The General Part 4: HVAC and Painting

It’s been awhile since I’ve put in an entry, and there’s really no excuse other than the holidays, a vacation, and not making enough time for it. So, the next few entries will be to catch up a bit and get back into the flow of regular blogging.

Since the last entry, I’ve completed all of the contracting work, and if you look at my bank account, you can tell. Going into this project, I knew that the contract work would be the largest overall expense, especially when you’re talking about new windows, a new roof, re-stucco, exterior paint, and a brand new HVAC system. The HVAC system cost quite a bit, but believe it or not, less than the stucco. Be that as it may, these are simply jobs that a DIY’er cannot accomplish. Either they require a crew, as is the case of the HVAC system or most anything that has to do with stucco or concrete, or is just too tedious and inefficient to do by yourself, such as roofing and exterior painting. Plus, I had enough experience dealing with heights, so that was enough of that.

The HVAC installation was fairly smooth. Once I settled on a contractor and a date, they came in, took all of the old stuff out, installed the mechanicals in the attic, and then ran all of the ducting. There are plusses and minuses to putting the HVAC mechanicals in the attic, but for me, the plus of getting the mechanicals out of the garage and simplifying the ductwork outweighed the noise factor (the system is super quiet to begin with) and the minor loss of efficiency by having the mechanicals in a hot attic. I think the fact that I have a cool roof and excellent attic ventilation will significantly reduce that concern.

Here are some pictures:

The new HVAC system involved a lot of ductwork. I ended up with a 3 zone system. Upstairs, downstairs, and MBR. Yes, my MBR is going to be the ultimate retreat and I wanted everything to be the best.

More demolition to make way for the HVAC system. The fun never stops!

HVAC folks working in the attic to put the system in place. The attic is a tough place to work in, so I’m glad they’re doing this instead of me.

The lead installer getting the mechanicals in order. They had to build a support framework in order to place the furnace, air handler, and cooler. Fortunately, the manufacturer (Carrier) makes these units so they can be installed horizontally, which works great in an attic configuration.

One of the HVAC installers, proudly standing by my new condenser. Having A/C put in was a major objective of my remodeling project.

The leftovers of the chimney of the old furnace. Ideally, I would have installed the HVAC system before I had the roof finished, and this would have precluded this extra “stack” but that’s not the way things worked out. Maybe I'[ll get this removed when I do solar (in some future lifetime).

One thing that I had to take care of by myself was to hook in the condensate drain into the house drainage system. Not too big of a deal, but the installer talked me into it, and I didn’t say no. Perhaps it was better because I know I did it right.

SOME of the HVAC system was DIY. In particular, I needed to construct ventilation ducts for my MBATH fan. Since I will have to do that for the other bathrooms, the laundry room, and the kitchen, I decided to invest some time in educating myself in the proper techniques and investing in a few tools to make the job turn our pro.

This shows a special crimper that is used to make a cut-off in ducting into a fitting that can be properly inserted into the next ductwork section.

Here is the MBATH vent going out.

 

Lastly, the painters came along and finished all of the trim work and exposed woodwork. This really made the place look nice and everything started to look finished from the outside. I got (and still am getting) a lot of positive comments from my neighbors.

Here are some pictures:

Painter working detail on my trellis. This was very difficult work and he took two days doing it. The results were magnificent!

One of the painters working the detail of the gable vent. Notice how he is up high on a ladder. Better him than me!

I decided to paint a light color underneath the patio cover. This is reminiscent of how porch covers are painted in the South. Bringing in these Southern elements no only pleases Stella, but also lightens up an otherwise dark space. Those Southerners certainly know their onions!

My side yard painted nicely. I had left this unfinished and it really was beginning to look shabby. I knew I needed to paint it, and I’m glad I finally had it done.

The paint match with the stucco is perfect! See how the otherwise gray electric panel now simply melts into the rest of the structure? Same with the gas line. Professional painters are masters at color matching, which is another reason that hiring a professional painter is well worth the expense.

Wonderful picture of the project after painting. This is really looking nice!

In fact, I got a letter from the my homeowners association asking when my storage container was going to be moved. Unfortunately, I had to explain that while the outside of the house looked great, the inside was a total disaster and I had at least another year of work before I was finished.

Since the time the contractor work was complete, I finished off some plumbing and electrical work for the Master Bedroom and got an inspection. I was going to write up some of the details of the electrical and plumbing, but decided to wait until I did another round of it as I have several other rooms to renovate.

