Posts Tagged inspection

Still Here

Right. The earth did not open up and swallow us whole along with our house.

The back bedroom project is still underway, though. After gutting it back in March and April, we pretty much ran out of time and money. In May I was able to get all the framing done: I filled in the existing exterior door, framed two windows, added a real closet, and created a rough door opening where the end of the hallway once was. In June or thereabouts I was able to buy a roll of wire and run the almost all the electrical. And there I stopped for a couple of months.

Luckily, Jen had some stock options from her job that became sellable in August, so we finally had the money to get all the remaining stuff. Last week I took advantage of some time off work and finished the rough electrical and had it inspected (passed except for one minor issue with the closet light fixture placement). I also installed the folding attic stairs (I was able to do it entirely myself with the assistance of our drywall lift — thanks Jen!)

This morning, I went to Home Depot and ordered all the plywood, drywall, joint compound, doors, tar paper, light fixtures, switches, receptacles, etc. that I’ll need to complete (almost) everything. It gets delivered on Tuesday, so I get to spend this weekend doing everything that I can get done short of having the materials on hand: clean up the room, fill in all the floor/ceiling holes with firestop foam, pull the vinyl siding off the relevant sections of wall, flash the rough window openings, etc.

No pictures for this post, but I’ll take plenty as I work on everything next week.

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What The (Insurance) Underwriters Want, The (Insurance) Underwriters Get

At the same time as the work in the bathroom, I’ve also had another project foisted on me by our home insurance policy carrier. Apparently the insurance inspector took a little tour around the grounds and had some issues he wanted fixed or they would CANCEL OUR POLICY!!

  1. Remove the rubbish pile.
  2. Cover the basement stairs or put in a handrail.
  3. Put a door on the garage.
  4. Scrape the moss off the garage roof.

To which my responses were:

  1. Um, we’re remodeling. Do you really think (a) there would be no rubbish pile, or (b) that we weren’t already planning on getting rid of it?
  2. You’ve got to be kidding, right? Fine, I’ll put the damn cover back on.
  3. You just want to block access? Will an OSB slab do?
  4. The garage is about two years from falling over by itself. And you’re worried about … moss. O-kayyy.

I think most of the concerns were of the “attractive nuisance” variety. Like kids are going to wander into our fully-fenced property and play around in the backyard. What. Ever.

A couple weeks ago we had a company come and get the rubbish ($cha-ching). Last weekend I powered through the rest (half the time in the pouring rain). Here’s the evidence:

No moss on the left

No moss on the left

IMG_0274

No moss on the right

Look, Ma, no more rubbish!

Look, Ma, no more rubbish!

It's a big piece of wood with hinges -- that must mean it's a door

It's a big piece of wood with hinges -- that must mean it's a door!

The stairs covered back up -- attached with screws this time

The stairs covered back up -- attached with screws this time

(Getting that door on single-handed was a bitch and a half, I tell you.)

I’ve sent these photos on to our agent, who says the inspector never comes back to check in person. She’s forwarded them on, so we’ll see if they’re satisfied or if there’ll be more work to do, um, tomorrow night.

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Good News and Bad News

Friday all the inspectors showed up.

First was the electrical inspector. She actually arrived when I was on my way back from the hardware store so I talked her through most of it on the phone, only arriving as she was finishing up.

Everything passed, except one of the boxes in the ceiling should have been face-up (into the attic) for accessibility. She was concerned about the remaining knob & tube, but I convinced her that the rest of the house was running off it and I would be happily removing it room by room as I renovated. I had her look at the little subpanel, and even though she couldn’t officially “inspect” it since it wasn’t included on my permit she said everything looked okay.

(Apparently she asked Jen if I had an electrical background. She said what I would have, which is no, I’m a complete newbie, but I read books.)

Second, the building inspector. As I figured, everything looked good, except for a couple missing nail plates over holes through the studs. He gave me a pass with the stipulations that I install nail plates and insulation (which I already had on site) and that the plumbing inspector passed me. All good so far.

Then the plumbing inspector showed up, and I wasn’t done with running the PEX. I’d hoped he’d arrive later in the afternoon, but no such luck. In any case, it didn’t matter, since he took one look at the new tub drain and said it didn’t pass. There wasn’t a vent close enough to the drain, and Nate had installed flexible Fernco compression fittings (not the metal-covered ones) to connect the toilet and tub drains to the cast iron stack (which apparently aren’t approved for indoors, notwithstanding my plumbing guru’s book — maybe it’s just a Seattle thing). The inspector took pity on us and basically went outside his purview and described what he would do if he were the plumber and officially allowed to tell us what to do. Heh.

