Building Permit and plan approvals have been received for a 1485 SF rancher in Salmon Arm's newest strata retirement community, Village Lane.
Planning is currently underway for survey placement, excavation start dates and geotechnical engineering reviews. Preliminary site survey lot plan reviews indicated a need to adjust the house to fit sanitary, storm and municipal water services. Glad we checked!
Early geotechnical consults indicate a possibility of underground water and a requirement for a modest amount of engineered backfill. All parties have been advised and time has been added to the construction schedule to meet this potential requirement.
New Home Warranty and WCB documents have been registered. Electrical service applications are complete for soon to be installed temporary construction power.
Foundation and framing packages are organized and ready for an on-site construction orientation meeting.
Although foundations have yet to be excavated, landscape planning and design is underway in an effort to meet a Fall occupancy. Buried irrigation lawn and shrub drip systems are coordinating with a modified Japanese garden theme.
Although mother nature's sense of humor this Spring has been challenging, with higher than normal amounts of wind and rain, framing continues to progress nicely on this Scotch Creek waterfront home.
Engineered structural steel sheer walls are now in place, having been assembled on site and erected by crane.
Basement and crawlspace concrete has been placed and finished.
Stained timber frame product is arriving to match construction schedules to ensure minimal weathering and potential for damage during construction.
Temporary stairs from the main to upper floor are in place to enable easy access for trades and home owners while CAD drawings are finalizing for a future curved and open staircase.
99% of the finishing selections have been confirmed, a testament to the commitment and focus of both the home owners, Bill & Ina, as well as interior designer, Kevin Gray. Job well done!
Heating and Ventilation systems are finalized, including multi-zoned radiant floor heat for both floors, Lennox zoned high velocity heating and cooling, heat recovery ventilation, Panasonic low sone bath fans and evaporative steam humidification.
Plumbing systems include Bosch gas boiler controlled domestic and radiant water, whole house reverse osmosis, level entry showers and select cast iron sound control piping.
Roof trusses are in production and scheduled for arrival toward month's end.
Enviroslate roofing with ridge venting and engineered snow stops are ordered and scheduled for install.
Finishing work is well underway with custom window liner, baseboard and window casing installation. Painters are standing by to spray finish all wall finishing trims.
Exterior siding is complete and subject to a quality control inspection and final calking and touch-ups.
Cabinets, flooring and custom stair railings are scheduled and installing upon completion of wood ceiling finishing.
Upper yard concrete retaining walls are under construction with an anticipated pour this week. Septic field pipe and upper yard installation is scheduled upon form stripping and water-proofing membrane installation. Driveways have been prepared for future finishing.
Ceiling wood materials are currently being sprayed in preparation for next week's installation.
Spring has finally sprung, resulting in perfect foundation concrete pour temperatures.
Foundation forms are stripped, inspected and sealed. Perimeter drains are in place and foundation backfill is complete. Concrete is in perfect condition with no voids or cracks.
Crawlspace radon drain rock and piping is in place and garage is back-filled with drain rock for best compaction. Vapor barrier is in place and sealed to the foundation walls for next week's concrete pour.
Although geotechnical soils analysis revealed positive soils drainage, conversations with neighbors revealed evidence of seasonal high water tables from Ross Creek. Due diligence necessitated the installation of a crawlspace sump pump.
Although not unexpected this time of year, it is amazing the difference in weather a day can bring.
Geotechnical soils engineering inspections passed, confirming excellent ground conditions for both construction and site drainage.
Structural engineering reviews identified an unexpected requirement for sheer wall framing within the house plus additional specialized footing and foundation wall anchor bolts. Another good reason to utilize structural engineering for plan reviews.
Footing Building Inspections passed with flying colors.
Over-night temperatures were tracked and sub zero temperatures resulted in insulated tarp protection over the foundation dig and concrete coverage post footing pour. Hot water and high early chemicals were added to footing concrete and concrete strength has been increased 20% as protective measures. The over-night snows transitioned nicely to a relatively warm and overcast morning and a perfect concrete pour.
Timber frame plan drawings are approved, passed by structural engineering and currently in production.
Don and Vivian are currently reviewing interior door, finishing trim plus window and exterior door finishes. Cabinet plan and elevation drawings are in production.
Efforts were made to ensure excavation, forming, concrete pour and backfill were completed prior to Spring 50% road bans on this new shop/pool house addition and basement craft room addition. Made it with 1 day to spare!
Current efforts include interior demolition of walls, drywall stipple ceilings, flooring, cabinets, lighting, trims along with new wall re-framing and mechanical rough-ins. Rob and Ann are proving extremely resourceful and helpful while they enjoy the demolition process.
Cabinet plan and elevation drawings are in progress, as well as window and door selections. Design goals include adding significant kitchen natural light, creating more usable kitchen space, creating an open concept kitchen-dining-living area, plus updating both interior and exterior finishes.
Looking forward to helping Rob and Ann transform this house into their new home.
Finishing stages are progressing nicely on this Shuswap Lake Estates view home. The team has worked well to gain back scheduling delays that resulted from our drywall boarder's broken toe. Always something interesting!
Cabinets are installed, as are custom stained stair railings and spindles. A custom fireplace mantle is being finished and stained.
Bathroom floor tile is complete and just waiting for finish grout. Hardwood starts this week and carpet is being held off until sub-trade traffic becomes manageable.
The majority of the siding is now complete and just waiting for warmer weather for final calking and touch-ups. Masonry stone is ordered and will be arriving along with warmer weather.
The crews are waiting patiently for Spring, the removal of road bans and an opportunity to put the finishing touches on Brian and Sherry's concrete entry stairs and driveway.