Ronse Massey Developments Blog

What's in your Tool Pouch?

2012-02-28T23:30:00.002-08:00

Recently, a light-hearted jobsite prank developed, played on those who forgot to hang up their tool pouch. The joke is to empty the pouch of its tools, lining them up neatly beside it, leaving a tidy mess for the pouch's owner to clean up.
Dan was the first victim.

It's a new pouch, so I doubt he has all the regulars in there yet, but we have a hammer, nail bar, speed square, chalk line, air nozzle, pink pencil and what looks like a folding knife or perhaps an angle finder.

Hey Dan, no tape measure?

Author: Sam

Plastic Exterior Trim Called EPS

2012-02-28T17:59:00.000-08:00

Although this sort of trim isn't for me I can appreciate the low maintenance that it provides. This pruduct is call EPS or commonly as EPIS which is short for Extruded Poly Styrene. The material is made to length where there are exposed edges and cut to length on site where the edges are glued to each other. The material is paint ready and has a 15 degree slope built into the top of it. It can also be custom made into any profile, even matching old trim that you might already have and want to match.

EPS Extruded Poly Styrene Trim

Plastic trim board

Concrete topping is poured at the marine mansion

2012-02-24T21:41:00.000-08:00

With the topping poured and the structural engineering passed we are moving forward at the mansion. The atrium received four inches of standard concrete which was power troweled to a polished finish. the main floor and second story of the main house received one and a half inches of a self leveling concrete. The radiant heat pipes were cleanly installed so there will be no problems with them breaking the surface of the concrete. Aside from the concrete protecting the pipes it also distributes the heat evenly and helps reduce noise being transferred.

Did you know that Vancouver is the only Canadian city with its own building code? And more relevant to this post, did you know that Vancouver is the only city in the lower mainland that DOES NOT inspect the heating system of a house?

The Marine Mansion is at UBC though so this heating system was inspected and passed prior to the concrete pour.

slab on grade in the atrium

main floor self leveling topping

laser level ensuring the the floor is level

How to rainscreen behind stucco

2012-02-24T06:38:00.000-08:00

So folks... We have done many posts on rainscreen details how to rainscreen a window, rainscreen details, cedar shingle siding but I am pretty sure that this is our first stucco detail. The rainscreen straps are the same as the ones in our rainscreen siding detail. The stucco mesh has a 60 min roofing felt attached to the back of it for added moisture protection.

rainscreen airspace behind stucco mesh

stucco foreman

stucco mesh with rainscreen

Soffit around Skylights

2012-02-23T07:03:00.001-08:00

The soffit install went smoothly after the skylights received their trim. Nothing much else to say here, just though I'd put up a picture of the completed ceiling.

Author: Sam

How to Trim an Exterior Skylight

2012-02-22T06:49:00.001-08:00

The skylights into the rooftop deck needed to be trimmed out prior to installation of one of the last areas of soffit on the house. The distance from the skylight to the soffit was 12 3/4" so we chose to use 1x8 and 1x6 pine, with a 1/4" reveal at the joint.

Here is how I did it:

Start with a row of 1/4" furring strips around the upper half of the opening. This will eventually create the 1/4" reveal between the upper and lower halves.

Cut the 1x8 to fit and nail into the furring strips (I marked below the furring strips with a large arrow)

When nailing the 1x8 off, make sure it is close to square to the skylight. This will make for tight joints and less caulking.

Measure and cut the side pieces. These pieces should fit snugly to avoid gaps in the corners.

The lower half of the opening needs to protrude below the soffit 1/4". This is ensure coverage, as there is inevitably slight variation in the framing thickness.

I trimmed a test block to the right size and checked around the entire opening to make sure it would work. I then ripped the 1x6 down to the right size.

Measure and cut the top and bottom pieces to fit tight in the rough opening. I had to notch around the joist hanger, but I made sure to keep the lower part full length to avoid a visible gap at the corner.

Again, install the 1x6s square to the 1x8s above.

Cut and install the side pieces tight as before. In the picture above I have trimmed off the lower piece flush to the side with a sharp knife.

Installed, the 1/4 reveal gives some visual interest to the trim pieces.

As seen from the deck, ready for soffit.

Rock Bottom Update

2012-02-20T22:12:00.000-08:00

This past weekend, when we were cleaning up the Leaning Arbutus site, I abandoned Joel and Rudy for a short while to walk over to Rock Bottom to see how it's coming along. The owners have been working nonstop from the time we finished the framing and roofing (see blog posts June - August 2011). The bulk of their work has gone into refurbishing and installing the windows out of the Marine Mansion as well as hand-splitting and installing cedar shakes.

A heat-gun, a scraper and lots of patience are three key ingredients in restoring wood windows

The finished windows are looking great.

Here is one of the windows installed. The small blocks of plywood on the window trim are temporary. The screw heads will be countersunk and teak plugs will fill the holes for a smooth look.

Here is the entryway, complete with hand-split Red Cedar shakes and board and baton siding up top.

Wendle was going crazy for the off-cuts!

The texture of the shakes really suits Rock Bottom and its coastal setting.
Author: Sam

Leaning Arbutus Cottage

2012-02-20T06:28:00.001-08:00

Well folks, this is the first Leaning Arbutus Cottage post but we began this project before this blog was even started! The foundation was built but then a couple of years passed with nothing further being done. Over the past two weekends we have been working hard, moving piles of dirt, landscaping the yard, burning scraps and leftover logs, and even starting to frame the main floor of the cottage. A cleanup of massive proportions.

A little grass seed and this will look like a park.

Englemaier Home update

2012-02-17T23:03:00.001-08:00

We stopped by the Englemaier house to remove the temporary power pole, checking off one of the last items on the landscaping list.

The view North from the back yard. I understand the look of the house is not for everyone, but I like how the crisp woodwork sets off the angular nature of the design. It is definitely impressive in person.

Author: Sam

Half-Timbered Gables

2012-02-15T22:46:00.000-08:00

Half-timbering refers to timber framed houses, whereby the timber frame of the house is exposed, with plaster, brick or clay filling in the rest of the space on the exterior walls. Half timbering was a common feature of the Tudor Revival architecture that was prevalent in Vancouver and Victoria in the early 1900s.

As you can see from this early picture of the Marine Mansion, the gables were treated to half timbering in the Tudor revival style, with an elaborate dental moulding.

Above is our replica, with new 'timbers', dental and soffit. The new lumber is primed white, while the tar paper is black; this color scheme will be reversed as per the original once stucco and paint are applied.

Both gables in the back yard, with Atrium on the left. The roofing is complete, save for the ridge cap shingles. I wonder when they will clean up that garbage on the roof?

Author: Sam

Barrel Ceiling at the Marine Mansion

2012-02-14T08:11:00.001-08:00

After the barrel framing was complete (see part 1, part 2), Dan fabricated the multi-layered curved fascia board, complete with keystone, shown below

Insulation was added, as there is living space above the porch.

In order for the light fixture to land evenly on the soffit boards, I started installing the soffit from the centre.

Despite the curve, the soffit install went smoothly, much like a flat section of roof.

Author: Sam

Skylights and Roof-top Deck at the Marine Mansion

2012-02-13T07:32:00.000-08:00

Although the scaffolding impedes our photos of the house from ground level, it does afford us this vantage point of the roof-top deck. As you can see, the skylights have been installed temporarily. When the roofers catch up, we will removed the skylights (a 5 minute task) to flash around the curb on which they sit.

Author: Sam

Chimney Cricket at the Marine Mansion

2012-02-12T13:24:00.000-08:00

A cricket is a small ridge structure build on the high side of a chimney, designed to divert water around the chimney. The Marine Mansion's plans didn't call for one, the roofers tried to get us to omit it, but at our insistence, a cricket was built. Vancouver's climate includes not only heavy rain, but heavy snow on occasion. It is in a snowfall event, immediately followed by significant rain that a cricket will prove its worth. Without a cricket, snow will pile in the trough, building up the side of the chimney higher than the flashing level. With rain, the snow will saturate; because the water cannot freely drain around the chimney, hydrostatic pressure can force water behind the cladding, up and over the flashing and into the house. With a cricket, saturated snow and meltwater are shed around the chimney, avoiding a snow buildup at the chimney wall. In our experience with chimneys without crickets, there is a high probability of leaking in the long term, so the inclusion of a cricket was a no-brainer for us.

We chose a ridge length of 3 feet

The pitch of the cricket is ~14/12, slightly steeper than the main roof pitch of 12/12

The chimney structure is ready for rainscreen and its brick veneer cladding, and the roofing ridge cap will be added.

