No More Stairs

After all the adventures in plumbing, the next project in the queue was taking out the crappy stairs down to the basement. For reference, here’s a photo of the stairs:

Basement stairs, looking north. Headroom is 58"

Step 1: Knocked down the existing stairs. Pretty easy work with a hammer and a prybar. I really did this simultaneously with step 2, since it was easiest to install most of the joists while sitting on the stairs, but the last two had to be after taking out the stairs and lifted over my head. (Have I mentioned that I have biceps for the first time in my life?)

Step 2: Sister the cut joists with fresh 2x8s. I had to use pressure-treated wood since there is no sill plate on top of the foundation and the joists would be resting directly on concrete. And since I didn’t trust pure sistering, I cut them long enough to sit on the girder in the middle of the room. I followed Mike Holmes’ advice and glued and screwed them to the existing joists and toe-screwed them into the rim joist. This is where having the One Drill To Rule Them All really came in handy.

Step 3: Put down the subfloor. This step is a little out of order since I had to get it done before the in-laws showed up that evening; I would have rather done all the blocking first. I forgot to use adhesive on the joists, so I doubled up the screws to 6″ apart throughout.

Step 4: Take out the half walls around the edge. Easier said than done, because although each wall had only about three studs in it and could be wobbled by hand about an inch either way, they were put together with a really excessive number of 3″ screws.

Step 5: Insulate the rim joist using doubled-up pieces cut out of a 2″ thick Foamular 250 board for a total of R-20, and seal the edges with expanding foam. I made sure to take photos of every joist bay to prove to the inspector that I insulated, since you wouldn’t be able to see it after the next step.

Step 6: Install blocking around the edge of the subfloor patch to support the edges. Because of where the main water pipe runs under the old top of the stairs I couldn’t maneuver in notched 2×8 blocking, so I put in 2x6s against the subfloor and then cut and hammered in 1″-2″ pieces of the pressure-treated board to fill between the 2×6 and the foundation. It’s a little squishier than the rest of the patched area but well within tolerance.

Step 7: Cut a piece of birch plywood to act as a finish floor until we can afford to have the hardwood patched in and refinished by a contractor. I tried really hard to get an exact fit — I taped paper over the patch and marked the edge of the hole by crayon rubbing, and then cut out the template and transferred it to the plywood — but since I don’t have a jigsaw and it’s really rather difficult to match a wandering line with a circular saw, the patch is off by up to half an inch. Sigh.

Step 8: Rearrange furniture to suit.

And that’s where it stands today. There’s still a whole bunch of debris in the basement I haven’t lugged out to the ever-growing junk pile. And I’d like to stain the plywood “oak” color to match the rest of the floor, but I am stain-illiterate and I’m worried I’d make a huge mess for a crappy result.

Eventually, I’m going to build a new set of stairs where the old front entry/current walk-in closet is, but that’s going to require a hell of a lot of structural work, with steel posts and concrete saws and LVL beams and so on, not to mention lots of exacting finish carpentry. I have a good book on the subject, and I have a Google Sketchup model about halfway completed, but it’ll still be after next year’s tax return before I can even think of taking it on.

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By The Way…

I need to fix my screens:

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Catching Up With Casa de Lovely

Since my last post I’ve gotten a bunch of smallish projects done, and I’ll address those before going into the stairs project and the painting project:

Plumbing

I spent a Saturday wrestling monkey wrenches over my head and broke back the galvanized water pipes to the most convenient joints, and substituted in PEX. I got everything installed, turned the water back on, checked all my joints, and found no leaks at all. Yay!

Then I noticed a drip. Grrr.

Turns out that I had a pinhole leak in a section of the galvanized that I hadn’t even touched. So I got to turn the water off again, heft the monkey wrenches again, and break out another section of galvanized. Luckily, that was the last of the work for the day. There’s still more galvanized, but it can wait until I can buy a manifold and replace it all.

I also ended up having to replace the kitchen sink supply valves (and then the flexible supply lines as well since they were clogged with galvanized pipe-rust), and the PEX-compatible ball valves were so easy to work with I don’t see any particular reason to mess around with copper stubouts and compression valves at all — just run the PEX out of the wall in a chrome sleeve and crimp a valve onto it and you’re all done.

Electrical

Of course, all the plumbing work was in support of putting in a new electrical panel. The guys from Kemly Electric came out and did a great job installing it and putting in the new mast, and then a couple days later the city moved the wires and put in the meter, and Kemly came back and set up the feeder line to the old panel.