Now, at this point, we had a non-code tub drain, half-installed PEX supply lines, cuts in the old lines, and no water to the house. I was utterly exhausted, and Jen was dog-tired after removing about a million nails holding down the carpet on the stairs. Our plans for closing up this weekend so we could possibly have an operational bathroom by next Friday were quite obviously scotched.

So we discussed it for a few minutes and did what we should have done in the first place: called a plumber.

The plumber arrived about an hour later, looked around, came up with a plan, and handed us an estimate for just $1700 (and that was contingent on us doing all the necessary demo). We handed him a check and a house key so he could do the work on Monday, and went home planning to break into my current job’s 401(k), which up to now had been sacrosanct. (All of our credit cards were near the limit already.) He’s going to do the drain right using 2″ pipe the whole way plus a vent and a test cap, install the PEX supply lines correctly using 3/4″ tube on the main line instead of 1/2″, and install the shower valve, which is reportedly much more difficult than it looks.

Jen called her folks when we got home, and we got more good news: they were sending us a check as an investment in our daughter; it was supposed to be a surprise, but they figured they should tell us so I didn’t tap my 401(k) on Monday morning before the check arrived. It’s going to be enough to cover a lot of things and a huge load off our minds.

So we won’t have a completed bathroom by move-in day. Not possible. But it should at least be minimally operational by then, even if we have to hang plastic around the shower or at worst have to take showers at our friend Alexia’s house a mile away. The rest of the work can be evenings and weekends without having to drive twenty miles each way.

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Permit Sticker Shock

In exchange for nearly a thousand dollars in bribes protection money fees, the City of Seattle and King County have graciously permitted me to make improvements on my own damn house. Assuming, of course, that I do every last bit of work myself, because apparently if a contractor even looks at the house, they’re responsible for pulling the permits themselves.

Really, about the only upside here is that I’m covered for all the work I do for a solid year (18 months for the building/framing permit), and as long as I can squeeze everything into that timespan I don’t have to go back and give them more of my money.

I was somewhat nonplussed to find that only the building permit people actually cared about what my plans were. The plumbing and electrical just totted up the number of fixtures or switches/receptacles/lights/dedicated circuits and charged me a fee. I suppose it’s entirely up to the inspectors to certify that I’ve done it all right.

Speaking of plans, a spiffy new PDF showing all the structural changes to be done is here:

House Plans for Permit

This doesn’t show the plumbing or electrical plans graphically, but the scope of work describes what we’ll be doing to those systems as well.

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Welcome to Casa de Lovely

We’re Bryan and Jen Lovely, and we’re buying our first house, a gablefront cottage in West Seattle. It’s a fixer-upper to say the least, and by god we’re going to blog about it.

It’s a, well, quirky house. It was built in 1930, and people have been poking it with a stick ever since. An addition was put on some time (we think) in the ’40s. The basement was partially refinished at some point. There are five (5) outside doors, including a non-weatherstripped dutch door and a door directly into the second bedroom (which was probably rented to a tenant at some point). There used to be a gazebo in the (really large for West Seattle) yard. There’s all sorts of crap thrown helter-skelter in the side yard, now completely hidden underneath the rampant morning glory.

It looks like every previous owner has done their own “upgrades” to the house, but unfortunately it also looks like almost every one of those was done wrong: the electrical box has basically every kind of wiring that’s existed since 1930 coming out of it (except for safe, modern 3-wire romex); the drywall in the addition has visible tape seams; the basement walls are furred with 2x4s with no bottom or top plate; electrical boxes are askew, at weird heights, and/or open; the bathroom shower pipes weren’t attached to anything and the tub was repaired with duct tape; the vinyl siding isn’t correctly overlapped everywhere; et cetera, et cetera.

On the other hand, it has a nice layout upstairs, the kitchen upgrade was decently done, the original hardwood floors are in pretty good shape, it’s got gas heat and cooking, it’s got lots of storage/work space in its two detached garages, and it’s got a huge yard. And there’s nothing structurally wrong with it.

We had the inspection yesterday (photos are here). The inspector’s opinion was basically “what you see is what you get,” and our real estate agent sort of gave me an are-you-sure look when I said we’d sign off on the contingency. Now comes the appraisal, and then the closing date should be sometime September 1-10. After which we walk in with crowbars and have at it.

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