More to follow soon!!

The General Part 3: How To Evaluate A Bid and Award a Contract

One of the skills that a general contractor needs to have is to properly evaluate a bid. Besides getting a fair price, there are many other considerations that make the difference between a great job and a not-so-great job, and its helpful to have some knowledge about the bid and award process to make a good choice. Fortunately, I have extensive experience in the bid and award process from my day job as a Government contractor. And, because Government contracts typically involve tens of millions of dollars and up, the stakes are understandably much higher. Therefore the methods used to bid and make an award decision under these circumstances are pretty involved and detailed. Having said that, these methods for solicitation, evaluation, and award of large contracts can be suitably scaled down when you’re talking about a few thousand dollars. So, here are some pithy axioms of the bid and award process that I feel are distilled down to the essence so that you can make a good decision. It may be “only” a few thousand dollars, but hey, that’s a lot of money when it’s mine!

All the bids are in. Time to get to work!

All the bids are in. Time to get to work!

First: Assumptions. We start the process with the facts that (a) you’re ready and committed to get the job done and (b) you have the necessary funding to start now. It’s just not fair to take people’s time and have them out for a “free” estimate when you’re not ready to commit.

Second: Become knowledgeable about what you really want and have an idea of work that is going to involved. You don’t have to be an expert, but the better prepared you are explain what you want to the bidders, the better bids you’re going to get. (Government equivalent: Request For Proposal (RFP) or Request For Information (RFI)). For my painting bid, I’ve done some painting before, so I knew that you have to mask and prime before you paint, and that different substrates (metal, wood, previously painted) would need a different primer. I also went around the house to make specific note of what I wanted painted and what color scheme I wanted.

Third: Choose your bidders and schedule appointments. You want to first figure out who is most likely going to provide the best product and service. Nowadays, the Internet has an amazing amount of resources for you to pre-qualify your bidders. Angie’s List, Yelp, and Home Advisor are some examples of these services. Personally, I use Angie’s list because I can read through the reviews and do a little bit of analysis on how the individual contractors perform on an ongoing basis. The things that I look at are the number of ratings and the distribution of the ratings. If there is one rating that is low, I don’t necessarily take a lot of stock in it because there are people who are perpetually dissatisfied, no matter what. But, if there is a trend of dissatisfied customers, then I typically steer clear. (Government equivalent: Market research). For the painting job, I found three contractors with good ratings on Angie’s list, and I had recommendations from a couple of other subcontractors for a total of five.

A search for painters on Angie's list. I look at the rating and also the number of ratings that they have because more ratings means that you're getting a representative sample of their work. I also go to the company websites to check them out as well. They usually have pictures of their work.

A search for painters on Angie’s list. I look at the rating and also the number of ratings that they have because more ratings means that you’re getting a representative sample of their work. I also go to the company websites to check them out as well. They usually have pictures of their work.

Angie's list gives a really good breakdown of the ratings. I especially like the statistics which show, graphically, the level of customer satisfaction. I never consider bad ratings if they are statistically insignificant (as shown in this example) because you can't please everybody.

Angie’s list gives a really good breakdown of the ratings. I especially like the statistics which show, graphically, the level of customer satisfaction. I never consider bad ratings if they are statistically insignificant (as shown in this example) because you can’t please everybody.

Fourth: Always get multiple bids and be open to options. This has several advantages. (1) You get a chance to see what the job will cost and you’ll get a range for comparison (Government equivalent: price realism). (2) You get a chance to meet with the bidders and, if you apply your knowledge of what you want done (first step), you can engage the bidders and learn more about the options. While you may have something definite in mind, these folks are professionals who have been doing this and know the advantages and disadvantages of various approaches. If you keep your ears and mind open, you will learn a lot. You will also get more information to help you make a better informed award decision.