I’ve moved the bathroom circuits and the cooktop circuit to the new panel. I suppose I could move the dryer circuit but I haven’t gotten around to it yet. The rest will have to wait until I start renovating rooms.

More Plumbing

Shortly after installing the supply lines, I went to run a load of laundry. I came back later to find the utility sink completely full of water. Apparently the drain had chosen that moment to clog. Since it’s the drain that serves the washing machine, the kitchen sink, and the dishwasher, I needed to fix it immediately.

So I basically rebuilt the entire trap, with long-throw bends and a cleanout, so it won’t clog as much and if it does I can unclog it without having to cut it all out again.

Before

After

Through all the frustration and work, I kept telling myself I was not going to call a plumber, dammit.

That completed, I decided the next day to finally install the new garbage disposal that’s been sitting in a box under the sink for almost a year. Installing it was pretty easy, except when I realized that it was physically larger than the old disposal and therefore the shunt over to the sink trap was at the wrong height.

So I basically had to completely rebuild that trap as well. Sigh. At least it’s now built so that it won’t accumulate ick in the shunt pipe, and I installed an air access valve so at least the kitchen sink now has a vent.

Kitchen disposal and trap rebuild

The neat thing about the garbage disposal is that it’s very very powerful. The damn thing sounds like a tractor engine starting up or something.

I think that’s it. Now on to the stairs…

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Yardwork continued with a side of navel gazing free of charge.

I sit here at work typing with a swollen hand. I feel like a wimp, while my mom and sister were here I watched my mom work tirelessly on my yard. She works harder than I can.. I had to stop last night when I started hurting. I see compulsion in the way that she works that I have alway tried to emulate to a destructive degree in the past. I don’t think it’s been entirely healthy for her either though. Anyhow, even with all the work done now I still spend my time kicking myself for the work not done, and being a homeowner the work is never be completely done, that’s the kicker.

So before I lament what’s not done, here is what is..
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I still need to finish the edging on this part..
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I think in a small way I have come to grips with what my limitations are with what I can accompish day to day. I had started to accept that, then when I became a mother.. and it was hammered home. You can’t parent properly and do a 76 hour remodel deathmarch, or packing or unpacking-fest, or anything where I would work from dawn till the middle of the night stopping for no one.

Acceptance is one thing, not still beating myself up for it is another.

Before and after

Some before and afters:

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After
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After
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After
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After
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I think the next time Bryan and I pooh pooh the amount of work we’ve done, we just need to shut the hell up. A great big shoutout to my Mom and little sister for helping out so much this last week. We couldn’t have done it without you.

Yardwork continues

I was really frustrated, we put a lot of time and money into our yard. Unfortunately we didn’t lay down any barriers so even though tons of time and money had gone into things, I was in a position to have to do it all again which was horribly frustrating. Weeds and morning glory are dreadful foes. But my mom and little sister had come out to visit, are actually still here. But they got it up their butt to help me get things in order.

We have an entire half of the yard that was covered in bricks and a huge hole where the pond had been.
My mom almost by her lonesome moved all the bricks by herself.

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We had all the beds in the front redone with actual plastic laid so that we hopefully don’t have to do this all over again anytime soon.

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The amount of work this entailed.. It’s amazing.

Electrical Upgrade Preparations

We’re finally able to go ahead with upgrading the electrical service from 125 amp (and a totally-full, out-of-date, not-terribly-safe panel) to a nice shiny new 200 amp Siemens panel.

The plan is to install a new mast and meter in a better location on the house (where the wires won’t cross over the roof at no more than five feet clearance), run conduit back to the same room in the basement as the old panel, install the new panel there, put in a 100-amp breaker and run a feeder cable to the old panel. That way I can leave the horrible mess of electrical spaghetti untouched for now, and as I remodel rooms put new circuits in the new panel and retire circuits from the old panel until I can remove the old panel completely.

Also, the old panel is attached to a stud wall that I’m going to want to remove (well, it’s attached to the beam above a stud wall, but I wouldn’t want to remove the wall and leave the panel just hanging out in open space). The new location will let me reconfigure the walls however I like, and still leave plenty of room on that wall for washer/dryer/utility sink.

Before the electrician can come out, however, I’ve got a lot of work to do to prep the site. There’s a set of stairs from one of our back doors that needs to get detached and pulled away from the house so the conduit can run (I’ll cut a hole and put them back later). There’s a bunch of drywall that needs to get removed to clear a path for the grounding wire to reach the plumbing (at least the plumbing that will be left once I convert everything to PEX). And, most importantly, there’s a couple of water pipes directly over where the panel will go, which is forbidden by code (confirmed with an electrical inspector at the permit department).