Author: Sam

New Two Pound Gas Meter is Installed

2012-02-10T06:36:00.000-08:00

New two pound gas regulator and meter

The new gas meter was installed yesterday and it is the fist step to getting the house heated. We still need a roof, doors, hydro and a boiler but hings are getting closer. The two pound gas meter is a little larger but the gas runs through the same lines as the low pressure natural gas. Each fixture, stove, fireplace, boiler, etc will require the larger 2 pound regulator to match the 2 pound service.

Hidden Treasures

2012-02-09T22:29:00.002-08:00

Much like in Pratt House, we have found a few hidden treasures in the Marine Mansion, including coins, post cards, pictures, and newspapers. We've also found plenty of shingle labels, though they have never been complete.
Having spent a summer as a teenager packing shingles for Goat Lake Forest Products, I have been keeping a lookout for one of these since we started stripping the roof. It wasn't until recently, however, when we set up scaffolding to strip the last few bits of soffit, that this one appeared.

Right after finding the label, I spotted this pristine washer, used to fasten the old insulation. Most others were almost unrecognizably rusted, but for some reason or other, this example remained bright.

Well as they say, one man's trash is another man's treasure.

Author: Sam

The Building Paper is on NW Marine Dr

2012-02-08T20:10:00.000-08:00

Well folks... The Stucco contractor showed up today with at least 10 rainscreen workers. I cannot believe that they were able to apply two layers of building paper to an entire mansion in just one day. It was a feat to see. They even added the peel n stick to the windows, flashed the bottoms and windows and are basically ready to add the rainscreen strips to create the 1/2"air space. The scaffold is working fantastically but unfortunately it interferes with my picture taking.

NW Marine with building paper

Front dormer with building paper and half timbering

Back side of the atrium in the process of being papered

Even the atrium received a nice new paper look.

How to Add a Skylight to an Existing Roof

2012-02-07T22:17:00.000-08:00

skylight framing

three skylights in a row

skylight framing from above

Skylights are a fairly simply installation. A typical skylight is 22 1/2 inches by 46 1/2 inches and are designed to fit in 24 " on center rafters or trusses. A 46 1/2 " by 46 1/2" skylight, like the one pictured above, will require a little framing. First cut the hole from above. Second remove the roof framing from the hole. Third add headers with hangers to support the cut roof framing as you can see in the first picture. Lastly, add the 2x6 curb to the roof and install the new skylight. The rest is just interior finishing.

Oh, and don't forget to nail or screw the skylight from the inside, even if it is just for the night, as they are prone to fly onto neighbouring roofs.

The Alternative to Pile Driving is Pre-Loading

2012-02-06T06:41:00.000-08:00

If your property is on a site that is on a flood plan or in a low laying spot there is a chance that you will be sitting on peat and your house will need to be piled. Piles are either made of wood treated with rot resistant chemicals, or steel tube that are pounded into the mud, sand, or silt and then capped with a structural concrete pad. These piles produce great vibrations that can cause neighbouring houses and buildings to have significant settling.

Pile Driving Crane

Sheet Piles

The alternative is to use screw piles that are twisted into the earth instead of being pounded into the earth, or, if you have enough time pre-loaded. For this Job the client chose to pre load the site. Pre loading is basically adding the weight of the house to the site to let the earth settle into the spot that it stay at once the load of the new house is sitting on it. Pre-Loading takes around three months to compress the ground after which it is removed.

W 49th Ave is Pre-Loaded

Once the sand is removed the soil engineer will give us a maximum time frame to have the foundation poured and back filled. once the weight of the foundation is on the site the earth will rebound slower giving us time to frame the new house on the site. This whole Pre Loading process will cost around $40 000, and take around 2 1/2 - 3 months to be ready for construction.

Pre-Loaded Site

Possibly the best side effect of the pre loading is that a once unbelievably muddy site will be clean and covered in around 6" of sand.

Websites for Construction Companies and Other Small Businesses

2012-02-05T09:53:00.000-08:00

Over the Past five years I have been thrown into the marketing position in our company. As a small business it is important to make the most of your next to nothing marketing budget. As a result, I have had to learn how to do a number of things on the Internet. Number one, we hired a company to build us a website and they added all the social networking links, facebook, linkedIn, twitter, and a blog. The facebook and LinkedIn weren't such a problem but to this day I have not had one twitter post, tweet or whatever you call them. The website proved to be incredibly expensive and complicated to update as it was built in flash and it was only updated once in 3 years.

The blog remained unused for the first year but then I read a guerrilla marketing book and it had a strong focus on using blogs as a marketing tool. I realised that our blog could be used to keep our website current and started using it.

the blog

While chatting with a friend in the Internet marketing business he has given me countless pointers on how to improve website traffic and when he went to our website on his Iphone and it wouldn't work--Flash! So I began exploring how to recreate our website.... I did some research and found that Drupal and Wordpress had customizable Html programs that I could build our website in. I have a friend who created a drupal clone of our old site in a template format that I could update myself.

The first thing that I did as a website designer was delete the twitter link!

I have now updated all the pages, added galleries for our past and current projects, added effective titles, tag words, optimized the site for search engines, added meta tags and all these things. We have had our Website for Five years and yesterday was the first time that I have received a call about building a custom house for someone that has found out about us on the Internet!

The back side of our website

Chack out our new and improved website at http://www.rmdevelopments.ca/

Seven Steps to Install Vinyl Windows in Engineered Rainscreen

2012-02-04T22:51:00.000-08:00

Vinyl windows are an art to install.

1.Ensure building paper and peel and stick is properly installed

2. Place and center window in opening

3. Add 1/4" shims under window and adjust until level\

4. Use 1 1/2" galvanized roofing nails to nail every second hole on both side flanges

5. Add 1/8" shim at every second hole on bottom flange and nail

6. Use Galvanized Window clips and 1 1/2 inch treated screws to clip top flange, space at every second hole.

7. Ensure next layer of rainscreen is applied properly

installed vinyl window with bottom flange shims

shimmed window flange detail

clipped and nailed vinyl window

Rear Porch is Framed

2012-02-04T06:45:00.000-08:00

Rear Porch

After a few days of framing in the sun and the rear porch is complete. With the large opening for the skylight it seems that there was hardly anything built but it took longer to build it like this than if it was a solid roof. This is ready for the torch on roofing now.

Back Porch at the Marine Mansion

2012-02-02T22:05:00.000-08:00

The roof covering the back porch will have a similar look to the Atrium, featuring a large, peaked skylight, with a detailed cornice.

Joel and Dan got a good start on the framing today and they'll need to keep it up as Kevin and I catch up to them with our work on the soffits.

The door this structure covers enters into the Kitchen

Nice and bright!

The roof ties into the garage, covering the back door and walkway from the garage.

Author: Sam

How to Make Feathered Corners with Uneven Soffit Projections

2012-01-31T06:46:00.000-08:00

Feathered Soffit Corner

Feathered corners are one of the tidiest ways to finish a corner with soffit. When the soffit is flat, and the overhangs are even, the corners alternate the lap in the soffit T&G material. In this case, there was an uneven overhang projection so we chose to double the soffit on each run parallel to the house. This detail will look very sharp when it is all painted up.

Soffit!

2012-01-30T06:41:00.000-08:00

The Marine Mansion has many features of the Tudor Revival homes built in the early 1900's. It is currently
being treated to new 3" T&G (tongue + groove) primed pine soffits, with half-timbering and dentil moulding work in the gables.

Primed Tongue and Groove Soffit

Tudor Half Timbering, Dentil and Corbels

Gable with Soffits

Quesnel Dr is Nearing Completion

2012-01-29T08:11:00.000-08:00

Quesnel Dr Exterior

Quesnel Dr is nearing completion as work on the exterior as well as the interior is coming to a close. The house is standing as a proud testament to all the people that have put hard work into this project. The scaffold will be removed shortly, the landscaping completed and then the family will be moving in.

Barrel Ceilings Continued with Hidden Gutter

2012-01-28T18:08:00.000-08:00

Barrel Ceiling and Curved Entry Porch Roof

Hidden Gutter with Knee Detail

Hidden Gutter detail

Work on the Barrel Roof and the Curved Entry Porch Roof Continues and is ready for the zinc roofing, potlights, and soffits. Remember to install the building pasper or homewrap behind any roofs or structures that are infront of heated house.

