I'll let you put up drywall

if you give me $5.
I don't know why our neighbor is helping to put up drywall, but somehow Rob suckered him into thinking it would be a good time. Well, thanks Dave. And notice the short-sleeve shirts - it's around 70 degrees, on December 20th. Got to love the southeastern coast.
The money well is dripping dry, but at least Rob has the walls he can be doing. Our next costs will be paint and trim I guess. The insulation and drywall are on account, and payable by the 10th of January. It will all work out...

Sure, they GET there at 7 am...

but it took them hours to unload. Hours. Don't tell their boss, but they were in no hurry. Meanwhile, Mike (you KNOW who he is by now) put up some insulation under the attic flooring (see the picture album for visuals) before he took all the leftovers back for credit. We might have to name a tree after him, or plant a little memorial garden with nails and hurricane hangers in it... He's been above and beyond helpful.
So the sheetrock is all in the house, and Rob will start today on the hanging. He's rented a jack or lift of some kind - I haven't seen it, so I don't know, but its made for doing this specifically. Hopefully Rob is too.
So much shopping to do for the house, so little money to do it with. Even after we close and get the money, it will go fast and easy.

I can't see!

There's insulation in the way! And now you can see where the walls will really be. The sound is all muffled, and the breezes don't blow straight through the house. (This view is from the kitchen looking through the living room toward the 'hall')
Rob did the insulation, and it passed inspection. I was supposed to remind Mike to order the drywall today for tomorrow, but I waited too long so it will be delivered Monday. What will Rob do all weekend? He's back in go mode, because it's his turn now. He's even going to do the drywall to save $2000. Maybe because he has his eye on a piece of junk bulldozer someone wants to sell him...
We're scheduled to have the attic insulation blown in Thursday, so Rob wants to get the ceiling ready for that. Otherwise we have to wait until January for the insulation installer to get back from vacation.
Kitchen cabinets are drawn up and are being cut.

happy to comply...

Here's Mike, our ever-helpful and all-round great-guy materials rep, nailing up the required hurricane hangers while the inspector chats away about hanger requirements. Which is this particular inspector's speciality. And once he explained why we were putting up these hangers, it all made so much more sense that it had when we were just reading a cryptic note from the last inspector - "Tie studs to top plate in master bedroom on ea side of window". We thought he just wanted a couple of nails in a couple of studs, like in the similar dining room. Then we thought he wanted a couple of hangers, but where exactly? By the window? Or on the actual studs further out? He wanted hangers, on ALL the studs on that wall, so that it was consistant with the rest of the northeast facing wall. OHHHH. And all this confusion was AFTER I talked to the supervisor and the actual inspector. Luckily we were on the site when this inspector showed up, or we would have failed again, and probable still not understood why.
anyway and blah blah blah
The insulation was delivered today. I need to call our drywall contacts and get it set up for next week.
We are still holding $6000 in the bank, and waiting for the sale of this house to go through. I owe our framer his last $1700 now that we passed final. Land payments are deducted monthly, and our super-clean portapotty keeps getting serviced and paid for with no one using it. Insulation was bought on account, but the drywall supplier will want some money, and probably the installer will too.

can't picture failure...

so I put up a picture of my new puppy, with his jewely eyes (as Reese would say).
We failed our final framing inspection Tuesday. We puzzled and puzzled, but it was a little hard to figure from the inspectors note just what was needed, so I went to see the top guy in his office today, and we had a pleasant chat. Turns out some hurricane hangers were left off, and a new requirement calls for hangers from a stud to the top plate when its on the eave side over a window. So a total of 11 hangers. Rob is nailing those up even now, and I have called for re-inspection for tomorrow.
Also, tomorrow the insulation will be delivered, and that's what Rob and I will be doing this weekend. At least that's something I can take a picture of... Then Monday I should be able to call for the insulation inspection, and its go-go from there. Drywall, paint, trim, flooring, cabinets...

It's now official that we have sold our house. I couldn't tell everyone until I told my real estate agent, who is also my friend, but she was so gracious about it. It could not have worked out better for us, so thank you Rich Uncle, who now owns another rental property (that gives her a monopoly on the violet properties). Which, actually, we will be renting for a few months until the other house is finished. But at least now we will have the money to finish, and even buy a couch!

If you're not busy this weekend, come help install insulation. We'll let you do the crawlspace...

another viewpoint

Here's a shot with the siding, and some of the shake shingles (which are also Hardi plank). Inside, the electrical and HVAC are awaiting inspection. But today is Veteran's Day, so maybe tomorrow. Both of the contractors have been great. Reeves Heating and Air, and an electrician doing side work - call me if you want his name ;)

So, still plugging away...

next time, take the truck!

When I wen to pick this up for our electrician, I thought if it's electrical stuff, how much could there be? That has got to hundreds of pounds of wire and ... um... other electrical stuff. And its going in - we'll be wired! We have to be the slowest schedule in town, having just one sub in at a time. The HVAC guys were done yesterday. And we haven't decided on a propane company yet (THAT'S expensive stuff), so it will be next week some time for gas lines.
Still, its moving along.

