Rough Framing

Despite the weather, we found ourselves ahead of schedule.  The rough framing was able to get started just before the blizzard of 2011 set in.  DoneAll Construction, LLC of Prairie du Sac were selected as the framers for this project.  Kevin and Tim have done a great job, and have been a pleasure to work with.  Despite losing a day and a half for the blizzard, and having them attend two days of classes at the Wisconsin Builders Conference, it looks like as they finish up, we will have gained a few more days.  This was a big framing job, and it was fun to watch a two man crew who worked so well together.  They worked more efficiently and faster than many four man crews I have had in the past. 

The house was framed using 2x6 studs with 1” Dow Styrofoam.   The floor system was a Trusjoist Engineered system, LP OSB was used for bracing points, underlayment and roof sheathing.  The walls were covered with Tyvek.  All of the materials and trusses were furnished and manufactured by Brunsell Lumber. 

Next: Windows and Doors

Foundation & Foundation Installation

Once the excavator completes their task, the foundation crew moves in.  Due to many changes in building science and materials, it is possible to pour concrete in just about any type of weather.  Hottmann Construction, Inc is my foundation and concrete specialist.  Mike Thole, Ken Kurszewski, Brad Wiliamson, Jim Hottmann and all of their crew are great to work with.  They begin by laying out the home and then set the footings.  TimberLane Builders uses FormaDrain for its footing and waterproofing base.  Clear stone fills the inside of the foundation, and all away around the outside of the foundation.  This insures that water can move, and will stay as far away from the concrete as possible.  After the footings are dry, the forms for the walls are set, assembled, squared and leveled.  They are then filled and covered to protect them from the weather.  The next day they are usually stripped, and the walls are ready to be braced and waterproofed.

The waterproofing and basement insulation is done by Sierra Concepts.  Andy Voeltner and his crew treat the walls with waterproofing, apply 1” Dow Styrofoam to the walls, and then use a special system called Delta-MS, which relieves the hydrostatic pressure and helps remove any water from the foundation area.  Before they leave, the basement walls are braced with a special steel bracing system.   After two weeks, the walls are backfilled:

Next: Rough Framing

Erosion Control, Excavation, Survey

Moving dirt is the real official start of a new home.  Nothing feels better than getting your boots muddy on that day.  The very first thing we need to do is to remove all of the top soil.  This is all pushed to an area where it can be stored until much later in the project. 

Next on site is the surveyor to take elevations and set stakes to insure that the foundation is in the right place.  Birrencott Surveying, Inc responded promptly to complete their task so that the excavator, LMS Construction, Inc. could begin the process of digging the hole, and installing the water and sewer lines.  The digging went well despite several feet of frost.  There was the normal surprise.  Hidden rock is usually the surprise, but in this case it was an unusual amount of top soil.  This required a change in the height of the garage walls to be increased from 3’9” to 8’9”.  This is one of the hidden expenses that are very difficult to plan for.

The erosion control was placed by my son Erik.  I am a firm believer in the sock tube as a best method of containing material within the site as opposed to silt fence.  It is easier to work with in the winter, and does a more effective job of stopping unwanted materials.  The sock tube was provided by ProBuild.  It is important to buy from a supplier that stores the product indoors.  When exposed to the weather, the sock will freeze together, giving you a huge coil which is impossible to uncoil until it unthaws.

Next:  Foundation Installation

The Building Permit

Obtaining the building permit is one of the biggest milestones of the home building process.  It signals the start of the actual construction schedule. 

Preparing the building permit is a time consuming process.  Many different processes have to be completed before it can be obtained.  The lot has to be selected, financed, and closed.  All necessary site elevations have been taken and recorded.  The plans have been finalized.  All necessary documents with the clients have been signed, and all financing is in place. 

Many different sub contractors are involved in the process.  Information is needed to provide required information to the Building Inspection Department.  Our Energy Consultant prepares an analysis of the requirements and projected performance of the home.  The surveyor provides a site plan with foundation elevation and location.   License numbers need to be checked and recorded on the application.  An erosion control plan has to be developed.  Two sets of plans need to be sent along with the application to the building inspector.  Depending on the local unit of government, it is sometimes necessary to obtain a permit from both the local community and the county.

The final stop is to return to city hall once everything has been approved.  Any extra instructions or questions the building inspector may have are addressed.  The total fee has been calculated, all of the impact fees have been added, and a check needs to be written to pay for it all.  The project can now officially break ground.

Next: Survey, Excavation and Erosion control.

Selecting Sub Contractors

Sub Contractors are one of the most important factors of creating a successful project.  It is very important that everyone involved is an important part of a team. Each of them have to understand not only their own role, but the importance that all of the others play in the finished project.  There are usually 65-75 vendors, sub contractors, service providers, consultants and inspectors involved in the home building process.  With proper communication and guidance throughout the network of the team, the project will be completed successfully and on time.

Finding the Right Price

It is one thing to design a plan, it is quite another to get it to a price point in which it can be sold.  The Parade is a great opportunity to buy a house with a lot of extra features, upgrades, new technology which is  professionally designed and decorated.  These items all add to the value and price of the house, and usually have little or no effect on the actual retail price.  The Real Estate market is controlled by the appraisal’s of past sales.  It makes it harder to get the extra features that are most important to us, when the appraisal on our home is competing with all of the stripped down models on the market.  It is like taking an average on the sales of Fords, Toyotas, Chevys, Chryslers, Cadillac’s, BMW’s, Mercedes and VW’s and saying- “The average cost of a car is $19,000,  so does that mean all cars can only be financed or sold for $19,000?” Buying a parade home is like buying a Cadillac.  You will get a lot of value for your dollar that you would find hard to get at any other time.