Finishing exterior touches are scheduled for the lower deck area and timed to match falling lake levels. A bit too challenging working with power equipment in hip waders!
Exterior siding is now complete, looks stunning and fits very nicely with the surrounding environment.
Interior finishing is in progress with completion of custom ceiling beams and installation of stained wood liners and interior wood doors. Baseboards are currently being stained and clear coated for installation after flooring completion.
Cabinets are in place and flooring is scheduled for the week of July 3rd.
Septic tank installation presented a few challenges with stubborn bedrock and the need to use explosives. All is now in place, including a brand new septic field, and ready for use.
Finishing crews have been doubled in an effort to improve the construction schedule and make this waterfront haven available for a late summer wedding. It's busy out there!
As the high water subsides, framing comes to a completion on this impressive Scotch Creek waterfront home. Timber frame posts, beams and arches are also stained and in place.
Weatherproofing has started on the roof. Stone Grey Enviroslate shingles are on site and awaiting installation, as well as Alpine snow guards.
Mechanical installations start July 3rd with plumbing rough-ins with heating and ventilation following over the next 2 - 3 weeks. This includes radiant floor heating on the main and upper floors. Cabinetry will support plumbers, heating and ventilation and electricians by laying out all cabinetry on the sub-floors.
Elevator rough-ins are occurring just prior to electrical stage. Electrical meetings have finalized rough-in plans along with ensuring seamless coordination with home automation.
Custom wood windows are in production with factory stain which are to be installed without liners prior to drywall as a protective measure. Corresponding wood trims are also being factory stained at the same time to ensure a perfect match.
Challenge now is to recover 6 weeks in the schedule lost to harsh winter weather and timber frame production delays. It's busy out there!
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.