Fifth: Get the bids and do the evaluation. When doing the evaluation, you need some sort of strategy and ways of comparing apples to apples. (Government equivalent: Evaluation strategy/plan).  Be aware that price is not always the determining factor. Yes. price does have a lot to do with it, but you have to take into account the quality of the product and service, and have some confidence that the contractor is going to perform as expected. So besides price, here’s what I consider: (1) Timeliness. Was the bidder on time and did the bidder respect my time? If not, then maybe the bidder has time management issues and you can expect delays in your project. (2) Did the bidder listen to me? Did the bid come back with what we talked about, or was I being upsold into something? If the bidder did not listen carefully, then the job may not be completed to your expectations. (3) Did the bidder actively engage with me and provide helpful suggestions and recommendations, or was the bidder just taking notes and going to do what I said I wanted, even if what I wanted was not optimum? I certainly do not want a rubber stamp on my ideas and I want my contractors to provide value with their experience. (4) Was the bid in writing and was it accurate and complete? If the bid is meticulous and well written, that is a good sign of attention to detail and the quality of the work and the customer service you can expect. (5) Are you comparing apples to apples? Did the bids address different things, and how do you normalize them? You don’t want to pay a premium for something you don’t think is important, but you don’t want to waste money on a job that will fall short of your needs and expectations. For my painting example, I had to subtract the cost the bid of installing a garage side door from another competing bid. When I decided to replace the door myself, I had to add back in the cost of the door replacement materials to the both the first and second bidders.

This can get complicated, so it can be helpful to develop a table that lists the price options, features and benefits, and drawbacks and risks so that you can see the entire picture. I prefer a spreadsheet, but realistically a notepad and a pencil will do just fine (although I like the way the spreadsheet adds up things without mistakes).

 

Worksheet for comparing bids. Pricing can be tricky so the best way is to compare features and benefits against drawbacks to get the complete picture.

Worksheet for comparing bids. Pricing can be tricky so the best way is to compare features and benefits against drawbacks to get the complete picture.

Bottom line is that you need to understand what you’re getting for your money and have a way of comparing the options to what’s important to you. Once again, price may NOT be the most important factor!

Sixth: Award the contract. Once you make a decision, immediately contact each of the bidders to let them know their situation. I personally like e-mail, but any medium is good, so long as it’s timely. You need to respect the time of the bidders, especially those who did not win, because they have to keep moving on to generate other business, and they spent their valuable time with you, so they deserve to know. The winner, of course, will be happy, but now you both have to start working together to get the job scheduled and completed. No time like the present!

The General: Getting Other Trades Involved and How To Be A General Contractor Part One: Stucco.

With the project sufficiently mature, the time has come to involve other trades for work that I was not going to do by myself. I had to get a new roof put on, get the stucco put up, paint the exterior trim, and get a new HVAC system installed. I had planned all along to contract these jobs out because there really are limits to what even a pro can do by themselves (and I’m just a lowly, but enthusiastic, DIY’er). Finally, I could relax a bit and have someone else do the hard work, right? Well, not so fast….

It turns out that when you start to bring other trades in, you have to work as your own general contractor. That means coordinating schedules, materials, inspections and the like. Fortunately for me, I have a lot of experience in coordinating projects, so this one was really not so tough from a management perspective. However, I had to hustle to make sure that I did my part of the job and get truly ready for the next steps. The one thing that you have to understand are the dependencies that the jobs have on one another.

We start with the stucco. I had to coordinate the stucco and the roofing because, on my home, there was some interrelated work. I had to contract with a roofing company and get on their schedule, and they had to come out and do some preliminary roofing work before the stucco contractor could start. The stucco contractor then had to agree that he could finish the work before the roofing folks came in. But it turns out that some other trades were involved, and because I was covering those, I had to get back to work! For example, I had to finish rough electrical work around the living room and porch because they would be inaccessible after the stucco was up. So I had to DO the work, then schedule an inspection to get it signed off, then finish installing the plywood substrate and all of the other electrical penetrations. I also had to install bases for the new exhaust vents (dryer and ventilation fans) before the lath was put on. Even so, I forgot the doorbell and the intercom penetrations. I’ll just have to compensate later.

Getting ready to cover this area with plywood. I had to tear it all apart to get the porch roof beam installed, and as long as it was uncovered, I took the opportunity to fix up the wiring and add new coaxial and ethernet cabling.

Getting ready to cover this area with plywood. I had to tear it all apart to get the porch roof beam installed, and as long as it was uncovered, I took the opportunity to fix up the wiring and add new coaxial and ethernet cabling. I also had to get this inspected and all buttoned up before the stucco lath folks showed up. I had to hustle!

Insulation installed prior to lathing. This is R-19 underneath where the master bedroom floor cantilevers out by about 12 inches.

Insulation installed prior to lathing. This is R-19 underneath where the master bedroom floor cantilevers out by about 12 inches.

Nice lath job around the front door.

I also had to install all of the electrical fixtures (see the little yellow wire) and get a new front security door before the lath started. That’s because there was not enough clearance to remove and replace the old door without damaging the stucco. More unexpected work!

