Page 4 of 58

Drywall and Priming

The drywallers put in some long hours, some evenings not wrapping up until after 7 pm. There was a week where not much progress was made after everything was hung while we waited for the GC to get a trailer to haul away debris, and then for the trailer to get emptied and brought back. However, as of Thursday afternoon, everything was mudded, taped, and sanded.

The GC had advised me that we wanted to prime right away after they finished because often you don’t notice drywall imperfections until after you prime. That was certainly the case in the basement where I did a lot of my own mudding and sanding, thought it looked pretty good, and then was disappointed after we primed. As a result, he didn’t want to pay them until we had primed and inspected, which made sense. However, he also let me know that they start asking for money the moment the job is done. In this case, that started last Wednesday when he asked if the priming was done and I responded that the drywallers were still there and working. He said they were already asking for their money.

With the pressure on to get the priming done, I picked up the paint sprayer I had lent to Dean Wednesday evening. I’d already picked up two five gallons buckets of PVA primer (recommended for fresh drywall) and a hand masker, a really cool tool that lets you put up masking tape and plastic over windows at the same like a tape gun. Thursday and Friday evenings after work I masked off outlets, can lights, vents, and windows in preparation.

Using the hand masker to cover windows (the noise in the background is Dean with the sprayer)

Saturday morning Dean arrived and we set to work using the sprayer. I’ve previously used the sprayer to paint the second floor as well as the ceiling of the basement, but it’s been over five years, so it took us a while to work out the best technique. We started in the attic, since I expected this and figured I’d rather have the mistakes happen up there. I did manage to screw up a couple of spots where it went on too thick, but we got the hang of it and made decent progress. We quickly realized that the ten gallons wasn’t going to be enough and Dean picked up three more five gallon buckets.

Unfortunately, we ran into problems as we got to back of the second floor. The gun started getting jammed, so I’d clean the nozzle and get back to it only to have it jam again on shorter and shorter intervals. We decided maybe we needed to clean the whole sprayer and pick it back up in the morning, so we got it all washed out. Sunday morning before Dean got here I set the sprayer back up and tested it, and it jammed immediately. We considered buying just a new gun for the sprayer, since the nozzles and filters aren’t available locally, but the price difference was such that Dean left to go pick up a whole new sprayer. I figured if we did get it working, we’d have two and be able to get everything done more quickly.

I did some more searching and found the solution was actually incredibly simple: you turn the nozzle around (from “fan” to “cone”) and blow the other way, which clears the obstruction. Then you flip it back and get back to it. It takes ten seconds! I called Dean back and we got back to work, quickly wrapping up the second floor while I finished masking the first floor and moving things out of the way.

With practice on our technique and better knowledge of the tool, we got the entire first floor done in record time, at least until we ran out of paint! I found a gallon can of primer in the basement that we’d been sitting on for five years and we were able to wrap up the back of the first floor. The new primer was much thicker and didn’t spray as easily, and even so there are some thin spots since we used that up. All told, we sprayed 26 gallons of primer to do the whole house!

I will say without a doubt that while the sprayer has a learning curve, it is so much faster than rolling and has such a good result (when you do it right). We’ll use the sprayer to paint the ceilings as well, and then use the roller attachment for the walls. After priming, we did find a few spots where the drywallers could have done a better job and they are supposed to come out and touch up. Actually, they were supposed to come this morning, so who knows? A big thank you to Dean for all his help this weekend!

Damage Control

It’s exciting to see progress being made. The drywall is hung, the front porch is shaping up, and debris is being cleared away. Unfortunately, it hasn’t all been good news. During cleanup, one of the drywallers stepped on a loose drywall screw and punctured one of the radiant pex tubes in the floor. While it’s possible this could be patched, it would be better to re-run the whole loop and be confident it won’t spontaneously start leaking down the road and ruin floors, ceilings, structure, etc. Each floor has six pex loops that are roughly 200 feet of tubing. The puncture is on the second floor in the main bedroom closet, but that loop goes clear down the hall into one of the front bedrooms, because of the layout I designed to make each loop as close to the same length as possible. The damaged loop is the yellow one in the plan if you follow the link.

