cb, the windows are gorgeous. The views are gorgeous. What a house it’s going to be!
Clearly you made the right decision on the ceiling/wall vents. It’s so interesting to be able to be a spectator while you consider options and make decisions. I am in awe of your knowledge and skills, and so appreciative that you continue to keep us informed about all the minutiae and the technical, bureaucratic, behind-the-scenes things that most of us never even think about when looking at a house.
Congrats on getting the house ready for inspection today. Keep focusing on those positives.
FWIW, I agree with your HVAC guy about the ceiling vents. I prefer for them to be as unobtrusive as possible. When we had the ceiling of our sunroom painted a very pale blue, I had the air vents painted to match to they would not stand out.
That was a good call on the outlet in the master bathroom. We have two of those crazy seats and dh said his two favorite upgrades in our bathroom remodel are the washlet seats and the heated floors. We’re looking to add outlets in two of the guest bathrooms so we can put washlet seats in them as well.
I like Colorado_mom’s idea of hanging photos of the sunset views. You could have a few stretched canvas prints made of your photos and set them on easels if you don’t want to put holes in your new walls.
LOVE the look of the staircase windows from outside, and the surrounding structure! It really adds interest to that side of the house, architecturally. Sort of an echo of a lighthouse/Arts&Cafts kind of thing.
What a nice surprise. And the new upstairs is just a knockout.
Passed inspection!!! More later
Ok, I’ll admit that I want one of those Toto bidet lids. I was wondering where the power would come from to heat the water… Oh well!
Congrats on passing inspection!
Previous owners put in an outlet near our current toilet (as part of wiring for a heat lamp). He really, really wants a Toto with the goodies attached.
Google has them in their MV offices.
“Google has them in their MV offices.”
Gross. A public washlet? I think I will pass, like I would pass public drinking fountains. 
Congrats on passing the inspection, cb!!!
Came home at 4pm and realized that I was dangerously not functioning from 3 weeks of extreme stress. Told myself I was going to enjoy a glass of wine to celebrate but wanted to put my feet up for a moment.
2 hrs later I woke up out of a coma on the couch:)
Even though I promised everyone we are not working this weekend the painters need to get our tails and eaves primed and painted before we can put the felt and flashing on the roof. They have another job next week. So I’m going to have to trudge over there tomorrow.
I am going to work hard on my schedule this weekend and should have a full update
Take care of yourself, coralbrook. Naps are good.
FINAL SCHEDULE
Just finished working through all the details of the final schedule. I needed to do this to make sure that I have lined up all the trades to come in and finish up the work. Stucco guys are getting started on Monday.
I am shooting for photos somewhere between November 17 and 22. Hope to have house listed just before Thanksgiving weekend. As usual, we will still have some details that need to get completed while the house is listed (mostly trying to drywall and clear out the basement)
Here are the main things that need to get completed for photos:
Paper, flashing and roof tile installation
Stucco exterior
Install kitchen cabinets, appliances and countertops
Tile everything
Finish large living room deck and install tempered glass railing
Waterproof upper decks and install tempered glass railing
Insulation, drywall and painting top floor
Dumbwaiter doors and details
Shiplap deck ceiling
Paint top floor
Trim and casing around all doors and windows
Flooring installation, sanding, refinish and final coats of poly (this is the biggest issue because we have to stay off floors for one week)
Front yard landscaping
Build fences along back of house (this might be able to happen between photos and open house)
Pour driveway
Install vanities and toilets and fixtures
Install all lighting inside and outside
Install mirrors, towel bars, etc
Baseboards
STAGE!
