2nd Floor Action

Framing continues.  Fun!

Getting the 2nd floor joists on.

Starting to picture it!

Walls are goin' up!

Now we're really getting into the heart of the build.  Entire new walls would start going up daily.

First exterior wall is built!  We're using the waterproof green "zip-system" sheathing.  Structural exterior sheathing and moisture barrier in one step.

Before I knew it, multiple walls were up and the house was starting to take shape.

Framing for pow-ah

Turns out, we had to frame out the bathroom walls in order to get electricity working on-site....  Huh?

Well, DTE Energy, our benevolent local electricity supplier, would not bring a power line and meter up to our home until we had the foundation completed and back-filled to final grade.  This makes sense, mostly, because they need to ensure they are burying their electrical line to a sufficient depth below grade as it approaches the house.

So, simple enough, let's just backfill the foundation wall and get DTE going on the electrical line and meter, right?  Not so much.  Superior Walls would not let us backfill the foundation wall until it was properly braced; meaning, with most if not all of the framing work complete.  In addition the Superior Walls team decided to throw us a major curveball and require some extra footing and sill-plate details before they would completely sign off on backfilling.  Ugh.  This presented a serious conundrum, as the framing crew really didn't want to run off a generator every day.  We decided to find a compromise of sorts, and to backfill the foundation wall only very locally, where DTE would be bringing in the underground power conduit.  This required a minimum amount of framing while using the generator, albeit with some extra temporary bracing in place.

Bathroom walls are up!  Complete with extra diagonal bracing.

Framing the Conversation

We've finally entered the most exciting phase of construction! (or so I've heard).

The framing stage is generally awesome because things really change rapidly, and you finally see the shape of the house, window layout, and overall proportions.

Framing team is on-site!  I love it.

Nice to see so many machines and vehicles on site.

Before DTE got our power flowing, this lil' generator did admirably (Thanks Steven!)

One thing about superior walls, is that the studs are already in place.  If you have an interior wall hitting in between them, you still have to make up some framing to receive it.

More framing updates soon; we'll wrap it up to current time and cover all the framing steps to get there (here?).

Fall Hikes in the Woods

One great thing about building a house, is that in order to check out the progress, you have to get outdoors to do it.  And if you're building that house smack dab in the middle of some acreage, might as well take a hike around in the woods while you're out there.

Handling Sewage

Now that's an appetizing post title, eh?

But getting the septic system install right is a big deal.

I'll start from the beginning on this one.  One of the first things we did was try to verify the soil type on our little slice of land.  Thankfully our county has an amazing free GIS mapping tool available online: http://gisapp.ewashtenaw.org/mapwashtenaw/

Soil type "OsB".... oooh k, is that good?  Google it:  "Oshtemo sandy loam".  Sandy loam?   That sounds good.

Pouring the Flooring

So there we were in mid-November with frigid cold temperatures, snow on the ground, and not much of a house.

Anyone who has dealt much with concrete knows that it can't be poured much below freezing.  The mix is about 20 percent water, and if it freezes... you're screwed.  So after waiting through a record cold week in November, we had to just go for it and keep things moving.

A big smokey concrete truck rolls in. yum.

A couple old guys are hard at work smoothing it out.

Rough Plumbing and Prepping the Slab Pour

So as you've probably figured out by now, our house is gonna be a little different than most.  With Superior Walls foundation and slab-on-grade construction, we had to run most of our plumbing beneath the slab.  Once the slab is poured, there's no changing things, so it has to be perfect.

Our concrete guy Joe meets the team on-site

Our Foundation Walls are Super(ior)

So we'd been pretty set on this foundation wall system since first stumbling across it on the interwebs.  Thankfully Giraffe was also eager to give it a shot.

The basic concept behind Superior Walls is that they are pre-cast concrete panels, made in a factory to our provided home plan specifications. Then they truck the panels out and use a crane to set them on a specially prepared stone footer.  The entire foundation installs in one easy day of work, and the benefits include:

• Uses up to 70% less concrete than pouring a standard foundation wall, with zero job-site waste
• High strength, high pressure concrete exterior requires no further waterproofing
• 2.5" of built-in insulation gives an R-value around 12.5
• Pre-framed with metal studs on the inside.  Ready for finishing!
• 6" wall cavities are ready for that much more insulation, so about another R22 or so, giving a total wall R-value of around R-35.  Pretty excellent for an underground foundation wall!

