Modern 2nd Floor Addition & Garage
- Thread starter R32Jordie
- Start date
Thanks!
Some more progress was made this past week. Most of the framing has been completed and the roof is being put on this week.
Its nice having a house which is visible as you drive down the street. It was set so far back before.
This is from the Rear spare bedroom looking towards the doorway
This is from the master looking down the hallway. The framers made the 42" halfwall in the hallway full height. This has been fixed and the area will seem a lot more open now.
Quick photo dump, thats all for now
Rorin67
ALLIANCE MEMBER
Nice work - keep those updates coming along!
buildingup
Well-known member
Looking good. What do the neighbors think of the design so far?
ConCretin
Well-known member
I Love the modern design. You've fit a lot into a pretty modest footprint. I'm sure some will question putting such a modern house amongst more traditional homes but I think it's great.
The neighbours to the left (brick house) came back from a vacation and were shocked to see that the framing progress that quickly. They have the plans we submitted to the city for variances so they knew the extent of the reno.
The white house is a rental property which has changed owners a few times in the almost 6 years we have been there, we have yet to meet the new owners. There have been many student renters which have been less than ideal but everyone has always been nice and friendly. But apparently a middle aged couple moved in over the weekend so the property should be cared for a little better now.
nicholam77
Well-known member
Here is a shot from the back sliding doors looking towards where the kitchen will be
Same view from the model
Awesome progress. It's amazing how quickly they can do the framing.
The comparison between the construction and renders is great. My parents have some of those Wassily chairs in their living room. Always thought they were cool.
Awesome progress. It's amazing how quickly they can do the framing.
The comparison between the construction and renders is great. My parents have some of those Wassily chairs in their living room. Always thought they were cool.
Thanks! Ill try and include more comparison shots. We have a bunch of designer chairs that I have collected over the years. At least now Ill have a place to show them off
Went by the house this past weekend to measure everything up to see if it matches the drawings. Everything seems well done and to spec with the exception of the master bedroom which got the bulk of the tolerance stack (its about 8" bigger which isnt a bad thing IMO)
anyways we were running around with tape measures but I did manage to snap a couple pics.
The roof / front terrace overhang looks amazing. The rest of the roof should be finished and shingled by friday. They were putting up the plywood when we left.
I also just love the fact that now you can see the house from the street. It was so hidden before.
jimmie jam
Well-known member
WOW, what a great transformation..........so far!
All the houses in the area were this size when they were constructed in the early 50s. They were all considered "cottages" to those people living closer to the core of the city. Since then the houses on either side have been torn down and rebuilt. There are still a few like it in the neighborhood but they are slowly being rennovated or torn down to make way for houses like the one on our left. Unfortunately many of the lots are being split as well which is a shame.
metalhead212121
Well-known member
- Joined
- Mar 21, 2010
- Messages
- 2,898
subscribing.... looking forward to updates...
Growlertdi
Well-known member
following.. interesting design.
Thanks for following!.
We stopped by the house on Friday to meet with the builder and to check out the weeks progress. The wood roof is on and wrapped with the moisture barrier. Shingles are to go on Wednesday.
The floor on the main level has been completely ripped out down to the floor joists. The basement stair opening has changed position and the workers should have the new subfloor in today.
My retired neighbour from two houses down, came out and said the workers found some old newspapers under the old floor. They were dated Aug 11 1951 and really showed how much times have changed.
We are probably going to frame some clips to preserve some of the houses history.
We stopped by the house on Friday to meet with the builder and to check out the weeks progress. The wood roof is on and wrapped with the moisture barrier. Shingles are to go on Wednesday.
The floor on the main level has been completely ripped out down to the floor joists. The basement stair opening has changed position and the workers should have the new subfloor in today.
My retired neighbour from two houses down, came out and said the workers found some old newspapers under the old floor. They were dated Aug 11 1951 and really showed how much times have changed.
We are probably going to frame some clips to preserve some of the houses history.
Colin Len
Well-known member
Looking great Jordie!
Thanks, Its slowly coming along.
It seems like things have been going in spurts. No progress for a week or so bu then lots of progress the next.
So far everything has been framed, new subfloor in and all new electrical has been run. HVAC has been run but that is a bit of a sore issue which I will get to in a bit.
