Suzanne Wismer Designs

12/16/10 - Main floor supports & basement beam framing perfected

2011-03-10T09:30:00.000-08:00

Looks like the framers got a little creative when framing my old mudroom floor in. After getting the structural engineer back in to look at the structure we had to have the framers back to add an additional support beam to the floor. In addition the framing at the front door need a little more support. Now we can pass inspection...

Front door framing gets a little more lumber added....

That's better!

Now for that basement beam below the old mudroom...

New beam in place!

11/09/10 - What's this odd looking creature?!?

2011-03-10T08:56:00.000-08:00

Got a text from Electrician Derek today saying that this odd creature was laying on my floor...

Say good-bye to the old electrical panel

Here's what it looked like in place

Voila, lovely new panel

Suzanne resurfaces...

2011-03-10T07:54:00.000-08:00

Hello Followers!

No... I haven't been snoozing, on holidays nor have I thrown in the towel after having to deal with those oh so poorly behaved trades...

Rather, I've been crazy busy working hard on my reno! Too busy to post! Despite the fact that I LOVE blogging, the reno has to come first! Having said that, I have the next two days "off" (reason to follow) so I've decided to take the opportunity to catch my blogging!!! Watch out... I have over 40 posts to add today & tomorrow... my blogger will be smoke'n along with your email inboxes! Apologies in advance! ; )

The following posts will be dated as to when I took the photos.

So let me catch you up on what's been happening...

Those of you following my HVAC saga, well... it's almost resolved. The company that I originally hired did bring in another contractor from an outside company to re-do most of the work that the original installer had attempted to do. The finished product was great! (See 01/05/11 post "Now that we're all settled down" for AFTER photos) The original company agreed to write me a letter releasing me from our agreement that they would install my AC. I had decided to pull that part of the contract from the original company due to the circumstances & the original HVAC company were very willing to ensure that I was accommodated to ensure my satisfaction at the end.

What I hadn't expected was that the new HVAC company tried to wiggle their way into trying to get me to buy their AC unit by installing their own AC coil, instead of company A's, while reworking company A's ducts & coils! OMG... poor behaving trades. Thank goodness I photographed everything! Looking forward to resolving this little issue too.

I'm also very happy to report that my framers were keen to come back into my property & resolve a couple framing issues. I knew that my framer was a stand-up-guy! It took a little bit of work to get him to realize that I would not put up with less than perfect results. He, nor others, realized that despite the fact that I am not a huge renovation company, I still demanded to be respected & have my issues acknowledged. I also believe that part of the issue here was that there was a little bit of miss-communication going on as well.

I was very pleased that my framer brought his men back on site & within a couple hours had reinstalled three of my windows plus attended to a couple other issues. He was also able to show me that another of my contractors had miss-measured his framing & that you could actually rip 2x4s successfully with a skill-saw. I apologized whole-heartedly to the framer after I learned this fact. I also learned from this experience that you have to collect all the facts from all the sources before passing a judgement. Unfortunately one contractor will blame another contractor if it suits their needs. Read... one of the biggest lessons learned from this reno! ; ) I believe that this lesson has implications throughout all different circumstances in life.

Although at times my renovation has been challenging it has taught me how things can go wrong if you're not careful & even if you are careful. I will always consider carefully before I recommend a trade or contractor to a client. I absolutely treasure my proven trades like Contractor/Carpenter Terry, Painter Nathan, Plumber Steve and Electrician Derek, to name a few. I'm so lucky to have you all working on my renovation! People you can rely on in any circumstance! My 'A-Team', to quote Kimberley Seldon!

Okay, so why do I have two days off you ask?!? Well... I have been approached by a couple in the neighbourhood who have been following my renovation from the start. They have asked if I will sell them my renovation home right now, as is, so that they can have it as their forever home! I am SO flattered! Besides the fact that I believe it is perfectly laid out for the couple & their three children, I would be so excited for them to able to finish it as they liked, to their own tastes & needs. It is basically a blank canvas waiting to evolve. All the hard work has been done & now they can have fun making it theirs. I've offered free consulting as part of the deal & may be apart of getting it done for them. I have offered to stop 'ordering' product for two days while they make their decision about buying my home, hense the two day holiday!

It is funny how things can work out. After having come to a point where I have grown so much in this reno it may be time to move on to my next adventure. I know that my close friends are all shaking their heads as they can never understand how I can leave a home after I pour all my love & energy into it. I know for me it is all about the process & making a difference in the world. Hmmm, maybe I'll check out MLS this afternoon... ; )

01/14/11 - Foam Insulation Today... No visitors today!

