Home & Garden

Gutting a 1954 Sidesplit - Full gut job + 500 sq ft Addition

  • Last Updated:
  • Feb 19th, 2018 2:40 pm
Tags:
None
[OP]
Deal Addict
Oct 14, 2004
1227 posts
255 upvotes
Toronto
Biscayne05 wrote:
Apr 18th, 2017 10:59 pm
Very nice! Excited on the final product!

btw, I can't help but worry for your security. This is pretty much giving away the public a blueprint of the entire home. Just something that crossed my mind and for you to consider.
You would be surprised how much information is out there if you really look. For example, the Community of Adjustment website gives almost full sets of plans for planning applications. Also, if you came and put your eyes against the window, you could probably figure out where the bedrooms are, and that the furnace is in the basement. Don't worry - no pics once we move back in (if that ever happens!).
Deal Fanatic
User avatar
Oct 6, 2010
8638 posts
2679 upvotes
Toronto
Somewhere Mike Homes is pissed that someone is doing a better job.

Keep up the excellent thread OP. Love the toilet shot, lol.
Deal Fanatic
User avatar
Jan 6, 2002
5164 posts
5054 upvotes
Toronto
So, in the tradition of other home reno threads, what are you going to paint Bright "Aprofetto Yellow" ?
Revolutionary times must on occasion make do with considerable abridgements in order to accentuate the political line more strongly.
Member
Jun 11, 2010
452 posts
205 upvotes
ottawa
James_TheVirus wrote:
Apr 19th, 2017 9:35 am
You would be surprised how much information is out there if you really look. For example, the Community of Adjustment website gives almost full sets of plans for planning applications. Also, if you came and put your eyes against the window, you could probably figure out where the bedrooms are, and that the furnace is in the basement. Don't worry - no pics once we move back in (if that ever happens!).
Aw man we gotta see the final with staging pics though! Just delete the pics of your safe + combo. lol
[OP]
Deal Addict
Oct 14, 2004
1227 posts
255 upvotes
Toronto
barqers wrote:
Apr 20th, 2017 9:00 am
Aw man we gotta see the final with staging pics though! Just delete the pics of your safe + combo. lol
The safe? Hahaha, after spending all the money on this reno, I don't have anything that needs to go in a safe. I mean if you want to break into my house, you might be able to take some old tuna out of the pantry. Won't be able to afford much more. lol
[OP]
Deal Addict
Oct 14, 2004
1227 posts
255 upvotes
Toronto
With all of these posts, every single one of them shows progress. However, I will say this – it is a lot easier to make progress in the spring than it is during the winter. There haven’t been any posts lately due to all of the work that was going on. It may not look like a whole lot, but these are massive steps in the right direction.

We are closing in on the Structural, HVAC and Plumbing inspection which should happen around the end of May. We will then spend the rest of June doing electrical and insulating. Then comes drywall, and then Mrs. JTV’s new kitchen can be measured and built. We are really looking forward to the 4 day long weekend coming up to give the progress an extra little boost. Without any further adieu, let me show you what has been going on…(sorry this post is so long!)


Plumbing:

The drains and vents have now been installed for the upstairs washroom and kitchen. In the basement, we need the subfloor/walls in order to stick the vents right up into the attic. My brother has been doing a great job and it’s always nice to catch up when he is on site. Sorry, no pics of the awesome plumbing job, but I will get some for the next update.


HVAC:

The guys have been here installing the custom ducting. It was custom fabricated to be the same depth as the beam, so we will maintain as much headroom as possible. They are about half done and will be back soon to put in the rest of the ducting. Once the inspection is done, we will drywall the mechanical room so that the furnace can be set in place.


Waterproofing:

The foundation guys are back once again and this time have dug down in the backyard to waterproof the foundation. If you will recall, we had some water coming in and probably has been doing that for years! When they dug down, they found that there was a hole where the old sprinkler system hookup went through the wall. I guess the whoever did the install had never heard of caulk or mortar. Anyways, they will still replace the weeping tile and waterproof it while they have it all excavated. It was a very tight squeeze getting their machine in there, but it looks great.


Subfloor:

Not to sugarcoat anything…but this concrete floor on the main floor has been a real pain since the beginning. We went to put down the subfloor and the floor was too uneven. So, my brother in law and I laid down 36 bags of self-leveling concrete. Not cheap…but it has proven well worth it. The floor is now much smoother. We have now been working as hard/fast as we can to get the 1800 sq ft of subfloor laid. It is comprised of landscape fabric, Delta MS (dimple), 2″ EPS Foam, and then 3/4″ T&G Plywood. We then need to put a pile of tapcons in (like 500’ish)…oddly enough, Mrs. JTV claims she is not strong enough to drive in the tapcons! Lucky me.