So, I finally got to the point where the lathing could take place, but I had one problem: I needed to remove the old electrical panel, and in order to do that I had to get the electrical service transferred. I worked with my stucco guy and we worked out a plan where I would get the electrical service transferred first thing on a Friday, then rip out the old box and have the lather come in and finish the area around the old electric box. Then the inspector would come later in the day. Unfortunately, the guy who was supposed to come to finish the job didn’t show, and the stucco contractor had to get a substitute who (a) came too late, so the inspection was called off and (b) was not a lath specialist, so he missed a few things. Fortunately, my stucco contractor and I came up with a plan “B” and he had somebody come out the following Monday to make sure everything was right, and then we got the lath inspection completed on Tuesday.

Utility workers pulling new electrical cables through the conduit that I installed almost 2 years ago. These guys are working on live lines, but are extremely careful to only work with one at a time. and they know how to do it safely. I'm way to chicken to ever do this.

Utility workers pulling new electrical cables through the conduit that I installed almost 2 years ago. These guys are working on live lines, but are extremely careful to only work with one at a time. and they know how to do it safely. I’m way to chicken to ever do this.

New meter installed. Actually, it's really just the existing meter taken out of the old panel and installed in the new main panel. Still, it's my nwe electrical work which has been given life!

New meter installed. Actually, it’s really just the existing meter taken out of the old panel and installed in the new main panel. Still, it’s my new electrical work which has been given life!

My old electric meter is now out, but we only have a few hours before the inspector comes to inspect the lath. I'm not feeling good about this...

My old electric meter is now out, but we only have a few hours before the inspector comes to inspect the lath. I’m not feeling good about this…

Temporary electrical hookup. I needed to install a working electrical system so I just ran new wires to the existing wiring and secured it. with tie wraps. It's neat, and it's exposed so I can monitor it, But definitely will need a total replacement. The good news was that everything worked when I turned it on the first time!

Temporary electrical hookup. I needed to install a working electrical system so I just ran new wires to the existing wiring and secured it. with tie wraps. It’s neat, and it’s exposed so I can monitor it, But definitely will need a total replacement. The good news was that everything worked when I turned it on the first time!

This little experience highlights something that I have found important as a project manager: A good project manager knows how to anticipate problems and avoid them, but also knows how to accommodate when unforeseen problems occur. I knew that scheduling a bunch of things to happen in a certain sequence that Friday had inherent risk. The electrical switchover had to go just right and be timely, the stucco guy had to come early enough and finish, and the inspector had to come late enough to give the lather enough time. So, things didn’t work out, but it was worth the try to maintain schedule. The good news was that I was done with all of the work that I was personally responsible for, so now, I’m not in the way. Nothing makes me more productive than the last minute!

The stucco work commences first with the scaffolding. This Sam the scaffold man. His work is solid and so much better than the tower scaffold that I had to endure working on during the construction of the addition.

The stucco work commences first with the scaffolding. This Sam the scaffold man. His work is solid and so much better than the tower scaffold that I had to endure working on during the construction of the addition.

Scaffolding all ready to go to start work!

Scaffolding all ready to go to start work!

Removing some of the old stucco in front. We just had to get rid of all of that

Removing some of the old stucco in front. We just had to get rid of all of that “chunky monkey” look that was popular when these houses were built. It’s not popular anymore.

Lath installed where I will get the new stucco. The rest of the house will be color coated only, but the combined effect will be like getting a brand new stucco finish.

Lath installed where I will get the new stucco. The rest of the house will be color coated only, but the combined effect will be like getting a brand new stucco finish.

The next day, the stucco guys came in and started the “scratch” coat, which is the first part of a 3 part stucco siding. It is designed to cling to the lath and help tie in the rest of the stucco. It is called the “scratch” coat because the finish is “scratched” to provide a good bond for the rest of the stucco. The following day, they came in and did the “brown” coat. This is the coat that gets close to the final depth of the siding, and is finished fairly smooth. Not sure why it’s called a brown coat, but that’s the lingo. Now it was time to wait a few days before the color coat. I had a hard deadline coming up because I needed the stucco guys out so the roofing guys could come in.

Let the stucco begin! First application of the scratch coat has started.

Let the stucco begin! First application of the scratch coat has started.

The mixer man dumping a load to hod around. This stuff is really heavy!

The mixer man dumping a load to hod around. This stuff is really heavy!

 

Brown coat complete. It really looks good, and will even look better once the finish coat is applied over the whole house.