How to Build Barrel Ceilings

2012-01-27T06:40:00.000-08:00

Barrel ceiling plans

barrel ceiling plan section

After carefully studying these plans I was able to decipher what the architect had in mind... Barrel ceilings! At first I thought that the barrel ceilings were limited to the front porch roof projection but when I went to build it I realized that the ceilings would have to come into the covered part of the porch as well. This required turning the dropped beam into a flush mount beam as well as furring the existing porch ceiling down to match the new barrel ceiling.

You can just barely see the flushed beam in the foreground of this Pic. Today We will be finishing the barrel ceiling and after the electrician moes his box we will be able to soffit the curved barrel ceiliing for a new post.

Atrium Framing at the Marine Mansion

2012-01-26T06:51:00.000-08:00

As of today, the framing on the Atrium is finally complete. Below are some pictures of the progression since the last update.

The roof overhang will feature layer upon layer of crown moulding, necessitating an angled sub-facia (the 2x4s and top plate at the top of the wall in this picture)

We built up a 10" curb around the skylight opening and extended 2x4's above the joists on the outside

We cut tapered strips from 2x4's give the roof give its slope (2% minimum)

The torch-on roofing membrane will run up and over the top of both curbs and there will be a total of 8 drains

Finally, we established the very tall window openings and added heavy-duty, 1" plywood to the facia.

Author: Sam

Slate style asphalt shingles

2012-01-25T06:41:00.000-08:00

The slate style asphalt shingles are being installed on the garage now. They were specially imported for this house from Lousianna so with any luck, enough were ordered.

garage ready for roofing

garage roofing begins

The garage will be dry in a couple of days and we will be happy to see some shingles going down on the house roof too.

How to install flexible crown molding in a curve

2012-01-23T23:11:00.000-08:00

Have you ever seen round or curved molding?

The old way to install molding in a radius or curve was to make a bunch of relief cuts and then fasten the molding around the radius and then apply wood filler liberally and sand until it looks decent. There is a new way to curve molding now and this is to order a flexible molding from the supplier. In our case the molding comes in 10' lengths and is coiled in a circle. It can be cut with a chopsaw, hand saw, coping saw or knife and can be sanded as well as glued.

Oh and of course it is paintable.

Here are the pics....

flexible crown molding

installed flexible molding

installed flexible crown molding

flexible molding supplier

And here is the pic with the contact info for the place that supplies flexible molding.

Saved by a sandwich grill!

2012-01-21T08:08:00.000-08:00

Some jobsites have microwaves, coffee makers or fridges but we.... we have a panini grill. The past week of frigid temperature has meant that this little press has been working hard making us hot lunches. Remember, everything tastes better grilled.

Atrium Framing at the Marine Mansion

2012-01-20T06:54:00.000-08:00

For the past two days we've been blasting off some framing on the Atrium of the Marine Mansion. The design incorporates a very large peaked skylight, necessitating a complex roof framing system of PSL beams and TJI joists, at angles to each other more often than not.

We set the perimeter Lintels and the 'drag beams,' which give the structure shear strength (east-west in this photo)

Then we established the skylight RO and infilled necessary joists

How many angled joist/beam hangers can you count in this photo?

Is It Spring Yet?

2012-01-19T07:01:00.000-08:00

Despite the hectic Wintery day, Standard delivered to the Marine Mansion today.

After the beams and framing material were flown into their respective spots, we got a little help with the biggest window in the house. It is not coincidentally the last to be installed.

The crane was doing the heavy lifting, and all the hard work was already done - Joel and crew built a flat and level sill in a square opening (rectangular, if you will).

In and done. Thankfully we didn't have to drag this beast of a window up a flight of stairs.

The new chimney is built

2012-01-17T06:30:00.000-08:00

The new chimney was added to NW marine dr last week. the original chimney was brick and had had some settlement issues in the past. When we raised the house it would have taken a considerable amount of finances to keep and refurbish it. So, the house was given a new chimney that is ready to be cladded in a brick veneer.

NW Marine Windows are in

2012-01-13T07:11:00.000-08:00

The Windows are in NW Marine Dr. The doors are ordered and the roofing is in bundles on the roof. things are moving along nicely here!

How to Refinish A Wood Door

2012-01-11T06:38:00.000-08:00

Similar to yesterday, this post contains some pics from Pratt House that I never got time to share. For a look at the final product, see this post, put up by Joel in a moment of whimsy.

The front door needed some love, so Joel set out to fix it up.

In this pic, the door has been stripped of paint, filled and sanded out. A new strip of douglas fir has been glued to the left side of the door, and the holes from the old-style door latch have been filled. A strip of fir was also laminated on the right, giving the hinge screws some fresh wood to bite into. Joel has already applied three of the six 1/16" thick Douglas Fir veneers.

To apply the veneers, first, spread a thin, even coat of wood glue on an appropriately-sized piece

Spread a thin even coat on the door as well. Make sure this surface is free of any dust first.

Carefully lay the lamination evenly on the door. Firmly roll the new lamination with a dry roller to ensure a complete adhesion.
Finally trim off any excess with a sharp knife, and you're ready for stain or paint.

The Lost Post

2012-01-10T06:51:00.000-08:00

I'm admittedly low on new content, so I was going through the archives, hoping I'd find something, and sure enough, this post slipped through the cracks. HA! instant blog post.

Think waaay back to March 2011, when we were renovating

Pratt House. Front View Inside View

Similar to the 3 stained-glass windows, the window frames in the living and dining rooms will remain, though new double-panes will replace the original single-panes. We chose this approach to retain the interior woodwork, but also because the window frames are in very good shape, both inside and out. These upgrades produce an improvement in efficiency, while maintaining original style.

Ryan cuts out the old putty, routers out the frame to fit the much thicker new glass, and finally installs the new pane with silicone sealant and wood trim.

Similarly with the upper front window:

The many small upper panes in the living room window are replaced with one large double pane to fit.

The muntins were finished to the exterior trim color prior to the new glass going in.

New Pane Installed

Author: Sam

Attic/Rooftop Deck Staircase

2012-01-09T06:46:00.000-08:00

Work is complete on the final set of interior stairs, finishing the Stairwell Abyss.

These stairs, like the set up from the main floor, are a very comfortable width; after permanent handrails are installed, they will be 4' wide.

They are constructed from LVL (laminated veneer lumber) and plywood. LVL and plywood look similar in that they both contain multiple thin veneers of wood; however, in plywood each layer of wood veneer is turned 90 degrees so the grain of the wood does not all run the same direction like the veneers in LVL.

The stringers are 2x12 LVL, the risers are 3/4" plywood and the treads are 1" plywood. Fastened together with a high-end construction adhesive (eliminates future squeaks) and 3" nails and this is one solid set of stairs.

A very big beam completed

2012-01-07T22:19:00.000-08:00

Well the very big beam from our earlier post A very big beam installed has been completed. The beam has had the point loads installed, the wall sheeted, the A35 clips installed and finally a layer of half inch plywood nailed to the wall. Once this was completed the stairs to the attic could be built, but as Sam would say that I would say That Is The Topic Of Another Post!

beam and shear wall in wood frame construction

Tymkiw Residence

2012-01-07T14:52:00.000-08:00

Well, although we haven`t been awarded the contract the Tymkiw Residence has been Ronse Massey`d. This is the before pic of how how the hazardous material removal company left the house. I wonder how the neighbours feel about the state of this yard?

After about 4 hrs of work

It doesn`t look like that much when it is all neatly stacked in the dumpster. 30 cubic meters!

We also boarded up the house to keep it safe and sightly until it is time for the demolition

I hope that all our hard work on a Saturday where we had about 20 mm of sleet snow is appreciated.

Rooftop Deck Is Framed

2012-01-06T06:50:00.000-08:00

The rooftop deck at NW Marine Dr has taken a substantial amount of time and work... First off, the permit application required an approval from the UBC design review panel, then significant structural changes to the structure of the lower three floors, structural upgrades to the attic framing, handrails, windows, torch on roofing, siding, drains, scuppers, concrete topping, and much more

Rooftop Deck NW Marine Dr

View from deck

The new deck is slopes to the 4 drains and covered with a tarp to keep it dry before the torch on roofing is applied.

A Very Big Beam, Installed

2012-01-04T06:30:00.000-08:00

Contrary to my predictions in the Big Beam post, it only took some mechanical advantage and a lot of stringy muscle for Joel to winch and lever this massive framing member into its new home above an oversized 2x8 shearwall.

The manual chain hoist used to lift the beam

Xavier, ensuring the beam will be snug to the outside wall with this 2x8

A hydraulic jack preloaded the floor for the door opening cripples.