Drywall screw puncture and leak in pex tubing

So, since I don’t have a radiant heat contractor to fix it for me, I ordered another 200′ of tubing, disconnected and removed the ends that connect to the manifold, carefully pulled up the whole loop while draining it into a bucket, vacuumed out the track, re-caulked it with the heat transfer caulk, hammered in the new pex tubing, re-filled and reconnected the line.

While I was making these repairs, it occurred to me I haven’t covered all of the other damage the contractors have done of late. Let’s rewind the clock back to the holidays. We went to visit family as the work on the siding was wrapping up and the electrician was working on the EMT conduit. My front door has a smart deadbolt that I can control remotely, but the door latch was starting to get a bit weak (it’s on a heavy door, after all). I probably should have sprung for mortise locks, but that’s another matter. Anyway, the deadbolt failed to unlock occasionally. The electrician couldn’t get in one morning and we weren’t home, so we unlocked the basement door where he could get a key to the back sliding door.

We got back to discover that the threshold to the fiberglass sliding door had been completely shredded. An image of the wheeled toolbox that the electrician hauled around popped into my head, but he never fessed to it. I told the GC and he sent over one of his guys to figure out how to repair it. I gave him the information on the manufacturer and distributor and waited. And waited. I knew it had taken a while to get the windows and sliding door in when we ordered them originally so I was pretty patient, but after a few months I asked the GC about it, who asked his guys, and no one apparently had any recollection of this problem or doing anything about it.

Despite my frustration, I took his advice and emailed the manufacturer myself, which initiated a new waiting game of weeks and weeks of follow up after follow up. Finally, I managed to get an order submitted and paid for. The delivery was surprisingly quick after that. Rather than endure more delays, I just fixed it myself, first removing the door and the fixed side and pulling out the existing threshold. I discovered the next challenge was fitting the new threshold in. I didn’t want to crack it (fiberglass is strong but a bit brittle), and there wasn’t much flex in the sides. I wound up trimming it slightly short so it would fit in, and then caulking the gap. Finally, after six months of walking around the house to get in because we couldn’t use the back door, it was repaired. I also replaced that door latch, so the front door is good now.

Next up was drywall delivery. The truck driver insisted he couldn’t fit into the alley and craned the drywall in from the street. The drywallers opened up the casement windows on the second floor and attic to crane it in and somehow managed to disconnect the arm that operates the window and then leave it that way. This one was at least relatively easy to repair, but it involved unscrewing the track from the bottom of the windows, and then the screws didn’t screw back in securely without adding some glue. Worse than this, the driver managed to break our neighbor’s car window as he hoisted drywall over it. We didn’t know this right away because he didn’t confess and we had to discover it from photo evidence later.

Another leak!

Most recently, today, I went to remove the piece of drywall in the master bath shower area that I had asked them not to drywall. Imagine my surprise when I removed a screw and water started shooting out of the wall! They had managed to puncture the copper water pipe that goes to the overhead shower head. As luck (forethought?) would have it, I’d splurged on a shower valve body with integrated shut-off valves and was able to turn this off without having to leave the water shut off for the whole house. I texted the GC to hopefully have the plumber come out and fix this. This wouldn’t have been an issue if (a) the plumber had used one of the metal plates designed specifically to prevent this, (b) the drywallers hadn’t put drywall there in the first place, where I had asked them not to and clearly tile backer should be, or (c) I had managed to finish putting the tile backer in before they started.

In summary, contractors are frustrating. They break things a lot and they often don’t even tell you. Over the years, there have been many other incidents. I’ve been operating throughout the contractor process with the idea that making it an adversarial relationship would make things worse, but it’s hard to stay calm and positive in the face of ongoing damage to a house we’ve spent so much time, effort, and money on.

Holy Hanging Drywall!

Tuesday morning the drywallers showed up to do a walk through and make sure everything was ready to go. I told him they could get started and pointed out a couple of things, including the security system wiring and the sections of tile backer and insulation we hadn’t finished yet. They said they would start the next morning at about 8:30 and work floor by floor and the whole thing would take about two weeks. Since the first floor was completely ready, starting there made sense.

