There Went Week 8!

It's been a busy week at the house.  We had our pre-drywall walk through on Monday.  We had a small list of items that our Project Manager has taken care of.  There is one thing still left to do, which is the bathroom rough-in in the basement.  The plumber says it's there so it's just a matter of breaking up some concrete and finding it with the measurements.  It's not a big rush, but should be done soon.

Talked to Kevin, our Project Manager, Friday.  Drywallers got all of the drywall hung and the mud is there.  They started finishing the drywall this weekend.

Looks like brick is finished or almost!  I will say one of the houses we looked at initially had siding in that little are on the second floor between the bump outs and I told Andrew over and over how strange it looked.  Sooo glad ours is brick.  Not sure if ours is correct or a mistake.  Either way, I'll take it!

Alex's bedroom.

Adam's bedroom.

2nd floor laundry room.

Austin's bedroom.

My bedroom from door.

My bedroom from front corner, looking into bathroom.

My bathtub.  Not as fancy as a lot of these houses, but this tub has built in shelves which is more than our last home, so I'm excited! :P

My bathroom.  Double vanity on left.  Toilet room on left.  Master closet in back.

Bonus room/play room.  Already getting some action!

Great room looking towards the office.

Great room in to kitchen.  Morning room on right.  Basement stairs and pantry to the left.

Morning room.  We will use this as our dining room.

1/2 of basement.

Other 1/2 of basement

Front room...purpose yet to be decided :)  For sure excited to remove those halfwalls and replace with wrought iron spindles!

Powder room.

Deck to be.

Siding should start next week.  It's really looking like a house!

Oh, and I am already thankful for my pre-drywall pictures.  I noticed that they covered 1 of my outlets in the garage!  I am sending this picture to our project manager in the morning.  Can you see the outlet???

Rate Locked

Quick update.  We just locked our mortgage at 3.75%!  I've done lots of math, including algebra to figure out what was best for us.  Either way, when we started this process in December we were estimating a 4.25% rate, so I'm ecstatic with this.

It's only a 45 day lock so nothing better slow us down! :)

Can't wait to see the house tomorrow with drywall and brick!

We have an official closing date!

Just a quick update.  Met with our Project Manager today for our pre-drywall meeting.  I brought up all of my concerns and he said they would all be taken care of.  I will follow up tomorrow to make sure.  They are planning to start drywall Wednesday and start brick that day also.

He gave us an official closing date of April 28.  Now, that is a Thursday and he's not sure with some newer mortgage laws if they're allowed to close on the last 2 business days of the month.  But either way it'll be the 27th or 28th.  Sooo excited!

Week 7 is over!

Well week 7 is finished.  Quite a few "small" things have happened this week.  First, our Project Manager got everything on our list of concerns taken care of with the framers.  The framing inspection happened Wednesday and they failed a few things...surprise, surprise.  So they are coming Monday for a re-inspection.  Electric and plumbing were completed and inspected.  They also did insulation and that is scheduled to be inspected Monday as well.  We have also scheduled our pre-drywall walk through for Monday.  So, as usual we walked the house this weekend with our dad's to see if there were any more concerns.  And now I have another list for our Project Manager!  We noticed 2 plumbing issues (a missing hose bib and no plumbing for our laundry tub) that I went ahead and text him.  He said he would get on it first thing Monday.  I feel bad being so needy, but I try to think about it like I'm helping him out :)  

Here are my other issues to bring up/ask about tomorrow.

• Missing hose bib.
• Missing laundry tub plumbing.
• They still haven't finished the roof on the front corner of the garage.
• The door frame to the basement is just a mess in general.  It's twisted and not very sturdy.
• The basement steps are all correctly, evenly spaced.  So what happens when they lay the 3/4" hardwood on the first floor?  I think that's going to make them uneven.  Just need to ask him about that.
• I didn't see the shower rough-in in the basement.  So I need him to show me that.
• Most of the windows will not close enough to lock.
• In the framing in the morning room there are no boards on the top corner to hang drywall.  
• Normally framers will glue and nail walls to the floor.  Well these framers didn't glue them, so our Project Manager had them screw them down.  When we checked, they used 2" screws to screw down 2x4s.  How does that even make sense?!?!

I also took a lot of pictures to be able to refer to later.  Not sure they mean much to anyone else, but I'm putting them here for our own reference.

Looking from laundry room into Adam's bedroom.