The space is super nice. we are very happy with the terrace and vaulted ceiling in the master bedroom. We DO have electrical in this is just a picture from before
I really like the openness of the hallway area. I am pretty sure the landing is bigger than our old master bedroom. The skylights will flair out to bring in as much light as possible.
Which brings us to the HVAC and pretty much my main issue with how this industry works (there are obvious exceptions to the rule.) It seems that most trades come to site and get the job done with quickest and best way for them without looking at the bigger picture.
HVAC is fine in the kitchen, runs nice and neat along the wall and above the cabinets.
But in the basement they just hung it from the ceiling pretty much down the length of the house. We have 7' ish ceilings in the basement so this giant bulkhead really takes up a lot of the usable space.
Running the duct-work inline with that wall clearly makes the door to the laundry room useless. Anyone who took a step back and looked at the bigger picture would quickly realize that it is not the right solution to the problem.
We really want to run it along the lower portion of the wall, I think that makes the most sense for the space. That way when it all gets framed in and isulated there would be a usable ledge along the wall. but i am no means an HVAC tech so what do I know.
The GC signed off on the work so its tough to get the mechanical guys back in to rectify this. Worst case we move it ourselves after the winter when we redo the basement.
The HVAC also runs to the upstairs through the south east corner of the garage which I am not overly fond of but it is the best place for it. Unfortunately I didnt get a photo of this so Ill include it in the next update
Overall progress is good. the house looks really good from the street.
You're doing a great job.
That house, in that location, with the view of the park looks ideal.
If that HVAC ducting location is the biggest problem in such a build then I would suggest you are doing pretty good! As you say, it can always be rectified.
I don't know how you guys do the details over in North America, but over here the locations of the ducting runs would have been detailed in drawings and documentation - so somebody signing off on the contractor's work should be putting it right... however, it's always a case of give and take so it may be worthwhile swallowing this small little hiccup and then using it to your advantage as the rest of the build is completed?
(Apologies if teaching Grandma how to **** eggs).
Anyways. Great work. I'm sure with your collective skillsets the real fun will start soon.
Don't scrimp on garage details!
That house, in that location, with the view of the park looks ideal.
If that HVAC ducting location is the biggest problem in such a build then I would suggest you are doing pretty good! As you say, it can always be rectified.
I don't know how you guys do the details over in North America, but over here the locations of the ducting runs would have been detailed in drawings and documentation - so somebody signing off on the contractor's work should be putting it right... however, it's always a case of give and take so it may be worthwhile swallowing this small little hiccup and then using it to your advantage as the rest of the build is completed?
(Apologies if teaching Grandma how to **** eggs).
Anyways. Great work. I'm sure with your collective skillsets the real fun will start soon.
Don't scrimp on garage details!
Stuntmonkey
Well-known member
While your there, have you thought about underpinning the basement to give you more height?
You're doing a great job.
That house, in that location, with the view of the park looks ideal.
If that HVAC ducting location is the biggest problem in such a build then I would suggest you are doing pretty good! As you say, it can always be rectified.
I don't know how you guys do the details over in North America, but over here the locations of the ducting runs would have been detailed in drawings and documentation - so somebody signing off on the contractor's work should be putting it right... however, it's always a case of give and take so it may be worthwhile swallowing this small little hiccup and then using it to your advantage as the rest of the build is completed?
(Apologies if teaching Grandma how to **** eggs).
Anyways. Great work. I'm sure with your collective skillsets the real fun will start soon.
Don't scrimp on garage details!
Hey thanks for the comments, We did get very basic drawings before the HVAC went in but they were not followed during the install either.
According to the drawings they should have been run along the edge of the wall but that was abandoned due to the fact that it would be blocking the windows. Instead of coming back to us and saying there was an issue, it installed it closer to the middle of the basement.
As someone who is faced with many design problems in day to day work I dont see how someone can do an installation like this and walk away thinking they did a good job.
I will be going into finishing up the garage when we move back in. But I have (countless times) made sure that the concrete will be poured within the requirements for a maxjax lift. Ive had enough rolling the driveway on my back.
The basement height worked fine for us before and we didn't really see the need to. I don't think it would be in the budget.
Worst case if it isn't moved we live with the intrusive HVAC bulkhead for the winter and move it along the wall ourselves next spring.