What!? No picture?!

There's nothing to really take a picture of, except the HVAC truck in the driveway, or the paint on the floor marking the vents. The rough-in plumbing passed inspection, so the air is being installed. They are also going to do the venting, but he's still working designing it and figuring out the codes and requirements.

We are scheduled out pretty much to the end of our current funds, and now we are looking at selling the house we are in, or something... it will work out one way or another.

Not a real fun or exciting phase of house-building, but at least its still moving ahead.

plumber's helper

Here, put this in your pipe...
So the rough-in plumbing is 1/2 done, and we have water at the meter. Which is good, because the boys have been playing in the mud for fun, and Rob bathes them in a puddle.
There are all these decisions that affect all these other aspects - like deciding on a propane tankless heater. Inside or out? What size? And the plumber needs to know now because he is running the lines. Okay, put it in the laundry room, because it is a direct vent and will suck air from outside. Via a vent, which has to be ordered. Great, who is going to design and install the special venting? Not me, says the propane guy. Hopefully the AC company. And the propane - mostly we are going propane because of our O'keefe and Merrit stove, but it has to be certified as having been converted from gas, which it has not. Who will certify it? Not me, says the propane guy. So how do I get it to pass inspection? What if it won't? Then there's the plumbing - since I didn't have stuff picked out, the plumber used Moen valves in the tub and shower, so now I either go all Moen, or try to make matching sets using less expensive brands. We don't have a vanity picked out, but we still had to decide where to set the pipes.
The hard thing is knowing the repercussions of a decision. And I'm sure the electrician brings his own set of domino decisions when he comes in...
In the last post I said we weren't stressing about much, but today I feel all about stress. I guess it feels like other people need real, technical answers, not just 'where do you want the porch steps?', but 'where should I run this water line/gas line/electrical wire?' And I don't know even what to base an answer on, or what that answer will change further down the road.

back siding

The house from the back, with siding!
Rob had the week off from his regular job, so he's been at the house putting up siding. We got a bid of over $6,000 for labor alone on this. Rob did all of it, except for the shake style Hardie siding that will go in the peaks.
I got the foundation exposed and one coat of sealant on. Tomorrow, if it's not raining, I'll put on the second coat, mix some cement to cover some ... oh, don't ask. Rob has started one of the sheds and will work on that.
I think we have a plumber who will do the rough-in and check the set-in before final inspection, (which Rob would be doing - putting in fixtures and the like), as long as we release him from future liability. Nice guy, went to school with our HVAC salesman, whose dad lives down the street from the house and drives for our supplier. Maybe one of them has a brother who does drywall...
Oh, the temporary electric got sorted out, and we have power! After 3 weeks of running a generator, I'm sure the neighbors were cursing our name. Two poles - one at driveway at the road, and one most of the way up the driveway toward the house. From there right now it goes to the t-pole, but at the end it will be buried to the back of the house.
We got an update from our material supplier, and it has given us some sticker shock. Our first monthly bill was under $6000, these invoices add up to over $12,000, and don't include the siding or the material for the sheds. whew. We were seriously talking about just painting the plywood flooring for now to save a few thou. Did you know a box of nails costs $100? How many nails does it take to build a house...?
So probably rough plumbing next week, HVAC week after, then rough electrical. In those weeks I hope to get a railing on the front porch, dig a lot of dirt up against the house (its really good exercise), Rob will finish the shed and maybe start thinking about the septic, and get the roof shingles on.
Overall, we're not stressing about much, not in a hurry, confident the right people are coming our way, and best of all we're in almost total agreement about each step and able to talk about all the issues so far. But don't let that stop you from sending Care packages... cookies, chocolate, pizzas...

trolling

Like a troll, I was under the deck steps yesterday, in the mud. 'Cause I dig it, baby - creating flow... Its going to take me weeks at this rate, to dig out the foundation so I can waterproof it. Oh well, what else have I got to do?
The PA electric guy got canned. He's going on vacation instead. Sailing and whatnot. However, times are getting tough around here as the building industry seems to be skidding to a stop, so we have an electrician who finds himself with a week off who will be hanging around our place, making a few bucks doing the rough electrical. I think our plumbing is going to happen that way, too. It is unsettling what is happening around here - it seems so sudden that people are finding themselves with time off that they didn't ask for. Even Rob's shop is slow right now. I guess a lot of the people we know, and of course the people we are dealing with right now, are in the building trades. Or in a business that is related. A nearby boat builder just closed, laying off 240 people. So on one hand, we have to watch our personal finances very carefully, but on the other hand, we have these funds which we are using to hire people right when they need it.
Personally, I'm digging a ditch...

pieces of progress

So even today, in the slow times, things move ahead. Today I was at the house, cleaning up the site some more, and I met with another HVAC salesman. He beat the other bids by a magic amount. His dad drives for our material supplier (he delivered our first load) and lives just down the street, so he told him to give his new neighbors a good price. I'm pleased. I'll call him tomorrow and get that going.
Yesterday the guy from the electric company came and marked the spots for the poles. We'll have one pole at the end of the driveway, and another most of the way up. Then we can bury the line the rest of the way to the house. Not too bad. Rob is there tonight setting the temporary pole, and putting locks on the doors. Mr PA Electric is going to come NEXT weekend, so we have another week to prepare, and he'll be able to stay a few hours longer. See how things work out?
The picture is from just inside the front door, looking toward the kitchen, at about 11 am.

as the sun sets...