Ceiling in bonus room.  We will eventually need to add another ceiling fan or light because this room is HUGE.  So we took pictures to help Andrew be able to do that.

Bonus room ceiling continued.

Bonus room.

Master bath and closet at the far end.

Master bedroom, picture from doorway.

Looking from 2nd floor to first.

2nd floor hallway.  Boys bedrooms behind me, bonus and master at the opposite end.

Austin's bedroom, right next to Adam's

Austin's bedroom from hallway.

Boys bathroom from doorway.  Double sink vanity towards left.  Toilet on right next to tub.

Laundry room (from Adam's bedroom.)  Note missing laundry tub plumbing.

Alex's bedroom.  Only 1 window, but the only room with a good layout for our twin over double bunk bed that he wants.  (And it's right next to the bathroom since he insists getting up every night to pee!)

Looking at 2nd floor from first.

First floor stairs with halfwalls and the room that I'm not sure what to do with yet behind it.  Removing these half walls is one of the projects we will do before we even move in.  We'll be putting in metal spindles.  It just really opens the entry way but Ryan Homes wanted too much money to do that!

Staircase to the basement on the left.  Pantry next to that.  Half of the kitchen.

Kitchen.  This is for sure going to be my favorite part of the house!

This is supposed to be the "dining room" but we are not really sure how we will use it.  Since the boys are old enough to go upstairs I'm going to limit the number of toys on the first floor, so I'm thinking this will be more of a sitting room, with no tv.

"Morning Room" where our new dining room table will go!  The patio doors are on the right that will eventually open to a deck!  (Once we have enough grass to need a deck.)

The office is behind that wall.  Excited to have an official office and no longer have to store stuff in our closet :)

Great Room.  Tv will be mounted between the windows.  So those windowswill get blinds.

Other side of the Great Room, with no return air vent!! :)

Mudroom closet and hallway with return air vent.

Other side of the mudroom where we plan to do some built ins.  Powder room behind that wall.

Powder room

Garage wall.

Entry from garage.  Plan to paint that door black and do some built ins somewhere in that area.

Other half of back wall of garage.

Side wall in garage.  We may eventually plan to blow some insulation in this wall.

And brick was delivered!  They plan to start brick this coming week.

Dining room

Well while we're in a holding pattern so I went ahead and ordered our dining room table.  Saw & Hammer are making it for us with a bench.  8' x 3'3" should seat 8 comfortably. 

Table top similar to this

White legs similar to this.  Not quite as distressed.

Then too I want this sign, 2'x3' for the wall in the room.

And I am loving a sign similar to this for the room.

We'll still need to find some chairs and probably a rug.

I'm assuming this all goes well together?!?!  What I lack in design skill I make up in effort :)

Week 6 update

It just dawned on me I didn't update on last week.  Well for the most part it was pretty uneventful to my eye.  They have started some basic mechanics with plumbing and hvac.  Kevin told us there would be a few inspections this week, including framing.  Framing has really been our biggest issue.  I am so thankful that my father has built a few homes himself and has the knowledge to help us stay on top of that.  We walked through again this weekend.  In regard to my post of all of our framing issues, here's an update.

• Looking into the garage, the left beam up against the house is being held up by jacks but the jacks are sitting on two different 2x4s and they are cantilevered over the foundation.  You can actually see where one side has settled probably 3/8" and a gap then at the top.
• The right side beam my husband text you about last week.  One side of the jacks are not sitting on a plate and instead they have put in several shims at the top between the jacks and the beam.  That happens at both the front and the back of the garage with that same beam. 
• Around the exterior of the garage the plywood and trim are not nailed properly.
• Close to the gable the thermo-ply is not completely nailed or stapled.  
• Inside the house, the alignment of the doorframe to the basement is off by over 3 inches. 
• The stairs going upstairs are being held by 6 nails.  
• Walking around many walls and door jams are not nailed to the floor.
• The half walls at the top of the stairs are extremely loose with very little support.
• Also, it appears there is a closet framed in the laundry room, when we should be getting a tub instead.
• And lastly, the trusses and upstairs exterior walls aren't braced properly, per plan.
• One more thing, I thought you had decided the sump pump was going to go at the front corner of the house but it appears it's in the middle of the basement.  