Door opening going in

The beam is point-loaded with 5-ply 2x8 posts at either end, which continue through the house to the foundation. (see the bolts through the post on the near side)

How to cut a deck into a roof

2012-01-02T22:05:00.000-08:00

NW Marine Dr roof deck

To add a new deck into an existing roof you must be carefull to add the new structural compontents before removing any of the existing roof structure. Basically you need to build the floor, walls and new beams before you cut out the opening for the new rooftop deck. This is a picture of the new exterior wall for the roof top deck. you can see that the new stair opening has been cut out and the walls with plywood sheeting on them will become the new shearwalls and exterior walls. We are installing the new ceiling joists now and we will be sliding a new ridge beam into place before we cut out all the existing rafters, collar ties and ceiling joists.

Pre-painted exterior trim

2012-01-02T00:23:00.000-08:00

exterior trim

In the great pacific wet (and west) coast it is important to seal the exterior trim with paint. One solid coat will ensure the longevity of your work on the outside of the house. For this we usually set up a paint booth in the garage as soon as it is roofed and pre-paint all outside trim with an exterior grade primer.

This represents a couple of hours of work, which will have to be done regardless, and will keep our wood dry until the summer when it will be painted by the painters. Sam and Xavier have been motoring along with a great eye for detail and are almost done the facias and barge boards on the whole house.

The Stairwell Abyss

2011-12-31T07:48:00.000-08:00

NW Marinse dr stairwell

This pic is from the ceiling joists of the attic, but this is where we have to hoist a ridge beem up and there is quite an abyss below. By the way, the rope hanging in the pic isn't a noose, its our fall protection. There will be another set of stairs and then attic access to this level which will have windows to allow light to filter down through the stairwell. There will also be a couple of chandaliers for days like this when it is pitch black out.

Steel Stair Stringers

2011-12-30T06:33:00.000-08:00

The main floor stairs were recently installed in the Quesnel Drive house. They consist of a painted steel C-section beam, a mounting track at the bottom and a hanger at the top. The tread support brackets are drilled and mounted for the proper rise/run of the home.

The treads will be hardwood to match the upper floor, and there will be tempered glass railings to meet code requirements.

Author: Sam

A Very Big Beam

2011-12-29T06:57:00.000-08:00

The owners of the NW Marine Drive Mansion have added a roof-top deck to enjoy the views West, toward the the Straight of Georgia. The permit application for this deck was submitted after the project was underway, and as such major structural elements needed to be added. When I say 'major' I'm not kidding...

The PSL Beam above measures a massive 7" x 24" and it is 21 feet long! It is the largest beam you can order from our supplier and at 50 lbs per lineal foot, this beam weighs just over 1000 lbs. The fun part about this monster is it will be installed above an already built wall in the room where this picture is taken. It will take our entire crew just to lift it safely, and I imagine it will take some serious persuasion to fit into its resting place. Stay tuned for an update on the installation.

Author: Sam

The Holiday Season

2011-12-26T21:53:00.000-08:00

Nothing says that the Holiday season has come like one of Sam`s bags of homemade almond roca. Everyone gets one of his homemade creations with lovingly toasted almond slices. the perfect balance of almonds, chocolate and festive spirit. All that we need is a little eggnog to make this pic complete.

I must admit that we ducked out of work a little early but who can complain when we are all going home for the holidays.

Tomorrow morning it is back to the job at hand and we are all happy to work off the plates of turkey and treats that we have had.

How to Reproduce Heritage Features

2011-12-21T06:44:00.000-08:00

In the Heritage Restoration business, we (carpenters) are often thrust into producing a finished product with incomplete blueprints or oftentimes just the details of a discussion with the owner. For an example of the former, in the architectural drawings of the NW Marine Mansion - in which we rely heavily on to build - an existing window which is to be kept will be drawn on the plans with 'existing' tagged above it, and no further detail. As Carpenters, we are neither Architects nor Engineers; however sometimes we are forced into being both. The Eyebrow Window is a perfect example. It is simply expected to remain as is, deispite its rotted state of disrepair and apparent lack of an engineered structure. Within this example lies one of the reasons we as a company strive to be involved with a project like NW Marine from start to finish: the ability to reproduce a heritage feature to current building code at a minimal cost and most important, a minimal time investment. Delays are the enemy, but as Joel would say, "that is the subject of another blog post."

Author: Sam

Synthetic Roofing Underlay

2011-12-19T06:39:00.000-08:00

Nw Marine Dr roof

Synthetic roofing underlay

Synthetic roofing underlay replaces the old tar paper. There are a few brands but the general idea is that they are similar to homewrap. They replace tarpaper but are more wterprooof, less tear suceptible and provide better traction when working on the roof. The roofers will generally paper the whole house before shingles are laid to keep the house as dry as possible in our wet winters. The underlay is stapled as well as strategically nailed on the marks provided.

House roof is sheeted

2011-12-18T13:56:00.000-08:00

N Side roof

Well... although in this pic the sheeting is not quite complete we went in on Saturday for a half day to get her done. There was some extra work where the false facias had to be installed and there are about ten vents penetrating the roof. The roofers were supposed to show up in the afternoon to get the paper layed and the house more or less waterproof.

The windows will be coming on the 20th and we would like to get a few installed before Christmas.

Eyebrow window

2011-12-15T07:02:00.000-08:00

While the guys were sheeting the roof I actually spent two days carefully disassembling and re-assembling this eyebrow window. The original framing was a little hokey to say the least, with no window header and only a skewed double 2x6 header spanning the whole 9' opening. The lower part of the opening is now resting on a stud wall and the higher opening is supported by a new PSL Beam. I also added a curved header and 2x6 rafters. Its hard to tell from these pics but the window is in such a state of decay that the sill has been lashed and that when i removed the window the bottom fell off.

eyebrow window exterior

eyebrow window interior

This is a pic of the eyebrow window from the inside with temporary supports. I think that this was a well spent 2 days as this window adds detail and focus to an otherwise large, angular and masculine roof structure.

South Side Roof Sheeting Finished

2011-12-14T07:00:00.000-08:00

South side roof sheeting

Well it seems like it has been weeks but the south side of the roof is finally sheeted. The roofers will be here today to add the "paper" actually a woven synthetic waterproppf product that is installed under the shingles. With a roof this large we need ot keep the house dry section by section as the roofing alone will take weeks to finish.

The curved window in the middle ( from here on in refered to as the eyebrow window) had to be completely rebuilt to meet current building codes. The original rafters were actually sitting directly on the wooden window frame which was in such a serious state of decay that some one in the past had simply flashed the entire rotten mess. I had to put some plywood gussets on the back of the window just to keep it together so that I could put it back to avoid problems in the event someone questioning the opening size.

As a side note:

The site services are now in and passsed which means that we can backfill the last corner, erect the scaffolding and get theis unsightly corner of stucco stripped.

10 000 Page views

2011-12-13T19:53:00.000-08:00

We have recently passed 10,000 all time pageviews. We have grown from 30 pageviews a month, and the statistics now show that we have around 40 views per day and 1200 per month. We are steadily growing.

I am not exactly sure how google rankings and all these things come into play but I am convinced that if we post regularly and keep our site free from advertising that our readership will continue to grow.

The most amazing part of the blog statistics is our audience where we have regular viewers from the following countries:

Netherlands, China, Aruba, Singapore, Australia, Russia, France, Canada, United States, India, Germany, Philippines, Belgium, South Korea, Ireland, United Arab Emirates, Malaysia, United Kingdom, Australia, Iran, Pakistan, Saudi Arabia, Romania, Moldova, Brazil, Romania, Botswana, Latvia, Ireland, Mexico, Sweden, Ukraine, New Zealand, Japan, Poland, Jamaica, Israel, Dominica, Taiwan, Georgia, Spain, Cambodia, Serbia, Japan, Lithuania, Bahrain, Ukraine, Czech Republic, Italy, Dominican Republic, Saudi Arabia, Ecuador, Iraq, South Africa, Egypt, Poland, Thailand, Singapore, Turkey .

A big thanks to Sam who has donated his time and posted regularly with me over the past 2 years!!!

Dawn 'till Dusk

2011-12-13T06:37:00.000-08:00

Tis the season... to work from dawn until dusk! Showing up in the dark and leaving as the sun sets can get to us sometimes, but the guys keep the mood light with a good balance of humor and hard work.
Today was a busy day at the NW Marine Mansion: framing on the atrium, plumbing rough-in, roof sheathing, interior framing changes, and site services inspections.
The pics below are at the beginning and end of today.

Author: Sam

Quote of the Day

2011-12-12T06:51:00.000-08:00

By working hard, you get to play hard guilt-free.

(Jim Rohn, American Businessman, Author, Speaker, Philosopher)

Marketing for Small Business!