This was the end of yesterday. All the windows and doors set, all the framing ready. I'm really pleased with the windows - for having bought them in three different places, I don't think we could have done better if we had custom ordered each one.
So now, we have an electrician on order from PA. Rob's brother is coming down next weekend, and will help us with the skilled parts of the electrical. Because, you know, he'll be here for HOURS and will have so much time on his hands - what the heck, let's wire the house! I'm teasing, but I'm not mocking his gift to the Habitat for Larkins - we're very appreciative of the offer.
So this week, Rob will buy materials and apply for the electrical permit. I'm going to dig the foundation back out and apply waterproofing to the bricks. And then we will trench it properly.

trailer-ish

This picture makes it look so like a trailer, all white with no windows, long with a deck... Anyway, this is the backside. The deck is really nice. Much nicer than I expected. Roberto did the railing himself, and did a great job with cutting the deck boards to fit around the posts. I think all the porches are going to be very pleasant and special spaces. The final decision on the surfaces is kiln-dried 2x6's on the front, and eventually tile on the screened. The front should be fine as far as feeling like a wooden floor instead of a deck, and tile on the screened will be practical and maybe I can pick a fun design.
Roberto expects to be done tomorrow. The windows from the lumber yard and from Habitat are onsite, and the new ones should be delivered this afternoon.
Newest on the electrical - one guy will set the pole, but we need the electric company to come and tell us where. The this guy will do the house electric, but as a side job. I got another bid that was not much higher from a full-time electrician, but we're hoping to find someone that will do the schematic and let Rob do the labor. Same with the AC. If we can buy a unit, or have someone buy it for us, Rob runs the duct work, then we get someone to come hook it up and charge it. It will come together - we'll find people, we'll find the money... That seems to be the Larkin way.
My friend and I are taking our kids to the site after school to see how much havoc they can wreak. These are the same kids that found it entertaining to stamp on fireant hills yesterday...

porchless

Slow motion time-lapse. The trusses are all up, and more work is done on the porches and interior. The door leaning against the house is one of 3 identical doors that are the front, back, and side doors.
Porch dilemma - there are really only 2 woods you can use if you want an old-timey wooden porch. Southern Pine tongue-and-groove, or Ipe, both expensive. We didn't really realize that we were heading toward flooring that is $4 - $5 a square foot. Brakes on. Now what? I don't want a deck style porch, and I don't want tile on the front. We probably will tile the screened porch, but for now we will have a scrap plywood front porch. It is so hard and tiring to decide to NOT decide. The porch has been an important thing for me the whole time. I really want it to look good, or the whole house will look blah or even bad.
Other than the porch, this morning they were waiting for the inspector so they could wrap the house, and I don't know what they were waiting for before doing the rest of the roof, but that will get done soon. Finish the deck, set the windows and doors... Roberto thinks 2 more days. Then $9000 worth of HVAC, $4500 of electrical, no plumbing bids yet. Brother, can you spare a dime?

a little off the top

Up it goes. They put the sheathing on the outside trusses before lifting them. In a couple of hours, all the trusses were at least on top of the house, if not all upright. Roberto has asked for the sheathing inspection for tomorrow, so he's expecting to get the roof covered today. The porches are framed and will get flooring as soon as the roof is on.
A couple of windows had to be lowered. The kitchen window really should be taller, but it's ordered, so we're just going to lower it. And a bedroom window got raised to match the wall it is on instead of matching the other window in the room, so it's coming down some too.
I found a doggie door that's made for an exterior wall, so we'll install that going out to the deck. Then we can put baby gates on the stairs, and Daisy can get in and out whenever she wants, by golly. I open the door for her a million times in a week...
Here's my new confusion. We asked an electrician to put up the temporary pole, and to bid the whole house. But now I'm thinking, you have to pull a permit to hook up the pole, so it should be the same electrician for both. That would explain why he won't come do it - he's probably confused that we're asking for them separately. Or we can pull the permit and say we're doing the electric. See why I'm getting nowhere on this? Everything to do with the house is like that comedic routine of ordering coffee at Starbucks. What size? Lowfat, whole, soy, or skim? Whipped cream or no? Sugar or sweetener? Decaf, half-caf, or regular? Strong blend or house? Flavored? Blended? Whipped? Iced? Give up? The windows, the doors, the knee wall, electrical...

Where's the cheese?

Rob went this afternoon and cleaned up some of the mess the rain and mud is causing, and set the boys loose. This picture is taken from on top of the screened porch. Although you can't see the crew, the guys were there working today. I went to Chapel Hill for the meeting of the owner-builders from the area. I really enjoyed talking with them about our shared experience, and I learned a few things. We all came away with some questions, and we'll share the answers as we find them.