Brown coat complete. It really looks good, and will even look better once the finish coat is applied over the whole house.

The next week, a couple of guys came out to do the scaffolding on the entire house. That was an all day job and it really had to be all over. This is one of the many reasons that stuccoing an entire house is NOT a DIY project! Then, the stucco finishers came out and started putting the color coat on. When they put it on the back, they smoothed out the existing texture and then put an awesome lace texture on. These guys are really artists — well maybe not Michaelangelo, but same idea (and same medium).

Scaffolding on the West side of the house. Scaffold set-up and take-down is a significant part of the cost of the work.

Scaffolding on the West side of the house. Scaffold set-up and take-down is a significant part of the cost of the work.

Scaffolding outside my loft window. I'm glad somebody else is doing this work while dancing on scaffolding!

Scaffolding outside my loft window. I’m glad somebody else is doing this work while dancing on scaffolding!

The man at the mixer mixing the color coat. Apprentices get to do the heavy work of mixing the stuff up and hodding it around to keep the plasterers busy so that they have time to work with the material. This is why I subcontracted this work out. Definitely NOT DIY!

The man at the mixer mixing the color coat. Apprentices get to do the heavy work of mixing the stuff up and hodding it around to keep the plasterers busy so that they have time to work with the material. This is why I subcontracted this work out. Definitely NOT DIY!

Color coat being applied over existing stucco (right under the eaves).

Color coat being applied over existing stucco (right under the eaves).

The master plasterer at work. Michelangelo had nothing on this guy!

The master plasterer at work. Michelangelo had nothing on this guy!

Stucco is a very messy trade. Sort of like sausage making -- you don't want to see the process, but you like the result.

Stucco is a very messy trade. Sort of like sausage making — you don’t want to see the process, but you like the result.

In the end it all worked out. I was very pleased with the result, and my home is becoming the envy of the neighborhood. Next, onto the roof!

beautiful-texture

Close-up of the texture. This is real artisan stuff here. I have a very unique product that looks great!

color-coat-complete

Color coat complete. Looks fabulous! The roofers are coming next week, so the scaffolding still has to be removed. It’s going to be tight with the schedule!

The Concrete Pour — A Very Gratifying Moment

In the course of most, if not all, projects, there are moments when all of the hard work of preparation become manifest in a sudden and visceral way. Such is the case with my “big” concrete pour. Well, “big” is relative. Many concrete pours are measured in hundreds of cubic yards and many concrete trucks. Mine was about 10 yards, which was a pretty full truck, but, hey, have you ever had to move 10 yards of anything by hand? To me, this falls into the category of “big”.

This was “big” in another context as well. It marked a big turning point in the outdoor part of the project because, in a matter of a few hours, it transformed the front of my house from a bunch of shabby looking trenches into something that was actually warm and inviting. And that’s how projects go. Lots of preparation with little apparent visual progress, and then, boom. it’s all done.

The first thing I needed to do was to find a suitable contractor who would do the pour and finishing. I have tried to do some concrete work by myself, or by enlisting the help of some of my family members and friends. Some of these turned out OK. Others were major disasters. Bottom line is that through experience, I had learned that a concrete pour, especially of the size which I had planned, was something left to the pros. There are things that are NOT DIY and this is one of them! Concrete has a relatively short working time, and the crew that showed up numbered 9 people, if you include the truck driver, pump operator, and the owner/supervisor. No way can that be duplicated at the DIY level. I got a few bids by calling some contractors that were advertising on Angie’s list, and I chose a company that (a) showed up on time, (b) gave me an estimate that was competitive and (c) told it like it was. The owner had been in the concrete business since he was a teenager and knows concrete from the bottom-up, inside-out, over-under, well you get the idea. Here is a link to his website in case you’re interested. The owner’s name is Dave Parker and he gave me several suggestions on how to improve some significant details of my design (which I took on board). We had sealed the deal and, because I had everything set up, he was able to work me into his schedule last Saturday.