As part of this, I also needed to fur out the kitchen area to allow 5.5″ of insulation. I still need to sister all of the studs as they will be holding a lot of load, but that is something for another day.
Loaded Cart - 2000lbs - Could barely move it!


Fireplace:

I am told the gas fireplace will be installed on Wednesday. Exciting…we ended up going with the Valor L2 which is a modern one and is long and short. We shall see how it looks. We also bought a ‘heat shift’ system which we are told deflects the heat and is a must if you are mounting a tv above a fireplace due to the heat.


Roof:

I think I forgot to mention this in my last update, but the metal roof is now 100% complete…it only took 6 months from contract signing to it being completed. It was a long road, but we are largely happy with the end result. They have a couple of issues to be fixed with the snowguards, but that can be fixed anytime over the next 6-8 months.


Solar Panels:

Great news – we have finally been approved for solar and Toronto Hydro says they have enough capacity to install the solar system. We signed off on the final configuration at the end of last week and the good news is – that it will be exactly a 10kw system which seems to be rare. Most end up in the high 9kw’s. They now apply for the building permit and once they have that, then it will be time to get climbing!


Hydro:

During the winter, we had our gas line moved to the front of the house. This means it is in a central location, and that we will have gas during phase 2 when we want to knock down the garage. That little change was $3k and included them digging right to the house and digging (with a vac truck) to disconnect the old line. Steep, but still worth it.

We also wanted to change our 100AMP overhead electrical service to be a buried 200AMP service. This would allow us to have power while the garage was knocked down during phase 2. I figured this would cost roughly the same as the gas line…WRONG!

Picture this…we have a hydro pole 4 feet from our property line on the same side of the street as our house. They just need to dig some conduit under ground and 30 feet later, it would pop up beside the house. When I first spoke to hydro, they quoted between $6-15k to do what we wanted; oh, and that would only bring the power to the property line. We would be responsible for digging from the property line to the house.

The upgrade to 200AMPS proved to be an issue because 14 homes are on the same transformer. If we wanted 200AMPS, then we would need to buy a new transformer for the street to the tune of $6k.

In the end, we settled on doing the buried cable, but only 100AMPS. This means a $6k bill vs. over $12k. We have also sized the conduit and all other elements to be able to accommodate 200AMP service should a neighbour bite the bullet and upgrade the transformer in the future.
Last edited by James_TheVirus on May 15th, 2017 9:57 pm, edited 1 time in total.
[OP]
Deal Addict
Oct 14, 2004
1227 posts
255 upvotes
Toronto
HVAC:
Image

Subfloor:
Image
Image
Image
Image
Image

Waterproofing:
Image
Image
Image

Roof:
Image
Image

Solar:
Image

Miscellaneous:
Image
Image

Edit: Sorry for so many pics...
[OP]
Deal Addict
Oct 14, 2004
1227 posts
255 upvotes
Toronto
I thought you guys might like to see the last month for bills - money is flying:

$1700 - Self Leveling Compound
$400 - Lumber and new ladder at Lowes
$4500 - Deposit on Hardwood order (1900 sq ft) to hold pricing
$7900 - Fireplace
$16500 - Solar System Payment to order equipment
$250 - Tapcons Bulk Pack
$5700 - Toronto Hydro to bury service to property line
$1700 - Toronto Hydro payment to hook up Solar System
$4000 - Final Payment for Roof
$1000 - Miscellaneous other trips to pickup little bits
Total: $43,650

As you can see, money flies out the door during these projects. Eek!
[OP]
Deal Addict
Oct 14, 2004
1227 posts
255 upvotes
Toronto
The march towards completion continues...almost everyday another item gets checked off the mile-long list. It is nice to look back through these posts as it shows the amount of progress over the 2-4 weeks between posts. Without further rambling - let's get down to the detailed update:

Fireplace:

The fireplace is in and looks great. It only took about 2hrs to get the unit installed, and then another day to get everything framed out above the fireplace. The fireplace company needs to come back and install the 'Heat shift' system which essentially routes the hot air around the TV. Hopefully this will prevent the new bigscreen from prematurely dying on us due to the heat.

HVAC:

All of the return ducts have now been installed. The HRV vents have also been installed. Code now requires an HRV due to the airtight building envelope, so it will be nice to have fresh air during the winter in the house.

Plumbing:

We have decided to go with copper piping for all of the water lines. Pex is normally run in residential properties now as it is faster and cheaper. We ultimately chose copper [Read more…] because the cost difference was not huge, and you always hear about health issues with plastic.

Electrical Service to the House:

We have given Toronto Hydro the full $5700 payment to bury the cable to the property line (eek). They have even sent us a note saying that we are all paid up. But that is as far as they seem to have gotten with their work. They have supposedly requested locates, but as of this evening, there were no painted lines on our lawn. They are again claiming they should do their work late this week or early next week. Once that is done, my waterproofing contractor will dig the most beautiful trench you have ever seen...2ft deep along the driveway, and then 3ft where we cut across the driveway. Our electrician will lay some conduit, we will throw some concrete in the hole, then two different types of guys with clipboards will come and inspect that the conduit is buried properly.