Tomorrow we are moving the two big glass doors from here to the site, and taking Michael's (the building rep, remember?) very nice wooden table and chairs to Rob's shop to be finished. A small token of our appreciation for all he is doing for us, and as a gift to Molly.

Probably no blog tomorrow. I'll pick it up Monday with a picture of the roof going on. And you can picture me, trying to find an electrician. STILL no temporary pole up...

subtle differences

It's like the game where you have to find 6 things that are different in this picture...
Notice all the interior walls, and the stack of roof trusses to the left. Since none of us knew to order a crane, we don't have one until Monday. Meantime (and that means during the weekend) they are going to frame in the porches and deck. Thanks to Mike (our building rep and new best friend), we got some copper flashing at a good price from a sheet metal place.
After the scattered showers this afternoon, we should get some good weather to dry out the house. The framing will probably be done in the middle of next week. Our neighbor, who recommended our excellent framer, has been working with the framer, but really specializes in finish work. Including having worked for the only staircase company in town. So he will help beautify the porch, and then be around for the interior work, doing trim, floors, whatever. Some good stuff should happen there.
Stay tuned...

"And that is where...

...my room will be." Says Chase, down there in the corner of the picture, pointing to his bedroom window.
This picture was taken yesterday afternoon. (I actually posted it last night, but lost it) They worked hard yesterday in anticipation of missing work today, and the roof trusses coming tomorrow. There were more walls up last night when Rob when to see it. He caught them just as they were going to cut boards for a wall where we had changed a door, but had not told anyone. "Lets move this door over here, and make it a pocket door, and NOT tell the framer or the materials rep. ha ha" Joke would have been on us.
I can't say enough good things about this framer and his crew. Roberto knows his stuff, checks before making changes that he knows need to be made, and they are working long and hard. Even today, with a mini-hurricane in the area and heavy rains predicted, they were on the job, getting up as many interior walls as they can before doing the roof.
Saturday I'm going to Chapel Hill for a meeting of other owner-builders from the state. It should be very interesting and informative.
Here's a truth - HVAC companies prepare bids quickly because they have outside sales reps. Electric companies are slow, because they are all out working. Siding installers call you as soon as you apply for a permit.

Another double joist where?

Today's accomplishment - passing the open floor inspection. That's Roberto up top. I didn't mean to cut his head off, but I'm trying not to bug people when I take pictures, and its hard to see what you're doing with the phone. The guy with the plans is the inspector. Harried, but nice enough. Our shared moment of 'dang, that was close' was when the inspector actually broke a block to make sure there was concrete in the hole with the bolt. If you look at yesterday's picture, you see mr. concrete filling the holes at the last minute before the floor was started. Roberto said he has never seen an inspector do that.
The water company came today also, and was setting the meter as I was leaving, so we should have water tomorrow. Temporary electric should happen any day now.
Tomorrow's picture should be exciting. There should be a floor, and the Wonka truck will deliver the concrete for the posts for the porches. Walls might even be started.
A friend at the boy's school is going to give me a number for a goat vet. Bosco just is not getting over his stuffiness.

Proceed

This morning, our first wood order was thumped onsite (shocking to see it just plopped off the back of the truck), under the direction of our framing foreman (in white), and our incredibly helpful building supply rep (in green). To the right is the foundation guy, finishing up the filling of the holes where Rob had to run the bolt extensions. The foundation ended up being a complete exercise in how to handle a sub to your disadvantage. money money money. sigh. But it got done, to code (only just), so there you go. I just can't honestly say I would recommend this guy.
Since the time this picture was taken, the floor has been completed. I called for the open floor inspection tomorrow, then they move on up the walls. I'll post another picture tomorrow, and you will be amazed.
The surveyor came back today to do the foundation set-back verification. While he was there he also verified the flood line (40' away), and then he took the survey to the permit department for me. Above and beyond the call of duty, and a pleasure to do business with. Thompson Surveyor in Burgaw. Him I recommend.
Also today, the windows and doors got finalized. It has been like doing a complex puzzle or rubic's cube. We bought 2 amazing doors with transoms at the Habitat Homestore, and 3 great big windows from Godwin's yard. That left the french doors from the dining room to the screened porch, and the windows in the bathrooms which I insist on being open-able. Both of these items are really expensive to buy new. Really. So our rep and I are cruising the yard, going building to building, trying to find a door and windows that will work, so he can give the rough-in sizes to the framer. We found the door (it matches the 2 we have,and gives us a double opening front door), and were puzzling the window. We joked about buying a regular sized one, hanging it upside down, and covering half of it with tile. Or turn it sideways. Aha! There were 2 windows that had actually been ordered with the dimensions reversed, and they came out 40" wide and 30" tall, AND they open! That may not sound like much now, but it made my day. Puzzle solved, HUGE dollars saved. yay!
Busy busy day. Tomorrow the inspection, maybe have the Wonka truck back to fill the holes for the porches and deck, call the vet for Bosco (he's a hoarse goat), and hopefully have time to run. Then Rob takes the boys to their scout meeting... cute...