Saturday morning arrived, and it was a good thing that I am on an “early” schedule. My alarm goes off at 4:00 AM and I’m usually on the job not later than 6:00 AM, whether that be my day job or my remodeling adventure. The crew arrived at about 6:45 AM and I walked the foreman through the project. As additional workers started to show up, they started doing the layout. Although I had set the forms, they snapped chalk lines against the walls to make sure they had a good reference to work to, and did some clean-up. Eventually, the owner shows up and gives his crew some specific directions based on my walk-through with him a couple of days before. Then comes the concrete pump. Nowadays, concrete pumps are ubiquitous. No pros EVER use anything but a pump. It’s a relatively small part of the total job (for me about 17% of the total cost) and that would be about the same as the labor for barrowing the stuff around. At any rate, the concrete pump and the associated truck which pulls it takes up a significant amount of frontage. Then comes the concrete truck. Fortunately, I had made good use of my traffic barriers to block out any stray cars from the front of my house, as well as my two adjoining neighbors to fit the whole rig in. But,hey, it was early on a Saturday, so the first inkling that they had regarding my occupation of “their” parking spaces was a big concrete truck  in reverse with its warning beepers at full blast. So much for sleeping in. Such is the price of progress.

So things were getting exciting. For the rest of the event, I invite you to watch the following video.

To me, working concrete is an amazing skill. Or perhaps it is art. Your medium is this heavy, messy, wet stuff that looks like, well, you can draw your  own conclusions after reflecting on the video of the stuff coming out of the hose. Yet a good concrete finisher will direct the pour to align the edges perfectly to the forms and/or lines, and then sculpt swales and mounds to get the water to drain properly. The stuff has a certain working time, so one has to be cognizant of that and work accordingly (usually fast). However, there is a “sweet spot” of time when the concrete just begins to harden, and that’s where the magic of a good finisher shows itself. The guys I had were expert. They poked, prodded, screeded, floated, sculpted, troweled, cut control joints, finished the edges, and finished it off (I wanted a broom finish*) in what seemed to me a well orchestrated ballet. Literally, they were dancing on top of the forms and whatever else the could gain purchase on to do the finishing under the pressure of the clock. Baryshnikov would have been proud!

Here are some pictures of the finished product:

Finished  Front Sidewalk and Ramp

Finished Front Sidewalk and Ramp

Finished Side Yard

Finished Side Yard

 

 

 

 

 

 

 

I’m really happy about how this came out, and it represents a big step because it is not only the culmination of a lot of hard work,  but also had an immediate, positive, visual impact on how the project is shaping up.

Now… onto the back yard!

* A broom finish is where you take a stiff bristle broom and push it across the wet concrete. The result is a surface with a lot of tiny parallel grooves which produce a non-skid surface. This finish is standard for any concrete which will have foot traffic. Your driveway is probably finished like this as well, because you’re probably going to walk on it. However, on public roads, the shallow grooves of the broom would wear down rapidly. So, the builders will frequently cut big grooves with a concrete saw to not only provide traction, but also to shed water, which, when it rains,  is a significant hazard.

Getting Ready For A Concrete Pour

Things are beginning to shape up in front, and one of the final “projects” was going to be to pour the concrete. This is DEFINITELY a job for a professional crew — NOT DIY! I know this from harsh, personal experience. Oh, I know, the videos make it seem really easy, but trust me, striking off a mound of concrete with a screed is hard, messy work, and is actually quite comical if it’s just you and your wife doing it. OK, I’ve done a couple of small sidewalks, but this job is way too large and intricate to trust to anybody but a professional crew. Hey, at least give me credit for knowing the difference!

Be that as it may, I had my plans, so I know what I wanted to do. Well, at least I thought that I did at the beginning. More on that later. The fact is that a dedicated DIY’er can do essentially all of the prep work. This is quite a lot of work, it turns out, and while you may get some benefit of saving some money, the biggest advantage for me was giving the concrete subcontractor a lot of flexibility with the schedule. If you have a pro do the whole job (demolition, site and grade prep, base fill, building the concrete forms, and setting out the remesh), then you’ll have to wait several weeks until the schedule is clear for a multi-day (or week) job. If you do all of the work, it’s a 1 day job of pouring and finishing the concrete, which can be scheduled more easily. Now for all of that prep work.

Demolition was done previously, per several of my previous posts. And, although I did a reasonable job of getting the grade set correctly with the steer skid, I still had a fair amount of cleanup to do. The skid steer doesn’t get into the corners, plus I had to get some stumps ground after I had completed the initial excavation. Plus the rains over the winter (such as they were) ended up “displacing” some dirt which had to be “re-placed”. In other words moved around some more. I ended up barrowing out about 4-5 yards of dirt to the back.

Will I EVER get rid of this dirt?

Will I EVER get rid of this dirt?