SCHEDULE TO DATE
Here is what has transpired to date:
Purchase February 2nd
Demolition
Rewired house and reconfigured hall bathroom and bedroom
New panel
Redesign house and make decision to build large addition
French drain and large shotcrete on hillside
March and April
Installing new windows and going through two early permits
Build hall bathroom to completion
Rebuild old deck
Build front gate and wall
Restucco exterior of existing house
Shoring up basement and crawlspace
New main line plumbing and reconfigure kitchen
Long time working with engineer to get plans complete
Built two large fences
May and June
Start all structural work under house per plans (June 8)
Build basement bathroom
New sewer line
Removal of driveway and retaining wall
Grade and form for foundation
New trees
Water heater installation
HVAC installation
Permit approved June 22
Foundation forming inspection passed June 23
July
Build foundation and all structure in basement and garage
One week delay fixing foundation elevation
Garage walls and ceiling completed
Structural, plumbing, electrical, kitchen vaulting (major effort), two staircases
Living room windows and french doors
August
Dumbwaiter shaft and installation
Main floor framing, electrical, windows and plumbing
September
Main floor drywall and painting
One week delay between rain and roof truss debacle
Top floor structural, framing, roof, electrical, plumbing, windows and doors
Roof plywood installed and existing roof venting, flashing and paper installed
BOTTOM LINE
One month to figure out design and work on critical infrastructure issues
Two months to work on everything possible and wait for engineer
One and half months to wait for City (start working to plans)
Three months to build 1200 sq ft living area, two staircases, 200sq ft of decks, 500 sq ft of garage and exterior closets
Another month needed to get roof complete, decks waterproofed and stucco exterior
We are way ahead on painting since all doors have been painted and are ready for install
I don’t know how they did it… but two painters finished priming and 2 coats of Behr Marquee black on the eaves and tails around the whole house by 11:30 this morning. That was one dangerous job. Plus, I made sure they covered the western side with plastic while they were spraying because I don’t want one drop of paint to get on the neighbor’s house. That would be a disaster
I loaded some photos but it’s hard to tell the changes in the shadows of the eaves.
Today the stucco team will be out in full force. Four guys are coming to wrap the house with the black paper and chicken wire and tie in all the flashing. Luckily the main guy is a stickler for waterproofing the house and is very meticulous about sticky flashing and metal flashing everywhere. He is going to make sure that the water does not intrude anywhere.
We really have a tricky mess because there are several areas where the old stucco has to be tied into new stucco and a lot of nooks and crannies up in the deck and balcony area. I am going to assign one member of my team to go around ahead of him and fix and trim anywhere the stucco guy needs corrections. Also, we have two original decks that are hugging the house (off bedroom to back yard and living room deck). We have to dismantle these decks away from the wall and pull the ledger boards off the exterior walls. They are tied into the house with huge bolts that are not cooperating because of their age. But it is really important that the stucco is finished watertight. Another area of expense that buyers will never notice
New Comparable on market
3536 Lowell, 92106
3/2 3100sq ft, nice home with harbor view (superior) just came up for sale. This one worries me. Harbor and downtown view is considered superior by some buyers, but I need to drive the location. I’m going to watch how fast it sells
We finished most of the stucco paper and chicken wire wrap today. It was quite a scramble because my guys had to stay one step ahead and finish a lot of flashing. I didn’t realize that the roofing guy had not put all the flashing up around the front staircase area and some work needed to get finished for the stucco guys.
Also, the front door lockset got put back on and I just hope some gorilla doesn’t mangle it again.
Walnut flooring got delivered to get acclimated to the house. If all goes well, it will start getting installed about Oct 26
I loaded some new pics to the Flickr group.
P.S. I received a notification that I am not supposed to linke to photos. I’m not sure if that refers to linking to Houzz and Home Depot product photos, or linking to the Flickr group where we share photos. So, I don’t know whether I can post any more links to decoration items I am working with.
I don’t see the views there as superior. And it appears that most of the rooms don’t have the view.
It does have a superior kitchen and a striking master bath. I think it is important that you do your best not to skimp on appliances and fixtures in order to secure the best price.
I do not like that kitchen. And the pea green room (slide 19 of the 23 on Realtor)? Are those power lines in the windows??
Well, I’m not crazy about the aesthetics of the kitchen, but it does have some things like a 6-burner range and so forth.
CB, it appears that links to commercial sites like Lowe’s and Houzz are fair game in the other threads. Otherwise, half of the Cafe would be decimated, and the other half then will be too political. What can’t be linked for sure is Pinterest, social media in general, and Flickr (but fine to sent via PM).
Thank you for the clarification. We need to make sure we don’t post the actual link to the project photos.