The Wonka truck

I had never seen a concrete truck that mixes onsite, so this was entertaining. When its running, it makes all these chugs and whishes, and blows little bits of cement dust while churning out the concrete, like something in a Wonka factory. Sweet. The driver said the concrete we got was extra strong and quick-drying. It was supposed to be for a septic system, but that job canceled. So supposedly, a superior mix of concrete for the same price.
The block was late in being delivered yesterday, but it is onsite, and should be all set today. Rob will paint the inside with a sealer, and line the ground with plastic. We have a pile of dirt from the clearing that we can put around the house to create a slope.
Tuesday night we had a hugely productive meeting with Roberto, who is our framing crew leader, and Michael, our diligent building supply rep. Michael had a bunch of questions regarding methods and materials, and Rob and Roberto had all the answers. 2 x 10's here, 2x 6's there, 5/8ths plywood for the roof, not 1/2" as called for. 1 box of nails to start, and they fit a Hitachi 22 degree gun. Stuff like that. We finalized the deck and porch designs (except for the porch railings, which is my special concern), including stairs. Roberto's crew will do the porch footings also. So I think the roof trusses and first lumber are being ordered today.
I had two surprises yesterday. First was my trying to order temporary electricity. I thought from my readings that the foundation had to be in before I could order, and from ordering water hookup I thought the electric company would do all the temporary work. So, you know, just call and request, and it would be done. duh. I have to find an electrician to set the pole, per code, and have it inspected by the county, THEN the electric company will connect it. Luckily Roberto has a generator that will run the saws, and ours will run the compressors, so it shouldn't delay things to not have electric on site yet. My other surprise was that the inspection department is going to stand on their insistance that all the windows be DP 50. That means our windows will exceed the standards for even New Hanover county, which is closer to the ocean and experiences higher winds. I was able to get an exception for some glass doors we had bought at Habitat Homestore, which are DP 47. They don't make doors any higher. So luckily we only had 2 windows we had bought that don't meet the standard, and we bought 2 more that do.
My goal today is to contact as many of the mechanical trade subs as possible to request bids. Oh, and get the temporary electrical pole in.
And here's your entertaining thought of the day - Rob volunteered to be an assistant cub scout leader. Picture him in a blue button-up shirt and neckerchief, surrounded by 6 year-old boys...

a good man is hard to find...

...especially if he builds foundations!
So here is our ground-breaking. This picture was taken Saturday, and this Monday morning I am waiting for the inspector to call with a time he can come inspect the open foundation. Then the concrete and blocks, up 4' with split-face or whatever its called. All for the very reasonable price of $8800, which frustratingly enough does NOT include the footers for the porches. I don't know why, but our guy here doesn't want to do them. No one does. So Rob and I might end up doing it. Not that WE want to, either...

Our invisible house

The land is clear. And in this picture, so is our house. This is taken from what will be the front yard, looking towards and through where the front of the house will be. I took the picture at 9 am, so the sun is just coming over the tops of the trees into the house site. Beyond those trees is the pond-becoming-meadow, and the view will be great when we clear out the vines and creepy prickers. With as thick as the trees were, and as tight as a couple of the corners are, I only saw one tree with any damage from the clearing process, so I now enthusiastically endorse and recommend Evergreen Mulch. Chris did the detail work, and had a guy helping him with the excavator. He was careful and considerate, and over all did a great job. And the price was good.
So there it is. And can you believe we still don't have someone to do the foundation?
I talked to my friend who is a real estate agent today. She is going to list our present house for us, so she is advising us on what repairs and upgrades to do before we list. We're hoping to get enough for the house to pay back the mortgage and then finish the new house in style. So if you are looking for a nice house near Wilmington, you know who to email. (me).
Oh, and the goats are doing great...

What's that in the trees?

Omigosh, its an excavator! I never thought I would be so happy to see trees being ripped up and cut down. It's like watching a tame dinosaur trying to eat a tidy meal. Bite up these bushes, put them here, then move the whole pile over there. Set the trees in to the side, nudge this tree, then try to rip it up. They started this morning, and it should take 2 or 3 days, mostly because it's tight in there, and I'm picky about some of the trees. I'll take more pictures this afternoon.
We seem to have found a framing crew, so I need to order the roof trusses because they won't start framing until they have a delivery date.
I'm having a hard time finding a foundation guy. It's a secret underground network... I need the password.

what are these still doing here?

After all that weighing of options, things took a turn. To see if the mulching method was cost-effective, we got a bid from a septic guy who also does stump clearing. It turned out it wouldn't be a good idea to have the guy mulch and then have to clear the septic area and house site of stumps, so my septic guy was going to bid on clearing the whole site down to the dirt. He said if I could get someone to clear the trees (for pulp) then his clearing bid would be lower because he wouldn't have to haul all those logs. I call a mulch company to see if they will buy the trees, the owner comes out and gives me a competitive price on clearing the whole lot. I like this option because he will be careful for the surrounding trees, has the equipment to get the job done, and can do it early next week. yay! So my next entry will have pictures of the clearing.