 

 

 

 

 

 

 

The next thing to do was to set up a base. I had a choice between 3/4″ gravel and “class II  road base”. I decided to use gravel because I though it might be better, but it turns out that class II road base is what is typically used around here because gravel is used for areas where frost heave is a problem, and you want something to absorb the resulting ground motion. Road base is less expensive (!), and since it compacts way better, I plan on using it as the base for my brick-on-sand patio. So I find this out too late and I now have 7 yards of gravel to chuck  and spread around. C’est la vie! Fortunately this went reasonably quickly. The only hiccup was that I had to somehow figure out a way to get wheelbarrows of this stuff to the back while navigating around previously installed drainage pipes that were annoyingly protruding from the ground. My solution was to barrow a pile of gravel around the drains and then take some plywood and make little ramps so that I could gingerly push a wheelbarrow with several hundred pounds of gravel through the maze that eventually lead to the back yard. After all was distributed, I rented a plate compactor to give a good solid base.  Because the compactor wouldn’t fit into the corners, or around some of the obstacles sticking up, I had to use a hand compactor to get everything nice and tight.

That there is a cubic butt ton of gravel to move!

That there is a cubic butt ton of gravel to move!

Chucking gravel from front to back. Note the plywood highway.

Chucking gravel from front to back. Note the plywood highway.

 

 

 

 

 

 

 

I used a pile of gravel and some plywood ramps to navigate around the drain grates that were sticking up. I ended up raking the gravel level as i worked my way back, so it ended up all good.

I used a pile of gravel and some plywood ramps to navigate around the drain grates that were sticking up. I ended up raking the gravel level as i worked my way back, so it ended up all good.

 

 

Front entrance gravel all level and compact. Ready for the forms.

Front entrance gravel all level and compact. Ready for the forms.

 

 

 

 

 

 

 

 

While I was gearing up to move all of this gravel, I also had to buy lumber for the forms. So, I woke up early on a Saturday and headed over to the local Home Depot. Alas, it was raining, so it promised to be a mucky day outside. As I drove into the parking lot, I saw that the rental truck was conveniently parked, so I assumed it was available. I loaded up a bunch of lumber (plywood, 2x4s.), paid for it, and tried to rent the truck. I was then told it was out of commission for some obscure reason. Since my mood sufficiently sour to begin with, I vented my frustration. The customer service people were very nice, let me have my say, then proceeded to help me out with a free delivery. How good is that? So, shame on me for being a dickhead, but good for the Home Depot folks. I sent their boss a nice e-mail apologizing for my brief outburst and profusely thanking them for their excellent customer service. At any rate, I come back to the house and discover that my brand new wheelbarrow has a flat tire that will not succumb to mere inflation. So it’s back to Home Depot to get a flat-free tire. I guess it just was going to be one of those days….

 

My new wheelbarrow with a flat tire. Come on!

My new wheelbarrow with a flat tire. Come on!

 

 

 

 

 

 

 

Next was the forms. With my previous experiences with concrete, getting the forms right was always a challenge. So this time, I wanted to make them very sturdy and straight. I used 1/2″ plywood and made a frame of 2x4s to support the plywood so there would be no bending. The 2×4 frames also gave me something solid to work with so when I drove the stakes, I would be using the forms as the guide. The contractors who came out to bid basically said that this was overkill, and they may have been right. But as a DIY guy working alone, I think this gave me the best result and minimized the amount of fussing around to get the forms aligned and in place.

Frame for the form. I had to eventually rebuild this one because it was too large, but you get the idea.

Frame for the form. I had to eventually rebuild this one because it was too large, but you get the idea.

Detail of my forms. The corners are bolted together with braces that pull everything tight and square, and make disassembly very easy. Too bad I won't be using these again.

Detail of my forms. The corners are bolted together with braces that pull everything tight and square, and make disassembly very easy. Too bad I won’t be using these again.

 

 

 

 

 

 

 

 

 

 

Bottom of plywood on form extends down to allow for concrete to flow between levels to allow a monolithic slab without a lot of fuss in removing the form to finish the faces.

Bottom of plywood on form extends down to allow for concrete to flow between levels to allow a monolithic slab without a lot of fuss in removing the form to finish the faces.