So We have talked to the builder and HVAC about moving the ducting but It seems it is the best space possible. If it were to be mounted on the wall, it would protrude roughly 2ft once it is all framed and insulated. This would make the door into the laundry room useless.
It is what it is I suppose. It just needed to be explained better than we were initially told.
Anyways. The house passed HVAC, electrical and plumbing inspections without issue. Concrete for the garage and front steps has been delayed to tomorrow due to the large amount of rain we have had the past couple of weeks.
Took the opportunity to add some in wall conduit for the TV in the master. I also added some 4x8 to make mounting the TV a little better.
Master bathroom all plumbed up. We will have a "nook" for shampoo bottles ect on the right wall which will then form a band of accent tile across to the vanity.
The main job we had sunday was to remove all the existing exterior stucco / Styrofoam cladding. This was easy due to the fact that who ever installed it didnt properly adhere it. It came off in big chunks which was a nice surprise.
My neighbors got chickens and they came to say hi. Its part of a pilot project in the city.
Thats all for now. We are told that windows and doors will be in place by Friday, Concrete should be poured tomorrow. fingers crossed.
It is what it is I suppose. It just needed to be explained better than we were initially told.
Anyways. The house passed HVAC, electrical and plumbing inspections without issue. Concrete for the garage and front steps has been delayed to tomorrow due to the large amount of rain we have had the past couple of weeks.
Took the opportunity to add some in wall conduit for the TV in the master. I also added some 4x8 to make mounting the TV a little better.
Master bathroom all plumbed up. We will have a "nook" for shampoo bottles ect on the right wall which will then form a band of accent tile across to the vanity.
The main job we had sunday was to remove all the existing exterior stucco / Styrofoam cladding. This was easy due to the fact that who ever installed it didnt properly adhere it. It came off in big chunks which was a nice surprise.
My neighbors got chickens and they came to say hi. Its part of a pilot project in the city.
Thats all for now. We are told that windows and doors will be in place by Friday, Concrete should be poured tomorrow. fingers crossed.
Moose10
Member
Cool build!
Thanks Moose!
Things have been moving along. Last week we had the slab in the garage poured as well as the front steps.
Windows and doors are are in with only a few minor hiccups. The "man" door for the garage was supposed to be black, not blue. It also has to be dropped by 12" to match the grade.
We took the dog to the house for the first time since moving out. She was a little confused at first but then took full advantage of the new space by running around and checking out everything out.
WELCOME HUMANS!
The basement was out of the scope of work for the builders so I have been working with my father in law to put the laundry room back together for when we move back in.
When the builders pulled the roof off we had a huge storm in which water made its way into the basement and ruined the walls. We had planned on gutting the basement and re doing it eventually but as the saying goes, theres no time like the present. So we got cracking
This is what we were initially working with. Our old laundry room was built on a raised floor to accommodate the drain for the toilet. When we removed the floor we found that there used to be a shower in there as well. The old drain had been Teed into the drain for the toilet and plugged with a rag. perfect.
Once everything was gutted and cleaned up it was time for a plan
Simple washer dryer and 24" cabinet / laundry sink. The boxed in area in the top left is where the existing plumbing stack lives. We may add a toilet back in as there is already plumbing for it. The space is a little tight so it might just be a storage closet.
Got cracking with the framing. Not shown in the sketchup model is the existing window above the washer/dryer. It will be boxed in and be a shelf for detergents ect.
There is an awkward concrete hump in the floor so we will have to make a raised platform for the appliances to live on.
We ordered all the finishing pieces so the mechanical (hot / cold water shutoffs / washer drain & dryer vent) all integrate and are finished nicely with the drywall.
Thats enough work for the day. Its time to learn to play with PEX next weekend.
-Jordie
Things have been moving along. Last week we had the slab in the garage poured as well as the front steps.
Windows and doors are are in with only a few minor hiccups. The "man" door for the garage was supposed to be black, not blue. It also has to be dropped by 12" to match the grade.
We took the dog to the house for the first time since moving out. She was a little confused at first but then took full advantage of the new space by running around and checking out everything out.
WELCOME HUMANS!
The basement was out of the scope of work for the builders so I have been working with my father in law to put the laundry room back together for when we move back in.