2011-12-11T14:01:00.000-08:00

My marketing Rant!

This post may be a bit of an anomaly for us but I would like to say a few things about marketing for small business. I must say first and foremost that I do not have a master's degree in marketing nor do I have years of experience but since this is not my profession I think that I approach the topic from a non biased perspective.

My general opinion is that small businesses spend far too much on their marketing. The thing is... that marketing does not ensure greater sales volume, and more importantly greater sales volume does not ensure greater profitability. There is of course a correlation with marketing, sales volume and profitability but it is very difficult to quantify with relation to small businesses specifically.

Things that I have spent money on Marketing: Branding, Logo, Website, Stationary, Business Cards, Site Signs, Vehicle Signs, Promotional or Sales Items such as tickets, gift certificates, gifts and such. Money that was poorly spent or that I have spent too much money and time on.... Branding, Logo, Website, Stationary, Promotional Items.

NW Marine Dr Site Sign

Sign on our trailer that travels from site to site

Over that last five years I have learnt that the most effective forms of marketing are signs and business cards. I haven’t had one person approach me saying that they saw our company on the Internet even though our blog alone has had 10 000 page views. People ask me for my business card almost daily and countless people have told me that they have seen our signs.

In our Marketing Budget signs have, without a doubt, the largest allocation of funding.

I must also say that I am open to comments and will probably modify this position as my experience grows.

How to Install Underground Site Services

2011-12-10T08:53:00.000-08:00

drawing from hydro

After some back and forth discussions with Hydro and the gas supplier the location of the two lines were established. 3" conduit is laid in a straight line to the location at the property line given by Hydro and Fortis gas companys as you can see in the diagram they have provided above. Remember to avoid crossing the lines.

Remember to keep your sleeves separated by a minimum of 1 meter. Do not forget to add separate conduits for the data/tel lines adjacent to the hydro sleeve.

The conduits must be buried a minimum of 36" deep. At this point you have to call your inspections for both the electrical inspector and the hydro company. Once these conduits have been laid they are back filled 12" with sand before we lay the caution tape.

sleeves buried with caution tape

After the caution tape is laid the trench is back filled and then you are ready for hydro and gas connections.

Remember to keep your sleeves separated by a minimum of 1 meter. Do not forget to add separate conduits for the data/tel lines adjacent to the hydro sleeve.

Roof Sheeting and Sites Services Continue.

2011-12-09T18:09:00.000-08:00

The South side of the roof is completely stripped and the strapping has been refastened. We have started to sheet the roof in preparation for the new asphalt shingles. Needless to say, any rotten or otherwise compromised lumber is repaired at this point.

It is amazing how stiff the roof becomes once it is refastened and then sheeted.

Sites services continue but this is the subject of another post.

Angled Joist and Beam Hangers

2011-12-09T06:52:00.000-08:00

Due to its unusual shape, the Atrium at the NW Marine Dr. mansion has some interesting framing; notably, there are some areas of the roof framing where beams and joists join at 45 degree angles. To facilitate hanging the framing members, Simpson makes oblique hangers for the TJI joists and PSL beams.
Below is a framing diagram from the material supplier. The following photos are of the section in the centre of the diagram.

The only difficulty in installing beams or joists in this fashion is laying them out in the proper location and nailing off the inside corners, both of which takes some patience and finesse. Once the hanger is in place, simply cut the ends on a 45 degree angle, install the beam/joist, and nail it off.

Author: Sam

Atrium Framing @ NW Marine Drive

2011-12-07T06:42:00.000-08:00

As carpenters, we are exposed to the weather year-round, seeing everything from hot summer days to a nasty rain/snow mix at 3 degrees C. However, I think I speak for everyone when I say that a dry day at 5-10 degrees C is just about perfect working temperature; not too hot, not too cool. The past week or so has been cool and dry, which great for productivity, and we are moving along with the atrium roof framing.

Working on 10' ceilings

2011-12-06T06:55:00.000-08:00

When the ceilings are 10 feet high it takes some basic tools to get high enough to work. The basic step ladder, as seen in the first pic, is an industry standard. Light and portable the step ladder, or "steppy" as we call it, is a convenient tool. If you have used a step ladder enough times you know how many up and down trips you can make in a day. The downsides of a step ladder are that there is nowhere to keep materials at the top, your reach while on the step ladder is very small, forcing you to constantly go up and down and the top part of the ladder can be in your way while you are working.

Rest assured, there is an option to the step ladder. If you keep your floor clean of garbage and debris, you can use a rolling scaffold such as the Bakers scaffold in the second pic.

8' wood step ladder

rolling bakers scaffold

The bakers scaffold can speed up the process considerably as it provides a work platform and has room to store objects, material all within hand reach. The platform is adjustable so that you can work at a height that is comfortable.

how to build dropped ceilings by Dan

2011-12-05T06:49:00.000-08:00

Drop Ceilings 101

Our project out by UBC has included back framing of many different architectural drop ceilings. Drops can be used for many different reasons (hiding ductwork, beams, etc) or to add visual interest, especially in rooms with high ceilings.

When we started Joel said to me,” hey, I’m gonna get you to frame some drop ceilings in the basement.” I thought it would be the usual drops that you see to hide a plumbing pipe here or a piece of ducting. When he showed me the plans for the basement I suddenly realized that it wasn’t going to be your normal drop ceiling. The plans included multiple drops of different dimensions and heights as well as some radiuses…and a couple of circles…and one with a dome in it. Can’t say I’ve ever tried to frame a circle before...or a dome.

With a few quick conversations we were off though. Using a laser level to establish our heights, we quickly laid out all the elevations for the drops. It was important to set an elevation line because this is an old place and you can’t always rely on a level or measurement down from the floor joists. Once all the backblocking was done and the top plates were up we could install the 2x4 ladders. These were then hung with plywood from the top plates. We were able to get some super-straight lines using this method. As we went along the rooms became more complex and the architectural details more challenging to build. We ended up cutting templates out of plywood to make the circular pieces as well as building templates for cutting curved and rounded pieces out of 2x material.

When I first saw the plans, it all seemed very overwhelming to build. But when you get into it, it’s really cool to realize that it isn’t that hard to build these pieces. With a really solid layout and good templates it seems you could do almost anything on any scale. Each of these rooms taught me something new and I could see building some really crazy shapes and features by building on the things we learned with this part of the project.

We’ll post more pictures as the features start to get finished with board and trim details…

Tiles at the Quesnel Dr. House

2011-12-04T16:30:00.000-08:00

The tiles are going in at a fevered pace at 3608 Quesnel Drive. The owners chose to add some accents to the upstairs bathroom tiles, shown below:

On the main floor, in the kitchen, dining, and living rooms, a large (24"x24") tile makes quite a statement. Notice the pink anti-fracture membrane, which prevents the tiles from cracking or lifting.

In laying out the main floor, the installer had to ensure the tiles terminated at the stairwell, powder room door, eclipse doors, and front door in an attractive way. Once all the options were considered, he began with a ring around the stairs, moving outward from there.

Author: Sam

Vancouver Laneway House - Update

2011-12-03T08:59:00.000-08:00

Here is a shot of the concrete floors, part of the radiant heating system at the Laneway House.

The flooring choice the owner has decided on suits heated floors very well, so we are eagerly anticipating that stage of the project.

If I do say so myself, the Laneway House is beginning to look quite handsome from 18th Ave W
(The pic below is looking NE)

Big Red is also very handsome, obviously.

Author: Sam

A Post From One of Our Apprentices

2011-12-02T07:21:00.000-08:00

I asked the crew at work if they were interested in posting something on the blog and one of our apprentices stepped up to the plate. This letter is unedited, other than the name change to his jobsite nickname.
'Sven Dodgey' has just registrered with the ITA as a Carpenter's Apprentice, and thinks that choosing the road he did, to study his career through Ronse Massey Developments, was something he always will look forward to.

I came from Sweden to Canada on a temporary working visa, just 19 years of age new in Canada. No friends and not so functional in my english. A swedish certificate in meatcutting as a butcher. A certificate that wouldnt make me any good with my crapy vocabulary and my eagerness to get a job going quick.

As I started getting friends, mostly people around my own age, other travelers and also locals, most with people sharing common hobbies and interests. A few of them that became my closest friends were all of them in the construction business.

Conversations about lumber, tools, engines and structuals came up now and then. I start pick up words, for me, translated in to english. Soon I would know every name to a handy mans tools, how to poor massive concrete slabs, frame a wall, sheet a floor or build a roof.