2011-01-13T23:15:00.000-08:00

Early this morning Foam Insulator Russ was onsite to spray foam insulation. Due to the toxicity of the foam no one was allowed on-site until tomorrow.

Russ & his crew were booked to foam the rim joist ends located on all of my exterior walls where the concrete foundation meets the wood framing. In addition Russ is spraying my skylight ceiling, the only real alternative for this structure. Mike Holmes would be proud! The only exception was within the utility room where we will not be spraying foam, rather instead we will be installing top quality mineral batt insulation with a super seal application instead. Since we are not drywalling the ceiling in the utility room, the foam would need to be sealed up under drywall or plywood which I did not feel could be done effectively or efficiently if someone had to cut out perfectly fitting sealed up boards to do the job; hense the batt insulation. Foam insulation must, by code, be covered by drywall or plywood which protects the homeowners in the slight chance of fire. The fumes from burning foam can be deadly. The board gives the homeowners enough time to leave the site before harm can be done.

This was a close to the site that I could get today...

I'll take more images tomorrow once I can go inside. Tomorrow Batt Insulator Terry & his team is scheduled to spend the day insulating & adding vapour barrier.

01/13/11 - Insulating starts tomorrow!

2011-01-13T23:01:00.000-08:00

Our Foam Insulator Russ comes in tomorrow to do his magic.

Here are some before images to update you on the progress of the site...

01/05/11 - Now that we're all settled down ; )

2011-01-13T22:54:00.000-08:00

How lucky I was to get a nice little break over Christmas to regroup after a crazy December.

So here's the story...

After careful researching & interviewing I selected a company who was to be responsible for installing all of my heating, ventilation & AC for my renovation. They are & were a very reputable company in the city, years of experience, so on. Being new to HVAC I felt safe in the hands of this company. I also felt confidence that the city HVAC inspector would catch anything when they did their rough-in inspection.

Well, unfortunately I happened upon a salesman/installer who had absolutely no idea what he was doing. VERY long story short, feeling confident that the company would stand behind their name, I contacted the owner of the company with my issues, had him send out a new representative who re-installed virtually all of the HVAC rough-in in addition to pulling an HVAC permit/inspection which passed... providing we tweaked a couple items. Although the situation has not completely been resolved I'm fairly confident that the company will continue to act in my best interest. So far they have been great.

Lessons learned...

I appreciate that mistakes can & do happen. Being a perfectionist, it kills me when they do! ; ) What is important is how the company takes responsibility for their mistakes & how they look after the customer in these situations. As a side note, I understand that the only way a company can achieve an A+ rating from the Better Business Bureau is after they have shown how they have positively dealt with a customer complaint.

It is so valuable to get names of contractors & trades that you know have a proven tract record; that is, ones that others have used & you know that you can count on. Although issues can still occur despite your best efforts, it is best to do your homework before hiring anyone to come into your home, then do it again!

Business Opportunities For Me...

Part of my business that I've been cultivating is a contractors & trades referring service. I will eventually be able to give homeowners, my clients, designers & other contractors access to a contractor & trades 'living' database. It would include individuals that I would be confident in referring; that is, that I knew would not behave poorly. It would be the eHarmony of contractor & trades, each being profiled with their image, a detailed description as to who they are, what they specialized in, images of their past jobs plus client reports that I would collect following each & every job that I referred them on. Initially I will arrange to visit their job sites looking to build my database. Eventually I hope to have an amazing database of highly reputable craftsmen & women who could help you with your renovations. In addition, I will have the 'Be Sure To Avoid' list close at hand too.

Bottom line, call me if you are looking for a trade &/or have one to refer in & around the Calgary area. My Plumber Steve I have referred literally 100s of times, each time he makes me look good!

Before & after HVAC images for those who are interested...

BEFORE:

AFTER: This is how it should have looked...

12/ 21/10 - No more Ms. Freak'n nice guy!

2011-01-13T21:20:00.000-08:00

Although my renovation project has come along quite smoothly & I'm happy with where I am today, I'm shocked with the life lessons that it has taught me! OMG, who knew?!? All about people, not necessarily about building or construction.

I'm disappointed that my father, a man who knew so much, did not respect me or my abilities enough to teach, warn me or guide me in learning these freak'n life lessons.

By nature I am kind, fair & ALWAYS looking for a win-win for everyone both clients & trades alike. I'm as fair as the day is long.
Well, this past week has helped me grow into a wiser, better being. Overwhelmed by people's pure incompetence, ability to lie, manipulate & cajole the situation to suit their needs... Well no more. I've matured.