In all this, we've decided to postpone the septic installation, because the bids are coming in high and Rob is going to explore doing it himself. Unless we can get a better price from someone. So now I'm taking bids on the foundation, trying to stay one step ahead...

The really good news is that I get to pick up my two pygmy goats this weekend. That's some happiness!

they're just trees...

Where did I get the idea it would be so quick and easy to have the lot cleared? We just had the last clearing guy come look at the property, so it has been a whole week of showing the lot and getting bids. Here's how they stack up:

#1 is a tree cutter. He really just cuts trees, doesn't really clear whole lots usually. The advantage to that is he would take each tree individually without damaging the surrounding trees, and encouraged me to leave a couple of mimosa's and some wax myrtles. The downside is he wouldn't take the stumps or root mat. His bid was $9000, if he didn't have to haul away the chipped up brush.

#2 is a professional site clearer. Business cards, nice written bid - he knew what he was doing. He had the equipment and the know-how. Upside - he's a pro. Downside - he wasn't too concerned about possible damage to surrounding trees, and a high overhead. His bid was $6500.

#3 is the guy recommended by our friend who put a modular in this subdivision earlier this year. This guy just grabs the trees, shakes out the dirt, and bulldozes everything. His good points - he was cheaper. But we know he would take some supervising to not just rip up the lot. His price: $4500. A thousand more than the price we had invented based on not much.

#4 is my hope. There's a trend to low impact lot clearing. This guy does the local parks. He has these machines with wide treads that just chew up the trees, brush and pinestraw, grind the stumps down to ground level, and leave behind a fluffy mulch. You can grow grass on it within a year. He also called a friend of his who will probably remove the trees for no cost because he will sell them for pulp, and this will bring down the cost of mulching what's left behind. You can see the definite benefit to using this guy - low impact, great ground left behind, no haul-away costs. Downside - the stumps would have to be cleared by someone for the septic lines, for an additional cost. He's going to call Monday morning with his price. I really hope its lower than Mr Rip-it-up, and low enough to justify paying someone to remove some of the stumps. If his friend comes and takes the trees at no cost to us, it may lower this bid to an acceptable level.

And that's more than you ever wanted to know about the options in lot-clearing.

The mosquitos are incredible out there lately. I saw an eastern box turtle the other day. There are crab-spider webs EVERYWHERE!

not so much

I wish I had more report. I'm in the process of finding a site clearer. One guy came out and walked our outline, but wants me to use flagging spray so he can get a better idea of the size of the area. I think he is primarily a tree cutter, so this may be a big job for him, but it gives him the nice attitude of being careful of surrounding trees, and leaving trees like wax myrtles and mimosas. I was supposed to meet another guy out there this morning, but his kid got sick and needed him. He's the one that was recommended by a friend, so I'm counting on using his bid as a benchmark. Later today I should hear from him, and from a guy who is more 'environmentally friendly'. Its a trend now - using tractors with wide tread to minimize damage, and using machines that cut and grind so you are left with a mulch bed and no haul-away. Nice idea, but I suspect he'll be pricey. We are eager now to have the clearing done so we can really see the site.

All that to say, there's nothing going on at the moment. Waiting to hear from these guys so we can meet at the site for bids, waiting for 84 Lumber to call to say they have my price list, waiting to get the final zoning permit so I can apply for the construction permit...

I've got a plan...

Here is the final rendering of the plans. We rearranged the bathroom and closets that are around the master bedroom, and had the designer specify the windows that we think we will use. He also shows the screened porch. Even though we rechecked the plans yesterday and had him make a few more changes, I saw today that we forgot the window in the second bathroom, and in the dining room. Guess I'll have to buy a red pencil...
Feel free to comment or ask questions. I wish you could see where this is going to be on the lot, and the neat view that will be out of the (not indicated) dining room window.
So tomorrow I go to apply for the construction permit. And maybe tomorrow after Rob gets off work, we'll be able to stake out where we want cleared so I can get some bids on that. Then I can show the views better, after the trees aren't in the way.
If you're keeping track, the closing cost on the land was $8119. The permits should only be a few hundred, if I'm reading the form right. Then I'll call and see about temporary electricity, and we have to get a Port-o-Potty. Maybe tomorrow I can drop the plans at 84 Lumber for a bid on materials.

back and forth

Well, I said I was moving the blog, but the other one on The Owner Builder site is not as nice as this one, so you can keep checking here for updates.

Latest news is that today (Tuesday) we are closing on the land at 1:00, and then picking up the modified house plans from the designer! woohoo! That means we are now on track to outline our yard, get bids on clearing, and put together the site plan for the final zoning permit. We can also take the plans to 84 Lumber to get a 'take-off' (list of supplies needed) so we can get bids on the building supplies. Now, finally, we can start moving through a list of 'to-do's, and start seeing some things get done. I've got a dry-erase board and space to hang a copy of the plans.