I got in to the construction business. It started tough. As a labourer for a concrete company with huge commercial project in eye I struggled with a hard working crew, all big , masculine macho men, tattóos and raw stories. We worked fast in boiling hot weather and the most brutal rain. Sweat blood and a temper!

Time went and I went up north for a visit, I heard "good oppertunity to learn and money making" and I would actually get to do something I would like to learn more than put together huge panels and stripping old concrete forms day in and out. The choice was simple, two months made me relized that this was what I wanted to do, I had actually got out from the hardcore concrete crew to met these other builders from the artics. All of them had their stories and reasons why being there, just divorced, owed money, been to prison and couldnt get any other jobs or just wanted some quick dough and didnt mind to work 75 hour weeks. All of them had two common things together, they were all trademen and they were all good guys.

I came back to my previous apartment in vancouver and my woman and my hunt for a new job started.

My english was getting better and I start making success.

I applied for a position advertised on the internet as a "carpenters helper". I called in for this company where the boss sayd: "Talk if you can work at the same time, otherwise dont talk". Explaining that this is a not a place for friends to get together but a place to get work done. " we are a hard working crew, doing everything in construction but focusing on restoration and finishing, if you dont work hard we shouldnt bother to take each others time." All said with a happy voice.

I understood that getting this job would do me good, help me a bit on the way to be the one I wanted to be.

To get up every morning and be eager to learn is a big part of the studies I have choosen. You can choose not to study and not to learn or you can choose to study and get to know your career, the tempo you want to do that is up to yourself, but the more effort you put in to it, the more you get out from it. To get up with the knowledge that I get to learn new ways of thinking, in matter of building in a green way with high quality from good carpenters makes me appriciate my position as an apprentice and a student with RMD developments in a way I couldnt do as well in many other places.

And not to mention that all workers on site meet for a common breakfast at 10 am every work day. A regularly Get together I belive make you get closer to your co workers and you do other than work together and with a small chit chat you start to feel like an small familiy.

I hope he continues to post from time to time.

If you are interested in the carpentry apprenticeship visit the ITA website here.

Laneway House Radiant Heating

2011-12-01T06:26:00.000-08:00

The Laneway House owner decided to change to radiant heating at the 11th hour, so we checked with the engineer to make sure the upper floor would bear the increased load of a 1 1/2" concrete topping, and got our plumber on running the pipes ASAP. It all came together today, when the concrete was poured. Our friends at Luso Concrete Ltd. easily handled a job this size, and with the proper preparation, the pour went off without a hitch.
In the basement, the slab was prepped with 3/4" crushed rock levelled out, 3" of foam insulation (R12) followed by 6mil poly vapour barrier, sealed to the concrete at the foundation with acoustical sealant. Finally 15M rebar was added on an 18" grid, spaced up off the insulation no more than 2". Upstairs the water pipes were run and any holes in the floor were sealed. We poured the basement first, so that fibres could be added to the concrete mix before the upstairs was poured. This was done to avoid cracking in the slab upstairs, as there is no reinforcement (rebar).
I should mention that whenever we do radiant heating, I take pictures EVERYWHERE prior to the pour. Pictures of each room from multiple angles - redundancy is your best friend when later on for some unforeseen reason, you need to cut into the concrete. In some cases, such as the kitchen, I lay a tape-measure on top of the pipes and photograph it. This way, if there is ever a need to chip into the concrete, you can reasonably figure out where the pipes are and avoid cutting them.

Author: Sam

Mud Room is Almost Framed

2011-11-30T07:03:00.000-08:00

Work on the mudroom continued yesterday in the sleeting rain.

It is slow going but there is about the same amount of work in this little room as there is in a much larger structure. The 2x10 rafters have the tails ripped down to 3 1/2" to match the rest of the house, this way the soffit will be consistent through out.

Notice that the rafters have been cut for 18" overhangs but that the tails in this pic interfere with the door opening. You can also see that we have reused the forming plywood as exterior sheathing.

mud room with rafters, sheathing, bay window

The weather looks nice so today we will be stripping the roof off the garage and sheeting it in preparation or the new roof.

How to Cut a Door Jamb For Tile Flooring

2011-11-29T06:14:00.000-08:00

Last Year, when Ronse Massey was renovating Robinson House, I posted a couple How-To posts on cutting door jambs for hardwood floors.

Hardwood Instillation Notes
Hardwood Instillation Notes Continued

I bring up these old posts today because the tile installer at the Quesnel Drive house was installing tile under door jambs using a similar technique to the posts above; however, he just got a new oscillating saw (toy, as he calls it) which is a real time saver. It is shaped much like a grinder, though the key difference is that the output oscillates rather than turning one direction continuously. This allows the operator to safely 'plunge' the blade into the jamb without the saw flying off in one direction.

Author: Sam (Not the sleeping Sam in the previous post!)

A little jobsite humour

2011-11-28T06:10:00.000-08:00

As one of the hardest working crews in vancouver it is difficult for new guys to keep up with the pace. Nobody can blame a guy when it gets a little hard to keep his eyelids up when he stops for lunch.

Sam was working so hard last week that he needed to grab a little shut eye on his lunch break. A power nap before the last few hours of work.

It reminds me of another pic that I posted.

Ahhhh Life is Good!

Garage Demo is Complete

2011-11-27T13:27:00.000-08:00

garage interior after demo

The interior of the garage was gutted last week and the main house is being tied into it. We will also have to replace the rotten sheathing as well as some rotten bottom plates. This is the perfect opportunity to straighten the exterior walls and bolt them down to the foundation. We will also be redoing the window headers, king studs, cripples and sills as they were not framed particularly well. The garage portal (garage door opening) will need substantial upgrades and now that we have it exposed we will call the engineer to come and see what need to be added to bring it up to current codes.

Work on the Mudroom Continues

2011-11-26T09:55:00.000-08:00

The formwork was stripped and the floor was joisted and sheeted yesterday.

Work like this is slow and time consuming because we are tying into the old structure and it is hard to get everything straight level and plumb. For example: we had to replace the bottom plate and sister the studs in the garage, straighten the garage wall, drill and attach wall to new and old foundation, and patch sheathing.

This is not exactly as drawn on the blueprints so we had to cantilever the floor joists over the curb wall on the far side. We also had to insulate under the bay window (seen on the left) and cut ventilation holes as this area is now inaccessible since the floor was sheeted.

mudroom foundation

mudroom floor

how to support a steel beam in a concrete wall

2011-11-25T06:46:00.000-08:00

Steel beams should sit in a beam pocket when they are dropped below the level of the floor joists. Most steel beams will have wood bolted to them in order to mount your drop ceilings and drywall. Otherwise, there are two holes that might or might not have to have quick bolts drilled into the concrete. This beam, for instance, has had a wood spacer spacer bolted to the top of it and had wood packed to the sides once it was hoisted into place. All in al,l the steel beams are attached to the wood frame walls, concrete foundation, floor joist and floor sheathing.

steel beam in concrete beam pocket

Waterproofing Windows in Concrete Openings

2011-11-23T22:38:00.000-08:00

When the time came to waterproof the windows in concrete at the Quesnel Dr. house, the owner brought in an experienced professional for a quality finish. I was rather impressed with the quality of the install so, with his permission, I'd like to share how he goes about his business.

Below, the window is already installed, with an approximately 1/2" gap between the frame and the concrete.

First step, an appropriately-sized foam "backer rod" is pressed in the gap, minimizing the caulk needed for a proper seal.

Next, a low-modulus polyurethane hybrid sealant is applied evenly on all sides of the window.

Notice the installer's technique of subtle backstrokes, creating a rippled bead.

Now with a variety of whittled wooden spatulas and a touch of water to avoid sticking, the bead is flattened.

Finally a wet finger creates a slight concave and the final finish.

Wow!

The lowest edge of the window was also sealed to the custom flashing.

Living room and dining room dropped ceilings

2011-11-23T06:21:00.000-08:00

The living room and dining room dropped ceilings are complete and the the kitchen, nook and family room are under construction. Dropped ceilings serve a couple of functions, namely facilitating the ducting for heat and air conditioning. Stylistically, they add definition and focus to a room. These drops incorporate a lot of radius and chandelier medallions as this is a large and opulent house. There are also two elevations of dropped ceilings, one at 12" and one at 8".

I like to build the drops out of 2x4 ladders and plywood as opposed to just plywood as they are straighter, leveler and stronger. This form of construction also allows the other trades to work above the drops in the floor joist cavity without having to cut apart the drops.