I did text our Project Manager this morning and reminded him of these 3 issues still outstanding.  So hopefully he will get with the framers when they are there this week.  Needless to say we're not happy with this whole framing process.  Hopefully we can say that the framing inspection would've caught everything we have, but inspections can be so hit or miss so there's no guarantee.

I did get one good picture that has me thinking.  This is out of our morning room (aka dining room).  We're going to be building a deck.  It'll probably be 6 - 12 months though since our backyard will be pretty useless this summer until we get some grass grown.

There will be a patio door but it's covered in this picture.  We're planning a deck all the way to the end.  Still not sure what grading will look like.

Hopefully next post will be lots of good news!

HVAC + Type A Personality

This is going to sound silly to most people...but oh well.  Let me introduce you to my Type A personality. 

On one of our walk throughs of a Palermo under construction I noticed the return air vent at the top of the big wall in the great room.  I wasn't a fan and I couldn't figure out why I hadn't noticed it in the models.  So in walking back through the models I realized the return air vent was at the bottom of the wall, hidden behind an end table.  That I could handle.  I talked with our Project Manager about this at preconstruction and he basically said that's up to the HVAC people as to where in the home it's the best.  In the mean time I used the fabulous Ryan Homes Facebook groups to find out what other Palermo owners had.  There was basically a mix of top and bottom of the great room wall, until I found someone whose return air vent was in the hallway! I felt like I found a pot of gold!  That would be perfect! Less noise in the great room and out of sight in the great room.

vent at bottom of Great Room wall

vent at top of Great Room wall (and for the record I have seen it shifted to the right, center, more)

POT OF GOLD!!!
vent in hallway (through the top of the closet) around the corner from Great Room

That brings us to this morning. When we stopped by yesterday I saw the HVAC work had begun.  I messaged our PM this morning showing him the 3 different options I had found and told him my preferences.  He talked right then to the HVAC guy and was told top of the great room wall.  I of course wasn't happy and questioned a bit more and he said they would put it in the hallway!!!  

Hallelujah! (Don't you hear the angels singing?)
It's the small things :D

Also, an update on our list of issues from his past weekend.  These 3 issues were already taken care of.  We will walk through this weekend to check on the rest of the list.

• Inside the house, the alignment of the doorframe to the basement is off by over 3 inches. 
• Also, it appears there is a closet framed in the laundry room, when we should be getting a tub instead.
• One more thing, I thought you had decided the sump pump was going to go at the front corner of the house but it appears it's in the middle of the basement. 

And we have our first hiccup...

Welp, we knew it would come.  We have our first real hiccup.  After walking the house with my dad we had a list of framing issues.  And when I say list... a LONG list :(  Here's the list:

• Looking into the garage, the left beam up against the house is being held up by jacks but the jacks are sitting on two different 2x4s and they are cantilevered over the foundation.  You can actually see where one side has settled probably 3/8" and a gap then at the top.  (I attached a pic.)

What you cant see is that all of the 2x4s are holding up a metal beam at the top.  At the bottom you can kind of see where those 2 2x4s meet are basically "floating" and have already settled.

• The right side beam my husband text you about last week.  One side of the jacks are not sitting on a plate and instead they have put in several shims at the top between the jacks and the beam.  That happens at both the front and the back of the garage with that same beam.  (I attached a pic.)

The other beam in the garage.  We mentioned this to our Project Manager before, but I sent it in this list again just letting him know we're still concerned about it.

Same garage beam, at the other end.

• Around the exterior of the garage the plywood and trim are not nailed properly.
• Close to the gable the thermo-ply is not completely nailed or stapled.  
• Inside the house, the alignment of the doorframe to the basement is off by over 3 inches. 
• The stairs going upstairs are being held by 6 nails.  
• Walking around many walls and door jams are not nailed to the floor.
• The half walls at the top of the stairs are extremely loose with very little support.
• Also, it appears there is a closet framed in the laundry room, when we should be getting a tub instead.
• And lastly, the trusses and upstairs exterior walls aren't braced properly, per plan.
• One more thing, I thought you had decided the sump pump was going to go at the front corner of the house but it appears it's in the middle of the basement. 

I emailed the list to our Project Manager on Sunday and he got back to me on Monday morning.  He agreed there were lots of issues and assured me he had been in contact with the framers and let them know the issues.  They assured him they were not finished but everything would be taking care of.  I know it's hard to see someone's work as it is in process, but this list was a little too long for them to finish in 2 days.  So we'll be walking the house again this weekend with this same list...