I've realized that everyone has their own agenda...including me. People don't naturally look out for the other guy; nor by nature do they all have a work ethic. I've been lucky to find a couple that do & many that don't.

My attempts to support them & give them opportunities often end in disappointment.

Time to clean house! Literally & figuratively!

First task, Mr. HVAC who has done a pathetically poor job on my HVAC installation & who this morning fails to show up as promised! BTW, he did arrive... a mere 2 1/2 hours late! His responsibility was to return to my site to redo much of his HVAC installation as per the recommendations from the HVAC specialist that was specially brought in yesterday to look at Mr. HVAC's pre-inspection work.This will need to besorted out.

I love this world of building, renovation & design but am surely dissatisfied with some of those who work in this industry.

Here are some photos that I took while I waited 2 1/2 hours for my ill fated HVAC installer to arrive......

12/13/10 - Structural inspector's approval pending

2011-01-13T21:02:00.000-08:00

I hadn't realized how nervous I was about having the framing inspection until it was all over. The city's framing inspector seemed quite pleased with all that he saw with the exception of wanting to see 8 double joist hangers added to the skylight framing for added insurance.

Having never rebuilt a house to this extent before, I was charting some untravelled territory with regard to the framing. I was fairly confident that everything would work out well but not completely at ease with the whole process. I've installed windows & doors many times, laid vast quantities of hardwood & have done extensive tiling but have never reframed a gutted house. Thank goodness it all turned out well with only one small deficiency needing attention plus a couple minor issues to deal with.

As we elected not to have architectural drawings rendered, rather to rely on my floorplan drawings plus those from the structural engineer, I was nervous as to how well the framers would be able to complete the task. For reassurance we asked the framer to give us our rough opening sizes for the window order. As luck would have it the smallest basement window came in too big. Instead of having to fight to get the window in, we've decided to replace it. Although it might make sense to get the rough openings from the framers who frame window openings for a living... tip...don't do it. Instead, give them the rough opening sizes to work to, so as to avoid later issues.

Another small issue which was fortunately caught before the inspection was to do with the fact that the framers neglected to refer to the structural engineer's drawings when they were filling in an old sunken mudroom area. As a result, the structural engineer had to be brought back in to inspect, a new plan devised, a few electrical wires cut & a new beam installed to ensure that the structure was sound. All was well in the end.

Lastly & most importantly, I was able to learn that it is essential to get any work promised by any & every contractor in writing for fear that the discussion or some of the details from the discussion might be forgotten along the way. I can't emphasis this enough!
I rescently posted a tweet that said "Everything I learned about life, I learned from my renovation." Not bitter, just oh sooooo much wiser ; )

Now you know why I haven't blogged for a while. And the good stuff is yet to come...

12/13/10 - Beautiful day for an inspection

2011-01-13T20:03:00.000-08:00

We've had our electrical inspection last week & Electrician Derek's great work has passed with flying colors!

Structural inspection will occur sometime today...

Added note:

A month has gone by so quickly! I'm sorry that I've been too busy to post my blogs!

In addition to enjoying a nice quiet Christmas, I was able to get a bit of much needed rest. I really enjoyed hanging out with the kids during their Christmas school break & was sad to have them go back.

Just before Christmas & for the few weeks after we have been busy preparing for & having all of our rough-in inspections. These included plumbing, electrical, framing & HVAC. Unfortunately we ran into a couple of unfortunate & unforseen snags which pushed our schedule back. I'll try to catch everyone up...

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12/20/10 - Security system rough -in...

2010-12-20T10:35:00.001-08:00

Security system installers Dave & Bob make short work of getting the house roughed in for a security system.

Smile Dave!

Door connects are installed. If one of the doors are opened while we have the alarm system activated a siren will sound & the monitoring company will notify the police of the situation. All four of our exterior doors are outfitted with door breaks...

-

Glass break sensors are installed. If a window or door glass is broken the alarm will sound.

Window contacts are installed within the window frames. It is essential that the basement slider windows are alarmed as the windows are so much larger now & access is much easier.

Bob is busy neatly making sure that all of the wires are neat & tidy...

These boys weren't shy! Eh Bob!?!

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12/7/10 - DD tub is in...

2010-12-13T07:51:00.000-08:00

Quick update...

My darling daughter's tub/surround is in! We'll need to wrap it to protect it from any mishaps! ; )

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12/7/10 - An afterthought that makes a huge difference!

2010-12-13T07:38:00.000-08:00

I often say that a house will often renovates itself, that is, it helps you make decisions that you may not have considered as important or necessary when in the initial planning stages.