My feeling is it will take the school year to get finished enough to move, which is good for the boys. We're also pretty sure we will sell the house we are in to get enough money to really finish the house, including the deck and the screened porch, landscaping, and probably includes a boat. Just for decoration ya know. 50' of wooden sculpture that just happens to float... oh well. As long as I get my pygmy goats and a dog...

moving

I'm moving my blog. I'm putting it on OwnerBuilderBook.com, which offers a nice journal feature. I started the blog partly to keep the family informed, but also to possibly help other people who might be thinking of doing the same thing of owner/contractor. The link to the new blog is http://ownerbuilderbook.com/blogs/users/NC-Pond-House.aspx

I'll send some reminders the first few times I write something there. I did post a recap as a first entry.

plans are ordered!

Big step. We've ordered a reproducible set of blueprints, and I've contacted a local designer who will change the foundation. So now we just need to close on the land. details, details...

this one, for sure...

We've been looking at and playing with the new house plan. I called this morning to request a modification estimate, because we want to build on a crawl space, not a drive-in basement. We chose this plan because we like the split layout with the master bedroom on one side and the other bedrooms on another. The house we live in now has all the bedroom doors right together, and it's not very private for anyone. Another thing we like is the large bedrooms for us and the boys, a front and back view, and being able to build a screened porch off the dining room (which on the floor plan is still a breakfast nook, but we're changing that, and changing the dining room to be more living room).

We hope to sign on the land in a week or two. The building money is sitting in the bank, waiting. This is a backward way to do things - buy your land first. Other than requesting the modifications, and reading everything I can find on being your own contractor and small home design, we have done nothing. I'm waiting until we sign on the land, then we'll start getting estimates on the clearing and foundation, and I'll start the permit process.

a visit

I went to the property today to see it early in the morning. I was off a little bit about where east is exactly, which is good to know. The trees have really filled in with leaves. This is a picture taken from the access road inside the property toward the main road. The sun is shining at the top right - I thought it was more to the right...

At the edge of the pond, there was some flowing water which may just be from the rain. The cattails are taller than me, and full of marsh blackbirds and other birds. It was all very pretty, and compared to our current house, very quiet. No road noise, no airport, no neighbors driving up and down in trucks and motorcycles. Well, no chickens either. Yet.

We passed perk. I saw a hole in the access road, but forgot to check out along the property line where the septic is supposed to go. We also found out our house site is 1 foot into the flood zone, but we don't need to build on that foot. I don't know if we now have to move the whole proposed footprint or not.

We have picked a new house plan. It is a little less oriented to the rear view, and has a roof line that needs some prettyfiying, but it is a very rectangular shape (which is supposed to be economical to build), and has large bedrooms. And a breakfast nook in the back corner. We'll build a screened porch off of the nook... nice! It should get some morning light (now that I know where east is...)

So now we are still putting together the details of the land loan, and should receive the construction loan at the end of June. Hopefully we'll be clearing the land some in July.

What do you call a pond...

with no water? This picture is from the far side of the pond, looking at the back of our property. The dam would be to the left, and that is where the small amount of remaining water is. To the right is all the cattails, and where the house would be.

Latest twist - I went out to look at the lot, and found the dam had been disassembled. The 'pond' is mostly dry now. The guy we are buying from, Admar, says the county came and took it apart because someone had complained. Who complained, and about what, we don't know. Also, we don't know what the regulations are regarding this pond, as far as the county is concerned. My suspicion is that it has to be left undisturbed and unchanged. No daming, no filling in...

Do we want to pay for land that we have no control over? Do we want this lot if the 'pond' is only wet after a hurricane? We had planned on it being there, really had assumed it would be there. The house plan with its rear views is based on a view! Although, even with no water, it does still have the advantage of keeping anyone else from building there, and it just sort of looks like a meadow of cattails.

The plan of action at this point is to find someone who can tell us what the designation of this pond is and who would therefore have authority over it. Then to see what the regulations and guidelines are and if we want to buy into that. I am glad this all happened before we got further invested into it, by paying for more improvements or even the house plans. At this point, we could just buy a different wooded lot from this same guy, which would have the creek in the back. The creek is not overly scenic, and it makes the immediate area a flood zone, but it is wooded land. and less expensive...

We're still playing with the layout kit. It is super handy. We've already seen how we can improve the laundry room, and move the pantry to make it bigger. Now we can put the wall oven in the pantry, and have it close to the kitchen. The kitchen seems too small to have the oven in there. I want a separate oven because our stove is an old O'Keefe and Merritt, and it has a tiny oven with uneven heat.

Now my only other real concern about the house layout is the lack of a foyer. The house we live in now doesn't have one - the front door opens right into the small living room, so I make the family use the back door which opens into a kind of mud room. That's were we leave our shoes and coats, and stuff that needs to go the shed or into a car. We need to create a space like that in the new house, by the front door. It doesn't seem right to have a nice front porch and entry, but always use the back door... After I figure it out and finish the layout, I'll take a picture of it and put it up here on the blog.

