1) Structural: We've hired a structural engineer - Henry Hsu from Formosa Engineering. He's someone that came recommended from Brett (our GC) and so far, he looks great. Today I met with him, Bruce and Ian (our architects) and went over the structural plans. Unfortunately the news on the structural front isn't the greatest: we're going to need shear walls (basically bracing walls for seismic purposes to stop the house moving side to side) at the front and back of the house, along with reinforcing steel beams and strengthened foundations in order to manage the open concept floor plan we've requested. Early estimates are another $12K (gulp), but I suppose the good news is that we won't have a house that will fall down in an earthquake.
2) Facade: We've gone around on the facade for a while now. Originally I had been intending to use fiber cement board (Hardieboard as it is commonly called). Made from cement, this facade is notably for its fire resistance and durability (not requiring much in the way of upkeep). While it has fairly high embodied energy demands, there's a pretty strong environmental argument to be made for it. I had also thought it was going to be a fair bit cheaper to install, but it seems that labour costs associated with it are very high. Accordingly, we've switched plans and will be doing mainly stucco (grey) with a bit of cedar at the front and back to give it some additional contrast and "spunk". The cedar is nice in that it's renewable, local, etc. but it definitely has a maintenance downside which is going to be a bit of bummer. The stucco I'm fine with - it's non-combustible as well (a requirement for our side walls) and has a long life span if properly done. Roughly speaking, it should have a bit of the look and feel of this shot:
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| The front of our house should look something like the right hand side of this house (probably the same size too!) |
I'm also hopeful that I might be able to reclaim some of my current wood siding. While covered in lead paint, I'm hoping that underneath it's in good condition and that it's cedar. If so, I might be able to strip it off, strip it down to wood again, and use it which would have multiple benefits: wouldn't have to buy new cedar siding ($), wouldn't have to pay for the removal of my current siding ($), and it saves landfill. However, it's going to take some luck (that it's indeed cedar), time (to strip the planks and then refinish them), and safety (safely dealing with the lead). We'll see what happens...but would be a nice story to tell if I can make it happen.
3) Interior modifications - ceilings: So found out today that the architects have planned to leave the floor joists (the cross "beams" running from one side of the house to the other that keep the floor in place). I had been thinking that we would have a flat, white ceiling with pot lights, but this is an interesting twist that I do think is probably a good call. It respects (and reflects) the history and bones of the old house - something we're shelling out for! - and at the same time, is probably more cost effective (cost of pot lights alone). Here's a shot of roughly what we think it will look like (joists will be like the ones in the background, not the ones in the foreground which go front to back). In fact this shot should give a pretty good feel of what the main part of our house will feel like - long(ish), narrow, with glass at the back (and front), and concrete floors.
4) Interior modifications - windows: Still sorting windows, but we're going back and forth with two suppliers at this point: Centra and Innotech. Both seem to make pretty solid vinyl windows. I've sadly had to eliminate fiberglass windows (my first choice) because they were just too cost prohibitive. PVC isn't the best product from an environmental perspective, but it does offer some good energy savings. The windows and doors are all rated to at least U 0.28 (which is an R-value of about 3-4...not great when you consider that walls are required to be about 20, but not bad when you consider that my current walls are about R-8). Furthermore, we're down to two options for the back window: Centra is quoting about $6K (basic, but good windows), while Innotech is quoting about $9K (more tilt-and-turn). We also need to decide whether to go with white frames or pay a 15% premium and get charcoal grey frames.
A) Canfold: Folding windows from the UK which aren't as good quality U-0.56, but do offer folding doors for under $10,000 (yes, large sets of folding doors are expensive!!). This was going to be one of the premium features of our place (and still will be to some extent), but we're thinking about different options at this point. Pros: Full 14'-16' span would open, roughly $10K installed, decent U values. Cons: only 7' tall, not as good quality, could have a delay in getting 16' version.
B) Innotech: A combination of two 4' fixed windows combined with a double door in between (8' span). While it wouldn't have quite the same "open feel" as the Canfold, it would much of the same look for most of the year.
Pros: Cheaper, better U-values, 8' tall, better quality. Cons: Don't open the full way.
Other brief updates:
- My parents have been INCREDIBLY generous (again) and will be helping us out with our kitchen (thanks!!!)
- Kris's dad visited and provided a bunch of good suggestions on layout, etc. (thanks!!!)
- I've gone back and forth on solar hot water - there's a great deal on with the City of Vancouver right now, but it's yet more money (which we're more than out of), so it will probably not happen.
- I've been going back and forth on water heating systems as a whole as well, and sadly I think we'll have to opt for whatever the cheapest system is because again...we're out of money.
- I'm coming to realize that I'll have to put in a lot of sweat equity ($10-$20K's worth). Not sure how this is going to happen, but it's going to have to because we're past our limits financially.
- I'm still hopeful that we can get some of the federal/provincial energy rebate money that's going to be made available - I basically am in a race against the clock for March 31st. We'll see how much we can get done by then! Accordingly, we're shooting to submit for development and building permits by December 15th (yikes!). It's all systems go!
- I'm finalizing contract agreements with Brett as things begin to pick up. There's more time in the contract than I had thought (it's a combination of project management and site supervision), but Brett's been amazing so far and I'm sure we can figure things out in terms of me taking over some of those roles as budget begins to wear down.
- Have also had help from my Mom and cousin on plant ID (thanks), old neighbour (thanks Mario!) and friends on a bunch of fronts providing advice and kind offers. All of it will be necessary if we're going to survive this thing.
Lastly, wanted to flag another blog post that I found the other day that is an excellent read (or at least was for me). Made me a little scared, but that's probably a good thing. Have a look and check it out yourself:
http://vreaa.wordpress.com/
So, in summary, things are going ok - over-budget, stressful, but moving quickly and aside from some sleepless nights, it's all on track overall. While there's more to update on, I'm exhausted, so I'm heading to bed for the night. Will post more drawings soon with updated plans.
Alexis, I am available to come over with my thickness planner and figure out an efficient and safe way to trip the paint of your siding. I work for Pizza and Wheat Beers!
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