There are also dropped ceilings being installed in the basement and second story but there will be more on this later.

living room dropped ceiling

dining room dropped ceiling

Work on the mudroom continues

2011-11-22T06:52:00.000-08:00

Despite the slush/sleet/snow/rain that was falling yesterday the formwork on the mudroom continued. This will link the house to the garage and is a bit of a challange as it is tying into the old garage foundation. There are also a few different formwork principles here with footings, walls, curbs, corbels, retaining walls and steps in the concrete elevations.

Inspections are booked for today and the concrete will be arriving on Wedensday.

mud room foundation

Recycled concrete backfill

2011-11-21T17:27:00.000-08:00

Recycled concrete is basically old concrete that has been ground up into new crushed gravel. It is a good alternative to clear crushed gravel and is an excellent backfill material with lots of drainage for around half the price (trucking costs are the same). You will, howeve,r have to compact it before building and you cannot use it for drain tile as there are some particles that will plug the drain tile pipes.

We found all sorts of things in the mix including: slab on grade mesh, ground up tiles and stonework, and even a hilti drop in anchor.

NW Marine drive atrium backfilled with recycled concrete

Tools of the Carpenter's Trade.

2011-11-20T08:01:00.000-08:00

Tools

Here is a shot of the tools when we were cleaning up at the end of the day. In this pic you can see: stick nailers, skilsaws, a grinder, a cut off saw, air hoses, a tablesaw, and a pry bar.

We also routinely use: compressors, chopsaws, sawzalls, laser levels, coil nail guns, hanger nail guns, pinner drills, hammerdrills, 1/2" drills, cordless drills, impact drivers, palm nailers, brad guns, pam screw guns, and chain saws.

There is also a multitude of hand tools that we use including: levels, bars, wrenches, pliers, hammers, sledge hammers, jacks, tape measures, glue guns, hilti guns, puffers, nail sets, tin snips, calculators, stair gauges, squares, chalk lines, string lines, and many more that I have forgotten about.

Attic framing continues....

2011-11-19T08:32:00.000-08:00

So the attic framing at NW Marine has come to a grinding halt. The owner has decided to try to add a roof top deck, the architect has not finished the drawings and the engineer will take a couple of weeks to catch up. In the meantime this is how the attic looks. New load bearing beams have been added and floor joists have been hung off of them. There are new 2x10 collar ties added to the existing 2x6 ties and there are 2 new load bearing walls running down each side of the house. The unfinished area in the center is where the new staircase will come up to access the new roof top deck.

NW marine dr attic

NW marine Dr attic storage

So we are going to the atrium to continue move a concrete wall, backfill, and ultimately begin framing. Work continues on the dropped ceilings and the mudroom that connects the house to the garage.

Its Saturday morning her and I am off to build some stuff!

How to remove a concrete wall

2011-11-18T06:49:00.000-08:00

Let me begin by saying that there are many reasons why a concrete wall needs to be removed. During the planing of a project changes are made by the architect, owner and engineer that are not always picked up on all levels of the plan. Sometimes the surveyor puts their marks in the wrong place, but more ofter then not the carpenter miss measures or assumes something and puts the wall in the wrong spot. I now get the surveyor to come and place the position of the walls before we even build them so this was the result of the architects drawing.

Safety First

Safety First: eyeglasses, respirator, gloves.

Begin by scoring concrete

Score the concrete using a grinder with diamond blade.

wall to be removed

A picture of the wall to be removed with "rivet buster" on top. Rivet busters are a smaller high impact high air pressure and extremely effective hand held jackhammer.

wall half removed

wall removed

Here are some shots of the wall during removal. Remember that when you are jackhammering try not to get the bit stuck between the concrete and rebar.

proper hose connection with wire

A final note: this is a properly connected air hose. Please, Please if you are doing this at home make sure that the connection is wired through the holes. I have seen one of these come off once and fly around like a giant snake attacking you while everybody around hits the ground.

Rot repair

2011-11-17T18:10:00.000-08:00

The mansion was in exceptionally good shape but we did find some some rot and this is a prime example of how the rot affected the boxer joist and both top plates of the exterior wall.

When repairing rot remember that the rot fungus will extend a couple of feet past the visibly rotten areas. you will need to replace the lumber about 2 feet past the affected area. if you do not remove this extra area the rot will turn into dry rot and continue to grow even without the presence of moisture.

Dry rot is type of brown rot decay caused by certain fungi that deteriorate timber in buildings and other wooden construction without an apparent source of moisture, which is also known as true dry rot. The decayed wood takes on a dark or browner crumbly appearance, with cubical like cracking or checking, that becomes brittle and can eventually crush the wood into powder. An outbreak of certain types of a true dry rot fungus within a building is considered to be an extremely serious infestation that is hard to eradicate, and usually requires drastic remedies to correct. Eventually the decay can cause instability and collapse in structures.

The term dry rot, or true dry rot, refers to the decay of timbers from only certain types of fungi that can provide their own source of moisture and nutrients, and cause decay in otherwise relatively dry timber. It is used in reference to damage inflicted by either: Serpula lacrymans (formerly Merulius lacrymans) predominantly in the United Kingdom and northern Europe; and/or Meruliporia incrassata (which has a number of synonyms, including Poria incrassata and Serpula incrassata) in North America. Such fungi have water-conducting strands and are capable of carrying water and nutrients (usually from soil) into buildings, where they rot timber that would otherwise be dry. Both species of fungi cause brown rot decay, preferentially removing cellulose and hemicellulose from the timber leaving a brittle matrix of modified lignin.

rot repair

We are back!

2011-11-16T17:21:00.000-08:00

Well folks... There has been an interlude in the blog for far too long but we are back with a vengeance. This is a shot that I took when we started work before daylight savings!

It has been a couple of weeks now but the site is beginning to look pretty dark when we show up these days as well.

The main and second floor of the mansion are framed out and we working on the 3rd floor and attic framing, as well as, complicated dropped ceilings in the basement and second floor.

NW Marine dr 7:30 am

The Quesnel Dr site is having the hard landscape worked on with retaining walls, fencing and grading being completed. Concurrently, the interior drywall is almost finished and paint ready.

There has been lots going on these days and we are pricing a couple of jobs for the new year. I look forward to showing some new sites.

Quesnel Dr exterior

Quesnel Dr interior

Custom Window Flashing

2011-10-16T18:33:00.000-07:00

The corner windows in concrete at the Quesnel Dr. House require a custom flashing to complete the waterproofing process. First the profile is custom-drawn, and then the very skilled installer bends end dams and the 90degree corner.

Finally the underside is carefully soldered and tested for a complete seal

Author: Sam

Special Delivery

2011-10-13T07:30:00.001-07:00

The wood window trim arrived today. Although this is simply a package of 2x3 lumber, it is clear edge-grain Douglas Fir, which makes it, for me at least, a special delivery.

Author: Sam

Quesnel Dr. Radiant Heating

2011-10-12T07:34:00.001-07:00

The Quesnel Dr. house just received the concrete topping, one of the final steps in a radiant heat system.
First, all holes in the floor are plugged with spray-foam or dammed off with angle steel or aluminum sheet. Extra care was taken because Agilia concrete will drip through rather little holes, leaving nasty drips on the downstairs finish if everything isn't sealed up top. Below, under the master vanity, pipes are covered with thin aluminum sheet and spray foamed at the edges.

The water pipes are then laid out in rows, each loop (from hot manifold to the return manifold) must be no more than 300 feet, fastened to the floor with clips.

Said manifolds:
Finally, concrete is poured over everything to a depth of 1 1/2"

Author: Sam

Good and Bad Renovations

2011-10-08T10:18:00.000-07:00

Bad Renovation

Good Renovation

Its` a shame that these pictures aren`t lighter and that I don t know how to lighten them on the computer but they are great examples of past renovations. In the first picture the door header was cut completely through so that they could install the semi circle window above the door. The second picture also has the header removed but it has a new three ply 2x12 header, of equal strength to what we are installing now, to carry the load of the house.

new vs old window header

2011-10-06T07:58:00.000-07:00

NW Marine Dr--original header

NW Marine Dr--new header

Since the windows are all removed it is time for us to begin replacing the structural components of the window openings. New headers are installed above the windows with new structural cripples to support them.

When we remove the old window header and supports we remove the nails from the exterior using a nail bar before prying them all free. Sometimes it requires a jack to get the new headers in tight but it is paramount that they are snug and level so that the house will not settle and crack drywall and interior finishes in the future.

Quesnel Drive Stucco

2011-10-05T09:59:00.001-07:00

To follow up on Joel's post, below is a picture of the scratch coat being applied over wire mesh, which is nailed over the rainscreen.