When the builders pulled the roof off we had a huge storm in which water made its way into the basement and ruined the walls. We had planned on gutting the basement and re doing it eventually but as the saying goes, theres no time like the present. So we got cracking
This is what we were initially working with. Our old laundry room was built on a raised floor to accommodate the drain for the toilet. When we removed the floor we found that there used to be a shower in there as well. The old drain had been Teed into the drain for the toilet and plugged with a rag. perfect.
Once everything was gutted and cleaned up it was time for a plan
Simple washer dryer and 24" cabinet / laundry sink. The boxed in area in the top left is where the existing plumbing stack lives. We may add a toilet back in as there is already plumbing for it. The space is a little tight so it might just be a storage closet.
Got cracking with the framing. Not shown in the sketchup model is the existing window above the washer/dryer. It will be boxed in and be a shelf for detergents ect.
There is an awkward concrete hump in the floor so we will have to make a raised platform for the appliances to live on.
We ordered all the finishing pieces so the mechanical (hot / cold water shutoffs / washer drain & dryer vent) all integrate and are finished nicely with the drywall.
Thats enough work for the day. Its time to learn to play with PEX next weekend.
-Jordie
The project has been progressing well.
We managed to get the exterior of the house closed up and stucco'd
We went for a two tone stucco job with the house being done in grey and the lower garage portion being done in white
Inside the insulation is completed and inspected so we can begin closing up the walls. Between the stucco and insulation it is so quiet in the house compared to before.
We managed to get the exterior of the house closed up and stucco'd
We went for a two tone stucco job with the house being done in grey and the lower garage portion being done in white
Inside the insulation is completed and inspected so we can begin closing up the walls. Between the stucco and insulation it is so quiet in the house compared to before.
Last edited:
wasfast
Well-known member
I like the overlap detail between the 2 colors of stucco. It's not only an interesting shadow line but prevents a potential issue of leakage and cracks if the joint was butted and flashed.
White_Hammer_Garage
Member
- Joined
- Oct 25, 2016
- Messages
- 15
looks great!
Things have been moving on quickly the past couple weeks. We are waiting on Toronto hydro to come and move the power from the temporary pole back to the house. Once this is done we can have the gas meter inspected and "unlocked" and HVAC can be turned on.
The drywall has all been hung, taped and mudded. Since there has been no heat in the house it has been quite the battle in getting it to dry in a timely manner.
We also got the majority of the outside soffit / siding in place as well
The side entrance garage door is supposed to be black...It seems that contractors seem to enjoy doing things more than once..
lets not forget inside the garage either! It still needs to be taped and mudded but its starting to take shape. The high-lift garage door and 11'6" ceilings will make this a great place to be.
this week the builder hopes to have the drywall done & sanded, floors in, and paint by next week.
I'll have to take proper pictures when its not so gloomy out
-Jordie
The drywall has all been hung, taped and mudded. Since there has been no heat in the house it has been quite the battle in getting it to dry in a timely manner.
We also got the majority of the outside soffit / siding in place as well
The side entrance garage door is supposed to be black...It seems that contractors seem to enjoy doing things more than once..
lets not forget inside the garage either! It still needs to be taped and mudded but its starting to take shape. The high-lift garage door and 11'6" ceilings will make this a great place to be.
this week the builder hopes to have the drywall done & sanded, floors in, and paint by next week.
I'll have to take proper pictures when its not so gloomy out
-Jordie
AZ Pete
Well-known member
Lookin' good!
Sent from my iPad using Tapatalk
Sent from my iPad using Tapatalk
Got a bit of work done this weekend. Most importantly we got the heat and hydro turned back on. The house is now a balmy 70F/21C and a pleasure to work in.
A friend of mine laid down the front door tile. Theyre 8" Hex tile with random patterns and solid greys. The photo is a little dark as there are no lights wired up just yet
The engineered hardwood arrived on Thursday and has been left to sit over the weekend ready for installation starting today.
The stairs should be here early next week. We opted for open risers to allow the light from the windows at the back of the house to make it to the kitchen area. A mono stringer would have been cool, but after getting a few quotes it clearly wasnt in the cards.
We finished up the laundry room, save for the trim. We decided to squeeze a toilet back in there as we do not have one on the main floor and the majority of the plumbing was already in place. Ill leave you with a before and after.
