October 26, 2019
Past Project Journal Entires
- Hanging Down
March 17, 2020
Good Evening to everyone in Web Land. I debated not sending updates for a while, but read more
- A man and his island
March 1, 2020
Hey folks, Time again to check-in and provide a site update. Sorry, I missed last week, but read more
- Lots of Boxes
February 17, 2020
This week has generally been about boxes - lots of boxes. I currently have 139 light read more
- Hanging Down
Monthly Archives: April 2016
April 14, 2016
Well, my ‘office month’ is coming along nicely. As of this morning I have pretty much finished the bookkeeping and could once again see the surface of my desk. I should get most of the finances and general office organization squared away by early next week and then will start on taxes.
In the meantime I have been following up with vendors and performing some product and assemblies testing.
The first development is with the Big Ass Tarp 3.0 (B.A.T.). Garry at Fraser Valley Tarp is working hard to find options for me that are durable, lightweight, and therefore more economical. He emailed me today advising of a promising fabric so I went up for a shop visit and was not disappointed. He presented a fabric that was almost 2 oz lighter than the 7 oz I used on the last B.A.T. but appeared to be much stronger. The lighter weight was achieved by a looser weave but the strength comes from fibres that are just over 50% larger. I was comfortable enough with the look and feel of the fabric that I went ahead and approved the start of production and should get the new B.A.T. near the end of April.
I then took a sample home and torture tested it with Alfie. I clamped each end between 2×4’s and then used Alfie’s boom to try and pull apart. If you listen closely to the below video, you will hear Alfie starting to strain as it is about to pull apart, indicating a significant pull force. And it failed by tearing where the screws were penetrating the fabric. I am confident that if I found a better way to secure the tarp ends, that it would take most of Alfie’s power to pull apart. In contrast, when I tested the fabric from the old tarp, it ripped in multiple locations before I was even able to really load it up and setup my camera.
I now have every confidence that the newly designed B.A.T. will easily hold fast for the next 4-6 months until I complete the structure including roof and achieve the close-up of the basic structure.
As I am getting closer to framing, I also need to decide on a sheathing membrane as I plan to sheath and membrane my walls before raising them. I had planned on a taped seam Tyvek sheathing membrane due to the low cost and durability of the product (I would recommend against Typar as our BCIT testing showed that it was a LOT less permeable and could lead to wall wet-up). I had previously resisted the idea of a self adhered membrane (SAM) due to my perception of installation difficulty, but they make a lot of sense from a building science perspective. A SAM makes it pretty easy to detail an air barrier when compared to taping a non-adhered membrane like Tyvek. They also provide a lot more durability of your air barrier as even small holes or cuts in the SAM would not result in an air leak unless you were unlucky enough to have the damage also occur over a hole/crack/seam in your substrate. Otherwise the substrate would provide the barrier to each side of the damaged membrane.
The other advantage of a SAM is that my planned liquid applied flashing system – R-Guard, would stick well to the SAM where if using Tyvek, I would need to place SAM strips around all penetrations as a transition between the Tyvek and the R-Guard. With SAM, I could just cut out or drill the penetration and then apply the R-Guard liquid flashing system saving both time and money.
So I have started adhesion tests of both the membrane to the plywood substrate and the R-Guard to the membranes.
I am testing two of the more promising membranes due to their availability and affordability. The Grey membrane is Delta – Vent SA and has a stated permeability of 30/50 Perms (grains/h/ft²/in Hg) based on which ASTM test is used. The Orange membrane is VaproShield’s WrapShield SA and has a stated vapour permeance of 50 Perms based on yet a third ASTM test (this is one of the problems with relying on ASTM tests by manufacturers). I will let the R-Guard setup about a week and then will try to peel the cured bead of off the membranes. I will do the same for the membranes and test their adhesion to the substrate after about a week in the sun.
I decided against using the R-Guard liquid sheathing membrane that I had previously tested for multiple reasons. My extended testing showed less permeability that I was comfortable with for the field of the wall (8.5 Perms combined with Plywood substrate – strait plywood was 17 Perms showing a significant drop in assemblies permeance). It is also quite pricey when compared to a normal sheathing membrane. But the biggest stumbling block is that it does not have a CCMC evaluation of the product, and therefore cannot be directly used under Part 9 construction. Instead it would need the sign-off of a building envelope engineer further adding to the cost.
This month also encompasses two trips out of town.
Last weekend was a long weekend in Palm Springs as I accompanied my wife to attend her firm’s business retreat. While I enjoyed my first experience on an ATV (2 hour desert run), I found the location to be severely wanting. They have had a fairly sever drought for most of the last decade, but water conservation although talked about, is no where to be seen. The resorts grounds are watered nightly with sprinklers, the toilets and showers were not low flow, our resort had something like 25+ pools, and the most unbelievable fact was that they have an enormous field (looked to be 40+ acres) that is watered grass that will be used as a parking lot for upcoming tennis tournaments at their ‘world famous’ tennis club.
