I’m not sure exactly what I did wrong, I’m always getting in trouble So starting new thread.
For those that do not know the general location of the house - guessed with incredible skills by @VeryHappy - I have started work on a small plantation style house on the North Shore of Oahu.
Plantation style house means that it is not built with 2x4 studs, insulation or drywall. Basically you have some 4x4 posts every now and then and sturdy top plate 2x4s running across between the 4x4 posts. Then there is thin layer of siding or old wood slats on exterior. This house has recent aluminum siding added over original thin 1x slats that were on the exterior . You can see the original exterior if you look at the Google Map Street View of the house. Then a layer of thin wood paneling or shiplap is added for interior.
All plumbing and electrical wiring is running underneath the house in a generous 3ft high crawlspace. House sits on small piers. Pretty sure this house is not going to withstand any hurricanes!
Wires come up from the floor and the outlet box is located down on the floor at bottom of wall completely sticking out. Pipes run around the exterior where needed or come straight up out of the floor. It’s a hoot but actually very easy to do modifications.
I created a new group over on Flickr titled CC Flip Plantation Cottage and added some photos I took last week, including the existing layout and deck design
When you are in Flickr, just type CC Flip Plantation Cottage in the search bar at the top and select search groups. I sent you a PM, but it looks like just the picture showed, so if you click on the picture, it will take you to the group.
The smells at the house are hilarious. Right side full of plumeria trees
But, the house is about 2 doors down from the main road. On the main road at the corner is a local mini mart, a fabulous local bakery and a small cafe. I think the mini mart cooks fried chicken ALL DAY!!! All I know is that the road and parking lot were really crowded with people stopping at this place. And the tradewinds seem to blow from that corner. So, it is overwhelming fried chicken smell when inside the house. I guess it could be worse with some horrid smell. People are going to get hungry whenever they are at that house.
Today I finished many lists, including a big order for delivery from Home Depot on Friday
Order came to $9,000 after applying several Pro discounts and credits
It includes very expensive big lumber for a 19’ wide x 14’ deep covered deck. The deck will have 2 ft overhang all around. Trex decking. This does not include the stain for some of the pieces (because owner cannot make up their mind what they want) and the ceiling of deck. Cannot decide between ship lap painted board ceiling or something less expensive
Also includes tankless water heater, lots of plumbing stuff and two 6 ft sliding patio doors and shower enclosure for studio apt.
I tried to have a meeting with two of the crew flying out this week. I had lists, maps, diagrams, layouts, pictures, you name it. After 30 minutes of reviewing diagrams for just the deck build (one of many tasks), their eyes rolled back in their heads. I realized you cannot really overwhelm them with weeks of tasks and designs so I gave up.
Have no idea how this is going to work without a designer/ manager on site. We will see
Put the guys on a plane Thursday morning and they started work on Friday. They have so much done already!!!
New 200amp panel is mounted on exterior and wire tracing through house complete. There are two circuits that are old knob and tube wiring and one large 50amp line that is aluminum wiring. So it’s obvious that the original house had TWO circuits and the rest of the lines were added over time. Unfortunately, someone did something really dangerous in the panel. They added three 20amp circuits to the house and connected all three wires into one 20amp breaker. That’s a fire hazard waiting to happen. The old panel is maxed out on spaces available for breakers so we are going to have to install a new panel.
There were two really large deliveries yesterday that took time to unload off the big trucks.
Deck is laid out with stakes and string lines. They already dug the first post holes and today they have to cut the concrete patio and set holes for the post bases. All the posts are primed and one coat of paint. One more coat needed before posts can get set.
Kudos to your crew! That’s a lot of work to get completed already.
Yikes on the electrical mess, though. The owners, past or present, are lucky no one has been injured or killed.
$9,500 materials delivery which includes most of the lumber for deck, lots of paint and painting supplies, Mini Split, Tankless Water Heater and two large patio sliding doors.
$1,500 electrical and wiring stuff needed to fix everything, including a new panel
$4,000 labor for 7 full days of work
We are running into issues with basic equipment needed to build this big deck. I sent a list about a month ago of items needed. The owners purchased most of the items but did not get a ladder. When you see the pictures you are going to understand why we need a ladder! So, the guys did a big Home Depot run (it’s a 3 hr round trip so they need to plan really well). I told the owners that they are going to have to buy a ladder. Husband is at a 12 hr night nursing shift. She texts me from Seattle “No, we will get a ladder off Facebook Marketplace, don’t want to buy one at Home Depot”. What??? How are you guys going to get a ladder to the project by 8am tomorrow morning??? So, I told the guys to buy the cheapest ladder just to keep moving. The cheapest ladder is a 6 ft ladder. They really need an extension or adjustable ladder to get up really high but those cost about $250. So now they cannot cut the top of the posts or work on the roof of the deck until someone solves this problem. It’s not like we could’ve brought a giant ladder on the plane.
About half of the deck substructure is complete, which is half the floor joists laid in. It takes a long time because everything is getting one coat of primer and 2 coats of exterior semi gloss paint. The owners selected painting the main structure of the deck White with grey/brown Trex for deck boards. I am currently working on cost effective solutions for the deck ceiling
Electrician is about halfway done with rewiring where needed and running a lot of new circuits for the little studio apartment they want. And, new tankless water heater is mounted and wired in, just waiting for plumbing.
I do not have very many photos because I am not there and the electrician keeps sending me some type of HDEI video format and it will not load to my compuer or Flickr
Seems like you should’ve just bought the ladder you need–worth it for labor, time, gas costs. Then just leave it with them at the end–and they can sell it. Good luck!
I’m on my way over to the HI project Thursday. I’ll post a lot more pictures and I might post up the studio apartment layout because I’m really struggling with it. The owners don’t have any storage at all in their ideas. They are really going to regret that. There’s only a 36” wide closet and 5ft of kitchen countertop. No uppers, no linen closet, nothing!!
So starting new thread.