My father in law & I have been working most Sundays to turn this around. In the process I have learned a lot which is important. My background is in mechanical design & most of my experience has been working on cars so the whole house tuning thing is fairly new to me.
More updates coming soon
-Jordie
A friend of mine laid down the front door tile. Theyre 8" Hex tile with random patterns and solid greys. The photo is a little dark as there are no lights wired up just yet
The engineered hardwood arrived on Thursday and has been left to sit over the weekend ready for installation starting today.
The stairs should be here early next week. We opted for open risers to allow the light from the windows at the back of the house to make it to the kitchen area. A mono stringer would have been cool, but after getting a few quotes it clearly wasnt in the cards.
We finished up the laundry room, save for the trim. We decided to squeeze a toilet back in there as we do not have one on the main floor and the majority of the plumbing was already in place. Ill leave you with a before and after.
My father in law & I have been working most Sundays to turn this around. In the process I have learned a lot which is important. My background is in mechanical design & most of my experience has been working on cars so the whole house tuning thing is fairly new to me.
More updates coming soon
-Jordie
Unruh
Well-known member
Wow, things are moving fast. Looks amazing and I’m sure you are excited to get moved back in!
polexican23
Banned
may i suggest a lock on the door to the laundry. Dont need someone trying to wash socks while some is in there taking a duece.
We are planning on a frosted partition to hide the toilet. But there will be a locking door to that room for sure. I'm not 100% sold on having a toilet in that room but it makes sense given the fact that the plumbing was already in place and there are no washrooms on the main floor.
bcoke
Well-known member
project looking GREAT!!!!! while not my old fashioned mind's style you did a wonderfull job of making it look like it was always there [fitting in with the other homes] and a great space for you. One thought since the soffits are yet to be finished think about some snow guards on the roof , I realize that the pitch is sufficient to not have much buildup but any snow that goes slide will impact the neighbors gutter and hit the wall making noise, part of being a good neighbor is respecting your neighbors property and noise .........just a thought as the people putting up the softit will be up near the roof and some snow guards woud not add too much cost....good luck and enjoy.......bobbycoke
Thanks,
Sorry I got confused with the sizing, they are actually 10x12 HEX tiles (our guest bathroom has 8" tiles).
We got them from Lowes: https://www.lowes.ca/floor-tile/fab...er-hexagon-porcelain-floor-tile_g2598532.html
-Jordie
Sorry I got confused with the sizing, they are actually 10x12 HEX tiles (our guest bathroom has 8" tiles).
We got them from Lowes: https://www.lowes.ca/floor-tile/fab...er-hexagon-porcelain-floor-tile_g2598532.html
-Jordie
Been following this build and it is coming out great looking. Please keep up the updates. Looks like what space you may be giving up in width of garage space, you are getting back in height. btw, that's a cool looking fox dog haha. I got a 1 year old GSD and she's the baby of the house and security of the garage.
Thanks for tuning in!
The bonus to this reno has been the ceiling height in the garage. Because we are keeping the main floors at the height they were at I am essentially gaining 3.5' of ceiling space in the garage. I havent actually measured but the ceiling height should be in around 11'6" once everything is drywalled and finished.
This as obviously got me thinking about some sort of lift but I have other things to get done before I can justify that purchase.
The little fox dog is Akira our 6 year old Shiba Inu.
Shes not very good at guarding anything, but im sure she will watch over the park from the new terrace.
She also likes running. a lot.
wasfast
Well-known member
One of my closest friends has a pair of Shiba Inu's. Very interesting dogs. LOTS OF HAIR!
A pair seems like quite the handful & double the dog hair haha.
So the floors have been coming along. The main floor has been completely covered in a protective layer so they wont get damaged, but my wife made it to the house yesterday and managed to get some photos.
We went with an engineered hardwood throughout the whole house. planks are 6" wide with very light texturing and a subtle matte wash to them. We went with a lighter colour because to make the space feel less closed in (also it hides fur as a bonus).
The master bathroom has 4" matte black hex tiles throughout the floor and 8x20 white tiles on the wall.
We are going to hang the Kitchen this weekend so ill get better photos then.
Painting is starting today, we are just going with white for now. Once we are in the space we can decide on colours and accent walls if we like.
-Jordie