So the plan is to cut out those pipes and divert them around the panel location using push-on or compression connectors and 3/4″ PEX. The problem is that they’re embedded in/hidden behind a plaster ceiling one of the previous owners installed in the whole central section of the basement (for fire protection from the furnace maybe? who knows).

Actually, I’m beginning to think that’s not plaster, it’s concrete. This hole took me half an hour beating on it with a crowbar and hammer:

Here’s a closeup, after some of the wire mesh lath has been cut away:

The reason I’m thinking it’s concrete is not only is it really hard but the sawzall will barely notch it (although it’s easy to cut out the mesh and keys once I’ve knocked off the visible layer).

So here’s the plan, before and after:

Hopefully I can at the very least get all the demo done on Saturday, and then I’ll be taking two days off work: the day the electrician comes to let him in and supervise and do any last-minute helpful homeowner things, and the day before to complete the plumbing and remaining demo.

Then the city’s inspection, then the Seattle City Light guy comes out for his inspection, then he schedules a crew for the re-splice to the service wire, and on that day the electrician comes back and makes the final hookup from the new box to the old, and then we have a completed upgrade.

Yay!

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Some Progress Lately

The treehouse is down. Went up on the ladder with the sawzall a couple of weekends ago and made pretty short work of it, considering that it was fairly sturdily built — except of course it was built of non-treated lumber so the roof was bowed in and the 2x4s were soaking wet. It’s really amazing how big the pile of junk lumber is from such a small building.

No more treehouse!

The absurdly large debris pile

The bathroom shelves are up, or at least two of them are since for some reason the middle shelf didn’t fit. I’m not terribly happy with how they came out, but at least there are shelves there and we can start using them for storage. When I have a few bucks lying around I’ll go get a sheet of birch plywood and do them better. I figure if I construct the shelf and the braces in one unit and attach it to the wall all together there will be fewer gaps.

The bathroom touchup painting isn’t done, but all the holes are filled and sanded. I now know that putty has to be applied pretty thickly because it shrinks as it cures. Hopefully I can finish that next weekend, and paint the door and window jambs where the old pink paint is showing through.

Last, I demoed out the wall in front of the old basement access door, and removed the plywood covering the stairs that gave us so much trouble with the underwriters last fall. Apparently, Nate is a big do-do head crap’r, whatever that means. Once I get the door freed of its very thick layer of silicone/rubber/whatever-the-hell-it-is caulk and get a padlock installed, I can move forward with taking out the existing stairs and filling in the living room floor with a temporary plywood patch.

Oh, those wacky previous owners!

I also have a good quote from an electrician to upgrade the service to 200 amps. Now I need to figure out what the schedule is for inspections and for Seattle City Light to hook up the new mast, and then I can schedule the electrician. I’m moving the location of the panel to the foundation wall, so I can remove the plastered-over stud wall the current panel is attached to when I completely gut the basement.

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Squatters

Jen looked out the window yesterday and noticed that we had visitors:

Two big fat raccoons scurried up the pear tree and into the treehouse. I saw them again later going up, so it’s pretty clear that they’re living there. Yet another reason to take the damn thing down.

In other news, I bailed out the pond and pulled the liner out of the awful brick patio area. It’s now a rather precipitous hole in the ground, but at least it isn’t a drowing hazard.

I also fought Round 1 of Eleventy Zillion of Homeowner vs. Morning Glory and filled up most of a 50-gallon yard waste bin with stuff from around the sides of the yard and the front gardens. (Apparently beauty bark barely even slows the stuff down.) The hole in the ground allowed me to get at some of the deeper roots, which were pencil-thick, so I think as we gradually pull off the brick and the 10-mil, I’ll spend some time with a trowel and dig down a foot or so to pull up as many roots as possible.

We still haven’t gotten our tax return back, so I’m still stymied on getting anything more on the house proper done. Soon! Soon there will be new electricity, and then there will be demo!

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Trying to ignore my back, but still feeling smug about the amount of work I got done.

During the baby’s nap I got a bunch of bark and rock down in the garden today. I can’t believe how nice it is starting to look. It’s like grownups live here.


Only two more beds to do in front.. *sob*

I also managed to get the base in for the raised bed that I am putting in. Now I just have to wait till I have a little more spare cash for additional cement blocks for the second row, and for the soil. I have lots of wants, yet very little cash.