exterior doors and windows next week along with the framing inspection.
Plumbing and heating are now completely roughed in  and the inspection is complete.  Fittings for the tubs will be installed prior to insulation.
The siding and soffits are proceeding one wall at a time, but now that the deck surfaces are being completed we can move forward with the siding on the walls adjacent to the deck surfaces.
The brackets to support the swing on the front veranda is also complete.
Electrical and communication wiring are expected to take 2-3 weeks, this wil be done at the same time the exterior is completed.

Lock-up and Exterior

We are about 4 weeks behind on the lock-up stage of the home but we are about 3 - 4 weeks ahead on the septic system, post and beam back framing and the exterior siding.  The amount building materials is way over the estimate from the building materials supplier.  Our estimate for the labour to back frame is also way over our estimate.  Roofing completed June 17.

Changes

We have implemented many changes on the home, windows to doors, window locations, window heights, extended decks and roof lines.  We have requested Mullins Drafting and Design to update drawings for re-submission to city hall.

Mezzanine

After much thought and consideration, we are adding a mezzanine to the garage, this will be a games room with a full bath and a separate coffee bar area. High water levels continue to play havoc with the septic tanks, we found a solution with density spray foam, a perfect seal.  Excavation work to install the radon gas pipe in the garage has been completed.

Septic tanks

The windows arrived this week, a bit early as we have spent too much time fighting the leaky septic tanks none the less framing is proceeding as expected.

Framing & Septic System

Framing continued for the past couple of weeks with good results.  Excavation for the septic system started and so did the surprises.  The high ground water is likely to cause the tanks to float so lock blocks were brought in to anchor the two stage septic tank.

Retaining walls and Framing

The retaining walls were completed across the weekend and framing was also started.

Drainage and Basement slab

The crew has been working flat out this week, all perimeter drains were installed for the weeping tile, rain water leaders.  The gravel was placed on top of the weeping tile and inside the foundation.  The Plumbing crews installed the underground plumbing and and radon gas venting system.  Inspections by the City of Kelowna, Horizon Geotechnical and by the Engineering department at AccuTruss were critical this week, a special thanks to the understanding of everyone involved.
Our crew installed the slab seal and the 3" of rigid foam insulation, Scott Plumbing was right on schedule installing all of the hot water loops for floor heating so we made our Friday afternoon pour.

Permits and footings & walls

Although the permitting process was started early on we hit a couple of snags with environmental approvals and and water quality issues, resolution of these items contributed to a 2 day delay in the construction process.  The Building Permit was issued on March 7 2016, footings were inspected and poured on March 8.  The forms for the walls and all reinforcing steel was installed, inspected and poured on March 11.  Damp proofing was done on the weekend, overall we earned back about 3 days in the construction process.

Demolition and excavation

Removal of the demolition materials started on Monday Feb 22 and completed Feb 24, excavation of the new home was fully prepared by Feb 29.  All of the concrete recovered from the footings, basement slabs and foundation walls were sent to Pier Mac to be recycled.

Scope of work

This project involves the demolition of the existing home and construction of a new 4,800 sq ft two story home complete with a 2 bedroom suite situated on 4 1/2 acres of land.  The 5 bedroom / 5 bathroom home will have a walk-out basement and 900 sq ft of deck space overlooking a private pond and mission creek.

Sutters started removal of the vermiculite in the attic on February 9 and completed the asbestos remediation on February 19.  Our crews started work on February 17 clearing brush, falling trees and rebuilding the 350 ft driveway.  Demolition of the home will start on February 19