But of course there were signs in the room asking us to conserve water and how dire the situation was – Go Figure. 🙁
What was nice to see, was the use of wind farms. I was never able to find accurate stats of how much power was being generated, but the multi-height towers always had the vast majority of units spinning on the multiple times observed.
This weekend I am also flying up to Penticton to visit Joe and Jean who used to be my neighbours growing up on 6rd in Richmond. Joe has advanced Parkinson’s and possibly also Alzheimer’s, so my opportunities to visit with him are rapidly diminishing and it has been way too long since my last visit.
On my return I will polish off the financial tasks and then switch gears to the AutoCad model bringing it up to date and planning the final stud layout for both floors. I then need to create my material takeoff and get delivery of the first floor materials lined up. Also need to have Sean from Burley Boys back to rig some tarp anchors on one of the trees and while on site do some more limbing of the Cedars I kept at the south side of the house but still want to receive winter sun through.
Thanks for visiting.
April 5, 2016
There have been many times over the last year and a half that I questioned my sanity and wondered if I would EVER get out of the hole Diamond and I dug in September of 2014.
From the lowest lows that fall/winter when I could not get ahead of the ground and storm water and also loss of the first B.A.T., to the fear I would not be able to continue at all when in the winter/spring/summer of 2015 I first suffered from debilitating back pain and then the even a more limiting broken shoulder.
While on most days a noticeable volume of work was completed, Days turned into Weeks, Weeks turned into Months, and Months turned into Years. What I original scheduled to take 4 months has in fact taken 2 years. And the most depressing part is that most builders would complete similar tasks in about 6 weeks on most sites.
But I just kept going day after day and am finally able to say that I have completed the foundation’s; placement, waterproofing, exterior insulation, dimple membrane, granular drainage plane, and backfill.
As they say, I am finally ‘Above Grade’!
I expedited the final 20-25% of the backfill activities by electing to use 3/4″ crushed recycled concrete in place of native soil. The soil would need to be compacted (especially on the north wall where it is also supporting a neighbours house, where the crushed concrete is self consolidating as it is poured into place. It was also difficult to find any suitable dry backfill material at this time of year as most dig sites were very wet and I had long since exhausted my stockpile on site. This also meant I could skip the whole drainage plane with plywood on the north wall as ALL of the backfill would be a drainage plane. I paid about $3500 for the privilege of an expedited backfill.
I have to admit, I feel a little lost at the moment. I have put so much energy into this process for so long, it is all I really knew and to now switch gears and think about the start of framing is a bit disconcerting and frankly scary. But this is the task I am most suited for and have been looking forward to.
SO – why did it take 2 years and would my delays have effected other ‘professional’ builders.
Delay 1: 3 months
The first delay was totally out of my hands and would effect most builders. And that was Municipal bureaucracy. For me, it was the redesign needed when the building department refused to comply with Part 9 and deemed my design as ‘complex’ and needing full structural engineering of wind and seismic loads. But many builders are faced with delays at the beginning of the project. We have 3 in our neighbourhood alone that have been delayed from 3 to over 12 months so far.
Delay 2: 1.5 months
The next delay was a result of the fact that I was one person and could only be in one place at one time more than anything else. Because I spent most of my fall and winter of 2013 designing and drawing up the plans for the build (including the structural drawings), this meant I did not get a chance to start purging and packing our belongings before our planned move out March 1, 2014. So in May 2014 when I finally started taking down the house, I still had weeks of cleanup, purging, and packing to complete – about 6 to be exact. This really should have taken a lot less time, but I was already burnt out from the very long office days over the previous 6 months completing the design and drawing packages. So I was not really on board with working long days at that point and probably average only 25 hours a week. This task was also extended by my desire to have a low environmental footprint. So instead of just having a big garbage bin delivered to site and chucking anything I did not want, I spent the time to post over 175 posting to Craigslist Free section and Freecycle.org In the end almost everything I did not want and was still at least somewhat useful found a new home with only painted wood or plywood and some plastics going to the landfill.
Delay 3: 2.5 months
The next task that added a lot of time to the process was again motivated by my desire to keep a lower environmental impact. I deconstructed the entire house by hand bit by bit and kept, sold, gave away, or recycled the vast majority of the structure resulting in separated product streams. In the end, I sent about 10-15% of the house to the landfill representing a serious reduction the the footprint that most demolitions represent. And while it took me a long time as I was again not yet motivated for long days and generally only one person (had wonderful assistance from Father-in-Law who pulled nails from salvaged wood and similar tasks, and help from neighbours form time time), I have calculated that for about $5000 of labour, any builder could perform a deconstruction of a dwelling and therefore save on dump fees offsetting more than the labour cost. The cost associated with deconstruction would then only be holding costs which depending on the property value could add another $2000 – $7000 dollars as most builders have borrowed money to buy the land. If a builder threw 3-4 people at the task however, the house would be down in 1-1.5 weeks minimizing the holding costs and further making this method affordable. But sadly the typical process involves 15 minutes of an excavator and $15K – $20K of dump fees.