On the day of the wall installation, I couldn't just sit at work and miss all the action, so I shot out during lunch.

Layout and Excavation begins!

Whoo-hoo!  Giraffe personnel are on-site and work has officially begun in September 2014!  The first step was to do the layout and see exactly where the house would sit.

Home site final prep, pre-construction

Well, the time has finally come.  We're going to start building a house here soon!  But the site needs to be ready.  We need clearance around the sides of the home, minimal obstructing tree branches, and access via a solid construction-grade road.

Last view looking north before work would begin.

After Ross added perimeter silt-fencing on the south (downhill) sides of the site, and brought the construction road into the site.

Financing a Construction Loan - The Idiocy of Modern Banking

I don't want to spend a lot of time on this post, because it's something I'd rather forget.  But it was quite a saga.  In light of all the complaining I'm about to do below, I will give a shout out to Greenstone Farm Credit Services.  In fact, if you want to buy some vacant land in Michigan without paying all cash, they are pretty much your only option.  To get a loan from them, you have to buy shares in the company and become a member, after which you get paid back annual dividends.  You get a reliable loan agent who treats you like a person, with a local office.  Refreshing!

But it took us over 2 months to get our construction loan approved, when it could/should have only taken a few weeks at most.  Why?  I'll explain - the process is something like this:

Building the driveway

Perhaps the single most valuable reason to have purchased the tractor is for road construction.  Being a small-ish machine, it requires a lot of passes to fully work and shape the dirt, but it sure beats paying thousands to some shady landscaper for possibly shoddy work.

First, you have to clear the corridor, including all the stumps.  It helps to have friends - big thanks again to Tim, Ron, Gabe and Jeff!

The driveway will go through here.

Our architect Steven drafted a real nice site plan that I could show township and county officials.

It's a pretty long way back to the home site!  Driveway is probably about 1000 feet long, in total.  Oy.

Refining Plan SD3 - Making it ours

Every meeting with Giraffe got progressively more fun as the design really came together.  Steven nailed all our requested changes and Martin kept telling us we were still on budget.  So far, so good!

We had a couple important changes to make to our selected plan:

• How about a few more sq ft.  Some areas/rooms seem a little tight.
• Swap the laundry and bathroom, adjust master closet setup
• Where would a loft go, and where would the stairs be?  The answer seemed to be that the loft would be over the bedrooms, and Katy had the brilliant idea that the stairs could go between both 1st floor bedrooms.  Huzzah!

Rendered in all 3 dimensions!  Now we're doin' stuff.

Finding Our Floor Plan - Schematic Design Review

So, as you may recall from earlier posts, Katy and I had developed a fairly long and strict list of requirements for our home plan.

Energy-Efficiency Requirements:

• Earth Sheltered layout - Set into hill w/ minimal windows on north side
• Passive Solar Design - Capture as much solar heat gain as practically possible
• Super Insulated Building Envelope - I guess all concepts would follow this strategy anyway
• Slab-On-Grade Construction - Floor plans must be compatible with having no basement
• Masonry Woodstove - To be centrally located in home for maximum heating impact

Functional Requirements:

• Single Story Living - Keep most activities on main floor and accessible
• 2 bedrooms on main floor
• 2 bathrooms on main floor (one in master suite)
• Laundry on first floor
• Open Concept Living Area - Kitchen, Dining and Living all in one great room
• Ideally the plan would have an open loft in view of the great room (kids play area)
• Layout compatible with an attached screen porch and greenhouse - Without blocking all our views
• Aging-in-place - Provisions for future wheelchair access, means wide doorways and no steps on main floor
• Over, but as close to, 1200 square feet as possible - Also with 26 ft minimum sides (local ordinance)

Eh, those lists aren't Sooo long, right?  Piece-a-cake.  Good thing we have such an ace architect on our team!  Working with Giraffe Design Build, is Steven Varnum of Caddis Design.

Introducing Giraffe Design Build!

Time to introduce our selected builder, Giraffe Design Build!  Based out of Chelsea, Michigan, they have a wealth of experience in whole-house remodels and new construction.