The other thing that is going on right now is fixing Rob's credit report. His credit has improved hugely in the past years, but there are some things that were supposed to have been removed years ago that the mortgage company wants gone. That could take until July, so we're kind of on hold for the land loan until then. In the meantime, I will buy the study plans, start pulling together our team of sub-contractors, and we'll start checking the Habitat Home Store for windows and doors. What we buy there will determine the final design of the outside.

Oh, and we went through a brief time of second-guessing the plans completely. We really should be building a square or rectangular house for monetary reasons, so we had to go all back through our reasoning for picking these plans with so many corners. It comes down to it being the only design under 2000 sq ft that really works for us. Yeah, I remember now...

Choosing a house

My first thoughts about a house were 'farmhouse'. I would love to have a little farm, with my chickens, a bigger garden than I have now, and a Dexter cow (http://www.sweet-dream-farm.com/dexters.html). So I was looking at house plans for square houses with big porches. Maybe an eat-in kitchen, and a grilling deck. Window seats. To get that kind of land - a big parcel, not in a flood zone - we would have to go to Burgaw or beyond, and that's just too far right now. Plus, the budget for building is strict and limited. That's why we looked at the lot by the river, because being in a flood zone made it affordable. My house plan search turned to pier and piling foundations, to build it up high enough to bring the flood insurance low enough. Again I looked at hundreds of plans, looking for something that can be built 'up', has decks, and looks good sitting up high. And again we changed our minds about the distance and the isolation of the land, and decided on the lot by Rocky Point.

Now I was looking for a house plan with a view to the rear of the house so we could see the pond from the living room and dining room. Only I thought we would face the house sideways, towards the driveway, so the view would actually be on the side. Hundreds of house plans later, I narrow down the choices, but Rob has this thing for having the front of the house face the main road, even though we would build way back and leave it wooded in front. Search some more - rear view, a deck, no garage, inexpensive to build (did I mention we're on a tight budget?), and oddly we are attracted to both farmhouses and contemporary designs.

I found one (http://www.thehousedesigners.com/plan_details.asp?PlanNum=2808). It has everything we're looking for, and a screened rear porch, AND... a bonus space upstairs that isn't built over a garage, that we can finish later when we have money. We may have to leave out the bay window bump-outs, and it won't have the fireplace. I bought this great little layout kit where you use peel-and-stick shapes to draw your floor plan and arrange all your furniture on it (http://www.amazon.com/Home-Quick-Planner-Furniture-Architectural/dp/1880301032/ref=pd_bbs_sr_1?ie=UTF8&s=books&qid=1209338502&sr=8-1).

All of this has been the easy stuff. I will be acting as the owner/contractor, pulling the permits, hiring the sub-contractors, dealing with inspections, and no doubt suffering from ulcers and heart palpatations for the next year. It looms ahead like the biggest math test imaginable. I am researching like crazy, trying to prepare. The next immediate steps are to order study plans and a material list, and meet with our friend who is a framer and who will hopefully be a consultant on the whole deal. At least we have him - the framer is a big part of the project. I don't really mean 'at least we have him', I mean we're lucky to have him.

How it started

You would think one would make a real rational and thought-out decision when you are dealing with a land purchase and a home loan. But, no - we did it kind of backwards. Our 'rich uncle' has some money she wants to invest for about a year, and we've done business with her before. Twice she has lent us money for a house. One house is currently a rental that brings in enough to cover the interest-only mortgage and the property taxes, but its appreciating at a good rate. Eventually we'll sell it, and she will get her orginal investment plus interest, and maybe part of the appreciated amount. I'm not sure on that... The other house is the one we live in now. Its also interest-only, but the idea is we will re-finance eventually to a conventional loan, and she'll get her orginal investment plus years worth of 7% interest. So we've done well for her, and she's happy to lend us this money for a year and make some money in the process. So all of a sudden, we had money to build a house, and one year to do it. Funny, huh?

We started looking for some land. At first we thought we could do $20, ooo, but that doesn't go very far here or in the neighboring counties, so we upped the amount, and then upped it again. We found a really nice lot not far from the river - 5 acres, very secluded, wooded, backed up to a tree farm. Down side - it is in a flood-zone, and 40 minutes farther away from the marina where our sailboat is, and from Wilmington. That would also mean more costs for getting the building supplies up there, and it would be harder to supervise the building process. But boy, it was pretty. The day after we were shown that lot, we looked at a lot closer to where we live now. Its actually 2 lots. The back lot is a flag lot, which means doesn't have access to the road except by an access road through the front lot. And its is about 2/3rds under water.

After we saw the 2 lots, we spent days making a list of the good and bad of both. I wasn't too thrilled with the pond at first, or the lesser amount of land (3.5 acres) which still cost more than the larger lot. But the location was great, and I had my friend come look at it. She's a marine biologist major who spent time working on the river, so I was asking her would it be too buggy and swampy. She loved the pond, and I hitch-hiked her enthusiasm. We made the decision for the pond land.

Where it all stands now is we are getting the loan together for the land, and will get the money all at once for the home-building. Next post will be more about the house plans and permits.