Delay 4: ~6 weeks
The next delay or more appropriately – extended task – was caused by the site conditions I was faced with. While most of the basements in my neighbourhood are excavated in 3-5 days, mine took just over three weeks. This was due to the soil conditions faced. While many sites in neighbourhood have soft sandy soil, I had 9′ of heavily cemented glacial cobble and it just took time to break through. Any builder would have suffered the same delays on my site.
I also suffer from a heavy flow of ground water which has plagued me throughout the entire build. I suspect an underground spring but we are still going to further investigate this as a possible leak from a nearby municipal water line, storm, or sanitation sewer. What makes this condition of particular inconvenience is the fact that my municipal storm sewer connection is only about 3ft below grade, so I have had to collect and pump up all of the collected ground and storm water till this point. Many sites in the neighbourhood have gravity feeds to the storm sewer and are able to connect even before the basement is poured to ensure a nice dry job site. I would give this a lot more attention if I did this again, ensuring I slopped the pit floor and installed a gravel drainage plane very early in the process and then had better quality sump pumps ready to take collected water away. Lesson learned too late.
Delay 5: ~8-10 weeks
Again, because I am one person, I can only be in one place at a time. So if I am needing to meet with vendors, pick up material, medical appointments, illnesses, injuries, design work, finances, etc, all work at site stops. And to date I would estimate this adds up to just over two months including the down time or reduced functionality during the peak of my back and shoulder injuries. But the alternative of hiring a labourer during some of these times would have still cost me more than a months holding cost for me (we own our land outright so our holding costs are low). SO in the end, it has still been cheaper for nothing to get done during these times.
Delay 6: Too Many months
Trying to incorporate best practices. By far the biggest delay is the methods of how I am building in my desire to showcase best practices from a Building Envelope/Science point of view. And many of these have been VERY labour intensive.
- Instead of applying the code minimum ‘damp proofing’ to my foundation (a task that would usually take a crew with a spray rig a few hours), I elected to waterproof my foundation with a full adhered torch on membrane. This took about 7-8 days in all but will keep my basement dry and will provide an ultimate defence against the heavy ground water movement on site.
- I also demonstrated best practice by installing a vertical granular drainage plane along the foundation. Unless I was willing to spend thousands of dollars on material and labour to manually pack the material, this involved a careful choreography of backfill on one side and gravel on the other of sheets of plywood that were raised in 12″ lifts. On sites with better access and higher budgets, the gravel is just poured against foundation with something like a skid steer in small triangles interspersed with backfill (with two layers separated with fabric). But this uses a lot more gravel and I did not have the room for the machinery anyway. I would estimate that this task alone added about 3-4 months to the backfill process.
- Finally the code requires it but no one ever does this on residential builds. All of my soil backfill was compacted in 12″ or shallower lifts. This too added months to the backfill process. Something normally done in 2-3 days on many builds. Why do it? If the soil is not compacted, it will settle over time leading to the very typical slope of sidewalks toward the structure. This then directs storm water against the foundation where it can easily bypass the ‘damp-proofing’ typically applied. The moisture can then migrate into the wall cavity inboard of the foundation where it usually becomes trapped by the poly that is often incorrectly installed as a VB below grade. Result is inevitable mould and rot of wall components.
So there you have it. A summary of a majority of the ‘extra’ time it took me. The balance of around 3 months to make up the 2 years is just the fact that many tasks are easier and more efficient with two people compared to one. That extra hand to hold something in place while you fasten it down, hold the far end of a tape/string line/etc, or passing something when you are down at the bottom or top of a ladder, hole, or wall. Even just the physiological benefit of having someone being there to motivate you to be at the site will improve your production.
I will now ramp up for framing. I have a lot of final AutoCad design work to do in areas of stud layout and plywood optimization. I also need to finish off the tweaking of all wall locations n the model to match the as poured foundation dimensions. I also have some clean up at site and especial the floor deck that needs to be complete prior to installing the new B.A.T. (Big Ass Tarp). I may also be called upon to assist in the tarp manufacture in order to assist in keeping my costs down below the quoted $4500. I hope to get the new tarp at the end of April and have it installed and to start framing by early May.
Many thanks for continuing on this journey with me. It is always a treat to here from those that have been following the process with me. I would love to hear from even more of you with comments or questions you may have.
“Nature does not hurry, yet everything is accomplished.” —Lao Tzu (600-531) Philosopher
“Creativity requires the courage to let go of certainties.” —Erich Seligmann Fromm (1900-1980) Social Psychologist