 

 

 

 

 

 

 

 

One of the nuances of my design was that I wanted to place can lights within the concrete to provide lighting for the steps (as a safety feature). Although the lights that I chose were rated for casting in concrete, in the long run, that is a bad idea because when (not if) they fail, you’ll have to tear out the concrete to get to them. No thanks. So, my plan was to construct plywood molds that would result in a perfectly sized recess that I could fit the lights into. Additionally, the molds had a hole that accepted PVC conduit, so that I could run the wiring between the boxes and back out through the wires that I had cleverly routed around the house while I was digging the drainage lines to supply the power. This is 12v lighting, so no problem with running the wires adjacent to where water might be. However, on the back porch, the lights needed to be located near the top of the slab. This could be problematic with cracking, so I added a 1×1 wire mesh reinforcement with material I had left over from a previous project. I also knocked down the sharp edges of the plywood boxes to minimize stress concentrations. My hope is that, with these little details, plus the fact that I am going to tile over these fragile areas, will make everything all right.

After I had set up the forms, I and my wife had a good chance to look at what the final result might be and, you guessed it, we were having some reservations. So, we took a step back, and perhaps some steps around, and started to actually walk through the expected traffic patterns. After a few iterations, it became obvious that we had to change things around a little in the front, and that is one of the advantages of DIY. You really can change things at almost the last-minute without a great impact on cost or schedule. Had this been an agreed upon design and had I already had a contractor doing the work, changing this stuff would have been out of the question. Of course, perhaps my design was not so good to begin with, and maybe a pro would have come up with the right answer in the first place, but what fun is that? I also had to re-design (and re-build) the forms to have the proper height above the finished concrete surface and provide a gap underneath so that the pour could be continuous, resulting in a monolithic slab. Good thing I had ordered some extra lumber!

The front landing is disjointed and not ergonomic. It looked better in the model and plans.

The front landing is disjointed and not ergonomic. It looked better in the model and plans.

Just doesn't look right.

Just doesn’t look right.

 

 

 

 

 

 

 

That's more like it! Nicely balanced and allows access up the ramp (on the right), from the driveway apron (on the left), and from the garage.

That’s more like it! Nicely balanced and allows access up the ramp (on the right), from the driveway apron (on the left), and from the garage.

 

 

 

 

 

 

 

 

While I was doing all of this, it was time to get some bids for the work. I had a number of folks come by, and each was very helpful and offered some advice as I was finishing up. One comment was pretty much universal: “Fill in the areas where you have deep concrete (e.g. the back porch and front landing) with materials that are less expensive than concrete. Well, it turns out that I had a big pile of masonry detritus  accumulated from my previous work, so it was a no-brainer to chuck that stuff into these areas, if not to save money, than to just get rid of the stuff in a manner that did not involve surreptitiously dumping this crap into the residential waste stream over a long period of time. Which is my normal modus operandi. I learned this from my wife.

Finally, the re-mesh. This is a welded wire mesh that is used to provide reinforcement in the concrete. It is made of large gauge (#6) steel wires that are spot welded together to form a  6″x6” mesh. You can buy these in flat sheets of 5’x8′, but that is much more expensive than buying a 150′ roll and cutting it yourself. Of course, I did the latter. I had previously purchased a heavy-duty wire cutter (essential for this work) and set about unrolling the beast and nipping off sections so that they fit where I needed to put them. I ended up with a number of relatively small pieces because (a) they were easier to make flat — the roll has some “memory” so you have to bend it a little to make it lie flat — and (b) they were easier to handle and place where I needed them.

Back porch ready for the pour. Can you see the masonry detritus poking through the gravel? Also a good look at the forms and reinforcement for the can lights.

Back porch ready for the pour. Can you see the masonry detritus poking through the gravel? Also a good look at the forms and reinforcement for the can lights.

Left driveway apron all ready for the pour.

Left driveway apron all ready for the pour.

 

 

 

 

 

 

 

 

 

 

PVC electrical conduit is supported by rebar stakes so that it won't bend when the concrete is poured over it.

PVC electrical conduit is supported by rebar stakes so that it won’t bend when the concrete is poured over it.

Service sidewalk all ready. I'm replacing the square grates with round ones on the advice of the subcontractor to minimize cracking.

Service sidewalk all ready. I’m replacing the square grates with round ones on the advice of the subcontractor to minimize cracking.

 

 

 

 

 

 

 

 

 

 

Now everything was all set and the bids were in. It was time to choose a subcontractor. I chose a person who (a) provided a reasonable price (part of my day job is cost estimation, so I knew what the price range should be), and (b) would provide a schedule (e.g., meeting time, estimates), and stick to it. I believe the latter is a key indicator of future performance.

I’m meeting with the subcontractor tomorrow, and with luck, I’ll have the concrete poured by the end of the week. Wish me luck!