Electrical:

The electrician worked all last week to get almost everything roughed in on the main floor. Not an exhaustive list, but he roughed in: all lights (interior and exterior), outlets, data jacks, phone lines, the security camera system, and CO2/Smoke Detectors. He also installed the Big Ass Fan which is what I am most excited about.

I almost forgot that the electrician drilled through a couple of the pre-engineered trusses to run wires (I caught it early!), but I still had to go to the truss company to get an approved fix for the trusses.

Waterproofing:

So we thought we were done with waterproofing. Apparently not. Two days after the guys left, we discovered the front wall of the basement had a major wet spot. So, back they come to waterproof the front.

Subfloor:

The main subfloor is now 90% complete on the main level. We have run into one little hiccup where an HVAC vent was installed in the wrong spot. We have to jackhammer the floor and relocate it about 4 inches inwards. Once that is done, we will be able to finish that up and start the tap-conning procedure. I bought a contractor pack of 600 x 5" tapcons which will need to be drilled and screwed in. Somehow that job always ends up at the bottom of my list. If anyone feels like spending a day putting in screws - let me know. I will buy you lunch.

Solar:

The Solar Company has called and advised they can install anytime now...but we are waiting on the new hydro meter. Once it is in place, then they will come to install the solar system!


That is just the 25,000ft high view of everything that is going on. There are lots of little nuances and screw-ups along the way, but it is astounding to see the progress when I look at this thread (which is why I do it). Hopefully by the next time, we have the new hydro service in, the patio door installed, and are ready for insulation.

We also had a little friend decide to move in. Free to a good home: one wild raccoon who comes to visit every 3rd or 4th night. Truth be told - we have only seen him there twice. Hopefully he has moved on.

Image
Image
Image
Image
Image
Image
Sr. Member
Apr 10, 2017
513 posts
186 upvotes
I'm assuming you're installing potlights? If so what type/kind/brand for the livingroom?
[OP]
Deal Addict
Oct 14, 2004
1227 posts
255 upvotes
Toronto
Biscayne05 wrote:
Jun 14th, 2017 6:28 pm
I'm assuming you're installing potlights? If so what type/kind/brand for the livingroom?
Just asked my electrician. Potlights are either Liteline or Contrast, and bulbs are likely Arani.
Sr. Member
May 9, 2003
820 posts
76 upvotes
How much is your 10kw solar system going to cost. Parts and labour?
[OP]
Deal Addict
Oct 14, 2004
1227 posts
255 upvotes
Toronto
bizzyseller wrote:
Jun 14th, 2017 9:37 pm
How much is your 10kw solar system going to cost. Parts and labour?
I think it was about 34k inc HST and Toronto Hydro hookup. Not the cheapest, but these guys seemed to be the most on-the-ball.
Deal Addict
User avatar
May 24, 2008
2971 posts
847 upvotes
Toronto
Awesome to read about the progress you have made - keep the updates coming!
[OP]
Deal Addict
Oct 14, 2004
1227 posts
255 upvotes
Toronto
It has only been a couple of weeks since I last wrote, but three major items have seen significant progress, so I thought it would be fitting to send a quick update.



The Patio Door:

We are really excited – the new 12ft patio door is in. It only took a couple of weeks, but it finally is installed. It took a lot to get it installed – we had to cut back the brick, re-support the overhang, pour a new concrete stoop, and then install the door.

Image
Image
Image
Image
Image


Hydro Service:

I just happened to be driving by last week as the Hydro contractor was checking out the site. Against everything I was told by Hydro, he was waiting for my to complete my work before they would come and run the new hydro service. So, we got to work! We dug the trench, and laid the pipe ready for the hydro service.

Hydro specs called for red PVC pipe (4″), buried 800mm (2ft 8in) below ground and concrete encased under the driveway. This means that we had to cut across the driveway which we were hoping to keep. I guess I should add a new driveway into the budget!

Image
Image
Image


Waterproofing:

The waterproofing at the front of the house has now been completed. This means that work in the basement can proceed. We managed to get some of the floor in over the weekend, but I don’t seem to have any pics on my phone.

Image
Image

Basement Stairs:

I was very lucky to have my dad down over the weekend and we discovered that the bottom two steps into the basement were made of concrete. A bit of muscle, and they have been removed and are sat out for the concrete bin that will be showing up next week.

Image
Image
Image
Last edited by James_TheVirus on Jul 4th, 2017 12:09 am, edited 1 time in total.

Top

Thread Information

There is currently 1 user viewing this thread. (0 members and 1 guest)