Within my basement we had a post that was positioned in such a way that we had not thought that it was necessary to remove. Here it is in the right side of this photo....

Well, here it is removed!!!

Initially it seemed that it would not really add value to remove it, if anything it created defined spaces in the room. Well... having the room all framed up, it was obvious that it had to go. Removing it would allow us to have a huge, lovely great room!

So... today it was removed thanks to my awesome framers. They brought in two 22' long metal beams, attached them to the existing wood beam plus additional support as outlined by our Structural Engineer.

To finish it, the boys attached 2 x 2 lumber framing to the new beam so the we can attach drywall to it Very nice work Dustin & Kevin! How heavy was it to get downstair?!? I forgot to ask!

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12/06/10 - Talk about a gift from the renovation gods!!!

2010-12-06T21:11:00.000-08:00

Recently while showing finish carpenter Jim our new kitchen layout, I was describing to him the range-hood that I really wanted... one of those oh so lovely copper range-hood that I've spied on the internet... what should he do but tell me that he had a cabinet maker who had one of those lovelies & might part with it. A day or so went by & then to my surprise Jim showed up with this beautiful unit..asking if I might want it!?! It was love at first sight!

The only problem is that it had a small dent....

Jim's lovely wife & fellow designer, Karen, called around and was able to get us a fair quote to repair the dent. Oddly enough, we believe that the company that she secured to refurbished the hood was the company that made it initially! Stay tuned to see how we make out!

If it turns out well, it will be an amazing addition to our kitchen!

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12/06/10 - Gas lines are run

2010-12-06T20:40:00.000-08:00

We've run all of our gas lines that will be required...gas range, gas fireplace, outside valve for gas BBQ. We're good to go!

We're currently sourcing our gas fireplace unit & once again we've opted to purchase the same unit that we have installed in our past two renovations. Although each renovation has been finished quite differently, this unit has proven to be quite versatile... beside the fact that we haven't found a gas fireplace that we love the looks of more!

It a lovely Valor Horizon direct vent unit that can be accessorized to make it really pop! That is, as shown in the image, we'll add the lovely double ' fenderfire' doors, decorative fret (front grill), log set & amazing cast iron surround. Now to secure the most competitive price...

Pulled this off the net to show you what it will look like...

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12/06/10 - HVAC is ALL done...

2010-12-06T20:09:00.000-08:00

Heating, venting & air conditioning (HVAC) rough-in is all done with the exception of the installation of the air conditioner. Basking in the minus 20 degrees temperatures these past few weeks has made it a little difficult to get excited about AC! I'm sure it will be appreciated one day...about 6 months from now! ; )
Here's a quick look at the finished HVAC. I'm concerned about the finished product. I've issues with the joints, round pipes protruding out where my drywall needs to lay. Will need to follow up tomorrow.
Basement heat vents.

Basement ceiling round-pipes & air returns

One of the heat runs supplying main floor

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12/06/10 - Drains & water lines...

2010-12-06T20:02:00.000-08:00

Plumbing rough-in is almost done as drains & water-lines are being installed...

Looking into laundry area, through to the main bath

Plumbing for one of the two vanities in the ensuite

One of the two kitchen sinks

12/01/10 - Late night shopping...

2010-12-06T19:11:00.000-08:00

Picking up 10 closet units from IKEA before they close for the day! Thanks to the two great IKEA gentlemen who helped my with this extremely heavy load! My back thanks you too!

IKEA PAX wardrobe, especially when 'built-in', can function as highly efficient closet systems. In addition to selling the wardrobes, IKEA also sell a swack of great accessories that fit within these wardrobes... allowing anyone to create their 'dream' closet. I've used them in the past two renovations that I've done plus recommended them to many others & always love the results!

Today I spoke with the lovely woman that purchased my second last reno & she told me that the closets are one of her most favorite things about the house!

I feel that you can never have too much storage! ; ) How about you?!?

Thanks YYC IKEA! Now ready for framing in these wardrobes tomorrow!

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12/06/10 - Windows are going in...

2010-12-06T07:29:00.000-08:00

Our windows have been delivered & ready to be installed! Time to take the plywood off & get these units in! Framer Steve & his gang did an excellent job preparing & installing the windows! I'm so impressed that the minute the windows were here they made time to help me get them in! Thanks guys!

Now it's time to replace the plywood & let the sun shine in! Kevin needs to prepare the opening to receive the window. He's applied Tyvek wrap on the exterior wall of the house. He will then apply a bead of calking to the base & sides of the window opening, add window wrap & then insert the window. This preparation is essential to ensure that the windows never leak...

First one in! What a difference it makes in our living room space!

Garage window opening is being prepped...