Author: Sam

3608 Quesnel Stucco

2011-10-05T06:27:00.000-07:00

3608 Quesnel

Well the rain screen is done and passed and the stucco has begun. After the home wrap or building paper there is a 1/2"airspace. The stucco mesh is then nailed over this air space and then the bas coat of stucco called the "scratch coat" is applied. you can see this scratch coat as the slightly darker grey areas. The light grey is architectural concrete and the white unfinished home wrap will be cladded with clear coated wood siding.

stucco removal is a messy business

2011-10-04T06:31:00.000-07:00

NW Marine Dr

Stucco removal is a lot of hard work but the guys are doing a good job here. After the windows are removed the guys remove one section of stucco at a time, then clean up the debris and move to the next. This way our jobsite can remain clean and tidy.

The oldest insulation that I have ever seen.

2011-10-02T14:57:00.000-07:00

oldest insulation

The house at NW marine Dr is wrapped in a product called CABOT'S double ply QUILT. This product is suitably named as it is similar to a 3' wide quilts nailed to the exterior of the house. It appears that the quilt is made of 2 layers of paper stitched in rows with what appears to be about 3/4" of grass in between. just imagine that the house was covered in a grass filled quilt and you will have a pretty good idea of the product.

Main Floor Stair Case

2011-10-01T13:42:00.000-07:00

The main floor stairs are in and looking great. There is still about a day of back framing (cosmetic walls, handrail posts, and such) left till the framing part is finished. The importance of getting the stairs built quickly cannot be stressed enough as they provide safe access to the second floor while we are working here.

NW Marine Basement framing and stairs

2011-09-29T06:24:00.000-07:00

Maids Bedroom

Basement Stairs

After the concrete slab cured for a few days the basement framing began. Interior walls are built, shear walls are sheeted, blocked, and strapped as well as trying to get all the backing in for the drywall as we go. The Basement stairs were built a quick as possible so that there was safe access for us.

The framing continues at NW Marine drive today with the main floor stairs being completed and some concrete curbs being formed outside if the weather is nice.

Old House Stairs, New Trailer Stairs.

2011-09-28T06:28:00.000-07:00

NW Marine Dr--old stair case

NW Marine DR-- without stairs

Nicest trailer stairs in Vancouver

The old stairs had to be removed for a number of reasons... First, they are impossible to get squeak free. Second, they finish and flooring won't match the new flooring. Third, when concrete topping is added to the floors the rise on the first and last tread will be about 2 inches higher and lower than the other treads. Fourth, the hands rails are too low to meet current code.

While it is unfortunate that they have to go, the stairs are repurposed and we have gained a beautiful, solid oak set of stairs for our trailer!

The first window is removed

2011-09-26T17:56:00.000-07:00

window opening

recently removed window

Well, the first window is removed and is start of a large removal and relocation of the NW Marine Dr windows. In this industry there is so much waste that we are happy to have found a home for these windows at the rock bottom cottage on Nelson Island BC.

Our friends there are looking forward to getting these windows barged up so that they will be water tight for the winter. If you remember from our earlier posts on the construction of rock bottom cottage that we have more than enough windows for the whole cottage and since I knew that these windows were ours I offered them to the the cottage...

Just a little bonus for hiring us to build the cabin for them.

New framing in an old house

2011-09-26T06:17:00.000-07:00

NW Marine DR--main floor framing

The main floor framing is underway with new psl headers, sistered floor joists, sistered wall studs and new floor sheathing. There are also three interior walls that have been converted into shear walls for seismic strength. Keep current for a detailed shear wall post.

NW Marine Dr Plans

2011-09-23T06:34:00.000-07:00

east elevation

Basement Floor Plan

This house is so large that the main floor plan is twice the size of regular blueprints. You can see that the basement has a theatre room, media room, sitting room, wine cellar, mechanical room, laundry room, powder room, bar, storage room, maids bedroom and maids bathroom.

A Busy Tuesday... and scaffolding!

2011-09-21T06:10:00.000-07:00

NW Marine Dr scaffolding

Yesterday was a busy day with.... 4 scaffolders, 6 cement finishers, 1 pump operator, 3 concrete truck drivers, 2 stoneslinger drivers, 1 rental co. driver, 4 carpenters, 1 owners agent, 1 project coordinator, and 1 neighbour.

All in all it was a busy day but the backfill is in, the slab on grade is poured, the scaffolding is being erected and the framing continues.

Steel scaffold is a little pricey but safe and engineered. It also fees up some labour for the carpenters, is sectional and reusable so there is no waste at all. We will soon be removing the windows (more on this later) and the stucco.

backfill continues.... the atrium

2011-09-20T20:36:00.000-07:00

NW Marine Dr Atrium foundation

NW Marine Dr atrium backfill

Backfill continues in the atrium. The forms are now completely removed and will be backfilled as we can get free fill from other sites... Having the ability to wait for free fill saves money for us and the other sites as well as reducing our carbon footprint.

A Foundation Sequence

2011-09-20T07:17:00.000-07:00

I dug up some old pictures of Robinson House, which show, from nearly the same spot, the different stages of construction of a residential foundation underneath an existing house. The following sequence looks at the NW corner of the building; this will eventually be the front suit's entrance.

Footing boxes, c/w rebar. Notice the four cribs - they are supporting the old house

Poured and stripped footings c/w keyway and vertical dowels for walls

One side of the foundation formwork, with rebar, ready for inspections

Walls poured and in the process of being stripped of formwork

Stripped foundation, ready for basement walls

Basement walls going in. Drain tile and damp proofing installed (drain mat to come)

Walls done, ready for house to be lowered

House lowered onto new foundation and walls

Drainage mat installed, backfill complete. Backframing begins

For more pictures find us on facebook, or look back to our earliest blog posts, from September 2009, to July 2010. For a look in person, the house is located on the SE corner of Pt. Grey Rd. and Alma St., Vancouver, BC

Author: Sam

Ronse Massey Developments Blog

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Plastic Exterior Trim Called EPS

Concrete topping is poured at the marine mansion

How to rainscreen behind stucco

Soffit around Skylights

How to Trim an Exterior Skylight

Rock Bottom Update

Leaning Arbutus Cottage

Englemaier Home update

Half-Timbered Gables

Barrel Ceiling at the Marine Mansion

Skylights and Roof-top Deck at the Marine Mansion

Chimney Cricket at the Marine Mansion

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Hidden Treasures

The Building Paper is on NW Marine Dr

How to Add a Skylight to an Existing Roof

The Alternative to Pile Driving is Pre-Loading

Websites for Construction Companies and Other Small Businesses

Seven Steps to Install Vinyl Windows in Engineered Rainscreen

Rear Porch is Framed

Back Porch at the Marine Mansion

How to Make Feathered Corners with Uneven Soffit Projections

Soffit!

Quesnel Dr is Nearing Completion

Barrel Ceilings Continued with Hidden Gutter

How to Build Barrel Ceilings

Atrium Framing at the Marine Mansion

Slate style asphalt shingles

How to install flexible crown molding in a curve

Saved by a sandwich grill!

Atrium Framing at the Marine Mansion

Is It Spring Yet?

The new chimney is built

NW Marine Windows are in

How to Refinish A Wood Door

The Lost Post

Attic/Rooftop Deck Staircase

A very big beam completed

Tymkiw Residence

Rooftop Deck Is Framed

A Very Big Beam, Installed

How to cut a deck into a roof

Pre-painted exterior trim

The Stairwell Abyss

Steel Stair Stringers

A Very Big Beam

The Holiday Season

How to Reproduce Heritage Features

Synthetic Roofing Underlay

House roof is sheeted

Eyebrow window

South Side Roof Sheeting Finished

10 000 Page views

Dawn 'till Dusk

Quote of the Day

Marketing for Small Business!

How to Install Underground Site Services

Roof Sheeting and Sites Services Continue.

Angled Joist and Beam Hangers

Atrium Framing @ NW Marine Drive

Working on 10' ceilings

how to build dropped ceilings by Dan

Tiles at the Quesnel Dr. House

Vancouver Laneway House - Update

A Post From One of Our Apprentices

Laneway House Radiant Heating

Mud Room is Almost Framed

How to Cut a Door Jamb For Tile Flooring

A little jobsite humour

Garage Demo is Complete

Work on the Mudroom Continues

how to support a steel beam in a concrete wall

Waterproofing Windows in Concrete Openings

Living room and dining room dropped ceilings

Work on the mudroom continues

Recycled concrete backfill

Tools of the Carpenter's Trade.

Attic framing continues....﻿

Attic framing continues....