That evening, Sarah and I worked to finish up the insulation on the stairs and cleared out the remaining stuff on the first floor (except for some materials the porch guy had put inside the front door and the giant boxes with the AC condensers). Having dealt with contractors frequently for the last few years, I wasn’t surprised that they started at 7:00 am the next day and only slightly surprised that they started with the attic instead of the first floor. They managed to get the whole attic hung and a decent chunk of the second floor.

Attic bedroom with drywall hung

While they did manage to keep most of the security wiring sticking out where it was supposed to, they totally covered up a small section of wall on the second floor where we hadn’t finished getting the insulation put in and put drywall in a section of the master bathroom where I hadn’t finished the tile backer. That evening we scrambled to finish up the last of the insulation, spray foamed the walls where the electrician had left a hole in the wall, and I put the tile backer up in the kids bathroom.

Yesterday, they got the rest of the second floor hung and today they started on the first floor, with the ceilings done and pretty much the whole first course of the wall. At the current rate, it will all be hung in one more day, though I’m not sure if that will be tomorrow or Monday. I also don’t know when the porch guys are coming back; they haven’t been here all week.

Drywall hanging walk through

This is exciting, to be sure. We’re thrilled to start seeing rooms really start to feel like rooms, and moving toward the finishing phase of the house. There are still a ton of steps to go, I’m already planning painting and we’re talking about floors and tile, but the fact that we can talk about those things and it doesn’t feel so far away is strange to contemplate. A couple weeks back we ticked past ten years since we bought this house, and it would be really nice to live in the whole thing.

Front Porch Progress

As mentioned, work has started on finishing the front porch, which is pretty exciting, since it’s the last unfinished part of the front of the house (well, aside from the lighting, landscaping, fence, walk, and side gate). Regardless, it’s a big piece of the house curb appeal looking more “done” and less “that house that’s been remodeling for ten years”.

Since this is work being done by contractors, I don’t have a whole lot to report about the process other than the giant pile of material and debris and pallets in the front yard. They took off the “temporary” stairs we’d been using for several years and framed new ones, put in the 4×4 posts that form the newel posts for the railing, installed all of the composite decking, then put in beadboard and started the cladding process.

Next they didn’t show up for several days and we’re starting to wonder when they’re coming back. It’s been exciting to see movement and we want to see it continue, plus we’ve been looking forward to having railings, particularly on the stairs where it’s dangerous not having them.

One downside is that we’d planned on having wrought iron balusters that would match the front door, but the railing system that goes with the decking doesn’t really allow for swapping out since it’s all pre-fab. Maybe if we get ambitious down the road we’ll figure that out, but for now with it being done by a contractor, we’re inclined to just let them finish.

Yesterday morning the drywallers showed up and we did a walk through before they started work so that I could tell them several things they could ignore, so more progress is afoot!

Mixed Results

It took a month before the electrician’s lackeys finally showed up and ran the additional HVAC power line, and then they did it wrong, so now he’s got to come back out to fix it. Supposedly that’ll be tomorrow morning, but he also said that about Tuesday morning, so we’ll see. On a more positive note, we passed our rough HVAC inspection. That also took more weeks than hoped, but other than some displeasure at our boiler vent on the side of the house, there weren’t any issues.

Air handler in attic (they did fix that drain)

Drywall was supposedly to start this week, but so far nothing. That’s probably for the best, because we still need to clean out a bunch of stuff that’s in the way and we don’t want covered in drywall dust. I’m not entirely clear where all that stuff is going go, but we’ll figure something out. We also have a few sections of sound proofing insulation to put in and while I’ve made a lot of progress, I still haven’t finished installing the tile backer in the tub and shower surrounds yet. We’ve had some busy weekends, I haven’t had the energy in the evenings, and poor Sarah just had hernia surgery. This weekend we hope to get this all knocked out. I did manage to cut and thinset the curb in place for the master shower. The curb abuts the sloped shower base that I mentioned in a previous post and we’ll put a glass wall on top of it.

We’ve finally gotten a second quote on the back porch, but it was just as high as the last one, so now we’re trying to figure out how to swing this. I’m also trying to get the kitchen cabinets ordered, but still have to work out how to get the bank to pay them out of the escrow, since they aren’t an actual installer, just a supplier. Meanwhile, they’ve started work on finishing the front porch, which includes the composite decking, cladding the exposed wood, new stairs, and railings. More to come as that progresses.