Garage inside

Bay window opening is being wrapped & prepped...

Den window waiting patiently...

Ensuite window...

11/24/10 - Let there be light!

2010-11-25T23:11:00.000-08:00

Woohoo! Pots are now functional & looking great in the basement great room...

11/22/10 - 2010 vs 1976 Residential safety codes

2010-11-25T23:08:00.001-08:00

We were very happy to have the new garage man-door framed in which gives us much needed to access to the garage from the house. In 1976 when the house was built it was considered very unsafe to install doors which opened directly from the house into the attached garage.

Well, not any more...

(Images)

I wonder how may other residents in my community would like a garage man-door 'and' a mudroom?!? Call me!

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11/19/10 - Friday update & we're freezing in YYC

2010-11-25T23:06:00.000-08:00

Yes, it's Friday & I haven't posted all week...

Instead we've been busy trying to keep warm! We've had a dump of snow in YYC & a cold front move in! Our first real taste of winter this year. Hmmm taste, no, asmorgasbord! We've been experiencing minus 20 dergees-ish regularly! Freezing cold... I mean REALLY cold! (Remember that we have plywood for windows, no insulation, vapour barrier (plastic barrier), drywall or heat anywhere!)

Did I mention that I'm not fond of winter?!? ; )

Space heaters are a necessity! Electrician Derek picked me up 2 - 5000 watt units to help keep everybody from freezing...

I wish I had a flash on my iPhone so that I could show you what Plumber Steve rigged up! Let me describe what is in the image. There is a garbage container turned up-side-down resting on my main water supply for the house, right next to the furnace which is currently disconnected while wiring & gas get relocated. We have borrowed a heater from the HVAC guys which is directed towards the water supply pipes. The goal is to keep our water pipes from freezing. This solution works great!

Electrician Derek is pulling wires...

Stop & smile Derek!

Nice mess of wires Derek! ; )

A 'cluster' of wires...

Here is what's left of our old electrical panel...

Lovely new panel soon to be wired up...

Derek had a great idea for a way that we can pretty-up all of the low-voltage wire that is running to the electrical panel...

Leviton Media Panel

Derek texting his supplier for the cost

Electrician Jordan boring holes in the floor joists to run wire

Now that's a drill

Ah common... Smile Jordan!

Pots are almost all in & wires are getting connected...

An 'S' with a line through it signifies 'switch'

Theatre light valences boxes...

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11/16/10 - Kitchen is all mapped out...

2010-11-25T23:02:00.001-08:00

With electrical & plumbing soon to be roughed in for the kitchen we need to confirm that we like the placement of all of the cabinets that we have chosen. Being a very visual being I've opted for drawing the cabinet placement of the floor. I really like doing this & will do it for clients too. Sometimes I use green tape which also provides more contrast & allows you to really feel the space & the flow.

9B means 9" base cabinet

A 24" base cabinet with 4 drawers goes here!

Marking the center point... then adding our 36" gas range.

If it were not so dark in the house I would have shown you the entire layout! It's exciting to see it all drawn out!

11/15/10 - Monday morning & we have a busy week ahead!

2010-11-25T23:00:00.001-08:00

01/14/11 - POST UPDATED

Today we will have four different trades working on-site!

Our Electrician Derek & Jordan officially starts today & will spend the balance of their time wiring our house. Our Plumbers Steve & Dave are just finishing rough-in & will be running water-lines mid week. HVAC are installing round pipe... nearing the end of their work. Lastly Carpenter/Contractor Jim will be doing some prep work before we install our new gas fireplace, built-in closets, drywall & eventually our new kitchen.

Everything would be wonderful except for the fact that it is getting colder in Calgary, thus in our renovation site! I mean REALLY cold! Remember that we have plywood for windows, no insulation, vapour barrier (plastic barrier), drywall or heat (!!!) anywhere!

Here is an update as we start the week...

Electrical is underway...

Pot lights are starting to appear!

Here is the main floor bedroom hall.

Wires are being 'pulled' to their respective electrical boxes...

Like my drawings on the floor?

That circle with two lines in it means that I would like at 'plus' at this spot.

Yep, that means I would like a plus on the wall.

11/15/10 - HVAC Continues...

2010-11-15T11:44:00.001-08:00

01/14/11 - BLOG POST HAS BEEN UPDATED

Squeezing round pipes between the joists...

[IMAGES DELETED]

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11/12/10 - 38 bags of concrete...

2010-11-15T11:43:00.001-08:00

Plumber Steve worked late into the night filling in the holes in the basement floor. He informed me that he required 38 bags of concrete to do the job!

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